Third + Virginia

THIRD + VIRGINIA

MSRE | Third & Virginia | SDCI Project # 3023678-EG | EDG | Date 08/28/2018 CONTENTS /

SECTION 01 / DEVELOPMENT OBJECTIVES 4

SECTION 02 / SITE PLAN 8 Survey

SECTION 03 / URBAN DESIGN ANALYSIS 10 Zoning 11 Street Experience 12 Nodes & Landmarks 14 Neighborhood Context 16 Neighborhood Uses 17 Changing Fabric 18 Streetscape Photos 20 View Access 22 View Analysis 24 Solar Analysis 24

SECTION 04 / ZONING 26

SECTION 05 / DESIGN GUIDELINES 30

SECTION 06 / ARCHITECTURAL MASSING CONCEPTS 32 Surrounding Textures 32 Concept Overview 34 Scheme 1: Stack 36 Scheme 2: Groove 44 Scheme 3 (Preferred): Gem 52

SECTION 07 / DEPARTURES 62

SITE VIRGINIA ST

2ND AVE

STEWART ST

DEVELOPMENT OBJECTIVES:

• Construct a 484’ high mixed use building including: • At grade retail, lobby, required services • 12 levels of office • 26 levels of residential use, approximately 312 apartments • 4 levels of below grade parking, approximately 104 cars • Mid-level and rooftop amenity spaces, including interior and exterior functional programs

The vision is to create an elegant contemporary addition to the skyline which: • Is composed of human scale and residential scale elements • Expresses function • Has texture and modulation • Captures the Belltown vibe where “grunge meets tech”

Belltown context observations informing architectural approach: • Textural, eclectic • Human scale of openings and materials • Stitch/punch at windows • Modular materials • Down-to-earth composition, simple but varied • Expression of base/middle/top • Beauty of repetition, permutation, modulation • Grunge meets tech • Gritty and urban • Glossy and futuristic

UPTOWN BELLTOWN

SOUTH LAKE UNION

5th Avenue

DENNY TRIANGLE

4th Avenue CAPITOL HILL BELLTOWN Lenora Street

3rd Avenue

SITE ELLIOT BAY DOWNTOWN FIRST HILL Virginia Street

2nd Avenue

PIONEER INTERNATIONAL Stewart Street DISTRICT SQUARE 1st Avenue

Pine Street Pike Place

DOWNTOWN

PIKE PLACE MARKET

SITE

2 1 2

The site is a corner site located at 1931 3rd Ave. It is defined by 3rd Ave to the east, Virginia St to the north, an alley to the west, and a neighboring building to the south. It is comprised of two parcels. 3RD AVENUE The current use of the parcels is a parking garage (Parcel A) and an office building (Parcel B).

LEGAL DESCRIPTION DENNYS A A 6TH ADD LESS ST 154.5’ 150.89’ Plat Block: 46 Plat Lot: 2 and 3 3% Slope 2 3 4 5 ZONING A B DMC 240/290-400

6.4% Slope PARCEL PARCEL 108’ AREA 197720-1040 197720-1045 SITES AS SHOWN CONTAIN 6,480 SF + 6,480 SF = 12,960 SF OR .2975 ACRES EXISTING PARKING EXISTING OFFICE GARAGE TO BE BUILDING TO BE DEMOLISHED DEMOLISHED

161.42’ 157.92’

120’ VIRGINIA ST

6 7 8

1 Parking Garage ...... 3 Stories - Retail + Parking 2 Swifty Printing ...... 2 Stories - Retail 3 Haddon Hall Apartments .... 6 Stories - Residential 4 Belltown Self Storage ...... 6 Stories - Storage 5 Bergman Luggage ...... 2 Stories - Retail 6 Palladian Hotel ...... 8 Stories - Hotel 7 Moore Theater ...... 6 Stories - Entertainment 2ND AVENUE 8 Josephinum ...... 12 Stories - Residential

SITE SURVEY

484’ 525’ 440’ 524’ 330’ 330’ 409’ SITE 2nd Ave MOORE 3rd Ave 1st Ave THEATER 4th Ave

