Early Design Guidance 5Th and Union Mixed-Use

EARLY DESIGN GUIDANCE 5TH AND UNION MIXED-USE

1 Table of Contents 1 Proposal Summary

Proposal Summary...... 2 DEVELOPMENT OBJECTIVES 1 A new mixed-use Hotel, Retail and Residential building will be located at the corner of 5th Avenue and Union Street in downtown Seattle. The building will be a vibrant addition Summary of Public Outreach...... 3 to this key intersection and will take design cues from its surroundings including the 2 immense new Rainier Square Development and the urban patterns of buildings and pedestrian experiences that make up the Downtown Retail Core of Seattle. 3 Site Plan (Existing)...... 4 The proposed development consists of the following: • One 14-story structure of approximately 150,000 sq. ft. above ground 4 Zoning Summary...... 5 • 9 stories of hotel with 270 rooms • 3 levels of residential with 70 units above the hotel • Approximately 24,000 sf of Street-Level Uses facing both 5th Ave and Union Street 5 Design Guidelines...... 6 at Level 1, 2 and Basement. This will include a Restaurant on Level 2 which will be open to the public. • Separate lobbies for hotel and residential uses, both off of Union Street 6 Urban Design Analysis...... 8 • No automobile parking • Loading space will be accessed through the Alley • 1-2 below grade levels for Retail, Utilities, and Back of House spaces 7 Architectural Massing Concepts...... 24 EXISTING LOT INFORMATION • Address: 1405 & 1409 5th Avenue, Seattle WA. 98101 8 Landscape...... 52 • Parcel: 1975700281 & 1975700280 • Lot Area: 8,700sf & 5,100sf = 13,800sf total • Existing Buildings: Two, 2-story buildings currently exist on the lots; 9 Departures...... 55 Chase Bank and Turgeon Raine, both were determined to be Category 4 Non- contributors historic designations and will not require a Landmark nomination prior to demolition. All existing structures on the site will be demolished • Topography: The site slopes from approximately +137’ on the lowest NW side in the alley to +143’ on the highest SE side at the corner of 5th and Union (6’ total slope).

ZONE • DRC 85-170 (Downtown Retail Core) • Overlay: Commercial Core / Urban Center Village

URBAN DESIGN The design of the new building will be shaped by its internal functions and by it response to the following key site factors: 1. A Changing Intersection: Recognizing how the Rainier Tower Block across Union Street will alter the intersection of 5th and Union. 2. Downtown Urban Patterns: Strengthening and adding to architectural patterns of form and materials found in the vicinity. 3. The Spirit of the Downtown Retail Core: Making pedestrian-friendly and active lower levels of the building.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 2 #3033057-EG Ankrom Moisan Architects, Inc. Open House Event: 1405 5th Avenue Photos Event Date: Thursday, October 4, 2018

Project Address: 1405 5th Ave, Seattle, WA 2 COMMUNITY OUTREACH Project Description: The proposed project is a mixed-use commercial building (hotel/retail) up to 170 feet tall on a 13,800 sq. ft. site. Contact: Natalie Quick | [email protected] Applicant: 1405 Fifth and Union Associates, LLC Contact Information: [email protected] Summary of Public Outreach Type of building: Hotel / Retail Neighborhood: Downtown In Equity Area: Yes

The following Comments/Questions were heard at the Open House/Community The following is a support letter from the Motif Hotel supporting the project Meeting on October 4, 2018: • How tall will the new building be? 14 stories, 160’

• Will it include residential? Yes, the top three levels.

• What bonus method will be used to get to 170 feet? Retail Bonus. Buying TDRs

• Will the new hotel abut the Motif Hotel? Yes, below grade and up to approximately 40’ above the ground the new hotel will be within a foot of the Motif. Above this, the new hotel will be separated by a larger gap, as shown on the floor plans.

• Where will loading occur? In a loading dock off of the alley.

• Does Masterworks hold its properties or sell? Long term holders

• Which hotel operator will you choose? Masterwork’s affiliated management company manages 15+ hotels

• How will we get details later on if the project will include multifamily, height, etc.? The Early Design Guidance packet will be uploaded to the SDCI website and will be available for downloading after March 13th, 2019. (http://www.seattle.gov/dpd/ aboutus/news/events/DesignReview/Detail/default.aspx?id=7178)

• What “class” of hotel will it be (four stars, etc)? It will be upscale to upper upscale hotel.

• Are 1405 and 1409 separate buildings (now)? Yes, but the lot will be combined into one.

• Is 20K feet of ground level retail too much? No, because there is a strong retail demand in the area and the retail will be separted between ground and 2nd level. A restaurant is also included in the 20k. Public Outreach Impact on the Building Design:

The building massing was pulled away from the Motif Hotel so that the Motif can maintain light into its hotel rooms and as a result, the new proposed building will be allowed to have ground level glass facade for retail space facing the existing plaza in front of Motif, helping to activate it.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 3 #3033057-EG Ankrom Moisan Architects, Inc. 3 SITE PLAN (EXISTING) Survey Plan + Block Plan

PIKE STREET

1424 4th Ave. 425 Pike St. 10 Stories 6 Stories 137’ - 10” 139’ - 6” Commercial Commercial Landmark 1420 5th Ave. EXISTING 46 Stories 2-STORY Commercial BUILDING TO BE DEMOLISHED 1415 5th Ave. 19 Stories Hotel 5TH AVENUE 4TH AVENUE 1408 4th Ave. EXISTING 5 Stories 1400 5th Ave. 2-STORY Commercial SITE: 10 Stories BUILDING TO BE 1405 & 1409 5th DEMOLISHED 1404 4th Ave. Ave. Commercial 4 Stories Commercial Historic Landmark

UNION STREET

139’ - 6” 142’ - 0” 1301 5th Ave. 1400 5th Ave. 58 Stories 10 Stories Commercial Mixed-Use N

Existing Tree, typ

Digitally signed by Lee Nyquist Date: 2018.12.03 15:46:10-08'00' 5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 4 #3033057-EG Ankrom Moisan Architects, Inc. 4 ZONING SUMMARY

