citizenM Hotel 201 Westlake Ave N SDCI Project # 3023379 Early Design Guidance West Design Review Board Date: June 15, 2016 Gensler TABLE OF CONTENTS 2.0 SITE SURVEY 3.0 PROPOSAL 4.0 SITE ANALYSIS 5.0 ZONING ANALYSIS 6.0 citizenM DEVELOPMENT 7.0 RELEVANT DESIGN GUIDELINES 8.0 ARCHITECTURAL CONCEPTS 9.0 LANDSCAPE 10.0 REQUESTED DEPARTURES N Early Design Guidance SDCI project# 3023379 Date: June 15, 2016 Gensler 2 2.0 SITE SURVEY 201 Westlake Ave N Legal description DPD project# 3023379 PROJECT SITE LOT 5 AND 6, BLOCK 90, D. T. DENNY’S 5TH ADDITION TO NORTH SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 105.73’ 1 OF PLATS, PAGE 202, IN KING COUNTY, WASHINGTON. 61.30 58.11 60’60 EXCEPT THE EAST 12 FEET THEREOF CONDEMNED BY THE CITY OF SEATTLE FOR STREET PURPOSES UNDER SUPERIOR LOADING & COURT CAUSE NO. 47549 IN KING COUNTY, TRASH/ WASHINGTON. AS PROVIDED FOR BY RECYCCLING ORDINANCE NO. 12023 OF THE CITY OF SEATTLE; AND EXCEPT THE WEST 2.00 FEET THEREOF 62’62’ CONVEYED TO THE CITY OF SEATTLE FOR ALLEY PURPOSES BY RECORDING NO. 20140421000017. SITUATE IN THE COUNTY OF KING, STATE OF WASHIONGTON. 120.07’ HOTEL ENTRANCE EXISTING ALLEY ACCESS ALLEY 62.66 59.61 N Early Design Guidance SDCI project# 3023379 Date: June 15, 2016 Gensler 3 3.0 PROPOSAL 201 Westlake Ave This proposal is for the design and construction of a seven-story, 257-key hotel. The project LAKE UNION contains ground floor retail and beverage areas totaling 82,900 sf. No parking is planned for the development, QUEEN ANNE loading to be from the alley. SOUTH LAKE CAPITOL HILL SEATTLE UNION CENTER SITE DENNY TRIANGLE U.C.V. BELLTOWN DOWNTOWN FIRST HILL CENTRAL DISTRICT ELLIOTT BAY PIONEER SQUARE INTERNATIONAL DISTRICT N Early Design Guidance SDCI project# 3023379 Date: June 15, 2016 Gensler 4 3.0 PROPOSAL Neighborhood Context AURORA AVE N AVE AURORA N DEXTER AVE N 8TH AVE N 9TH AVE N WESTLAKE AVE The site is located within the South Lake Union neighborhood toward the southern border of the SOUTH South Lake Union Urban Center. LAKE UNION The proposed hotel is within a short walking PARK distance of the Central Business District, Seattle Center and the southern end of Lake Union. Amazon, the Gates Foundation and UW Medicine are also in close proximity. MERCER ST UW GATES MEDICINE FOUND- ATION SEATTLE AMAZON CENTER AMAZON CASCADE LAKE UNION VIEWS PARK THOMAS ST SPACE NEEDLE & ELLIOTT BAY VIEWS 7 MINUTE WALK JOHN ST DENNY PARK DENNY AVE DOWNTOWN VIEWS DOWNTOWN CENTRAL BUSINESS DISTRICT N Early Design Guidance SDCI project# 3023379 Date: June 15, 2016 Gensler 5 4.0 SITE ANALYSIS Vicinity Map + Traffic Flows 6TH AVE N 6TH AVE 99 HIGHWAY N DEXTER AVE N 8TH AVE N 9TH AVE N WESTLAKE AVE N AVE TERRY N BOREN AVE N AVE FAIRVIEW N MINOR AVE The area around the site is easily accessible by vehicular traffic. Significant numbers of people will pass by the site along Westlake heading north and south. Proximity to Denny Way allows easy access from east and west. Access to and from 99 is a short distance away. HARRISON ST The site is within close proximity to several transit lines including the South Lake Union Street Car, and bus routes 8, 26, 28, 40, 70, 71. These connect the site to several neighborhoods such as Downtown, Capitol Hill, Fremont, Lower Queen Anne, the Central District, Mount Baker, Rainier Beach, THOMAS ST University District and Wedgewood. HIGHWAY 99 HIGHWAY SITE JOHN ST