5TH AVENUE

SITE

4TH AVENUE

DENNY WAY VINE STREET CLAY STREET CLAY WALL STREET WALL CEDAR STREET 3RD AVENUE BROAD STREET

2720 Fourth Avenue – Early Design Guidance DPD# 3012441 prepared for HB 4th and Denny, LLC August 9, 2011 1

Statement of Development Objectives: 7TH A The proposed mixed-use residential project will be comprised of ground level retail with 12 fl oors of residential units above and three fl oors of below grade parking. In all three schemes, the parking is TAYLOR AVENUE N concealed from view with access from the alley.

The development site is located between and the JOHN STREET 6TH AVENUE northwest side of 4th Ave. at the edge of the Belltown neighborhood. SPACE Denny Way is a major thoroughfare, while 4th Ave. is a principal arterial NEEDLE with one-way traffi c moving in a northwest direction. The development site is located adjacent to Tilikum Place to the northeast and one block southwest of the Center. Tilikum Place is an established pedestrian scale amenity with eclectic restaurants, mature street trees, FISHER 5TH AVENUE and the landmark Chief Seattle statute. The buildings in the project’s COMMUNICATIONS TILIKUM vicinity are characterized by a range of two and three story structures PLACE built in the early 20th century to larger residential and commercial FOUNTAIN buildings built between the late 20th century to present. COURT FIRE SITE STATION #2 Approximate Development Objectives: 4TH AVENUE DENNY WAY CENTENNIAL PACIFIC 162 Residential units TOWER SCIENCE 5,000 square feet of new ground level retail CENTER 105 below grade parking stalls MOSLER LOFTS ALTO

3RD AVENUE VINE STREET CLAY STREET CLAY WALL STREET WALL BROAD STREET CEDAR STREET 2ND AVENUE STREET BATTERY

BELLTOWN COURT EAGLE STREET

1ST AVENUE

Development Objectives and Aerial Photograph

N 2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 LEGEND 2 DENNY PARK PROJECT SITE

SEATTLE PUBLIC PARKS CENTER 3RD AVE BUS ROUTES

RAPID RIDE STATION STOP EXPERIENCE 7TH AVENUE MUSIC BUS STOP PROJECT ELEPHANT CARWASH JOHN STREET SHARED STOP ANTIOCH TAYLOR AVENUE N UNIVERSITY MONO RAIL

6TH AVENUE MAJOR THOROUGHFARES

SPACE NEEDLE BIKE LANE

SUN FISHER COMMUNICATIONS 5TH AVENUE APPROXIMATE 5 MINUTE WALK (1/10 OF A MILE) TILIKUM PLACE DESIGNATED GREEN STREET

SITE 4TH AVENUE PACIFIC SCIENCE CENTER DENNY WAY Urban Design Analysis: MOSLER WINTER SUN LOFTS ALTO SUMMER SUN The development site is a short walk to cultural and 3RD AVENUE recreational opportunities such as Tilikum Place, , and Denny Park. Development of Clay, Cedar and Vine as green streets coupled with the Boulevard will increase Belltown’s pedestrian friendly environment. The project is also proximate to various transportation opportunities which include: the shared Metro/Rapid Ride bus stop on Third Avenue, between 2ND AVENUE Cedar and Vine Streets, a designated bike lane on 2nd Ave; and Denny Way, which connects to I-5 and I-90. WALL STREET WALL BROAD STREET BATTERY STREET BATTERY EAGLE STREET VINE STREET GREEN STREET CLAY STREET GREEN STREET CLAY CEDAR STREET GREEN STREET