+168’-0” 5th Ave Victor Steinbrueck Park Victor Steinbrueck Western Ave Pike Place +153’-0” +156’-0” +153’-0” 6th Ave +136’-0” +120’-0” +105’-0” +100’-0” Alaskan Way Alaskan Way Viaduct Way Alaskan Elliott Bay 5 MIN: VICTOR +0’-0” 5 MIN: AMAZON STEINBRUECK PARK CAMPUS SR-99

DH2/55 PMM-85 DMC-125 DMC 240/290-400 DOC2 500/300-500

DMR/R DMR/C DMR/C 125/65 DMR/R 240/125 125/65 125/65 DOC2 500/300-500

DH2/65 DMR/R 85/65

DMC 240/290-400 DMC 340/290-400 DH2/85

DRC 85-150 DMC-125

PMM-85

DH1/45

DH2/55

SECTION DOC1 U/450/U

DMC-160

DMC 340/290-400

The site is bounded by a Class-I 5TH AVE 5TH AVE Pedestrian street along Virginia St and a Class-II pedestrian street along 3rd Ave. 3rd Ave is also a Principal Transit Street. 4TH AVE 4TH AVE

BLANCHARD ST BLANCHARD ST

3RD AVE 3RD AVE

LENORA ST LENORA ST

2ND AVE 2ND AVE

OLIVE WAY OLIVE WAY

SITE SITE 1ST AVE VIRGINIA ST 1ST AVE VIRGINIA ST

WESTERN AVE WESTERN AVE STEWART ST STEWART ST

PINE ST PINE ST

ALASKAN WAY VIADUCT ALASKAN WAY VIADUCT

PIKE ST PIKE ST

PUBLIC TRANSIT PEDESTRIAN STREET CLASSIFICATION

Bus Stop Class I Pedestrian Street

Bus Route Class II Pedestrian Street Light Rail Stop Principal Transit Street

Light Rail Route Green Street

Bike Lane Pedestrian Entrances

Sharrow Vehicular Entrances

5TH AVE 5TH AVE

4TH AVE 4TH AVE

BLANCHARD ST BLANCHARD ST

3RD AVE 3RD AVE

LENORA ST LENORA ST

2ND AVE 2ND AVE

OLIVE WAY OLIVE WAY

SITE SITE 1ST AVE VIRGINIA ST 1ST AVE VIRGINIA ST

WESTERN AVE WESTERN AVE STEWART ST STEWART ST

PINE ST PINE ST

ALASKAN WAY VIADUCT ALASKAN WAY VIADUCT

PIKE ST PIKE ST

VIEW CORRIDORS AND STREET LEVELS USES REQ’D. PROPERTY LINE FACADES

Facades with Required Street Level Uses Property Line Facades Req’d

View Corridor

The site is immediately adjacent to major transit stops and is located along two SDOT defined pedestrian walking routes that link the Belltown area to the waterfront. 9 The site is within walking distance to several of Seattle’s landmarks. It is a five minute walk to Seattle’s waterfront, Pike Place Market, and Westlake Center. A 15 minute walk allows pedestrians to reach Olympic Sculpture Park and Seattle Center. 10 Many public parks and open spaces including: Victor Steinbrueck Park, Pier 12 62, Regrade Park, Bell Street Park, and 11 Westlake Park, are within a 5 minute walk of the site. 8

M E

5 5

U N

I 7

1 6

4 2

Site

Public Open Space

Monorail

South Lake Union Streetcar

Pedestrian Experience The site has access to major public transit stops including the South Lake Union Streetcar, Monorail, and the Westlake Transit Tunnel. The site is within close proximity to many of Seattle’s landmarks. Pike Place Market, Seattle Center, the Olympic Sculpture Park, the Convention Center, and countless downtown restaurants, shops and theatre venues are a 30 minute walk or less. The proposed building will improve the pedestrian experience by increasing 1 - SEATTLE WATERFRONT 2 - MARKETFRONT 3 - VICTOR STEINBRUECK PARK 4 - PIKE PLACE MARKET transparency at the street frontage through the activation of vibrant retail space. The facades will create visual interest through articulation for pedestrians and passengers. Additionally, the project will improve pedestrian safety by providing improved lighting.