EXISTING LOT INFORMATION DRC STREET FACADE & SETBACKS Height, Setbacks and Roof Coverage • Address: 1405 & 1409 5th Avenue, Seattle WA. 98101 • Minimum facade height = 35’ • Parcel: 1975700281 & 1975700280 • No setback limits up to an elevation of 15’ feet above sidewalk • Lot Area: 8,700sf & 5,100sf = 13,800sf total • Between 15’ and 35’ above sidewalk grade there shall be no • Existing Buildings: Two, 2-story buildings currently exist on setbacks except for the following: the lots; Chase Bank and Turgeon Raine. Both were determined to ▫▫ The max setback shall be 10’ be Category 4 Non-contributors historic designations and will not ▫▫ The total area of the portion of the facade between +15’ - +35’ require a Landmark nomination prior to demolition. at the street property line that is set back more than 2’ shall not • Topography: The site slopes from approximately +137’ on the exceed 40% of the total facade area between +15 - +35’ lowest NW side in the alley to +143’ on the highest SE side at the ▫▫ No setback deeper than 2’ shall be wider than 20’ corner of 5th and Union (6’ total slope). ▫▫ The facade of the structure shall return to within 2’ of the street property line between each setback for a min. of 10’ • Structure setbacks of 15’ from the street property line are required ZONE • DRC 85-170 (Downtown Retail Core) for all portions of a building at or above a height 85’ • Overlay: Commercial Core / Urban Center Village STREET, SIDEWALK & GROUND LEVEL REQUIREMENTS • One or more of the following uses qualify as required street-level ALLOWED USES • Include Retail, Hotel, Residential and Office uses, and are required at street level for at least 50% of the Union and 5th Avenue frontages (including): General sales and services; ▫▫ For Residential Use, Common recreation area equal to 5% of the total gross floor area in residential use is required for more than Retail sales, Eating and drinking establishments 20 dwelling units, 50% of which must be outdoors • Continuous overhead weather protection shall be required for new development along the entire street frontage except along portions of facade that are located farther than 5’ from the property line HEIGHT LIMIT • Base Height = 85’ • On all streets, min 60% of the street level facade shall be • Maximum Height = 170’ if any of the following are met: transparent (between 2’ and 8’). • Street trees are required on all streets. Trees shall be planted ▫▫ All portion of a structure above 85ft are residential only according to SDOT tree planting standards. ▫▫ At least 25 percent of the gross floor area of all structures on a lot is in residential use • Sidewalk Width: 5th Avenue = 15’. Union street = no requirements • Alley width= 20’ min right of way. A dedication equal to half the ▫▫ Min 1.5 FAR dedicated to eating & drinking establishments &/or retail sales and service is provided difference between the current alley right-of-way width and • Rooftop Features: minimum right-of-way width shall be required (2’). ▫▫ Parapets allowed to extend 4’ above height limit. PARKING & LOADING ▫▫ Stair Penthouses, Common Rec Areas, Eating & Drinking Establishments, Mechanical Equipment & Mech Screening • No parking, either long-term or short-term, is required for uses on allowed to extend 15’ above height limit. lots in Downtown zones. • Off-street loading is required as specified in subsection 23.49.019. ▫▫ Elevator Penthouses up to 25’ above height limit. • Bicycle parking is required as specified in subsection 23.54.015.K. FAR • Base FAR 3, Maximum FAR 6 (Maximum is achieved through payments for childcare, TDR, etc.). • The following are not included in chargeable floor area: “Street- level Uses” (even if not located at Ground level ie. Restaurant on Level 2), Residential uses, All Floor area below grade • 3.5% indoor gsf shall be deducted in computing chargeable gross floor area as an allowance for Mechanical Equipment. ▫▫ Mechanical equipment located on the roof of a structure shall not be calculated as part of the total gross floor area of the structure.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 5 #3033057-EG Ankrom Moisan Architects, Inc. 5 SELECTED DOWNTOWN DESIGN GUIDELINES The following Guidelines apply to the Preferred Concept:

A - SITE PLANNING AND MASSING B - ARCHITECTURAL EXPRESSION

A-1 Respond to the physical environment B-1 Respond to the neighborhood context. B-3 Reinforce Form & Character B-4 Design a well-proportioned & unified building. Develop an architectural concept and compose the Develop an architectural concept and compose the major Consider the predominant attributes of the immediate building’s massing in response to geographic conditions building elements to reinforce desirable urban features neighborhood and reinforce desirable siting patterns, Compose the massing and organize the publicly accessible and patterns of urban form found beyond the immediate existing in the surrounding neighborhood. massing arrangements, and streetscape characteristics interior and exterior spaces to create a well-proportioned context of the building site. of nearby development. building that exhibits a coherent architectural concept. Design the architectural elements and finish details to create a unified building, so that all components appear integral to the whole.

RESPONSE RESPONSE

The proposed building is located at the highly active The proposed building’s transparent glass base relates The building massing scale and form is more similar to the The proposed small building maintains a clear formal intersection of 5th and Union where a mix of dramatic to the active and engaging aspects of the new Rainier lower-scale buildings of the retail core. The composition identity as a compact and unbroken form similar to many changes of scales include mid-rise historic buildings Square Tower while the upper portion of the building of these buildings offers both highly transparent lower of the neighboring buildings in the Downtown Retail Core. across the street from the 850’ high Rainier Square tower. responds to the solid-wall fenestration patterns seen in levels and punched opening facades at the upper levels. The Proposed design’s form takes this into consideration the neighborhood. by presenting a simple and clear massing concept that will support pedestrian life.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 6 #3033057-EG Ankrom Moisan Architects, Inc. 5 SELECTED DOWNTOWN DESIGN GUIDELINES The following Guidelines apply to the Preferred Concept:

C - THE STREETSCAPE D - PUBLIC AMENITIES

C-1 Promote Pedestrian Interaction. C-3 Provide active- - not blank - facades. D-1 Provide inviting & usable open space. D-6 Design for Personal Safety

Spaces for street level uses should be designed to engage Buildings should not have large blank walls facing the Design public open spaces to promote a visually pleasing, Design the building and site to enhance the real and pedestrians with the activities occurring within them. street, especially near sidewalks. safe, and active environment for workers, residents, and perceived feeling of personal safety and security in the Sidewalks-related spaces should be open to the general visitors. Views and solar access from the principal area of immediate area. public and appear safe and welcoming. the open space should be emphasized.

