Seattle Design Commission Concept Design Phase Review February 18, 2016 02 / Overview 07 / Context 18 / Design 301 Mercer Street Seattle, WA 98109 SECTION 01 OVERVIEW 01 / OVERVIEW PROJECT VISION Seattle Opera is unlocking opera for all with a new facility on the site of the former Mercer Arena. This new building prioritizes community access and will be a civic space where anyone can view technical and artistic trades and participate in arts learning. In bringing operations together under one roof the company to expand its education and community engagement programs both on- and off-site. Photo by Jonathan Vanderweit Photo SEATTLE DESIGN COMMISSION CONCEPT DESIGN PRESENTATION 2016.02.18 3 01 / OVERVIEW 106,158SF 106,158SF 74,158SF SF 74,158SF 32,000 2,326 SF PROJECT BACKGROUND SF 32,000 2,326 SF 35,206 SF 35,206 SF ORGANIZATIONAL HISTORY & CONTEXT 2,326 SF RETAIL 15,936 SF 2,326 SF RETAIL • Founded in 1963 as a result of the 1962 15,936 SF World’s Fair performances of Verdi’s Aida 29,993 SF OFFICE • Now the largest arts employer in the state 29,993 SF OFFICE 36,686 SF • Frequently collaborates with and builds sets REHEARSAL/ 24,779 SF 36,686 SF 19,221 SF for other art organizations 24,779 SF COMMUNITYREHEARSAL/ 102,325 SF 141,369 SF 19,221 SF New Building New New Building New COMMUNITY 102,325 SF & EDUCATION [2008 Design] • [2008 Design] 141,369 SF New Building New 10,087 SF Building New 9,266 SF & EDUCATION [2008 Design] performances at McCaw Hall [2008 Design] 10,087 SF 9,266 SF 76,698 SF 76,698 SF 24,522 SF STORAGE 76,698 SF • 76,698 SF 24,522 SF STORAGE each year through education and community 26,407 SF 26,407 SF 41,949 SF 9,266 SF programs across our state – programs are 131,725 SF STAGING/LOADING 41,949 SF 9,266 SF 131,725 SF STAGING/LOADING 5,698 SF on track to exceed ticket sales in number New Building [2016 Design] 16,937 SF Fred Rogers Fred Building 106,158 SF 5,698 SF 106,158 SF SHOP/STUDIO 9,727 SF New Building served annually [2016 Design] 16,937 SF Fred Rogers Fred Building 106,158 SF SHOP/STUDIO 9,727 SF 29,460 SF 29,460 SF SHOP/STUDIO 29,460 SF 29,460 SF PROJECT HISTORY Renton Shop Renton Shop SHOP/STUDIO Renton Shop Renton Shop • in partnership with Seattle Center Current 2008 2016 Current 2008 2016 • Space Usage Design Program Design Program was put on hold for several years Space Usage Design Program Design Program • that it was the right time to resume the • This design embodies Seattle Opera’s focus on expanding its civic impact Photo: Jonathan Vanderweit Photo: Patoc Brandon Photo: Elise Bakketun Photo: SEATTLE DESIGN COMMISSION CONCEPT DESIGN PRESENTATION 2016.02.18 4 01 / OVERVIEW ROY ST GOALS • Create a purpose-built environment for world-class artistry in a new facility • Prioritize dedicated spaces for growing education and community engagement programs 5TH AVE N 5TH AVE 3RD AVE N 3RD AVE 2ND AVE N 2ND AVE • N 6TH AVE visitors to explore the arts N AVE TAYLOR • Consolidate operations under one roof McCaw Hall MERCER ST 191’ 6” • TO I-5 PROGRAM • square-foot building MCCAW SITE • Creates an engaging presence for the Seattle HALL KCTS 338’ 3” • Visually showcases rehearsal rooms and teachers • Features dedicated community and