5 - MOORE THEATRE 6 - WESTLAKE PARK 7 - MONORAIL 8 - SOUTH LAKE UNION TROLLEY

9 - AMAZON CAMPUS 10 - CINERAMA 11 - THE CROCODILE 12 - BELL ST PARK

1. CVS 21. Bergman Luggage

2. Jiffy Lube 22. Moore Theater 4TH AVENUE 3. Stratford on 4th Apartments 23. Moore Hotel 1 4. Marshall Building 24. Josephinum Apartments LENORA ST 3 5. YWCA Opportunity Place Apart- 25. Vacant, under development 2 ments and Services 26. Viktoria Apartments 5 6. Vacant, under development 27. Plymouth on Stewart Apartments 7. Sylvia Odom’s Place 28. Terminal Sales Building 4 3RD AVENUE 8. Swifty Printing 29. Offices 9. Marq 211 Apartments 30. The Oxford Apartments 6 10. Vacant, under development 31. Thompson Hotel VIRGINIA ST 11. Palladian Hotel 32. Macy’s 9 7 16 12. Cristalla Condos 33. Retail/Parking (Columbia Sports- 8 13. Tower 12 Apartments wear, Macy’s Parking Garage) 17 2ND AVENUE 14. Offices 34. Vacant, under development 10 15. One Pacific Tower Condos 35. Vacant, under development 12 11 16. Bed Bath & Beyond 36. Mixed Use (Caffe d’Arte) SITE 18 19 17. Retail/Parking 37. Offices 14 STEWART ST 18. Securities Building 38. Offices 13 22 20 19. Haddon Apartments 39. Apartments 1ST AVENUE 20. Belltown Storage 23 21 32 15 24 * buildings highlighted in blue are shown on the adjacent page 25

28 29 26 33 Residential 30 34 27 PINE ST Hotel 31 Office 35 36 Low-Rise Mixed Use Office/Retail

Cultural 38 37 Retail/Service 39 Retail with Parking Above

Parking

Under Development

The immediate context houses historic buildings with clean, timeless lines and subtle color palettes. In recent years, both built and proposed towers in the vicinity take a more complex approach, introducing a wide array of shapes and colors. (* indicates historic landmark)

4 - MARSHALL BUILDING 5 - YWCA OPPORTUNITY PLACE 11 - PALLADIAN HOTEL * 13 - TOWER 12 APARTMENTS

16 - BED BATH & BEYOND 18 - SECURITIES BUILDING * 19 - HADDON APARTMENTS 21 - BERGMAN LUGGAGE

24 - JOSEPHINUM APARTMENTS * 28 - TERMINAL SALES BUILDING * 31 - THOMPSON HOTEL 32 - MACY’S

In Seattle’s Belltown neighborhood numerous proposed developments (massing shown in white) are either currently under construction, or will begin construction in the next few years. 5 The shift in scale highlights a gradient at the threshold of the neighborhoods - Belltown, Downtown and South Lake Union. 4

2 3 1

1 1933 5TH AVENUE 2 2000 3RD AVENUE 3 2031 3RD AVENUE Use: Hotel & Residential Use: Luxury Condos Use: Residential/Office Year Built: Proposed Year Built: Proposed Year Built: Proposed Street Front Use: Restaurant & Retail Street Front Use: Retail Street Front Use: Retail Height: 525’ Height: 499’ Height: 440’

4 204 PINE ST 5 1613 2ND AVENUE 6 2015 2ND AVENUE Use: Residential Use: Residential Use: Residential Year Built: Proposed Year Built: Proposed Year Built: Proposed Street Front Use: Retail Street Front Use: Retail Street Front Use: Retail Height: 440’ Height: 440’ Height: 440’

Observations both doors and windows, is prominent and characterized by • Surrounding context has a neutral period motifs. color pallette consisting of cremes, light grey and whites. • The facades exhibit a high degree of SITE modularity, order and repetition. • There is a predominant use of textures include brick, terracotta and stone. • The articulation around openings,

STEWART STREET 120' STREET FRONTAGE VIRGINIA STREET

3RD AVENUE FACING WEST

VIRGINIA STREET STEWART STREET

3RD AVENUE FACING EAST

Observations both doors and windows, is prominent and characterized by • Surrounding context has a neutral strong horizontal lines. color pallette consisting of cremes, light grey and use of red brick. • The facades exhibit a high degree of modularity, order and repetition. SITE • There is a predominant use of textures include brick and • Use of projections include balconies terracotta. and stair elements. • The articulation around openings,