RESPONSE RESPONSE

The retail corridor extends into the project offering visual The facade design provides inviting, highly transparent A second story restaurant terrace brings energy and light The project has been designed to keep all eyes on the transparency and permeability on the lower levels. The lower levels with a sparkling cube atop which responds to down to the street, providing an inviting active space street with high degree of transparency and lighting focus of design is on the pedestrian scale and experience the rhythm of the neighboring buildings, bring a timeless near the street level. Prominent retail and hotel entries at the street. Pedestrian comfort and safety will be to enhance the inside-outside connections. The massing yet contemporary facade to the district. The collaboration are meant to enhance the street activation. promoted with reinforced building entries, clear signage, shift on Union Street, allows light to reach the street and with Motif provides the opportunity for glazing and facade and no proposed curb cuts. a second floor terrace to further activate the street scale. treatment on the North wall which would otherwise not be allowed on the property line. The project team has worked with the neighboring Motif building to activate the North corner of the building. This collaboration has created opportunity to wrap the glazing around the corner and further promote openness to the adjacent public plaza.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 7 #3033057-EG Ankrom Moisan Architects, Inc. 6 URBAN DESIGN ANALYSIS Block Plan Analysis (Existing)

BUILDING USES & SITE ACCESS HOTEL UNION ST. PIKE ST. OFFICE (RETAIL AT GROUND FLOOR)

RESIDENTIAL

RETAIL (SERVICE, RESTAURANT, HEALTH CLUB)

CULTURAL (CHURCH, THEATER)

4TH AVE PEDESTRIAN ACCESS (PRIMARY)

1404 4th Ave. 1424 4th Ave. PEDESTRIAN ACCESS (SECONDARY) 4 Stories 10 Stories Commercial 1415 5th Ave. Historic Commercial CROSSWALK 19 Stories Landmark Landmark Hotel 1301 5th Ave. DIRECTION OF TRAFFIC 58 Stories VEHICULAR ACCESS (E) Mixed-Use 425 Pike St. 6 Stories SITE Commercial SITE BOUNDARY

5TH AVE

1400 5th Ave. 1400 5th Ave. 10 Stories 10 Stories Commercial Commercial 1420 5th Ave. 46 Stories Commercial

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 8 #3033057-EG Ankrom Moisan Architects, Inc. 6 URBAN DESIGN ANALYSIS (GREATER VICINITY) Zoning Boundaries

DRC ZONE BOUNDARY DOC 2 500/300-550 PROJECT SITE

COMMERCIAL CORE URBAN CTR BOUNDARY

Observation

DMC 240/290-440 The site at 5th and Union is in the middle of the Commercial Core Urban Center and on the edge of the PINE ST. Downtown Retail Core and across the street from the much taller Downtown Office Core.

6TH AVE DRC 85-170

PIKE ST. 5TH AVE HR 4TH AVE PMM-85 3TH AVE UNION ST.

UNIVERSITY ST.

DOC U/450-U

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 9 #3033057-EG Ankrom Moisan Architects, Inc. 6 URBAN DESIGN ANALYSIS (GREATER VICINITY) Public Destinations

DRC ZONE BOUNDARY

PROJECT SITE

PACIFIC PLACE COMMUNITY LANDMARK CONVENTION NORDSTROM CENTER Observation WESTLAKE CTR The project site is part of an important pedestrian neighborhood and is surrounded by many shopping CONVENTION MACY’S and other community destinations. PINE ST. CENTER

WESTLAKE PARK 6TH AVE CITY CENTER PIKE ST. 5TH AVE

4TH AVE

3TH AVE 5TH AVE UNIONRAINIER ST. THEATRE SQUARE

PIKE PLACE MARKET UNIVERSITY ST.

SAM AQUARIUM

ELLIOTT BAY CENTRAL N LIBRARY GREAT WHEEL

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 10 #3033057-EG Ankrom Moisan Architects, Inc. 6 URBAN DESIGN ANALYSIS (GREATER VICINITY) Transit Streets and Sidewalk Width Requirements

OLIVE WAY DRC ZONE BOUNDARY

PROJECT SITE

PRINCIPAL ARTERIAL STREET

MINOR ARTERIAL STREET

PINE ST. PRINCIPAL TRANSIT STREET

18’ WIDE SIDEWALK

15’ WIDE SIDEWALK

12’ WIDE SIDEWALK PIKE ST. Observation

5th requires a wider sidewalk than Union (the existing sidewalks comply with requirements) while Union is seen as a more Principal Arterial than 5th. 7TH AVE 5TH AVE 6TH AVE 1ST AVE 1ST 4TH AVE 3RD AVE 2ND AVE WESTERN AVE WESTERN ALASKAN WAY ALASKAN

UNION ST.

UNIVERSITY ST.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 11 #3033057-EG Ankrom Moisan Architects, Inc. 6 URBAN DESIGN ANALYSIS (GREATER VICINITY) Street Level Use Requirements

OLIVE WAY DRC ZONE BOUNDARY

PROJECT SITE

CLASS 1 PEDESTRIAN STREET

STREET LEVEL USE REQUIRED

PINE ST. Observation

The project site is surrounded by pedestrian-oriented, street level blocks.

PIKE ST. 7TH AVE 5TH AVE 6TH AVE 1ST AVE 1ST 4TH AVE 3RD AVE 2ND AVE WESTERN AVE WESTERN ALASKAN WAY ALASKAN

UNION ST.