Urban Design Diagram

N 2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 3

DISTANT VIEWS TO LAKE UNION SPACE SPACE NEEDLE NEEDLE

JOHN STREET JOHN STREET 5TH AVENUE N 5TH AVENUE N

VISUAL CONNECTION TO SPACE NEEDLE

4TH AVENUE N 4TH AVENUE N

DENNY WAY

SITE SITE

‘TREE LINED-QUIET’ RESIDENTIAL 4TH AVENUE 4TH AVENUE

DISTANT VIEWS TO DENNY WAY PUGET SOUND DISTANT VIEWS TO PUGET SOUND

BOUNDARIES AND EDGES LOCAL SITE EXPERIENCES

LAKE LEGEND UNION QUEEN ANNE VIEWS HILL

COMMERCIAL SPACE ENTRY LOCATIONS

EDGE CREATED BY EXISTING BUILDING FACADES

EDGE CREATED BY EXISTING MATURE STREET TREES

BOUNDARY CREATED BY MONORAIL ABUTMENTS AND CAPITOL OVERHEAD RAILWAY HILL OUTDOOR PUBLIC SPACES

POTENTIAL CENTER OF OUTDOOR PUBLIC SPACE 5TH AVENUE N SITE DENNY WAY MAJOR EXISTING STREET TREES

OUTDOOR PUBLIC SPACE SHAPED BY BOUNDARIES

VIEWS Urban Design Views

N 2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 4

Although all guidelines are relevant, the asterisks ( ) indicate guidelines believed to be most applicable to the proposals. B3 Reinforce the positive urban form & architectural attributes of the immediate area. Consider the predominant attributes of the immediate neighborhood and reinforce desirable siting patterns, massing arrangements, and streetscape * characteristics of nearby development. A - SITE PLANNING & MASSING – RESPONDING TO THE LARGER CONTEXT Belltown-specifi c supplemental guidance: The principal objective of this guideline is to promote scale and character compatibility through reinforcement of the desirable patterns of massing and facade composition found in the surrounding area. Pay particular attention to designated A1 Respond to the Physical Environment. Develop an architectural concept and compose the building’s massing in landmarks and other noteworthy buildings. * response to geographic conditions and patterns of urban form found beyond the immediate context of the building site. a. Respond to the regulating lines and rhythms of adjacent buildings that also support a street-level environment; Belltown-specifi c supplemental guidance: regulating lines and rhythms include vertical and horizontal patterns as expressed by cornice lines, belt lines, doors, a. Develop the architectural concept and arrange the building mass to enhance views. This includes views of the water windows, structural bays and modulation. and mountains, and noteworthy structures such as the Space Needle; b. Use regulating lines to promote contextual harmony, solidify the relationship between new and old buildings, and b. The architecture and building mass should respond to sites having nonstandard shapes. There are several changes lead the eye down the street. in the street grid alignment in Belltown, resulting in triangular sites and chamfered corners. Examples of this include: c. Pay attention to excellent fenestration patterns and detailing in the vicinity. The use of recessed windows that create 1st, Western and Elliott between Battery and Lenora, and along Denny; shadow lines, and suggest solidity, is encouraged. c. The topography of the neighborhood lends to its unique character. Design buildings to take advantage of this condition as an opportunity, rather than a constraint. Along the streets, single entry, blank facades are discouraged. Consider providing multiple entries and windows at street level on sloping streets. B4 Design a well-proportioned & unifi ed building. Compose the massing and organize the publicly accessible interior * and exterior spaces to create a well-proportioned building that exhibits a coherent architectural concept. Design the A2 Enhance the skyline. Design the upper portion of the building to promote visual interest and variety in the architectural elements and fi nish details to create a unifi ed building, so that all components appear integral to the whole. downtown skyline.

B - ARCHITECTURAL EXPRESSION – RELATING TO THE NEIGHBORHOOD CONTEXT C - THE STREETSCAPE – CREATING THE PEDESTRIAN ENVIRONMENT

B1 Respond to the neighborhood context. Develop an architectural concept and compose the major building elements C1 Promote pedestrian interaction. Spaces for street level uses should be designed to engage pedestrians with the to reinforce desirable urban features existing in the surrounding neighborhood. * activities occurring within them. Sidewalk-related spaces should be open to the general public and appear safe and * welcoming. Belltown-specifi c supplemental guidance: Belltown has a rich architectural context, with a wide variety of architectural styles represented within the Belltown-specifi c supplemental guidance: neighborhood. Contemporary methods of building can potentially create visual confl icts with older buildings due to a. reinforce existing retail concentrations; differences in scale, massing, and degrees of articulation. Sometimes new buildings add exteriors that mimic past b. vary in size, width, and depth of commercial spaces, accommodating for smaller businesses, where feasible; architectural styles, creating a sense of unauthentic design. These guidelines emphasize the concept of historical c. incorporate the following elements in the adjacent public realm and in open spaces around the building: continuity, or in other words, the relationship of structures over time. This relationship encourages diversity within a - unique hardscape treatments coherent whole, reinforcing the unique and evolving character of Belltown. - pedestrian-scale sidewalk lighting - accent paving (especially at corners, entries and passageways) Considerations - creative landscape treatments (planting, planters, trellises, arbors) a. Establish a harmonious transition between newer and older buildings. Compatible design should respect the - seating, gathering spaces scale, massing and materials of adjacent buildings and landscape. - water features, inclusion of art elements b. Complement the architectural character of an adjacent historic building or area; however, imitation of historical d. Building/Site Corners. Building corners are places of convergence. The following considerations help reinforce site and styles is discouraged. References to period architecture should be interpreted in a contemporary manner. building corners: c. Design visually attractive buildings that add richness and variety to Belltown, including creative contemporary - provide meaningful setbacks/open space, if feasible architectural solutions. - provide seating as gatheringspaces d. Employ design strategies and incorporate architectural elements that reinforce Belltown’s unique qualities. In - incorporate street/pedestrian amenities in these spaces particular, the neighborhood’s best buildings tend to support an active street life. - make these spaces safe (good visibility) - iconic corner identifi ers to create wayfi nders that draw people to the site

