APPENDIX D

Viewshed Analysis

Aesthetics - Viewshed Analysis

for the Proposed

rd 3 & Cherry Development

Master Use Permit No. 3028747

Prepared for

BOSA 121 W. Market St. San Francisco, CA 92101

May 2019

Prepared by EA Engineering, Science, and Technology, Inc., PBC 2200 Sixth Avenue, Suite 707 , WA 98121 (206) 452-5357 2200 Sixth Avenue, Suite 707 Seattle, Washington 98121 Telephone: 206.452.5350 Fax: 206.443.7646 www.eaest.com

Table of Contents

Section I – Overview Purpose of the Study ...... 1 Proposed Action ...... 2

Section II – Analysis Views of Historic Landmarks ...... 6 View Corridors ...... 14 Scenic Routes ...... 14 City-Designated Public Viewpoints and Parks ...... 18 Viewpoints ...... 18 Summary ...... 22

List of Figures Figure 1 – Vicinity Map ...... 3 Figure 2 – Site Plan...... 4 Figure 3 – Building Rendering ...... 5 Figure 4 – Viewpoint Location Map 1 ...... 7 Figure 5 – Viewpoint Location Map 2 ...... 8 Figure 6 – Viewpoint 1 ...... 9 Figure 7 – Viewpoint 2 ...... 11 Figure 8 – Viewpoint 3 ...... 12 Figure 9 – Viewpoint 4 ...... 13 Figure 10 – Viewpoint 5 ...... 15 Figure 11 – Viewpoint 6 ...... 16 Figure 12 – Viewpoint 7 ...... 17 Figure 13 – Viewpoint 8 ...... 19 Figure 14 – Viewpoint 9 ...... 20 Figure 15 – Viewpoint 10 ...... 21

2200 Sixth Avenue, Suite 707 Seattle, Washington 98121 Telephone: 206.452.5350 Fax: 206.443.7646 www.eaest.com

Section I – Overview

Purpose of this Study

The Seattle Municipal Code (SMC) contains specific provisions that describe the scope of the SEPA analysis for the viewshed analysis. Relevant policies from SMC 25.05.675 are provided below:

P.2. Public View Protection Policies

a i. It is the City's policy to protect public views of significant natural and human-made features: Mount Rainer, the Olympic and Cascade Mountains, the downtown skyline, and major bodies of water including Puget Sound, Lake Washington, Lake Union and the Ship Canal, from public places consisting of the specified viewpoints, parks, scenic routes, and view corridors, identified in Attachment 1. (Attachment 1 is located at the end of this Section 25.05.675.) This subsection does not apply to the Space Needle, which is governed by subsection P2c of this section.

ii. The decision maker may condition or deny a proposal to eliminate or reduce its adverse impacts on designated public views, whether or not the project meets the criteria of the Overview Policy set forth in SMC Section 25.05.665; provided that downtown projects may be conditioned or denied only when public views from outside of downtown would be blocked as a result of a change in the street grid pattern.

b. i. It is the City's policy to protect public views of historic landmarks designated by the Landmarks Preservation Board which, because of their prominence of location or contrasts of siting, age, or scale, are easily identifiable visual features of their neighborhood or the City and contribute to the distinctive quality or identity of their neighborhood or the City. This subsection does not apply to the Space Needle, which is governed by subsection P2c of this section.

ii. A proposed project may be conditioned or denied to mitigate view impacts on historic landmarks, whether or not the project meets the criteria of the Overview Policy set forth in SMC Section 25.05.665.

c. It is the City's policy to protect public views of the Space Needle from the following public places. A proposed project may be conditioned or denied to protect such views, whether or not the project meets the criteria of the Overview Policy set forth in SMC Section 25.05.665.

i. (Duwamish Head) ii. Bhy Kracke Park iii. Gasworks Park iv. Hamilton View Point v. Kerry Park vi. Myrtle Edwards Park vii. Olympic Sculpture Park viii. Seacrest Park ix. Seattle Center x. Volunteer Park

3rd & Cherry Development 1 Viewshed Analysis EA Engineering, Science, and Technology, Inc., PBC 2200 Sixth Avenue, Suite 707 Seattle, Washington 98121 Telephone: 206.452.5350 Fax: 206.443.7646 www.eaest.com

The purpose of this Viewshed Analysis is to evaluate viewshed-related impacts -- specifically to City-protected viewpoints -- resulting from the 3rd & Cherry Development that is proposed for the project site.