LEGEND DENNY PARK HIGHWAYSEXPRESSWAY CLASS II STREET CLASS I DENNY WAY CLASS I STREET CLASSGREEN II STREET GREENSLU TROLLEY STREET 5TH AVE BUS STOP B BICYCLEONE WAY ROUTES STREET SLUSOUTH TROLLEY LAKE UNION TERRY AVE 9TH AVE 8TH AVE METRO BUS 6TH AVE 7TH AVE OPEN SPACE N WALL ST BELL ST BATTERY ST LENORA ST VIRGINIA ST BLANCHARD ST Early Design Guidance SDCI project# 3023379 Date: June 15, 2016 Gensler 6 4.0 SITE ANALYSIS Zoning and Street Level Uses Map The site is located within the SM-SLU 160/85-240 (Seattle Mixed - South Lake Union) zone. Street-level uses are required along at least 75% of the Westlake Avenue frontage and 10% of the John Street frontage. SM-SLU SM-SLU SM-SLU DMC 160/85 - 240 85 - 240 160/85 - 240 240/290 - 400 THOMAS ST 9TH AVE N 9TH AVE WESTLAKE AVE N WESTLAKE AVE HIGHWAY 99 HIGHWAY SITE JOHN ST LEGEND SM-SLU 240/125 - 400 HIGHWAYSEXPRESSWAY CLASS II STREET STREET LEVEL USES DENNY WAY REQUIREDCLASS I STREET GREEN STREET DENNYSLU TROLLEY TRIANGLE BUS STOP B ONE WAY STREET DMC DMC SOUTH LAKE UNION 240/290 - 400 240/290 - 400 DMC 340/290 - 400 N Early Design Guidance SDCI project# 3023379 Date: June 15, 2016 Gensler 7 4.0 SITE ANALYSIS Gateways, Hearts and Edges 6TH AVE N 6TH AVE 99 HIGHWAY N DEXTER AVE N 8TH AVE N 9TH AVE N WESTLAKE AVE N AVE TERRY N BOREN AVE N AVE FAIRVIEW N MINOR AVE The site is located along Hearts Location which is the center of commercial and social activity within the neighborhood. Cascade Park and Denny Park form two of SLU’s hearts, these existing open spaces already HARRISON ST contribute to surrounding blocks, but could be further strengthened by adjacent uses and streetscape design. Retail and eateries along Westlake form a commercial heart. THOMAS ST HIGHWAY 99 HIGHWAY SITE JOHN ST LEGEND DENNY PARK GATEWAYEXPRESSWAY CLASS II STREET PROCESSIONAL GATEWAY CLASS I STREET DENNY WAY HEARTGREEN LOCATION STREET SLU TROLLEY INFRASTRUCTURE BARRIER BUS STOP B 5TH AVE CHALLENGING TOPOGRAPHY ONE WAY STREET PEDESTRIAN-ORIENTEDSOUTH LAKE UNION RETAIL TERRY AVE 9TH AVE AND SERVICE REQUIRED 8TH AVE 6TH AVE 7TH AVE NEIGHBORHOOD RETAIL AND SERVICE INCENTIVES NEIGHBORHOOD HEART N WALL ST BELL ST BATTERY ST LENORA ST VIRGINIA ST BLANCHARD ST Early Design Guidance SDCI project# 3023379 Date: June 15, 2016 Gensler 8 4.0 SITE ANALYSIS Site Aerial Views Thomas Street 9th Avenue N 9th Avenue SITE N Avenue Westlake John Street N View from North, from Downtown View from East, from Highway I-5 9th Avenue N John Street John SITE Thomas Street Westlake Avenue N N Early Design Guidance SDCI project# 3023379 Date: June 15, 2016 Gensler 9 4.0 SITE ANALYSIS Site Aerial Views John Street SITE 9th Avenue N 9th Avenue Westlake Avenue N Avenue Westlake N Thomas Street View from South, from South Lake Union View from West, from Seattle Center Westlake Avenue N SITE John Street John Thomas Street N 9th Avenue N Early Design Guidance SDCI project# 3023379 Date: June 15, 2016 Gensler 10 4.0 SITE ANALYSIS Surrounding Buildings (Existing + New) RETAIL COMMERCIAL/ OFFICE MIXED-USE RESIDENTIAL OTHER 1 227 Westlake Ave N 2 900 Thomas Street 3 300 Westlake Ave N - Sellen Construction - First Church of Christ Scientist - Six-Floor Office Building 3 2 4 1 5 SITE 6 4 224 Westlake Ave N 5 202 Westlake Ave N 6 120 Westlake Ave N - Amazon Building_Houston - Amazon Building_Roxanne - Rollin Street Flats N Early Design Guidance SDCI project# 