B2 Create a transition in bulk and scale. Compose the massing of the building to create a transition to the height, bulk, * and scale of development in neighboring or nearby less intensive zones. Belltown-specifi c supplemental guidance: New high-rise and half- to full-block developments are juxtaposed with older and smaller scale buildings throughout the neighborhood. Many methods to reduce the apparent scale of new developments through contextually responsive design are identifi ed in other guidelines The objective of this guideline is to discourage overly massive, bulky or unmodulated structures that are unsympathetic to the surrounding context. Design Guidlines

2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 5

C2 Design facades of many scales. Design architectural features, fenestration patterns, and materials compositions that refer to D - PUBLIC AMENITIES – ENHANCING THE STREETSCAPE & OPEN SPACE the scale of human activities contained within. Building facades should be composed of elements scaled to promote pedestrian comfort, safety, and orientation. D1 Provide inviting & usable open space. Design public open spaces to promote a visually pleasing, safe, and active * environment for workers, residents, and visitors. Views and solar access from the principal area of the open space should C3 Provide active—not blank—facades. Buildings should not have large blank walls facing the street, especially near be especially emphasized. * sidewalks. Belltown-specifi c supplemental guidance: As a dense, urban neighborhood, Belltown views its streets as its front porches, and its parks and private plazas and spaces C4 Reinforce building entries. To promote pedestrian comfort, safety, and orientation, reinforce the building’s entry. as its yards and gardens. The design and location of urban open spaces on a site or adjoining sidewalk is an important determinant in a successful environment, and the type and character of the open space should be infl uenced by the * building’s uses.

C5 Encourage overhead weather protection. Encourage project applicants to provide continuous, well-lit, overhead weather • Mixed-use developments are encouraged to provide useable open space adjacent to retail space, such as an outdoor protection to improve pedestrian comfort and safety along major pedestrian routes. cafe or restaurant seating, or a plaza with seating. • Locate plazas intended for public use at/or near street grade to promote physical and visual connection to the street; on- Belltown-specifi c supplemental guidance: site plazas may serve as a well-defi ned transition from the street. Take views and sun exposure into account as well. Overhead weather protection should be designed with consideration given to: • Defi ne and contain outdoor spaces through a combination of building and landscape, and discourage oversized spaces that lack containment. a. the overall architectural concept of the building (as described in Guideline B-4); • The space should be well-buffered from moving cars so that users can best enjoy the space. b. uses occurring within the building (such as entries and retail spaces) or in the adjacent streetscape environment (such as bus stops and intersections); Open spaces can feature art work, street furniture, and landscaping that invite customers or enhance the building’s setting. c. minimizing gaps in coverage; d. a drainage strategy that keeps rain water off the street-level facade and sidewalk; e. continuity with weather protection provided on nearby buildings; D2 Enhance the building with landscaping. Enhance the building and site with substantial landscaping—which includes f. relationship to architectural features and elements on adjacent development, especially if abutting a building of historic or * special pavements, trellises, screen walls, planters, and site furniture, as well as living plant material. noteworthy character; g. the scale of the space defi ned by the height and depth of the weather protection; Belltown-specifi c supplemental guidance: h. use of translucent or transparent covering material to maintain a pleasant sidewalk environment with plenty of natural light; and Landscape enhancement of the site may include some of the approaches or features listed below, where appropriate: i. when opaque material is used, the illumination of light-colored undersides to increase security after dark. a. emphasize entries with special planting in conjunction with decorative paving and/or lighting; b. use landscaping to make plazas and courtyards comfortable for human activity and social interaction; C6 Develop the alley facade. To increase pedestrian safety, comfort, and interest, develop portions of the alley facade in c. distinctively landscape open areas created by building modulation, such as entry courtyards; response to the unique conditions of the site or project. d. provide year-round greenery — drought tolerant species are encouraged to promote water conservation and reduce * maintenance concerns; and Belltown-specifi c supplemental considerations: e. provide opportunities for installation of civic art in the landscape; designer/ artist collaborations are encouraged (e.g., Spaces for service and utilities: Growing Vine Street).