UNIVERSITY ST.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 12 #3033057-EG Ankrom Moisan Architects, Inc. 6 URBAN DESIGN ANALYSIS (GREATER VICINITY) Adjacent Tall Buildings

DRC ZONE BOUNDARY

PROJECT SITE

HIGH-RISES TALLER THAN DRC HEIGHT LIMIT OF 170’

Observations OLIVE WAY • The 5th and Union site is surrounded by much taller buildings so the project will not have a strong impact on the skyline or on shadows at ground level. • Existing tall buildings seem to be scattered around a fairly even spacing without a strongly- PINE ST. discernible pattern or boundary. • There are five modern high-rises in the DRC zone which are much taller than the 170’ max height for the zone.

PIKE ST. 7TH AVE 5TH AVE 6TH AVE 1ST AVE 1ST 4TH AVE 3RD AVE 2ND AVE WESTERN AVE WESTERN ALASKAN WAY ALASKAN

UNION ST.

UNIVERSITY ST.

N N

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 13 #3033057-EG Ankrom Moisan Architects, Inc. 6 URBAN DESIGN ANALYSIS (GREATER VICINITY) Buildings without Setbacks in the DRC

DRC ZONE BOUNDARY

PROJECT SITE

OLIVE WAY STREET FACADES HIGHER THAN 85’ THAT HAVE A SETBACK AT OR BELOW + 85’*

STREET FACADES HIGHER THAN 85’ THAT DO NOT HAVE A SETBACK AT OR BELOW +85’*

BUILDING OUTLINES AND PINE ST. STREET FACADES LOWER THAN +85’

*DRC code requires structure setbacks of 15’ from the street property line for all portions of a building at or above a

Observations

Only two buildings in the DRC zone are taller than PIKE ST. 85’ and have a 15’ setback - and those two buildings only have the setback on one street facade, and not the other - so there are no existing buildings which 2ND AVE completely comply with the code requirement. Assuming that the intent of the requirement is to enhance the pedestrian experience, there may be other measures to achieve the goal. 7TH AVE 5TH AVE 6TH AVE 4TH AVE 3RD AVE

UNION ST.

N N

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 14 #3033057-EG Ankrom Moisan Architects, Inc. 6 URBAN DESIGN ANALYSIS Buildings without Setbacks in the DRC

Westlake Tower (+338’) 520 Pike (+367’) 1411 4th Ave. (+170’)

Multiple buildings within the DRC zone do not have setbacks above 85’ per DRC Zoning Code. This is true across both historic buildings (such as 1411 4th Ave. constructed in 1928) and contemporary buildings (such as Westlake Tower, constructed in 1989). Nordstrom (+150’) 1501 4th Ave. (+380’) Motif Hotel (+360’)

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 15 #3033057-EG Ankrom Moisan Architects, Inc. 6 URBAN DESIGN ANALYSIS Streetscape Photo Montage

5TH AVE.

PINE ST.

170’ MAX ZONING HEIGHT

PIKE ST. 5TH AVE 6TH AVE 4TH AVE 3RD AVE

PIKE ST. UNIVERSITY ST UNION ST. UNION ST.

Elevation A-A, 5th Avenue, looking East

5TH AVE.

170’ MAX ZONING HEIGHT

UNIVERSITY ST UNION ST. PIKE ST. SITE Elevation B-B, 5th Avenue, looking West

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 16 #3033057-EG Ankrom Moisan Architects, Inc. 6 URBAN DESIGN ANALYSIS Streetscape Photo Montage

UNION ST.

PINE ST.

170’ MAX ZONING HEIGHT

PIKE ST. 5TH AVE 6TH AVE 4TH AVE 3RD AVE

6TH AVE 5TH AVE 4TH AVE UNION ST.

Elevation A-A, Union St., looking South

UNION ST.

170’ MAX ZONING HEIGHT

6TH AVE 5TH AVE 4TH AVE SITE

Elevation B-B, Union St., looking North

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 17 #3033057-EG Ankrom Moisan Architects, Inc. 6 URBAN DESIGN ANALYSIS Urban Facade Rhythms (Solid and Transparent)

Primarily Opaque Facade with Windows

PIKE ST. 5TH AVE 4TH AVE 5th Avenue Theater 1411 4th Ave. Sheraton Hotel

UNION ST.

Primarily Transparent Facade with Curtainwall

Primarily Transparent Facade - Curtainwall, glass, etc

Primarily Opaque Facade with Punched Openings - Stone, brick, etc

Rainier Square Tower

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N PROJECT SITE

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 20 #3033057-EG Ankrom Moisan Architects, Inc. 6 URBAN DESIGN ANALYSIS Building in Context

+580’ +850’ +580’

+380’ +367’

+510’

+580’ +367’ +260’ +260’

5TH AVE +510’ PIKE ST.

4TH AVE

+380’ UNION ST. 4TH AVE

5TH AVE

UNIVERSITY ST.

UNION ST. PIKE ST. PIKE UNIVERSITY ST.

6TH AVE 3RD AVE N N

PROJECT SITE

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 21 #3033057-EG Ankrom Moisan Architects, Inc. 6 URBAN DESIGN ANALYSIS Urban Design Concept - Nook

The building as a nook: A small, simple shape nestled into a larger setting with many larger shapes.

Building Program: The individual hotel room is a sleeping nook within the larger building.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 22 #3033057-EG Ankrom Moisan Architects, Inc. 10 APPENDIX 9 am 12 pm 3 pm 9-Block Plan Analysis (Existing) Shadow Study

PIKE ST. PIKE ST. PIKE ST. 4TH AVE 4TH AVE 4TH AVE 5TH AVE 5TH AVE 5TH AVE

UNION ST. UNION ST. UNION ST.

Summer Solstice

PIKE ST. PIKE ST. PIKE ST. 4TH AVE 4TH AVE 4TH AVE 5TH AVE 5TH AVE 5TH AVE

UNION ST. UNION ST. UNION ST.

Spring/Fall Equinox

PIKE ST. PIKE ST. PIKE ST. 4TH AVE 4TH AVE 4TH AVE 5TH AVE 5TH AVE 5TH AVE

UNION ST. UNION ST. UNION ST.

Winter Solstice

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 23 #3033057-EG Ankrom Moisan Architects, Inc. MASSING CONCEPTS

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 24 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Summary of Massing Concepts

UNION ST. UNION ST. UNION ST.