3RD STREET 108' STREET FRONTAGE 2ND STREET

VIRGINIA STREET FACING SOUTH

2ND STREET 3RD STREET

VIRGINIA STREET FACING NORTH

There are key views to notable features of the Pacific Northwest: the Cascade Mountains to the east, Mount Rainier to the south, and Elliott Bay with the Olympic Mountains to the west. Complemented by a more urban experience, views to the south highlight Space Needle downtown Seattle. To the north, views Cascade Mountains feature the Space Needle. 484’

1 200’ M IL E

300’

484’

200’

Puget Sound + Olympic Mountains Mount Rainier

VIEW PANORAMA AT 484’

VIEW PANORAMA AT 300’

VIEW PANORAMA AT 200’

There are key views to notable features of the Pacific Northwest: the Cascade Mountains to the east, Mount Rainier to the south, and Elliott Bay with the Olympic Mountains to the west. 100% Complemented by a more urban experience, views to the south highlight 90% downtown Seattle. To the north, views 80% 1 feature the Space Needle. 70%

60%

50% 2

40%

30%

20%

10%

% of available views

SOUTH AND EAST FACADES Views to Mt Rainier and Cascade Mountains 3

MARCH / SEP 21 - 9:00 AM

NORTH AND WEST FACADES Views to Space Needle and Puget Sound

JUNE 21 - 9:00 AM DECEMBER 21 - 9:00 AM Color variation represents the percentage of the 180 degree viewscope which affords unobstructed views further than 1 mile, ranging from 0% (white) to 100% (dark blue).

Existing Parks // Public Open Spaces

1 Westlake Square 2 McGraw Square’ 3 Westlake Park 1 1 4 Victor Steinbrueck Park

2 2

3 3

4 4

MARCH / SEP 21 - 12:00 PM MARCH / SEP 21 - 3:00 PM

JUNE 21 - 12:00 PM DECEMBER 21 - 12:00 PM JUNE 21 - 3:00 PM DECEMBER 21 - 3:00 PM

Address: other permitted uses and/or pedestrian 23.49.022 or vehicular entrances. Minimum sidewalk and alley width 1931 Third Avenue

Per map 1C 23.49.010 General requirements for Parcel Numbers: 3rd Ave Sidewalk - min. 18’ residential uses 1977201040 Virginia Sidewalk - min. 12’ 1977201045 B. Common recreation area is required for all new development with more than Lot Area: 23.49.024 twenty (20) dwelling units. 12,960 GSF View corridor requirements B.1. An area equivalent to five (5) percent of the total gross floor area Zoning Map: Per map 1D no view corridor setback is in residential use shall be provided as required. Seattle Municipal Code Zoning Map 109 common recreation area. B.2. A maximum of fifty (50) percent 23.49.058.C.1 Zoning: of the common recreation area may be Tower Floor Area Limits DMC 240/290-440 enclosed. Belltown Urban Center Village For structures that include portions in residential use above a height of 160 SMC 23.49.008.A.3 SMC 23.49.011 feet: Structure Height Floor Area Ratio Average residential gross floor area limit per story: 10,700 square feet. Base FAR: 5 ZONE: DMC 240/290-440 Maximum residential floor area of any Max FAR: 8 story in a tower: 11,500 square feet. 240’ - Maximum non-residential height The following do not count toward limit. FAR limits, per SMC 23.47A.013D. All underground stories or portions of 23.49.058.C.2 290’ - Base height limit for residential stories, All gross floor area occupied by Maximum Tower Width without bonuses. a residential use A. In DMC zones, the maximum facade width for portions of a building above 85 440’ - Maximum residential height limit 23.49.015 with HALA. feet along the general north/south axis Bonus residential floor area of a site (parallel to the Avenues) shall 484’ - 10% height allowance for be 120 feet or 80 percent of the width Only applicable to residential. Provides common recreation area and mechanical of the lot measured on the Avenue, means of building above base residential - facades above 400’ may not enclose whichever is less. height to maximum residential height. an area greater than 9,000 SF. After January 18, 2014, cost of bonus is $11.45/GSF between 85’-290’, 23.49.009 Street-level use 23.53.030 $17.17/GSF for first four floors above requirements Alley improvements in all zones the base height limit, $22.89/GSF for next three stories, and $28.62/ A. One or more of the uses listed in Per Table A GSF of higher stories, not to exceed 23.49.009A are required at street-level. Alley - min. 20’ average of $21.68/GSF sought as bonus development. Uses include general sales and services, human service uses and childcare 23.49.018 facilities, retail sales, major durables, Overhead weather protection and entertainment uses, etc. lighting B.1. A minimum of seventy-five (75) Continuous overhead weather protection percent of each street frontage at is required along Third and Virginia, 8’ street-level where street level uses are wide between 10’ and 15’ above the required must be occupied by uses sidewalk. listed in subsection A. The remaining twenty-five (25) percent of the street frontage at street level may contain