a. Services and utilities, while essential to urban development, should be screened or otherwise hidden from the view of the pedestrian. D3 Provide elements that defi ne the space. Provide special elements on the facades, within public open spaces, or on the b. Exterior trash receptacles should be screened on three sides, with a gate on the fourth side that also screens the receptacles sidewalk to create a distinct, attractive, and memorable “sense of place” associated with the building. from view. Provide a niche to recess the receptacle. c. Screen loading docks and truck parking from public view using building massing, architectural elements and/or landscaping. Belltown-specifi c supplemental guidance: d. Ensure that all utility equipment is located, sized, and designed to be as inconspicuous as possible. Consider ways to reduce Belltown is eclectic, diverse, eccentric and whimsical. New developments should incorporate elements on building facades, the noise impacts of HVAC equipment on the alley environment. within open space, or on the sidewalk that refer to the neighborhood’s rich art and history to reinforce a sense of place in Belltown. Pedestrian environment: e. Pedestrian circulation is an integral part of the site layout. Where possible and feasible, provide elements, such as landscaping Art and Heritage: and special paving, that help defi ne a pedestrian friendly environment in the alley. Art and History are vital to reinforcing a sense of place. Consider incorporating the following into the siting and design: f. Create a comfortably scaled and thoughtfully detailed urban environment in the alley through the use of well-designed a. vestiges of Belltown Heritage, such as preserving existing stone sidewalks and curbs; architectural forms and details, particularly at street level. b. art that relates to the established or emerging theme of that area; and c. install plaques or other features on the building that pay tribute to Belltown history. Architectural concept: g. In designing a well-proportioned and unifi ed building, the alley facade should not be ignored. An alley facade should be treated with form, scale and materials similar to rest of the building to create a coherent architectural concept.

Design Guidlines

2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 6

Street Hierarchy: E - VEHICULAR ACCESS & PARKING—MINIMIZING THE ADVERSE IMPACTS The function and character of Belltown’s streetscapes are defi ned street by street. In defi ning the streetscape for various streets, the hierarchy of streets is determined by street function, adjacent land uses, and the nature of existing streetscape improvements. E1 Minimize curb cut impacts. Minimize adverse impacts of curb cuts on the safety and comfort of pedestrians. 4th Avenue: * Street furnishings on 4th Avenue should be “off-theshelf”/ catalogue modern to refl ect the high-rise land uses existing or permitted along that corridor. E2 Integrate parking facilities. Minimize the visual impact of parking by integrating parking facilities with surrounding * development. Incorporate architectural treatments or suitable landscaping to provide for the safety and comfort of people using the facility as well as those walking by. D4 Provide appropriate signage. Design signage appropriate for the scale and character of the project and immediate neighborhood. All signs should be oriented to pedestrians and/or persons in vehicles on streets within the immediate neighborhood. E3 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 Belltown-specifi c design considerations: programmatic reasons cannot be located away from the street front. If the project is large, consider designing a comprehensive building and tenant signage system using one of the following or similar methods:

a. Use signs on an individual storefront’s awning, overhang, shop entrance, or building facade to add interest and give a human dimension to street-level building facades; and b. Show creativity and individual expression in the design of signs. c. Use signs to help distinguish the ground level of a building from the upper levels of a building; and d. Establish a rhythm of elements along the street-level facade; for instance, the regular cadence of signs with storefronts enhances the pedestrian experience.

D5 Provide adequate lighting. To promote a sense of security for people downtown during nighttime hours, provide appropriate levels of lighting on the building facade, on the underside of overhead weather protection, on and around street furniture, in merchandising display windows, and on signage.

Belltown-specifi c design considerations: Consider employing one or more of the following lighting strategies as appropriate.

a. Illuminate distinctive features of the building, including entries, signage, canopies, and areas of architectural detail and interest. b. Install lighting in display windows that spills onto and illuminates the sidewalk. c. Orient outside lighting to minimize glare within the public right-of-way.