5TH AVE 5TH AVE 5TH AVE

Concept 1 - Perch (Code Compliant) Concept 2 - Compact Concept 3 - Harmony (Preferred)

MOTIF MOTIF MOTIF

5TH AVE 5TH

5TH AVE 5TH 5TH AVE 5TH

15’ setback No setback 15’ setback Starts at 85’ Starts at 35’ high UNION ST. UNION ST. high UNION ST.

DIAGRAMMATIC ROOF PLAN DIAGRAMMATIC ROOF PLAN DIAGRAMMATIC ROOF PLAN

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 25 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Summary of Massing Concepts

UNION ST. UNION ST. UNION ST. Concept 1 - Perch (Code Compliant) Concept 2 - Compact Concept 3 - Harmony (Preferred) 1. 15’ upper level setback at +85’ on 1. Massing is not set back at either 1. Massing is set back 15’ from Union both street facades. street facade. Instead it follows above +35’, bringing relief across 2. Two level retail base with small the precedents of other existing from the north face of the Rainier inset terrace at Level 2 along non-set-back historic landmarks skyscraper. By starting the setback Union. 1. of the same height in the lower, more space, light and air are 3. Setbacks break facade of hotel Downtown Retail Core. brought down to the pedestrian program into two nearly equal 2. Two level retail base with small level, while also maintaining the parts, 1. inset terrace at Level 2 along zoning street facade ht. of 35’. Union. 1. 2. The 35’ high massing setback 3. 3. By not setting back at upper defers to the Landmark ‘Men’s 4. levels, hotel facade is maintained 3. Wearhouse’ to the West. as a simple, unbroken form. 3. A two level retail base with a larger, 1. more appropriately-scaled, skylit, Level 2 terrace is formed across 2. from Rainier Square’s Level 2 lobby, 3. 2. 2. activating the sidewalk much more than a typical rooftop terrace. UNION ST. UNION ST. 4. The hotel facade is maintained as UNION ST. a simple, unbroken form resting on top of a retail base.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 26 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Summary of Massing Concepts

Concept 1 - Perch (Code Compliant) Concept 2 - Compact Concept 3 - Harmony (Preferred)

Comparative ground level views from the corner of 5th and Union showing the massing’s effect on the light, air and massing relief brought down to the pedestrian zone.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 27 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Summary of Massing Concepts

Concept 1 - Perch (Code Compliant) Concept 2 - Compact Concept 3 - Harmony (Preferred) Equinox Equinox Equinox

9 AM 12 PM 3 PM 9 AM 12 PM 3 PM 9 AM 12 PM 3 PM

5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH

UNION ST. UNION ST. UNION ST. UNION ST. UNION ST. UNION ST. UNION ST. UNION ST. UNION ST.

Summer/fall solstice Summer/fall solstice Summer/fall solstice

9 AM 12 PM 3 PM 9 AM 12 PM 3 PM 9 AM 12 PM 3 PM

5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH

UNION ST. UNION ST. UNION ST. UNION ST. UNION ST. UNION ST. UNION ST. UNION ST. UNION ST.

Winter solstice Winter solstice Winter solstice

9 AM 12 PM 3 PM 9 AM 12 PM 3 PM 9 AM 12 PM 3 PM

5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH AVE 5TH

UNION ST. UNION ST. UNION ST. UNION ST. UNION ST. UNION ST. UNION ST. UNION ST. UNION ST.

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5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 29 #3033057-EG Ankrom Moisan Architects, Inc. CONCEPT 1

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 30 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Concept 1 - Perch (Code Compliant)

Massing Concept A stack of one form on top of another, per DRC setback requirements. Cons: The result is that an already-small-looking form (160’ high) is made to look even smaller by breaking it up into separate pieces. This also creates a lack of formal unity. Right: Although there are no historic DRC precedents for breaking a building mid- way up the facade with a setback, there are several post-modern 500’+ high buildings in the DRC that do employ setbacks.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 31 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Concept 1 - Perch (Code Compliant)

UNION ST.

5TH AVE UNION ST.

View Looking North on 5th View Looking West on Union

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 32 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Concept 1 - Perch (Code Compliant)

5TH AVE 5TH AVE UNION ST.

View Looking South on 5th View Looking East on Union

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 33 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Concept 1 - Perch (Code Compliant)

PL PL PL PL

+170 +170

15’ 15’ 15’ min +85 +85

10’

UNION ST. LOGAN BUILDING 5TH AVE SITE ALLEY RAINIER UNION ST. SITE MOTIF HOTEL SQUARE

Description The building provides 15’ building setbacks at 85’ high on both Union and 5th, per zoning, resulting in a stacked-elements appearance. As the massing break does not align with the interior building program, the facade reading and fenestration pattern may incongruous. The setback makes the relatively small building 9 AM 12 PM 3 PM look even smaller against its large-scaled downtown backdrop and few, if any, buildings in neighborhood have a massing setback halfway up the elevation so it would not fit architectural massing patterns in DRC, which tend to be more unified and prismatic.

Downtown Design Guidelines Reinforced:

• C-1 Promote Pedestrian Interaction.