HEIGHT LIMIT: (SMC 23.49.008) Applies - see diagrams on following pages.

FACADE MODULATION (SMC 23.49.058.B) Does not apply, per SMC 23.49.058.B. Development proposal is greater than 160’ in height, floor area above 85’ is less than 15,000 SF, proposed use above 160’ is residential.

TOWER SPACING (SMC 23.49.058.D) Does not apply, per SMC 23.49.058.B; since the width and depth of the lot are less than 200’ each and therefore do not meet requirements of this subsection (D).

1 2 TOWER FLOOR AREA LIMITS (23.49.058.C.1) Applies - 10,700 SF average, 11,500 SF maximum.

MAXIMUM TOWER WIDTH (SMC 23.49.058.C.2) Applies - see diagrams on following pages.

STREET LEVEL USES (SMC 23.49.009) VIRGINIA STREETRequired - see diagrams on following pages.

Existing Structures to Remain 3RD AVENUE

1 Josephinum - 165’ 2 Moore Hotel & Theatre - 90’ 3 Bergman’s Luggage - 30.5’ 4 Belltown Self Storage - 91’ 5 Haddon Hall - 71’ 3 4 5

ZONE: DMC 240/290-440 440’ A.1 No parking required B.1.a On Class 1 pedestrian streets, 400’ 240’ - Maximum non-residential height parking is not permitted at street level limit. unless separated from the street by other uses. B.2.a No limit on the number of stories 290’ - Base height limit for residential of parking permitted above street-level without bonuses. 290’ if parking is separated along all street frontages by another use. 400’ - Maximum residential height limit B.2.b on lots less than 30,000 SF, pre HALA. parking is permitted above the street- level as follows: 440’ - Maximum residential height limit with HALA. B.2.b.1 One story of parking is permitted above the street-level story 484’ - 10% height allowance for each story of parking provided below for common recreation area and grade that is of at least equivalent mechanical - facades above 400’ may capacity, up to a maximum of four not enclose an area greater than 9,000 stories. Screening requirements must SF. be met. 1 B.4.a The perimeter of each story of parking above the street-level story 1 of the structure shall have an opaque screen at least 3.5 feet high where the parking is not separated from the street by another use.

A. In DMC zones, the maximum facade width for portions of a building above 85 feet along the general north/south axis of a site (parallel to the Avenues) shall be 120 feet or 80 percent of the width of the lot measured on the Avenue, whichever is less.

120’