D6 Design for personal safety & security. Design the building and site to enhance the real and perceived feeling of personal safety and security in the immediate area.

Design Guidlines

2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 7 PROJECT SITE DENNY PARK SM ICON/HISTORIC BUILDINGS* 65 SEATTLE *as identified in Belltown Design Guidelines CENTER NEIGHBORHOOD DESIGNATORS

JOHN STREET SM DENNY TRIANGLE URBAN CENTER

TAYLOR85 AVENUE N

6TH AVENUE

SPACE DMC NEEDLE 240/290-400 DMR/R 125/65 CHIEF SEALTH STATUE (National Historic Registry) 5TH AVENUE

NC3-85

SITE DMR/L 4TH AVENUE 240/125 UPTOWN URBAN CENTER

DENNY WAY 3RD AVENUE DMR/R BELLTOWN URBAN CENTER 125/65 DMC 85 DMR/R NC3-65 BROAD STREET 240/65 2ND AVENUE DMR/L 125/65 BATTERY STREET BATTERY DMC 65 DMR/R 125/65 DMR/R CLAY STREET CLAY VINE STREET 85/65 WALL STREET WALL CEDAR STREET EAGLE STREET

Zoning Map

N 2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 8

EXISTING NEARBY USES TAYLOR AVENUE N 14 11 1 Café Appassionato 23 The Davenport (Apartments) S Young’s Accounting 24 Artisan Cafe Surface parking lot EZ Salon 10 S 13 2 76 Gas Station Coach Health Consulting 1 M 9 3 711 Food Stores Montreaux S Surface parking lot 25 The Devonshire (Apartments) SPACE 8 12 M 5TH AVENUE N 4 Fisher Plaza West Building 26 2770 4th Avenue (Apartments) NEEDLE S Iron Stone Bank S 16 17 FedEx Office 7 Subway Sandwiches M Tina’s Nails S Belltown Visions M 27 Taco Del Mar 6 S Forza Coffee Company Tillicum Place Cafe 5 15 The Cheese Cellar Sublime Hair Salon S M S Grecian Corner Bambino’s East Coast Pizzeria 5 Fisher Plaza East Building 28 Bayview Tower (Apartments) M 5TH AVENUE Sport Restaurant and Bar S S S S 29 The Stonecliff (Apartments) SEATTLE S M Jura Physicians S 4TH AVENUE N PE 30 Uptown Espresso M M 19 PE CENTER M 20 21 22 23 La Belle Elaine’s Salon Divas M PE M S KUNS Univision Seattle Fonte Micro Coffee Roaster S PE M M PE KOMO News Radio 99.7 FM Sidney (Apartments) 18 S PE 25 4 M PE 24 STAR Radio 101.5 FM 31 Wells Fargo S S M KVI Radio 570 AM 32 The Vermont Inn M M PE PE M M DENNYM WAY 6 Fat City German Motor Specialists 33 Watermark at the Regrade M 28 PE 7 Susan G. Komen for the Cure - Puget Sound 34 John L. Scott Real Estate 27 29 PE M SITE 26 30 8 Surface parking lot Commercial Office Interiors M S PE S M PE M 9 Vacant 35 Centennial (Apartments) 3 O O O BROAD STREET BROAD O O O O O 10 Surface parking lot Petra Mediterranean Bistro M S M M 4TH AVENUE 11 Vacant The Framery S 2 O O 12 Surface parking lot Henry & Oscar‘s O O O G O O OO M PE M 13 Taylor 128 Apartments Boulangerie Nantaise 32 33 G M PE 14 Walgreen’s Pharmacy Belltown Bride 31 35 S PE 34 15 Faulkenbury and Wright Cleaners Belltown Dance Studio G 16 Surface parking lot 36 PE Car Toys G O O 17 Archstone Belltown Apartments 37 Surface parking lot M K Breakaway Sports 38 Mosler Lofts K PE M K G G G Dream Salon One Pacific Coast Bank 36 38 39 40 37 M PE M Paul M. Garrett Bookkeeping and Taxes 39 Street Bean Espresso K 41 42 E Briggs Brothers Kroll Map Company H E M M K PE Belltown Spa 40 Alto Apartments site E HH E E E E H H H H HH H H H H H H H Carebonds Insurance 41 BOPA Skincare 3RD AVENUE Amore Infused Restaurant Dina S. Good Salon Soul The Salon Doria Reagan Ph.D US Postal Service Law Offices of J. Michael Gallagher City Foods Grocery and Delicatessen Parlor 11 18 Zeeks Pizza Headquarters Set Salon Tilikum Place 3 @ Vine Salon 19 Chief Sealth Statue William Collier Design 20 5 Point Cafe and Bar 42 Centennial Court VINE STREET