5TH AVE 5TH 5TH AVE 5TH • C-3 Provide active - not blank - facades. AVE 5TH • D-6 Design for Personal Safety

UNION ST. UNION ST. UNION ST. Equinox

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 34 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS

A.1 TWO 15' STREET SETBACKS AT LEVEL 8 Concept 1 - Perch (Code Compliant) TYPICAL HOTEL LEVEL 38-1110 MOTIF HOTEL

MOTIF MOTIF 51' - 4" MOTIF 37' - 4" 43' - 3" 52' - 6" 1' -1' 0" 2' -2' 3" 52' - 6" 15’-1” (min) LOADING RETAIL A HOTEL Voluntary Rear Setback Setback Rear Voluntary neighboring for provided windows

10' - 2"

10' - 2" 97' - 0" 114' - 0" 114'

2' - 0" - 0" 115' 111' - 0" 111' 85' - 10" RETAIL B RES LOBBY HOTEL RESIDENTIAL LOBBY

1' - 6" ADD'L SIDEWALK K

102' - 0" 15' - 0" C

2' -2' 0" WIDENING SDOT (L1 ONLY)

SETBACK T

E 15' - 0"

)

Y 116' - 0"

(

120' - 0" O TWO 15' STREET SETBACKS AT LEVEL 8

D A.1

S L3-6 HOTEL FLOOR PLAN L12-15 RESIDENTIAL FLOOR PLAN

N GROUND FLOOR PLAN I TYPICAL HOTEL LEVEL 38-1110

D 1' - 0" ADD'L SIDEWALK ADD'L 0" - 1' MOTIF HOTEL I

W MOTIF 37' - 4" 1' -1' 0"

52' - 6" HOTEL 15’-1” (min)

RETAIL C RETAIL Voluntary Rear Setback Setback Rear Voluntary neighboring for provided windows HOTEL 10' - 2" RESIDENTIAL 97' - 0" 85' - 10" 115' - 0" 115' 113' - 4 1/2" 112' - 10 1/2" UTILITY

PEDESTRIAN ENTRY

VEHICULAR ENTRY RESTAURANT 20' - 0"

102' - 0" 15' - 0" C

SETBACK T

E 15' - 0"

S 10' - 0" 6"

2' - 0" 118' - 0"

L2 FLOORLEVEL PLAN 2 L7-11 HOTEL FLOOR PLAN

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 35 #3033057-EG Ankrom Moisan Architects, Inc. CONCEPT 2

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 36 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Concept 2 - Compact

Massing Concept By employing a simple, clear, non-broken, block-like form, this low-scale building associates itself with the surrounding buildings that make up the original DRC context

Right: Most of the pedestrian-scaled buildings that make of the historic DRC zone are between 100’-200’ high and are not broken up by setbacks.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 37 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Concept 2 - Compact

UNION ST.

5TH AVE UNION ST.

View Looking North on 5th View Looking West on Union

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 38 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Concept 2 - Compact

5TH AVE 5TH AVE UNION ST.

View Looking South on 5th View Looking East on Union

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 39 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Concept 2 - Compact

PL PL PL PL

+160 +160

15’ min

10’

LOGAN BUILDING 5TH AVE SITE SITE UNION ST. ALLEY RAINIER UNION ST. MOTIF HOTEL SQUARE Massing Concept 2

Description 9 AM 12 PM 3 PM • The contextually-small-scaled building maintains a clear formal identity as a compact, unbroken upper box of hotel and residential rooms above a glassy retail base, thereby better fitting into its context than Concept 1.

Downtown Design Guidelines Reinforced:

• B-1 Respond to the neighborhood context

5TH AVE 5TH 5TH AVE 5TH

• B-3 Reinforce Form & Character AVE 5TH • C-3 Provide active - not blank - facades.

UNION ST. UNION ST. UNION ST. Equinox

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 40 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS

C.3 NO STREET SETBACKS Concept 2 - Compact TYPICAL HOTEL LEVEL 3-10 MOTIF HOTEL MOTIF 38' - 6" 28' - 6" 8' (m in) -2' 0"

52' - 6"

RETAIL A 15’-1” (min) LOADING LINEN MECH Voluntary Rear Setback Setback Rear Voluntary neighboring for provided windows HOTEL 61' - 6"

23' - 0" 114' - 0" 114'

2' - 0" - 0" 115' 110' - 0" 110' 91' - 10"

RES RETAIL B LOBBY HOTEL LOBBY 50' - 0" MIN 1' - 6" ADD'L SIDEWALK

2' -2' 0" WIDENING SDOT (L1 ONLY)

)

Y 116' - 0"

48' - 10" 52' - 0" N

(

120' - 0" O

S L3-11 HOTEL FLOOR PLAN C.3 NO STREET SETBACKS

GROUND FLOOR PLAN N

N TYPICAL HOTEL LEVEL 3-10

D 1' - 0" ADD'L SIDEWALK ADD'L 0" - 1'

MOTIF HOTEL W MOTIF 38' - 6" MOTIF 8' (m in) -2' 0" HOTEL

53' - 6" 15’-1” (min)

RETAIL C LINEN MECH RETAIL Voluntary Rear Setback Setback Rear Voluntary neighboring for provided windows

RESIDENTIAL

25' - 0" 115' - 0" 115' 110' - 0" 110' UTILITY 91' - 10" PEDESTRIAN ENTRY

VEHICULAR ENTRY

20' - 0" RESIDENTIAL RESTAURANT 10' - 0"

116' - 0" 2' - 0" 118' - 0" L12-14 RESIDENTIAL FLOOR PLAN L2 FLOORLEVEL PLAN 2

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 41 #3033057-EG Ankrom Moisan Architects, Inc. CONCEPT 3

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 42 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Concept 3 - Harmony (Preferred)

Massing Concepts Like Massing Concept Two, Concept Three’s massing scale and form are 1. Clear, Simple massing: A simple volume floating similar to the lower buildings of the above a transparent base. retail core. 2. Focus on the Pedestrian Scale and Experience.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 43 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Concept 3 - Harmony (Preferred)

UNION ST.

5TH AVE UNION ST.

View Looking North on 5th View Looking West on Union

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 44 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Concept 3 - Harmony (Preferred)

5TH AVE 5TH AVE UNION ST.

