Westlake + John Early Design Guidance 201 WESTLAKE AVENUE | , DPD #3014750

MACFARLANE PARTNERS / ANKROM MOISAN ARCHITECTS, INC. 03.20.13 WESTLAKE & JOHN / SEATTLE, WA

PROJECT ADDRESS PROGRAM GOALS PROJECT GOALS

201 Westlake Ave Use Type V wood frame construction JOB / HOUSING BALANCE Seattle, WA 98109 Achieve a minimum 80 residential units Urban infill promotes job and housing Achieve a 0.60 parking ratio balance, promoting 24 hour environments Provide 3,400 SF of commercial space where people work/live/play all near their PROJECT TEAM home. This results in less vehicle miles traveled, more use of public transit, etc OWNER/APPLICANT MacFarlane Partners FOCUS ON SUSTAINABILITY 201 Spear Street, 14th Floor South has always been at the San Francisco, CA 94105 forefront of green living with the first LEED 415.356.2500 apartment building in Seattle. Our project aims to continue this legacy with a project Contact: Susan Smartt that promotes, engages and lives within the [email protected] sustainable lifestyle.

MAKE IT MEMORABLE ARCHITECT Ankrom Moisan Architects Our project thrives to be unique in a sea of non-distinct mid-rise market rate housing. 117 South Main Street, Suite 400 Our project will tell a story unique to the Seattle, WA 98104 neighborhood with townhomes aimed at 206.576.1600 young families, work spaces geared to small businesses and material and form used in Contact: Steve Jones distinctive ways. [email protected]

EARLY DESIGN GUIDANCE MACFARLANE PARTNERS, LLC 2 DPD # 3014750 | AMAA# 130650 ANKROM MOISAN ARCHITECTS, INC. 03.20.13 ZONING

LAND USE CODE Site Size: 12,900 SF SECTION DESCRIPTION COMMENTS Site Zoning: SM-85 23.48.010 General Structure Height: Our proposed height is 75’-0” AURORA AVE N AVE AURORA N AVE DEXTER N 8th AVE N 9th AVE N AVE WESTLAKE N AVE TERRY N BOREN AVE N AVE FAIRVIEW N MINOR AVE Height limited to 85’-0”

23.48.012 Upper Level Setback Requirements: No upper level setback required Where shown on Map A, structures LR3 must provide an upper level setback C2 40 for the façade facing applicable streets or parks, for any portions of the structure over 45’ in height. 15’-0” maximum. C1 65

23.48.014 General Façade Requirements: Westlake Avenue is a Class I NC3 40 SM 65 C2 65 Pedestrian Street. The north facade On Class I Pedestrian Streets SM 40 has a height of 75’-0”. (Westlake Avenue), facades shall have minimum height of 45’. SM 75 On all other streets, facades shall have minimum height of 15’. NC3 85 70% of facade must be built to property line along Class I Pedestrian Street REPUBLICAN ST

23.48.016 Standards Applicable to Specific Areas: Residential uses exempt from FAR FAR 4.5 is the maximum chargeable IC 65 floor area permitted. HARRISON ST SM/R SM/R 23.48.019 Street-Level Uses Required on Class I Westlake Avenue is a Class I 55/75 Streets Pedestrian Street. Retail uses are proposed with 13-ft floor-to-floor SM 85 75% of street front must be retail uses height and 30-ft depth at street 13-ft floor-to-floor height level along Westlake Avenue. THOMAS ST Minimum 30-ft depth from street facade

23.48.020 Residential Amenity Areas: Amenity area provided: 5% gross IC 85 SITE floor area. Required in an amount equal to 5 JOHN ST percent of the structure’s gross floor area in residential use. Maximum of 50% of amenity area may SM 125 be enclosed. Amenity area must have a minimum DENNY AVE horizontal dimension of at least of 15’ and cannot be less than 225 SF DMC 240/290-400 N