SITE PLANNING & MASSING ARCHITECTURAL EXPRESSION THE STREETSCAPE

A-1 / RESPOND TO THE PHYSICAL A-2 / ENHANCE THE SKYLINE B-1 / RESPOND TO THE B-4 / DESIGN A WELL- C-1 / PROMOTE PEDESTRIAN C-2 / DESIGN FACADES OF MANY PROPORTIONED & UNIFIED ENVIRONMENT Design the upper portion of the building to NEIGHBORHOOD CONTEXT INTERACTION SCALES BUILDING promote visual interest and variety in the Develop an architectural concept and Develop an architectural concept and Spaces for street level uses should be Design architectural features, fenestration downtown skyline. Compose the massing and organize the compose the building’s massing in response compose the major building elements to designed to engage pedestrians with the patterns, and materials compositions publicly accessible interior and exterior to geographic conditions and patterns of reinforce desirable urban features existing in activities occurring within them. Sidewalk- that refer to the scale of human activities RESPONSE: spaces to create a well-proportioned building urban form found beyond the immediate the surrounding neighborhood. related spaces should be open to the general contained within. Building facades should The distinctive modulation and profile that exhibits a coherent architectural context of the building site. public and appear safe and welcoming. be composed of elements scaled to promote of the tower and the incorporation of a concept. Design the architectural elements RESPONSE: pedestrian comfort, safety, and orientation. tall amenity space at the rooftop create and finish details to create a unified RESPONSE: The proposed concept reinforces street RESPONSE: a memorable and visually interesting building, so that all components appear The preferred concept is a simple level uses, scale and textures, and The ground floor uses are set back to RESPONSE: addition to the skyline. integral to the whole. and elegant form, consistent with the massing strategies in the surrounding widen the sidewalks, glass areas are The preferred concept derives from the best buildings in the neighborhood. neighborhood, relating to both the maximized, and street level uses are notion of aggregating the scale of the RESPONSE: A sophisticated modulation strategy historic and contemporary buildings of incorporated to the maximum extend dwelling and modulating it in a manner The modulation strategy applied to is inspired by the materials and scale multiple scales. feasible. that recalls the human scale materials the preferred concept provides unity of the context. Street level uses are of the neighborhood. Additional details while differentiating uses subtly via a maximized, and a mix of program uses at the permutation of the bay windows permutation of the bay typology. provided. at the office, and the permutation of the bays at the rooftop amenity add scale and variation within a unified expression.

VEHICULAR ACCESS & PARKING

E-3 / MINIMIZE THE PRESENCE OF SERVICE AREAS

Locate service areas for trash dumpsters, loading docks, mechanical equipment, and the like away from the street front where possible. Screen from view those elements which for programmatic reasons cannot be located away from the street front.

RESPONSE: The proposed development reduces the number of curb cuts from two to one, and confines all service and vehicular access to the alleyway.

01 White brick facade showing high level of and roof line. articulation around doorway entrances, 04 Detail of White Brick and color accents balcony projections emphasize pedestrian scale 02 Layered facade showing heavy repetition 05 Building apertures are emphasized using of window elements, and heavy use of a combination of color contrast and horizontal lines creating stacked layers memorable elements, like arches and lintels, 03 Use of pattern to emphasize classic to emphasize scale and massing hierarchy 2 4 geometry, with subtle relief at entrances

3 5

1 2

01 Use of glass box elements to program a brick facade, 04 A contemporary addition uses simple elements like a showcasing scale, repetition and variation. projecting glass box to create relationships in a historic 02 A massing strategy showing corner historic building. Use neighborhood. Scale and alignments are matched to of offset vertical column lines create variation within a surroundings. uniform grid 05 Detail of the glass box showing programmed seating 03 Inset balconies create variation and texture within a glass space to create a pedestrian scale. facade. A pronounced stone frame creates further relief and adds to the detail of the residential neighborhood 4

A range of architectural massing concepts have been explored to balance site and program requirements.

While the three schemes share a similar pedestrian experience at the ground floor, they differ in their parking strategy and overall architectural character and resolution. Scheme 1 and 2 consider parking above grade as well as below grade, while scheme 3 allocates parking only below grade.

85’ 69’

SCHEME 1 / The Stack SCHEME 2 / The Groove SCHEME 3 (PREFERRED) / The Gem

OPPORTUNITIES + CONSTRAINTS PARKING STRATEGY OUTDOOR AMENITIES DEPARTURES

SCHEME 1 / The Stack (3) ABOVE + BELOW OUTDOOR TERRACE None The first scheme, ‘The Stack’, is a direct + interpretation of the land-use code with (3) GRADE PARKING the various programs ‘stacked’ one on ROOFTOP AMENITY top of the other. There are three levels of parking below grade and three levels above grade, with entrance lobbies and retail at the street level. The office program starts at L4 and continues into 85’ the upper stack. The residential program is stacked above the office.

SCHEME 2 / The Groove The second scheme, ‘The Groove’, (3) ABOVE + BELOW OUTDOOR TERRACE Tower width. is similar in its approach to parking + Proposed 100’. strategy, however, the massing is (3) GRADE PARKING simplified to create a more elegant ROOFTOP AMENITY tower width of 100’. The tower is further carved into two vertical pieces accentuating the height. There are three levels of parking below grade and

69’ three levels above grade, with entrance lobbies and retail at the street level. Similar to scheme 1, the office program starts at L4 and continues into the upper stack. The residential program is located above office.