Proposed Action

The proponent has submitted a Master Use Permit (MUP) (#3028747) for development of the 3rd & Cherry Development project, which would involve construction of a mixed-use 59-story building containing 918,562 sq. ft. of gross floor area including: 423 residential units, approximately 28,000 sq. ft. of commercial development (restaurant and retail) and seven levels of below- and above-ground parking for 718 vehicles. Access to loading and parking would be provided from a new driveway on Cherry St. The project also includes 27,000 sq. ft. of public plaza space.

The site is located in Downtown Seattle’s Commercial Core Neighborhood. The proposed project would be located on a 57,348-sq. ft. (1.32 acres) site near the intersection of 3rd Ave. and Cherry St. (see Figures 1 and 2). The site is currently vacant and partially excavated due to a previous development that was started and never completed.

A crescent-shaped podium would cover the majority of the project site, with the remainder of the site covered by public plazas, including landscaping, seating, and a water feature. Figure 3 depicts an architectural rendering of the project. Principal exterior building materials would include glass, mocha grey stone, painted concrete to match stone, glazing, aluminum railings, mullions, visual screen and wood slats.

Section II -- Analysis

Views of Historic Landmarks

It is City policy to: “protect public views of historic landmarks designated by the City’s Landmarks Preservation Board which, because of their prominence of location or contrasts of siting, age, or scale are easily identifiable visual features of their neighborhood or the City and contribute to the distinctive quality or identity of their neighborhood or the City.”1 Three City-Designated Landmarks are located adjacent to the 3rd & Cherry Development project site including: the Dexter Horton Building (710 2nd Ave.), Arctic Building (306 Cherry St.), and Lyon Building (607 3rd Ave.).

1 Seattle Municipal Code Chap. 25.05.675 P.2.b.i.

3rd & Cherry Development 2 Viewshed Analysis EA Engineering, Science, and Technology, Inc., PBC Third and Cherry Development Environmental Checklist

SITE

North

Source: Google Earth and EA, 2018. Figure 1 Vicinity Map Third and Cherry Development Environmental Checklist

Source: James KM Cheng Architects, 2019 Figure 2 Site Plan Third and Cherry Development Environmental Checklist

Source: James KM Cheng Architects, 2019 Figure 3 3rd and Cherry Development Rendering 2200 Sixth Avenue, Suite 707 Seattle, Washington 98121 Telephone: 206.452.5350 Fax: 206.443.7646 www.eaest.com