education spaces allowing opera to offer as support training and planning for off-site N (JENKINS WY) 4TH AVE programs MEMORIAL • Incorporates new resources to support STADIUM collaboration with partner organizations • location as rehearsal and performance spaces to increase collaboration and artistry • reducing the need to truck-in sets and props • Includes environmentally controlled areas • New Mercer street level retail space and • 1” = 120’ 4th and Mercer Elise Bakketun Photo: 0 120’ 240’ 480’ 720’ 5TH AVE N 5TH AVE SEATTLE DESIGN COMMISSION CONCEPT DESIGN PRESENTATION 2016.02.18 BROAD5 ST 01 / OVERVIEW BUDGET & SCHEDULE PROJECT BUDGET • • 2015 2016 2017 2018 Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Conceptual Schematic Design Construction Design Design Development Documents Complete Complete Complete Complete DESIGN Seattle Design Commission Review Master Use Permit ENTITLEMENTS SEPA Addendum Submittal Demolition Excavation Foundation Building Permit Permit Permit Permit PERMITTING Early Procurement Begins (Structural Steel, Elevators, Freight Lift) EARLY PROCUREMENT Opera Construction Move-in Begins Complete CONSTRUCTION Demolition Foundation Steel Structure Interior Complete, Complete Complete Complete Temp Occupancy SEATTLE DESIGN COMMISSION CONCEPT DESIGN PRESENTATION 2016.02.18 6 SECTION 02 CONTEXT SF 5000 LR3 SF-5000 SM-85 02 / CONTEXT C2-40 NEIGHBORHOODS LR3LR3 ZONING QUEEN ANNE NC3-40 NC3P-40 SM-SLU SITE 160/85-240 NC3-40 NC3-85 NC3-65 SM-85 SOUTH LAKE UNION SM-SLU 240/125-400 IC-45 DMC-65 1” = 400’ BELLTOWN DENNY TRIANGLE 0 400’ 800’ 1600’ 2400’ SEATTLE DESIGN COMMISSION CONCEPT DESIGN PRESENTATION 2016.02.18 8 02 / CONTEXT SEATTLE CENTER / CENTURY 21 CAMPUS-WIDE DESIGN GUIDELINES QUEEN ANNE • A Great Gathering Place • • Entries and Edges • Walkability and Pedestrian Scale SEATTLE CENTER • Sustainability THEATRE DISTRICT • • Site Furnishings THEATRE DISTRICT ZONE SITE • Two-way Mercer should become a more pleasant walking environment • Prioritize quality design materials at Mercer street edge • Create a series of intimate scale spaces and buildings along the south edge BELLTOWN SEATTLE DESIGN COMMISSION CONCEPT DESIGN PRESENTATION 2016.02.18 9 02 / CONTEXT UPTOWN NEIGHBORHOOD GENERAL RECOMMENDATIONS GUIDING PRINCIPLES: • Uptown is a growing Urban Center • Uptown encourages the development of a diverse range of housing types and affordability levels • neighborhoods and • Uptown celebrates Seattle Center as a vital part of the neighborhood • Uptown is best served by a strong multi-modal transportation system • Uptown’s open space supports healthy Uptown residents • Uptown is a vibrant emerging Arts and Culture • Uptown values its history RECOMMENDATIONS @ SITE: • • Implement Seattle Center Master Plan • Consider changing NC3 zoning to SM • Height Increase Pedestrian Improvement • • Mercer Arena Opera Use • • • SEATTLE DESIGN COMMISSION CONCEPT DESIGN PRESENTATION 2016.02.18 10 Page 22 DRAFT Uptown Urban Design Framework Seattle Department of Planning and Development 02 / CONTEXT MERCER WEST PROJECT ROY ST • Mercer West construction began in April 2013 • Improved two-way connection between I-5 and 5th Ave W • Improved bicycle and pedestrian