SCHEME 3 (PREFERRED) The third scheme, ‘The Gem’, is / The Groove conceptually based on a series of simple (4) BELOW GRADE OUTDOOR TERRACE Tower width. Varies and dynamic articulations that provide + in width from PARKING scale and texture. Core to the concept is 94’-106’. ROOFTOP AMENITY the modulation and use of bay windows and balconies to create a distinct skyline. The program mix consists of 12 floors of office and 26 floors of residential units. There is a distinct residential amenity at the rooftop. There are 4 levels of below ground parking.

Scheme 1, the Stack, provides a simple mass with efficient floor plates. It uses simple systems and massing to create a clean, understandable form on the skyline. An enclosed, triple-height amenity space is provided above the residential levels, while a smaller amenity level sits at the transition from the lower to upper stacks. Three levels of parking are provide below and above grade for a total of 168 cars. No departures are required for this scheme.

URBAN CONNECTIONS /

rooftop amenities

podium top amenities

PARKING SCREEN PRECEDENT DYNAMIC AMENITIES / AERIAL VIEW FROM THE SE

PLAN, AMENITY, RESIDENTIAL

32 16 8

PLAN UNIT TYPICAL

LOBBY & RETAIL & LOBBY

20’

PARKING FLOORS 3

54’

11,500 SF 11,500

3 FLOORS @ FLOORS 3

RESIDENTIAL 85’ 1 1 PLAN, L01

ENTRY

ALLEY

VEHICLE VEHICLE

+158’-0” +161’-6”

+ AMENITY FLOOR AMENITY +

32 16 8 0

10,370 SF 10,370 LEVEL 1 PLAN 1 LEVEL

31 FLOORS @ FLOORS 31

RESIDENTIAL

20% +158’-0” TRASH

+161’-0”

F.C. LOAD 17% VIRGINIA ST

ENTRY

LOBBY 96’

+158’-0” ENTRY

MAIL

440’

RETAIL

+151’-0” AMENITY

+154’-0”

484’

+151’-0” +154’-6”

ENTRY ENTRY

THIRD AVENUE THIRD

SCHEME 1 / / 1 SCHEME Plans SCHEME 1 / Views

EYE LEVEL VIEW FROM THE SE

| SDCI Project -EG #3023678 |EDG |Date |39 08/28/2018 EYE LEVEL VIEW FROM THE NE SCHEME 1/Views

16’-0”

40 | 40 EYE LEVEL VIEW FROM THE NW SCHEME 1/Views Third & Virginia & MSRE |Third

| SDCI Project | EDG #3023678-EG |Date 08/28/2018

12’-0” SCHEME 1 / Views

EYE LEVEL VIEW FROM THE EAST

Scheme 2, the Groove, provides a simple mass with contextual relationships to the surrounding context at many scales. The brick texture is interpret to form a series of staggering window ‘boxes’. At the ground level, the pedestrian experience wraps from 3rd Ave to Virginia St. The above-grade parking is a screened art piece above, with rotating gallery exhibits in pop up spaces that relate to the residential modules above. The height of the podium has been set to align with the adjacent Haddon Apartment building, while smaller scale elements such as bay windows and cornice lines are re-interpret from the Moore Theater next door. The upper portion is divided into two distinct yet related masses which stagger to offer additional views to Puget Sound and provide a generous outdoor open space at roof level. URBAN CONNECTIONS /

OUND GET S VIEW PU S

FACADE STRATEGY / AERIAL VIEW FROM THE SE

THIRD AVENUE

ENTRY ENTRY +154’-6” +151’-0”

484’

+154’-0” AMENITY +151’-0” RETAIL 440’ MAIL

ENTRY +158’-0” 100’ LOBBY

4’ TOWER WIDTH ENTRY DEPARTURE VIRGINIA STVIRGINIA 17% REQUESTED LOAD F.C.