WALL STREET WALL 5 Point Laundromat Bella Bridesmaids CLAY STREET CLAY CEDAR STREET Golden Singha (Restaurant) Belltown Video Beanie’s Smoke Shop 21 Edwards on 5th (Residence) 2ND AVENUE Steve Fey Fine Arts Photography G Force Turner Helion Antiques and Design M 22 Belltown Spine and Wellness

S Sycamore K Katsura M Maple H Honey Locust

G Sweet Gum E Hybrid Elm O Red Oak PE Flowering Pear Existing Use and Tree Survey

N 2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 9

1 – Fisher Communications (looking North) 2 – The Vermont Inn (looking South) 3 – Alto Apartments (looking East) 4 – Mosler Lofts (looking SouthEast)

5 – The Watermarke Apartments (looking NorthWest) 6 – The Stoncliff Apartments (looking East) 7 – 2720 4th Avenue (looking North) 8 – John L. Scott Real Estate (looking NorthWest)

5TH AVENUE 1

N 11

DENNY WAY 9 SITE 7 6 10

4TH AVENUE 25 8 4 VINE STREET CEDAR STREET

CLAY STREET CLAY 3

3RD AVENUE N KEY PLAN 9 – Bay View Tower (looking East) 10 – The Sidney Apartments (looking SouthEast) 11 – Zeek's Pizza building (looking South) Nearby Structures

2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 10

VINE STREET

TAYLOR AVENUE

5TH AVENUE

1 – Project Site looking SouthWest

DENNY WAY 5TH AVENUE N

SITE 4TH AVENUE 1 2

2 – Project Site looking North

3 CLAY STREET

4TH AVENUE N

VICINITY DIAGRAM

3 – Project Site looking South

Vicinity Diagram and Site Photographs

2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 11

2700 4TH AVENUE

FISHER COMMUNICATIONS

Broad Street Denny Way Cedar Street

THE NORTHEAST SIDE OF 4TH AVENUE Project Site

THE WATERMARKE THE VERMONT INN APARTMENTS

Cedar Street Clay Street Denny Way Beyond THE SOUTHWEST SIDE OF 4TH AVENUE

4th Avenue Photographs

2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 12

FISHER COMMUNICATIONS

4th Avenue N 5th Avenue N

THE NORTH SIDE OF DENNY WAY

TILIKUM PLACE ZEEKS PIZZA

5th Avenue Alley 4th Avenue Project Site THE SOUTHWEST SIDE OF 4TH AVENUE

Denny Way Photographs

2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 13

2’ CONTOUR TILIKUM PLACE EXISTING BUS STOP

FISHER COMMUNICATIONS ZEEKS PIZZA

LEGEND EXISITNG ALLEY SYCAMORE DENNY WAY 83.25’ ENTRY Black Maple MAPLE TO BE REMOVED ENTRY AND REPLACED 9” Sycamore EXISTING PARKING Red Oak EXISTING PARKING (20 STALLS) 95.25’ 7” (30 STALLS) Sycamore maple

6” 108’ 2700 4TH AVENUE

17” PROJECT SITE

40’ (13,795 SQUARE FEET)

14”

150’ 15” 22” 7-11 24” 17” 17”

2’ CONTOUR 4TH AVENUE

WELLS FARGO THE VERMONT INN CEDAR STREET CLAY STREET CLAY THE WATERMARKE APARTMENTS (GREEN STREET) (GREEN STREET)

Site Analysis

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+125’

+125’ 120’ MAX WALL LENGTH

+85’ 90’ MAX WALL LENGTH 20’ MIN +55’ +85’

20’ SIDE YARD SETBACK +55’ +15’ 4TH AVENUE 15’ MIN FACADE HEIGHT 5’ SETBACK

(OVERHEAD WEATHER PROTECTION EXCEPTION)

PROPERTY LINE FACADE SETBACK LIMITS DENNY WAY 60% MIN TRANSPARENCY +15’ (OVERHEAD WEATHER PROTECTION EXCEPTION) DENNY WAY 5’ SETBACK 4TH AVENUE