The Dexter Horton Building is located kitty-corner, to the northwest, of the project site. The 13- story building was constructed in 1923 and was one of the largest office buildings in the country at the time of completion. The building was designed in a Beaux Arts classical style by Seattle- based architect John Graham, and housed the Dexter Horton, Inc. Bank (later known as Seattle First National Bank) from 1923 until the late 1960s. The Dexter Horton Building is also eligible for listing in the National Register of Historic Places. The Arctic Building is located to the north of the site and was completed in 1916. The 9-story Arctic Building was designed by A. Warren Gould and combines a number of different architectural styles. The building was occupied by the Arctic Club until 1971 and has been remodeled several times and currently houses a hotel. The Lyon Building is located to the west of the project site and was completed in 1910 in the Chicago school architectural style. The six-story building was used for office and retail uses until 1997, when its upper stories were converted into housing for individuals with HIV/AIDS. The Lyon Building is also eligible for listing in the National Register of Historic Places. Four photosimulations (Viewpoints 1-4) were prepared to show the existing and proposed views in relation to these three City-Designated Landmarks located adjacent to the site. Refer to Figure 4 and Figure 5 for viewpoint location maps. Viewpoint 1 – Figure 6 depicts the existing and proposed view looking southwest from City Hall plaza. Under existing conditions, the project site is visible in the mid-ground view across Fourth Avenue (surrounded by the blue wall). The Lyon Building is visible further southwest (directly behind the project site) and the Arctic and Dexter Horton Buildings are visible to the west (to the right of the project site). Under the proposed view, the Lyon Building would not be visible. The view of the Arctic Building would remain unchanged, while the Dexter Horton Building would be partially obscured. The proposed building would increase the visual density of buildings surrounding the City-Designated Landmarks. Overall, this would not be considered a significant impact given that other buildings of a similar size and scale are proposed nearby, including a 1000 ft. tower located adjacent to the Arctic Building and a 60-story tower located across Columbia St. from the Dexter Horton Building. The Columbia Tower is also located in the site vicinity. Additionally, though not readily apparent in the photosimulation, the tower would be set back significantly from the edges of the project site, providing separation from City-Designated Landmarks. Viewpoint 2 – Figure 7 depicts the existing and proposed views looking east up James Street between Second Avenue and Third Avenue. Under existing conditions, the six-story Lyon Building is located in the foreground to the left, on the north side of James Street, and the south edge of the project site is partially visible in the midfield view. Under proposed conditions, portions of the new podium would be partially visible behind the Lyon Building; the tower portion of the building is only slightly visible from this location due to setbacks. While the project would

3rd & Cherry Development 6 Viewshed Analysis EA Engineering, Science, and Technology, Inc., PBC Third and Cherry Development Environmental Checklist

5 9 7

6 4 1

3

2 8

Project Site

Viewpoint Location

Source: EA, Google Earth, 2018 Figure 4 Viewpoint Location Map #1 Third and Cherry Development Environmental Checklist

3

10

Project Site Viewpoint Location Source: EA, Google Earth, 2018 Figure 5 Viewpoint Location Map #2 - Jose Rizal Park Third and Cherry Development Environmental Checklist

Existing View

Proposed View

Source: James KM Cheng Architects, 2019 Figure 6 Viewpoint Location 1—City Hall Plaza—Looking Southwest Third and Cherry Development Environmental Checklist

Existing View

Proposed View

Source: James KM Cheng Architects, 2019 Figure 7 Viewpoint Location 2—James St. between 2nd and 3rd Ave.— Looking Northeast 2200 Sixth Avenue, Suite 707 Seattle, Washington 98121 Telephone: 206.452.5350 Fax: 206.443.7646 www.eaest.com

increase the visual density of buildings in proximity to the Lyon Building, this would not be considered a significant impact. The proposed tower would be set back from the property line; setbacks in addition to the Third Avenue right-of-way and the lower plaza open space area on the 3rd & Cherry Development site, would provide a visual buffer between the tower and landmark building.

Viewpoint 3 – Figure 8 depicts the existing and proposed views looking east up Cherry Street between Second and Third Avenue. Under existing conditions, a portion of the 13-story Dexter Horton Building is visible in the foreground (to the left), with the 9-story Arctic Building partially visible behind it in the mid-field view. The proposed development site is visible on the opposite side of Cherry Street, across the street from the Arctic Building. Under the proposed view, a portion of the podium and new tower would be visible opposite the Arctic Building. While the project would further vertically define the street corridor and increase the visual density of buildings is proximity to the Arctic Building and Dexter Horton Building, overall, this would not be considered a significant impact. The tower would be set back from the northwest edge of the project site, providing visual separation from the Dexter Horton Building and the Arctic Building. As well, the Third Avenue and Cherry Street rights-of-way provide additional separation between the Landmarks and proposed 3rd & Cherry tower. Viewpoint 4 – Figure 9 depicts the existing and proposed views looking south down Third Avenue between Cherry Street and Columbia Street. The Arctic Building is located in the foreground to the left of Third Ave. and the Dexter Horton Building is located in the foreground to the right. The Lyon Building is partially obscured by street trees. The proposed 3rd and Cherry Development would be partially visible on the south side of Cherry Street, opposite the Arctic Building. While the project would further vertically define the street corridor and increase the visual density of buildings surrounding the Arctic Building and Dexter Horton Building, this would not be considered a significant impact. As noted previously, the tower would be set back from the intersection of Cherry Street and Third Avenue, providing a great deal of visual separation between the new tower and the existing City-Designated Landmark buildings. View Corridors Resolution No. 30297 (adopted in 2001) addresses the City’s Street Vacation Policies and identifies certain Downtown street rights-of-way in which westerly views are to be protected. Two view corridors are located adjacent to the site on Cherry Street and James Street. Views from these view corridors vary according to location along the roadway, but generally consist of and the Olympic Mountains.