+161’-0” TRASH 20% +158’-0” LEVEL 1 PLAN 0 8 16 32 RESIDENTIAL +161’-6” +158’-0” ALLEY VEHICLE 34 FLOORS @ ENTRY 10,320 SF

PLAN, L01 PLAN,

72’

3 FLOORS PARKING + AMENITY FLOOR 20’

LOBBY & RETAIL

TYPICAL UNIT PLAN HEADING DESCRIPTION 0 8 16 32

EYE LEVEL VIEW FROM THE SE

EYE LEVEL VIEW FROM THE NE

| SDCI Project | EDG #3023678-EG |Date 08/28/2018

14’-0” SCHEME 2 / Views

EYE LEVEL VIEW FROM THE EAST

Scheme 3, the Gem, provides a dynamic relationship to the urban context and grain of the neighborhood. It is a simple massing, yet provides texture, scale and visibility to the neighborhood. The faceted massing provides a unique urban form that is simple yet elegant and unexpected. The scale and character is derived from the textures prevalent in the neighboring context and applied in a contemporary expression that provides programmable elements 1) Tower base aligns with like balconies and bay windows. existing datum lines set by There is a subtle shift in the tower the adjacent urban context expression as the program transitions from residential to rooftop amenity, with an increase in the scale of the facets. 2) Facade articulation is interpret by the fabric and textures of the neighboorhood

URBAN CONNECTIONS /

OUND GET S VIEW PU S

SA O OOSE TOWE ACAE COESONS TO SCAE O AACENT

TOWE E AWAY OM OUN

/ N

I M A O T U N

FACADE STRATEGY / AERIAL VIEW FROM THE SE

OICE ETAI OY C S VIINIA S S O ESI MAI/ O OY STEET STOAE S S

SCEEN TAS LEVEL 1 PLAN S 0 8 16 32

AEY WIENIN THIRD AVENUE

AEY 120'-0"

37'-6" 30'-6" 52'-0" 10,400 SF USEABLE EVE 33'-4" SA O OOSE TOWE ACAE COESONS TO VIRGINIA STREET SCAE O AACENT R1 O1

TOWE E AWAY OM OUN WM R2 O2 STOR CORE =2,800 SF

44'-0" EVE // 108'-0" R3 03 D. E.

SECTION SHOWING ALIGNMENT TYPICAL UNIT PLAN 30'-8" 0 8 16 32

TYPICAL OFFICE LEVELS

MIXED USE SCENARIO 08/28/2018 SCHEME 3 (PREFERRED) / Views

EYE LEVEL VIEW FROM THE SE

EYE LEVEL VIEW FROM THE NE

| SDCI Project | EDG #3023678-EG |Date 08/28/2018

11’0” SCHEME 3 (PREFERRED) / Views

EYE LEVEL VIEW FROM THE EAST

AERIAL VIEW FROM THE NE

TOWER WIDTH : SMC 23.49.058.C.2.a

Zoning Standard: Requested Departure: Rationale: In DMC zones, the maximum facade width The north-south property dimension is 120’, The intent of the tower width limits is to for portions of a building above 85 feet resulting in a 96’ limit for the tower width prevent towers that are overly bulky or along the general north/south axis of a based on the zoning standard. The proposed wide from being developed on relatively site (parallel to the Avenues) shall be 120 tower would vary in width from 94’ to 106’ large blocks within the city. The proposed feet or 80 percent of the width of the lot due to the highly modulated nature of the development is a slender point tower that is measured on the Avenue, whichever is less. exterior massing which incorporates bay roughly equal rectangle in plan proportion, windows and balconies at every dwelling although the longer axis runs east-west unit. consistent with the intent of the standard.

The development parcel is small, and the proposed tower does not exceed the maximum average residential floorplate. The average width of the facade is 100’, modulating 3’ in and out from a theoretical midpoint on all sides. In the application of zoning standards bay windows and balconies are typically not included in the calculation of the building width, however, in our request these are included to indicate the maximum extent of the structure’s envelope.

Incorporating modulation and scale is consistent with the Downtown and Belltown design guidelines and is fundamental to the architectural concept which creates a finer grained facade that references the detailing and fenestration of the historic buildings that surround it while breaking down the building’s scale and providing a uniquely textural expression on the skyline.

tower width varies from 94’ to 106’ 8’

100’ 3’ 3’

120’ 154’ 85’

DIAGRAM SHOWING DEPARTURE REQUEST IN BLUE