MACFARLANE PARTNERS, LLC EARLY DESIGN GUIDANCE ANKROM MOISAN ARCHITECTS, INC. DPD # 3014750 | AMAA# 130650 3 03.20.13 WESTLAKE & JOHN / SEATTLE, WA SITE ANALYSIS Walkability AURORA AVE N AVE AURORA N AVE DEXTER N 8th AVE N 9th AVE N AVE WESTLAKE

SOUTH

MERCER ST GATES UW FOUNDA- MEDICINE TION 7 MINUTE WALK

SEATTLE CASCADE CENTER PARK Neighborhood Observations THOMAS ST The Westlake neighborhood provides a diverse mix of housing with great retail, amenities, and commercial buildings. Fairview Avenue North anchors the site on JOHN ST the east and provides a strong transit connection to DENNY the adjacent neighborhoods. PARK DENNY AVE The epicenter of the neighborhood is Westlake Avenue North and the intersection at Westlake and Denny is the gateway to the South Lake Union neighborhood. Westlake Avenue North is a very active retail and commercial street and Terry Avenue North is also becoming a strong pedestrian oriented street with restaurants and additional amenities. This site will have great access to the South Lake CENTRAL Union neighborhoods, the Amazon campus, the UW BUSINESS Medical Campus and transit opportunities. DISTRICT Walkscore 97 “walker’s paradise” Transitscore 100 “rider’s paradise” Bikescore 86 “very bikeable” Scource: walkscore.com

N

EARLY DESIGN GUIDANCE MACFARLANE PARTNERS, LLC 4 DPD # 3014750 | AMAA# 130650 ANKROM MOISAN ARCHITECTS, INC. 03.20.13 SITE ANALYSIS Sights and Sounds

9th AVE N 9th AVE DEXTER AVE N AVE DEXTER N BOREN AVE AURORA AVE N AVE AURORA N 8th AVE N AVE WESTLAKE N AVE TERRY N AVE FAIRVIEW

MERCER ST

REPUBLICAN ST

HARRISON ST

Westlake Avenue N is a major transit thoroughfare UNION VIEWS LAKE

THOMAS ST

STREETCAR STOPS

SPACE NEEDLE & DENNY PARK VIEWS site JOHN ST

SOLAR ACCESS VIEWS DOWNTOWN DOWNTOWN DENNY AVE

FROM JOHN STREET N

Space Needle views from site

MACFARLANE PARTNERS, LLC EARLY DESIGN GUIDANCE ANKROM MOISAN ARCHITECTS, INC. DPD # 3014750 | AMAA# 130650 5 03.20.13 WESTLAKE & JOHN / SEATTLE, WA SITE ANALYSIS Lake Union Denny Park Rollin Street Context Park Flats

Lake Union

Westlake Avenue

9th Avenue

8th Avenue Dexter Avenue

HWY 99/Aurora Avenue Project Site

Thomas Street

John Street

Denny Way NORTH

EARLY DESIGN GUIDANCE MACFARLANE PARTNERS, LLC 6 DPD # 3014750 | AMAA# 130650 ANKROM MOISAN ARCHITECTS, INC. 03.20.13 SITE ANALYSIS

Context Cascade Park Rollin Street South Lake Union Denny Park Flats Discovery Center

Denny Way HWY 99/Aurora Ave

Project John Street Dexter Avenue Site 8th Avenue Thomas Street 9th Avenue

Westlake Avenue

Mercer Street

NORTH

MACFARLANE PARTNERS, LLC EARLY DESIGN GUIDANCE ANKROM MOISAN ARCHITECTS, INC. DPD # 3014750 | AMAA# 130650 7 03.20.13 WESTLAKE & JOHN / SEATTLE, WA SITE ANALYSIS Topography and Power Lines

SLOPE UP 3’-0”

+3’-0” +0’-0” SLOPE UP 1’-0” SLOPE UP 1’-0”