View Looking South on 5th View Looking East on Union

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 45 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Concept 3 - Harmony (Preferred)

PL PL PL PL

185’

+160 170’ MAX 160’

15’ 15’ min

35’ 8’ 15’

UNION ST. LOGAN BUILDING 5TH AVE SITE ALLEY RAINIER UNION ST. SITE MOTIF HOTEL Massing Concept 3 (Preferred) SQUARE

Description • The small building maintains a clear formal identity as a compact, unbroken upper box of hotel and residential rooms above a glassy retail base. • Having a 15’ setback on Union, and bringing it lower down on the building, 9 AM 12 PM 3 PM brings more massing relief and energy down nearer to the pedestrian sidewalk zone in the form of a restaurant terrace, as compared to Concepts 1 or 2. • By not setting back at the upper level on 5th Avenue, the floor plate can

Downtown Design Guidelines Reinforced:

• B-1 Respond to the neighborhood context

5TH AVE 5TH 5TH AVE 5TH • B-3 Reinforce Form & Character AVE 5TH • B-4 Design a well-proportioned & unified building • A-1 Respond to the physical environment • C-1 Promote Pedestrian Interaction. UNION ST. • D-1 Provide inviting & usable open space. UNION ST. UNION ST. Equinox

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 46 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS

Concept 3 - Harmony (Preferred) TYPICAL HOTEL LEVEL 3-11

MOTIF HOTEL

8 30' - 0" MOTIF ' (m in) 1' -1' 8"

RETAIL A 15’-1” (min) LOADING Voluntary Rear Setback Setback Rear Voluntary neighboring for provided windows HOTEL 96' - 4" 114' - 0" 114' 82' - 0" 115' - 0" 115' 2' - 0" - 0" 115'

RES RETAIL B LOBBY

HOTEL 50' - 0" MIN LOBBY

1' - 6" ADD'L SIDEWALK 116' - 0" C

2' -2' 0" WIDENING SDOT (L1 ONLY)

E 15' - 0"

)

Y 120' - 0"

(

S 120' - 0"

N L3-11 HOTEL FLOOR PLAN

GROUND FLOOR PLAN E

D 1' - 0" ADD'L SIDEWALK ADD'L 0" - 1'

MOTIF HOTEL W MOTIF MOTIF 8' ( min) HOTEL 15’-1” (min) 19' - 1" (min) 19'

RETAIL C RETAIL Voluntary Rear Setback Setback Rear Voluntary neighboring for provided windows

73' - 6" RESIDENTIAL 96' - 4" 106' - 0" 106' 82' - 0" 115' - 0" 115' 115' - 0" 115' UTILITY

15' - 0" PEDESTRIAN ENTRY

RESIDENTIAL VEHICULAR ENTRY 39' - 10 1/2"

116' - 0" C

E 15' - 0"

S 8' -8' 0"

120' - 0" 2' - 0" 118' - 0" L2 FLOOR PLAN L12-15 RESIDENTIAL FLOOR PLAN

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 47 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Concept 3 - Harmony (Preferred)

Concept The upper massing pulls away from the big mass of Rainier Square Tower, providing relief down at street level and letting light down to the street corner in the pedestrian realm.

Existing bank building to be demolished shown in Rainier Square Rendering. Note that Preferred Massing and 35’ high Setback on Union would leave this image nearly unchanged in terms of

massing of new building. UNION ST. UNION

5TH AVE

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 48 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Concept 3 - Harmony (Preferred)

5th Avenue Street Perspective Sketch Clear, Simple massing: A simple volume floating above a transparent base.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 49 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Concept 3 - Harmony (Preferred)

Challenge The existing Motif Hotel’s windows are located directly along the north property line of the proposed project. The owner of the proposed project agrees to set back the new building so that Motif’s Windows will still have access to daylight.

Concept By keeping the building form simple, it fits in with the lower buildings in the neighborhood.

4TH AVE Setting back along Union Street opens up N views of the Men’s Wearhouse building and UNION ST. the Logan building while providing relief at street level against the Rainier Tower.

5TH AVE

UNION ST.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 50 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Concept 3 - Harmony (Preferred)

UnionStreet Perspective Sketch Focus is on the Pedestrian Scale and Experience with an active terrace on the second level and light coming in from above down to the street from a low setback.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 51 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Opportunity Concept 3 - Harmony (Preferred) The Motif Hotel is allowing the proposed building an easement to have windows against the north facade property line (which would otherwise be prohibited by fire code). These windows will provide views out from hotel and residential rooms as well as views into the lower level retail spaces, thus activating the existing plaza.

Concept The proposed building’s simple and low-scale mass helps to define the southern edge of an already-successful and unique mid-block outdoor ‘room’ in front of Motif Hotel. The massing will be lightened by views through the transparent lower floors of the building at ground level as well as views up through the gap between buildings into the new courtyard.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 52 #3033057-EG Ankrom Moisan Architects, Inc. 7 ARCHITECTURAL MASSING CONCEPTS Concept 3 - Harmony (Preferred)

5th Avenue Perspective Sketch Focus is on the Pedestrian Scale and Experience and enhancing a mid- block place with transparency, form and inside-outside connections.

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 53 #3033057-EG Ankrom Moisan Architects, Inc. LANDSCAPE

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 54 #3033057-EG Ankrom Moisan Architects, Inc. 8 LANDSCAPE Landscape - Ground Level Plan

CIP concrete with decorative scoring to match 5th AVE 5TH AVE 5TH

New street tree. Acer platanoides

Existing tree to remain UNION ST along Union Street

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 55 #3033057-EG Ankrom Moisan Architects, Inc. 8 LANDSCAPE Landscape - Levels 2 and Roof Plans

LEVEL 3 ROOF

ROOF

LEVEL 2 ROOF

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 56 #3033057-EG Ankrom Moisan Architects, Inc. DEPARTURES

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 57 #3033057-EG Ankrom Moisan Architects, Inc. 9 DEPARTURES Departure 1 for Concept 3 (Preferred Option)

DRC ZONE BOUNDARY

PROJECT SITE

OLIVE WAY STREET FACADES HIGHER THAN 85’ THAT HAVE A SETBACK AT OR BELOW + 85’*

STREET FACADES HIGHER THAN 85’ THAT DO NOT HAVE A SETBACK AT OR BELOW +85’*

BUILDING OUTLINES AND PINE ST. STREET FACADES LOWER THAN +85’

*DRC code requires structure setbacks of 15’ from the street property line for all portions of a building at or above a

Observations

UNION ST.