3rd & Cherry Development 9 Viewshed Analysis EA Engineering, Science, and Technology, Inc., PBC Third and Cherry Development Environmental Checklist

Existing View

Proposed View

Source: James KM Cheng Architects, 2019. Figure 8 Viewpoint Location 3—Cherry St. between 2nd and 3rd Ave.— Looking Northeast Third and Cherry Development Environmental Checklist

Existing View

Proposed View

Source: James KM Cheng Architects, 2019. Figure 9 Viewpoint Location 4—3rd Ave. between Cherry St. and Columbia St.— Looking Southeast 2200 Sixth Avenue, Suite 707 Seattle, Washington 98121 Telephone: 206.452.5350 Fax: 206.443.7646 www.eaest.com

Viewpoint 5 – Figure 10 depicts the existing and proposed view looking west down Cherry Street at the intersection with Fifth Avenue. Under existing conditions, waterfront views are limited due to existing development in the project vicinity, however, partial views of Elliott Bay and are visible in the distant background. Under the proposed view, the 3rd and Cherry Development would be partially visible on the south (left) side of Cherry Street; however, the new tower would not interfere with existing views of the water or West Seattle and no significant impacts to the view corridor would occur.

Viewpoint 6 – Figure 11 depicts the existing and proposed views looking west down James Street at the intersection with Fifth Avenue. Under existing conditions, waterfront views are limited due to existing development in the project vicinity, however, partial views of Elliott Bay and West Seattle can be seen in the distant background. Under the proposed view, the 3rd and Cherry Development would be visible on the north (right) side of Cherry Street; however, the new tower would not interfere with existing views of the water or West Seattle and no significant impacts to the view corridor would occur.

Scenic Routes

City ordinances2 also identify specific scenic routes throughout the City from which view protection is encouraged for “significant natural and human-made features: , the Olympic and Cascade Mountains, the downtown skyline, and major bodies of water including Puget Sound, Lake Washington, Lake Union and the Ship Canal.” Designated scenic routes in the vicinity of the project site include Third Avenue and Fourth Avenue. Viewpoint 7 - Figure 12 shows the existing and proposed view looking south down Fourth Avenue between Columbia Street and Cherry Street. In the existing view, the vacant, fenced project site is visible on the west (right) side of Cherry Avenue; the King County Courthouse and skybridge crossing Fourth Avenue are visible in the midfield view. Background views under existing conditions are limited to partially visible buildings in Pioneer Square and Beacon Hill. Under the proposed view, the 3rd and Cherry Development would be partially visible; however, the new tower portion of the development would be setback from the street, and it would not interfere with existing southerly views down Fourth Avenue. Protected views of significant natural and human-made features are not generally available from this location and no significant view impacts would occur.

2 Ord. #97025 (Scenic Routes Identified by the Seattle Engineering Department’s Traffic Division).

3rd & Cherry Development 13 Viewshed Analysis EA Engineering, Science, and Technology, Inc., PBC Third and Cherry Development Environmental Checklist

Existing View

Proposed View

Source: James KM Cheng Architects, 2019. Figure 10 Viewpoint Location 5—Cherry St. and 5th Ave—Looking Southwest Third and Cherry Development Environmental Checklist

Existing View Proposed View

Source: James KM Cheng Architects, 2019. Figure 11 Viewpoint 6—James St. and 5th Ave—Looking Southwest Third and Cherry Development Environmental Checklist