experience • • Construction substantially complete in 2015 5TH AVE N 5TH AVE 3RD AVE N 3RD AVE 2ND AVE N 2ND AVE 6TH AVE N 6TH AVE TAYLOR AVE N AVE TAYLOR Looking WestMercer on Mercer, West: at Dexter andAve MercerN to Fifth Intersection Ave W mcp mercercorridorproject fixing the mercer mess More than five yearsEastbound after construction Routes MERCER ST • Mercer Street restricted to two eastbound lanes from 5th Avenue N to Dexter Avenue N • Sidewalk maintained Roy St on one side of Mercer Street TO I-5 • SR 99 restricted to two lanes in each direction and sidewalks closed St ad ro • SR 99 off-ramps closed 99 B at Broad Street and Mercer Street Mercer St • Southbound left turn lane and left turn signal added at 5th Avenue N and Harrison Street Dexter Ave N Dexter Ave • Temporary signal installed at Broad Street The Bill & Melinda and Harrison Street Gates Foundation 5th Ave N 5th Ave N 8th Ave N 9th Ave Seattle Center Main eastbound route Alternate eastbound route Closed during MCCAW construction Republican St SITE Bus stop closure New/revised signal HALL KCTS Harrison St Map of surrounding area on reverse SDOT Seattle Department of Transportation JENKINS WY (4TH AVE N) JENKINS WY (4TH AVE MEMORIAL STADIUM 1” = 120’ 0 120’ 240’ 480’ 720’ Ped Circulation Principle Arterial LEGEND : One Way Street Protected Bike Lane Bus Stop Future Ped Circulation Minor Arterial SEATTLE DESIGN COMMISSION CONCEPT DESIGN PRESENTATION 2016.02.18 11 5TH AVE N 5TH AVE BROAD ST 02 / CONTEXT ZONING SUMMARY PROJECT SUMMARY NC3-85 HEIGHT LIMIT: 85’ Building Height Site Area Building Area FAR: MIN 2, MAX 4.5 (UNLESS MIXED-USE WITH RESIDENTIAL, THEN 6) 23.47A.013. Setbacks at Street Level ~26 Feet at Mercer for Plaza ALLOWED USES: OFFICE, RESIDENTIAL, RESTAURANTS, THEATERS, intent is to match McCaw setback for RETAIL, PKG, ETC. continuation of public promenade. 23.47A.004 Table A. Facade Transparency at Street Level Will meet requirements SETBACKS: NO MIN. SETBACKS, SEE BELOW FOR STREET-LEVEL REQ’S Parking None proposed FACADE REGULATIONS AT STREET-LEVEL landscaped/open spaces provided. 181’- 6” between 2-8’ above sidewalk shall be transparent. ZONING 76’ 7” PEDESTRIAN ENVELOPE 85’-0” 338’ 3” MAX HEIGHT 191’- 6” 25’-9”25’-9” 4TH AVE N (JENKINS WY) PARKING: NONE REQUIRED No parking required in a commercial zone within an Urban Center - site MERCER ST. located in Uptown Urban Center. 60% Min. transparency 13 Ft. Min. floor to floor at LANDSCAPING: 0.30 GREEN FACTOR SCORE REQUIRED between 2 Ft. and 8 Ft. at ground level 23.47A.016.A.2 street facing facades 10 Ft. Max. facade setback line [unless for wider sidewalks, plazas, or other approved land- scaped/open spaces provided] SEATTLE DESIGN COMMISSION CONCEPT DESIGN PRESENTATION 2016.02.18 12 Lat: 47.68 Seattle Washington Long: -122.25 Elev: 20’ United States 02 / CONTEXT ASHRAE ZONE 4C: Mixed - Marine DailyDaily Environmental Environmental Conditions Conditions Seasonal Wind Conditions Solar Conditions CLIMATE SUMMARY HighHigh and and low temperatureslow temperatures for an average for single an day average with relative single humidity. day with relative humidity Wind speed and accumulated hours of wind by season and direction.