3023379 Date: June 15, 2016 Gensler 11 4.0 SITE ANALYSIS Surrounding Buildings (New+Proposed) RETAIL COMMERCIAL/ OFFICE MIXED-USE RESIDENTIAL OTHER 7 309 9th Ave N 8 901 Harrison Street 9 307 Westlake Ave N - Amazon Campus Phase VIII - City Hardware & - Seattle Biomedical Research Institute 8 Proposed Mixed Use Building 7 9 10 11 SITE 12 234 9th Ave 910 John Street 111 Westlake Ave N 970 Denny Way 10 11 12 13 - Proposed Mixed-use - Proposed Residential and - Proposed 41-Story - Proposed 40-Story 13 Project Featuring Commercial Project Residential and 18-Story Residential Tower Commercial, Retail and Office Tower N Residential Use Early Design Guidance SDCI project# 3023379 Date: June 15, 2016 Gensler 12 4.0 SITE ANALYSIS Streetscape Photomontage _ Westlake Avenue N 111 WESTLAKE AVE N (PROPOSED) N PROJECT SITE JOHN ST ST THOMAS WESTLAKE AVENUE NORTH, FACING WEST THOMAS ST THOMAS JOHN ST WESTLAKE AVENUE NORTH, FACING EAST Early Design Guidance SDCI project# 3023379 Date: June 15, 2016 Gensler 13 4.0 SITE ANALYSIS Streetscape Photomontage _ John Street 111 WESTLAKE AVE N (PROPOSED) N WESTLAKE AVE N WESTLAKE AVE N 9TH AVE JOHN STREET, FACING SOUTH 200 9TH AVE N PROJECT SITE (PROPOSED) 9TH AVE N 9TH AVE ALLEY MID-BLOCK WESTLAKE AVE N WESTLAKE AVE JOHN STREET, FACING NORTH Early Design Guidance SDCI project# 3023379 Date: June 15, 2016 Gensler 14 4.0 SITE ANALYSIS Existing Massing + Uses THOMAS ST First Church of Christ Scientist Center for Infectious 9TH AVE N Disease Research JOHN ST 228 9th Ave N Sellen DENNY Construction LEGEND PARK WESTLAKE AVE N ProposedEXPRESSWAY Project CLASS II STREET Park CLASS I STREET Commercial/GREEN STREET Office Amazon Building_Roxanne RetailSLU TROLLEY BUS STOP B Mixed-UseONE WAY Residential STREET Rollin Street Flats OtherSOUTH LAKE UNION N Early Design Guidance SDCI project# 3023379 Date: June 15, 2016 Gensler 15 4.0 SITE ANALYSIS Proposed + Under Construction THOMAS ST 9TH AVE N 234 9th Ave N JOHN ST 910 John Street DENNY LEGEND PARK WESTLAKE AVE N ProposedEXPRESSWAY Project CLASS II STREET Park CLASS I STREET ExistingGREEN STREET 111 Westlake Ave N SLU TROLLEY Proposed 970 Denny Way BUS STOP B ONE WAY STREET SOUTH LAKE UNION N Early Design Guidance SDCI project# 3023379 Date: June 15, 2016 Gensler 16 4.0 SITE ANALYSIS 9AM 12PM 3PM Shadow Study (Site with Existing Buildings) March 21 N 330 10° 30 20° 30° 21:11 05:12 40° 300 50° 60 60° 70° 80° 18 09 W E 18 15 12 09 15 12 240 120 16:20 07:55 15 09 12 JUNE 21 210 150 S N DECEMBER 21 Early Design Guidance SDCI project# 3023379 Date: June 15, 2016 Gensler 17 4.0 SITE ANALYSIS 9AM 12PM 3PM Shadow Study (Site with Proposed Buildings) March 21 N 330 10° 30 20° 30° 21:11 05:12 40° 300 50° 60 60° 70° 80° 18 09 W E 18 15 12 09 15 12 240 120 16:20 07:55 15 09 12 JUNE 21 210 150 S N DECEMBER 21 Early Design Guidance SDCI project# 3023379 Date: June 15, 2016 Gensler 18 5.0 ZONING ANALYSIS Site Address: 201 Westlake Avenue N SMC 23.48.021 Extra Floor Area Seattle, WA 98109 Site Address: 201 Westlake Avenue N SMC 23.48.221SMC 23.48.021 Extra FloorExtra Area Floor in Area South Lake Union Urban Center Seattle, WA 98109 Parcels: 1986200085 SMC 23.48.221 Extra Floor Area in South Lake Union Urban Center Standard Proposed Parcels: 1986200085 Zone: SM-SLU 160/85-240, Seattle Mixed Extra floorStandard area shall be achieved per the provisions of SMC Project willProposed comply.