Zoning Envelope Diagram — 4th Avenue (Class I Pedestrian Street) Zoning Envelope Diagram — Denny Way (Class II Pedestrian Street)

65’ to 125’ — 65% Max Coverage

65’ to 85’ — 75% Max Coverage

0” to 65’ — 100% Max Coverage

0’ to 15’ — No Setback Restrictions

Site Zoning Analysis

2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 15

GARAGE ENTRY

LOADING/ 13 TRANSFORMER

DENNY WAY DENNY WAY 12 11 10 9

8

14 ROOF BELOW FITNESS RETAIL 15 7 RESIDENTIAL 3456 LOBBY 2 16 RETAIL MGR/ 1 MAIL

ENTRY BLDG ABOVE

4TH AVENUE

LEVELS 2-6 UP TO 60' (65' MAX HEIGHT AT 100% COVERAGE) 4TH AVENUE

LEVEL 1

SCHEME A – Plans

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ROOF BELOW

DENNY WAY 10 9 8 DENNY WAY 9 8 7 7 6 6

ROOF ROOF BELOW BELOW

12 11 11 10 5 5 234 234

13 12 ROOF BELOW 1 ROOF 1 ROOF BELOW BELOW

4TH AVENUE 4TH AVENUE

LEVELS 7-8 UP TO 78' (85' MAX HEIGHT AT 75% COVERAGE) LEVELS 9-13 UP TO 125' (65% COVERAGE)

SCHEME A – Plans

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CLAY STREET

4TH AVENUE

DENNY WAY

CLAY STREET

DENNY WAY

BROAD STREET

CLAY STREET

CEDAR STREET

DENNY WAY

Scheme A – Massings

2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 18

GARAGE ENTRY

LOADING/ TRANSFORMER

DENNY WAY DENNY WAY 11 10 9 12 8 7 RETAIL ROOF BELOW FITNESS 13

RESIDENTIAL 14 6 LOBBY 2345 16

15 RETAIL MGR/ MAIL 1 ENTRY

BLDG ABOVE

4TH AVENUE

LEVELS 2-6 UP TO 60' (65' MAX HEIGHT AT 100% COVERAGE) 4TH AVENUE

LEVEL 1

Scheme B – Plans

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DENNY WAY 8 7 6 7 6 9 DENNY WAY 8 5 5

ROOF BELOW ROOF 10 BELOW 9 11 234 10 4 13 23 12 12 11 ROOF BELOW 1 ROOF 1 BELOW

4TH AVENUE 4TH AVENUE LEVELS 7-8 UP TO 78' (85' MAX HEIGHT AT 75% COVERAGE) LEVELS 9-13 UP TO 125' (65% COVERAGE)

Scheme B– Plans

N 2720 Fourth Avenue – Early Design Guidance 01020 40 HB 4th and Denny, LLC August 9, 2011 20

CLAY STREET

4TH AVENUE

DENNY WAY

CLAY STREET

DENNY WAY

BROAD STREET

CLAY STREET

CEDAR STREET

DENNY WAY

Scheme B – Massings

2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 21

GARAGE ENTRY

LOADING/ TRANSFORMER

DENNY WAY

DENNY WAY 12 11 10 9 8 13 RETAIL 7 ROOF FITNESS 14 BELOW

15 RESIDENTIAL 6 LOBBY 2345 16 RETAIL MGR/ 1 MAIL

BLDG ABOVE ENTRY

4TH AVENUE

LEVELS 2-6 UP TO 60' (65' MAX HEIGHT AT 100% COVERAGE) 4TH AVENUE

LEVEL 1

Scheme C – Plans

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9 8 7 DENNY WAY 10 DENNY WAY 8 7 6

11 9

ROOF ROOF BELOW BELOW 12 10 6

13 11 2345 2345 14 12 1 1

ROOF ROOF BELOW BELOW

4TH AVENUE 4TH AVENUE

LEVELS 7-8 UP TO 78' (85' MAX HEIGHT AT 75% COVERAGE) LEVELS 9-13 UP TO 125' (65% COVERAGE)

Scheme C – Plans

N 2720 Fourth Avenue – Early Design Guidance 01020 40 HB 4th and Denny, LLC August 9, 2011 23