Existing View Proposed View

Source: James KM Cheng Architects, 2019. Figure 12 Viewpoint Location 7—4th Ave Between Columbia St. and Cherry St.—Looking Southeast 2200 Sixth Avenue, Suite 707 Seattle, Washington 98121 Telephone: 206.452.5350 Fax: 206.443.7646 www.eaest.com

Viewpoint 8 – Figure 13 shows the existing and proposed view looking north up Third Avenue between James Street and Jefferson Street. Under existing conditions, views of high-rise buildings are available in the background along both sides of the street corridor. Under the proposed view, the tower portion of the 3rd and Cherry Development would be setback from the street and would largely be obscured by existing development; a portion of the podium would be visible. Protected views of significant natural and human-made features are not generally available from this location and no significant view impacts would occur. City-Designated Public Viewpoints and Parks

The City’s public view protection policies are intended to “protect public views of significant natural and human-made features: Mount Rainier, the Olympic and Cascade Mountains, the downtown skyline, and major bodies of water including Puget Sound, Lake Washington, Lake Union and the Ship Canal, from public places consisting of specified viewpoints, parks, scenic routes, and view corridors identified in Attachment 1” to the SEPA code.3

Viewpoint 9 – Figure 14 shows the existing and proposed view from Harborview Hospital, which includes views of the Downtown skyline and Elliot Bay. The proposed 3rd and Cherry Development would be visible from this viewpoint but would not interfere with any existing views of Downtown skyscrapers. While the proposed building would increase the visual density of buildings in the Downtown skyline, this is not considered a significant impact.

Viewpoint 10 – Figure 15 shows the existing and proposed views from Jose Rizal Park. Existing views are of the Downtown skyline and Elliot Bay. The proposed development would be visible, but would blend in with existing development that composes the skyline and would not significantly impact views from this viewpoint.

Space Needle Viewpoints

The most visible Landmark from many parts of the City is the Space Needle, which is located approximately 1.5 miles southwest of the project site. The City has identified ten viewpoints from which views of the Space Needle are to be protected.4 None of the Space Needle viewpoints are anticipated to be affected by the proposed 3rd and Cherry Development.

3 Seattle Municipal Code Chap. 25.05.675 P.2.a.i. 4 Seattle Municipal Code Chap. 25.05.675 P. and Seattle DCLU, 2001,

3rd & Cherry Development 17 Viewshed Analysis EA Engineering, Science, and Technology, Inc., PBC Third and Cherry Development Environmental Checklist

Existing View

Proposed View

Source: James KM Cheng Architects, 2019 Figure 13 Viewpoint Location 8—Third Ave between James St. and Jefferson St.— Looking Northwest Third and Cherry Development Environmental Checklist

Existing View

Proposed View

Source: James KM Cheng Architects, 2019. Figure 14 Viewpoint Location 9—Harborview Hospital Third and Cherry Development Environmental Checklist

Existing View

Proposed View

3rd & Cherry Development

Source: James KM Cheng Architects, 2019. Figure 15 Viewpoint Location 10—Jose Rizal Park 2200 Sixth Avenue, Suite 707 Seattle, Washington 98121 Telephone: 206.452.5350 Fax: 206.443.7646 www.eaest.com

Summary

The proposed 3rd and Cherry Development would generally blend into the skyline and would be consistent with existing and proposed buildings in this portion of the City and as allowed by the City’s Land Use Code. While the proposed development would be visible in relation to the three City-Designated Landmarks, the proposed development is not anticipated to significantly detract from these landmarks, given that the tower portion of the project is situated towards the center of the block and will be setback from the property lines, providing a visual and physical separation between the landmarks and the proposed tower. The proposed development will be visible from several Scenic Routes and View Corridors, but is not expected to significantly impact existing views. The proposed 3rd and Cherry Development will also be visible from two City-Designated Public Viewpoints and Parks, but will generally blend with the existing skyline. Because no significant impacts are expected, no mitigation is proposed.

3rd & Cherry Development 21 Viewshed Analysis EA Engineering, Science, and Technology, Inc., PBC