Site Area Site contains approximately 12,960 SF with 120 feet of frontage on Westlake Ave N, 120 feet of frontage on John Street, and abuts an alley on the west. Topography The site slopes from a low point at the NE corner to a point 4 feet higher on the SW corner. Tree Survey There are no existing trees on the site. +4’-0” +1’-0” Existing Buildings A one-story building to be demolished. OVERHEAD POWER LINES

SLOPE UP 3’-0”

N

EARLY DESIGN GUIDANCE MACFARLANE PARTNERS, LLC 8 DPD # 3014750 | AMAA# 130650 ANKROM MOISAN ARCHITECTS, INC. 03.20.13 SITE ANALYSIS | context 8th AVE N 8th AVE N 9th AVE N AVE WESTLAKE N AVE TERRY N BOREN AVE

1 SEATTLE BIOMEDICAL RESEARCH INSTITUTE HARRISON ST

1

2 SIX STORY OFFICE BUILDING

THOMAS ST

2

(PROPOSED) THREE STORY BRICK OFFICE BUILDING 3 3

5 site

4 JOHN STREET APARTMENTS JOHN ST

6 4

5 TRINITY PARK LUTHERAN 7

DENNY WAY N

RESIDENTIAL COMMERCIAL 6 ROLLIN STREET CONDOMINIUMS SLU DISCOVERY CENTER 7 OTHER

MACFARLANE PARTNERS, LLC EARLY DESIGN GUIDANCE ANKROM MOISAN ARCHITECTS, INC. DPD # 3014750 | AMAA# 130650 9 03.20.13 WESTLAKE & JOHN / SEATTLE, WA CONTEXT John Street

ALLOWED ZONING HEIGHT PER SM-85 JOHN STREET, FACING NORTH 1 PROPOSED BUILDING

THOMAS ST 9TH AVE N 9TH AVE WESTLAKE AVE N AVE WESTLAKE SITE JOHN ST

N DENNY WAY JOHN STREET

ACROSS FROM SITE

2 JOHN STREET, FACING SOUTH

THOMAS ST 9TH AVE N 9TH AVE WESTLAKE AVE N AVE WESTLAKE SITE JOHN ST

N DENNY WAY JOHN STREET

EARLY DESIGN GUIDANCE MACFARLANE PARTNERS, LLC 10 DPD # 3014750 | AMAA# 130650 ANKROM MOISAN ARCHITECTS, INC. 03.20.13 WESTLAKE AVE N CONTEXT

ALLOWED ZONING HEIGHT PER SM-85

WESTLAKE AVENUE, FACING WEST 1 PROPOSED BUILDING

THOMAS ST

SITE JOHN ST

N WESTLAKE AVE N AVE WESTLAKE 9TH AVE N 9TH AVE DENNY WAY WESTLAKE AVENUE

ACROSS FROM SITE

2 WESTLAKE AVENUE, FACING EAST

THOMAS ST

SITE JOHN ST

N 9TH AVE N 9TH AVE N AVE WESTLAKE DENNY WAY

MACFARLANE PARTNERS, LLC EARLY DESIGN GUIDANCE ANKROM MOISAN ARCHITECTS, INC. DPD # 3014750 | AMAA# 130650 11 03.20.13 WESTLAKE & JOHN / SEATTLE, WA MASSING OPTION 1

PROS & CONS OF MASSING AREA SUMMARY

Pros Gross Area 96,580 sf • Maximizes site’s development potential Number of Units 78 • Creates strong corner at Westlake and John intersection • Responds well to Design Guidelines: A1, A4, A10, C1, C2, D1, E2

Cons • Closer proximity for units to developments to the West Commercial Area 3,590 sf • Neutralizes SLU design guideline’s potency Parking Count 40 / .50 ratio WESTLAKE AVE N • No residential outdoor area near street level

JOHN STREET SOUTHWEST CORNER

THOMAS ST 9TH AVE N 9TH AVE WESTLAKE AVE N AVE WESTLAKE

JOHN STREET WESTLAKE AVE

PROPOSED PROJECT DPD#3014750

JOHN ST Building Entry Parking Entry N SOUTHEAST CORNER SITE PLAN

EARLY DESIGN GUIDANCE MACFARLANE PARTNERS, LLC 12 DPD # 3014750 | AMAA# 130650 ANKROM MOISAN ARCHITECTS, INC. 03.20.13 MASSING OPTION 2