CLAY STREET

4TH AVENUE

DENNY WAY

CLAY STREET

DENNY WAY

BROAD STREET

CLAY STREET

CEDAR STREET

DENNY WAY

Scheme C – Massings

2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 24

CLAY STREET CLAY STREET CLAY STREET

DENNY WAY DENNY WAY DENNY WAY

BROAD STREET BROAD STREET BROAD STREET

SCHEME A SCHEME B SCHEME C

Advantages: Advantages: Advantages: • Building massing is based on Land Use Code; No departures required. • Building massing is based on Land Use Code; No departures required. • Building massing is based on Land Use Code; No departures required. • Regular building geometry and unit shapes. Allows for fl oor plan layouts to be fl exible • Strong vertical architectural expression at the intersection of 4th Ave. and Denny Way. • Geometry blends the regular quality of Scheme ‘A’ and the uniqueness of Scheme ‘B.’ with regard to unit types and sizes. • Uniquely shaped unit layouts provide a diversity of unit types. • Creates well defi ned street edge along Denny Way. • Building massing provides more relief from Denny Way and Fisher Media Services. • More building mass conforming to Denny Way without orienting units directly onto Fisher Challenges: • Orients residential units to maximize distant views to natural features such as Lake Media Services. • Building facade on Denny Way gestures directly toward Fisher Media Service’s southwest facade. Union, and Elliot Bay and nearby neighborhood amenity, Tilikum Place. • Clear building mass on 4th Ave. • Building massing and fl oor plan arrangement takes less advantage of distant views to Lake Union. • Has potential for more ground level outdoor, public space along Denny Way. Challenges: • Stepped massing on all building facades • Building geometry defi ned by both Denny Way and 4th Ave. creating idiosyncratic Challenges: fl oor plans. • Does not strictly conform to the street edge of Denny way above the required Land Use • Units along Denny Way, between protruding bays, takes less advantage of distant views facade height of 15’. to Lake Union.

Comparison Views of Schemes

2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 25 ORNAMENTAL TREES WITH BENCH, TYP. OF 2 GARAGE ENTRY

Landscape Concept:

The site design for the project will address the two street DENNY WAY frontages in distinct manners. NEW STREET TREES LOADING/ TRANSFORMER (SPECIES TBD) On 4th Avenue we will preserve and celebrate the existing mature trees by providing expanded tree pit openings and simple, low(12-18” high) vegetative treatment. The trees PLANTING AREA and sidewalk landscaping are intended to clearly frame the residential lobby and retail/restaurant uses. The existing, large curb bulb at the north end will have taller landscaping EXISITNG MAPLE TREES (24-30” ht) with more variety in order to fi nish the block TO REMAIN, TYP. strongly and strengthen the transition to Denny Way. RETAIL FITNESS On Denny Way, per directions from Bill Ames, SDOT Forester, we will remove the existing trees, replacing them with new. A continuous landscaped buffer edge (24”-30” ht) will be installed along the curb line to provide pedestrian RESIDENTIAL protection from the high volume vehicular traffi c. It is also LOBBY intended that the at-grade retail facade be set back from the property line to allow a broadened streetscape along RETAIL MGR/ this edge, with additional seating and landscaping where possible. MAIL

2’X2’ SCORED,GRAY CONCRETE, TYP.

4TH AVENUE PLANTING AREA EXISTING OAK TREES DECORATIVE, CRUSHED GRANITE TO REMAIN, TYP.

Illustrative Landscape Plan

N 2720 Fourth Avenue – Early Design Guidance 0510 20 HB 4th and Denny, LLC August 9, 2011 26

SCHEME 'A'

CODE DEVELOPMENT STANDARD REQUIREMENT REQUEST JUSTIFICATION

No Departures Requested

SCHEME 'B'

CODE DEVELOPMENT STANDARD REQUIREMENT REQUEST JUSTIFICATION

No Departures Requested

SCHEME 'C'

CODE DEVELOPMENT STANDARD REQUIREMENT REQUEST JUSTIFICATION

No Departures Requested

Requested Departures

2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 27

Klee Lofts and Suites

Harbor Steps

Harbor Steps

Mural Apartments

Alto Apartments – Under Construction Firm Experience

2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011 28

Cedar Street - Green Street Harbor Steps - Post Alley 500 Mercer LUMEN Block 40 South Lake Union

Bell Street Park Boulevard

Alcyone 500 Mercer LUMEN Firm Experience

2720 Fourth Avenue – Early Design Guidance HB 4th and Denny, LLC August 9, 2011