N N

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 58 #3033057-EG Ankrom Moisan Architects, Inc. 9 DEPARTURES Departure 1 for Concept 3 (Preferred Option)

Departure 1

Development Standard: 23.49.108 - Downtown Retail Core, upper-level development standards 15’ high rooftop Requirement: features Structure setbacks of 15 feet from the street property line are required for all allowed above portions of a building at or above a height of 85 feet above the adjacent sidewalks. max ht +170’ +10’ Departure Requested: +170’ The request is to not set back the structure above 85’ high on the 5th Avenue +160’ +160’ (east) façade.

Mitigating measures: The proposed design will provide greater volumetric reductions than are required, and it will provide them in locations that will better enhance the Pedestrian experience. +85’ +85’ +85’ +50’ The Departure asks for 107,857 cubic feet of massing to not be set back. However, the proposed design will provide an additional voluntary setting back of massing of 224,315 cubic feet (twice the amount of bulk will be provided than is being +35’ requested). This is accomplished in two steps: • The overall building height will be lowered from 170’ maximum to 160’. • The required 15’ deep structure/façade setback on the Union Street (south) façade will begin 50’ lower on the façade than is required (starting at 35’ high rather than 85’ high). UNION ST. UNION ST. UNION ST. 5TH AVE Rationale: The purpose of the departure is two-fold:

As illustrated in previous pages, a setback half way up the building has no Code Compliant Massing Proposed Massing Departure Proposed Voluntary setback precedent in the DRC zone and is not contextually appropriate for a building of Volume of Departure Request = Maximum of 107,857cf. Voluntary Massing Reduction = Minimum of 224,315 Cubic Ft. this small scale. The design goal is to create a clear, simple form, to match the other similar-scaled buildings in the DRC. • Number is greater than 224,315 cf if were to count L2 Terrace By bringing the Union Street façade setback down to a height of the required minimum façade height of 35’, more light and air is brought down to the • Voluntary setback is more than twice the amount of pedestrian level at the vital corner of the building where pedestrians congregate. departure request. Setbacks starting at 85’ are not nearly as appreciable at the pedestrian level. This low setback also provides relief against the monumental 850’ street wall of the adjacent Rainier Square Tower and opens up the street corridor for better views west on Union Street to the water and to the 50’ high Landmarked Men’s Wearhouse building

Downtown Design Guidelines Reinforced: • B-1 Respond to the neighborhood context • B-3 Reinforce Form & Character • B-4 Design a well-proportioned & unified building

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 59 #3033057-EG Concept 1 - Code Compliant Concept 3 - Preferred Ankrom Moisan Architects, Inc. Volume of Setback above 85’ = 276,315 Ft^3 Volume of Setback above 35’ = 240,975 Ft^3 9 DEPARTURES Departure 2 for Concept 3 (Preferred Option)

Departure 2

Development Standard: 23.49.106. Downtown Retail Core, street facade requirements

Requirement: Facade Setback Limits. 23.49.106.B.2.b. • Between the elevations of fifteen (15) and thirty-five (35) feet above sidewalk grade, the facade shall be located within two (2) feet of the street property line, except that Compliance Table setbacks between the elevations of fifteen (15) and thirty- D = Does not comply, Departure req’d five (35) feet above sidewalk grade at the property line OK = Already complies with code shall be permitted according to the following standards Union St. 5th Ave. (see Exhibit23.49.106 A):

1. The maximum setback shall be ten (10) feet. OK (8’) D (15’)

2. The total area of the portion of the facade between the elevations of fifteen (15) feet and thirty-five (35) feet D (100%) OK (35%) above sidewalk grade at the street property line that is set back more than two (2) feet from the street property line shall not exceed forty (40) percent of the total facade area between the elevations of fifteen (15) feet and thirty-five 35’ high datum 35’ high datum (35) feet. Minimal Setbacks Additional Setbacks 3. No setback deeper than two (2) feet shall be wider than below datum below datum twenty (20) feet, measured parallel to the street property D (118’) D (40’)

line. MOTIF HOTEL

4. The facade of the structure shall return to within two (2) feet of the street property line between each setback area D OK UNION ST. UNION ST. for a minimum of ten (10) feet. Balcony railings and other nonstructural features or walls shall not be considered the Code Compliant Massing: Proposed Massing: facade of the structure. Minimal wall setbacks between 15’ and 35’ above sidewalk Add’l wall setbacks btwn 15’-35’ high (roofline maintained)

Departure Requested: Mitigating measures: Rationale: 73' - 6" The request is to set back the façade at Level 2 (+15’ to +35’ The Level two façade setbacks will not negatively affect the An overriding goal of the proposed design is to enhance the

high) in greater amounts than is required by this zoning section. desired Street Façade enclosure presence which is desired for pedestrian experience and the terrace at level two is nearly - 0" 106' See the Requirement Compliance Table for specific departures. continuity on either Union or 5th due to two enclosing elements unique in the city in that it will create a public yet semi- - 0" 115'

of the terrace itself: enclosed outdoor place to enjoy the city that is visible from, 15' - 0" Downtown Design Guidelines Reinforced: First is a solid metal guardrail with planters, giving a sense of and thus visually accessible by, the sidewalk. Most such • A-1 Respond to the physical environment enclosure and green to the terrace. Second, the roof overhang terraces are located on rooftops, too far above the sidewalk to Wall of Level 2 • C-1 Promote Pedestrian Interaction. above the terrace will extend out to within 2’ of the property affect pedestrian life and vitality. By allowing a terrace all along Terrace Setback • D-1 Provide inviting & usable open space. line and form a strong continual horizontal datum at the 35’ Union street to wrap the corner at 5th with generous, usable

39' - 10 1/2" from property high level. This will give a sense of enclosure but also provide dimensions, pedestrian’s eyes will be drawn up to the most vital line greater inside-outside interaction and transparency than would part of the city – the street corner. a solid wall. -8' 0" 2' - 0" 118' - 0" L2 FLOOR PLAN

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 60 #3033057-EG Ankrom Moisan Architects, Inc. THANK YOU

5TH AND UNION MIXED-USE, SEATTLE EARLY DESIGN GUIDANCE / MARCH 7, 2019 MASTERWORKS 61 #3033057-EG Ankrom Moisan Architects, Inc.