PROS & CONS OF MASSING AREA SUMMARY

Pros Gross Area 84,700 sf • Provides large, shared outdoor amenity space on Level 3 with a visual connection to Number of Units 78 Denny Park. • Sets back on Westlake Avenue above Level 5 to reduce bulk • Increase areas for pedestrian activity along Westlake Avenue • Responds well to Design Guidelines A4, A10, B1, C1, D1, D7, E2 Commercial Area 3,034 sf WESTLAKE AVE N Cons Parking Count 47 / .60 ratio • Lack of privacy in residential units along alley • Reduced outdoor amenity space • Poor daylighting in units along northern property line JOHN STREET SOUTHWEST CORNER

THOMAS ST 9TH AVE N 9TH AVE WESTLAKE AVE N AVE WESTLAKE

PROPOSED JOHN STREET WESTLAKE AVE PROJECT DPD#3014750

JOHN ST Building Entry Parking Entry N SOUTHEAST CORNER SITE PLAN

MACFARLANE PARTNERS, LLC EARLY DESIGN GUIDANCE ANKROM MOISAN ARCHITECTS, INC. DPD # 3014750 | AMAA# 130650 13 03.20.13 WESTLAKE & JOHN / SEATTLE, WA MASSING OPTION 3 | PREFERRED

PROS & CONS OF MASSING AREA SUMMARY

Pros Gross Area 79,744 sf • Creates strong corner at Westlake and John intersection Number of Units 78 • Upper level setbacks along Westlake and John reduce bulk and improve solar access • Setback along John Street creates a more residential scale • Elevated Shared outdoor amenity space provided • Elevated private outdoor space on Level 3 along John Street has visual connection to Commercial Area 3,030 sf Denny Park WESTLAKE AVE N • Responds well to Design Guidelines: A2, A3, A4, A10, C1, C3, D1, E1 Parking Count 48 / .62 ratio

Cons • Less privacy for courtyard units. JOHN STREET SOUTHWEST CORNER

THOMAS ST 9TH AVE N 9TH AVE WESTLAKE AVE N AVE WESTLAKE

JOHN STREET WESTLAKE AVE

PROPOSED PROJECT DPD#3014750

JOHN ST Building Entry Parking Entry N SOUTHEAST CORNER SITE PLAN

EARLY DESIGN GUIDANCE MACFARLANE PARTNERS, LLC 14 DPD # 3014750 | AMAA# 130650 ANKROM MOISAN ARCHITECTS, INC. 03.20.13 MASSING OPTION 3 | PREFERRED OPTION - SHADOW STUDIES WESTLAKE AVE N AVE WESTLAKE N AVE WESTLAKE N AVE WESTLAKE

JOHN ST JOHN ST JOHN ST

MARCH/SEPTEMBER 21 :: 9 AM MARCH/SEPTEMBER 21 :: 12 PM MARCH/SEPTEMBER 21 :: 3 PM WESTLAKE AVE N AVE WESTLAKE N AVE WESTLAKE N AVE WESTLAKE

JOHN ST JOHN ST JOHN ST N

JUNE 21 :: 9 AM JUNE 21 :: 12 PM JUNE 21 :: 3 PM

MACFARLANE PARTNERS, LLC EARLY DESIGN GUIDANCE ANKROM MOISAN ARCHITECTS, INC. DPD # 3014750 | AMAA# 130650 15 03.20.13 WESTLAKE & JOHN / SEATTLE, WA

N STREET LEVEL PERSPECTIVE - SE CORNER OF WESTLAKE AND JOHN

EARLY DESIGN GUIDANCE MACFARLANE PARTNERS, LLC 16 DPD # 3014750 | AMAA# 130650 ANKROM MOISAN ARCHITECTS, INC. 03.20.13