500 YALE AVENUE - Seattle.gov Home Yale Avenue is a proposed commercial ofﬁ ce and retail building...

5 0 0 Y A L E A V E N U E

CONTENTS

1 Project Description2-3 Response to Design Guidelines

4 Departure Requests5-8 Neighborhood and Site Analysis

9-17 Floor Plans18-21 Elevations22-25 Building Sections

26 Landscape Plan27 Enlarged Elevation-Main Lobby

28 Main Lobby Views

29 Enlarged Elevation-South Retail on Yale Ave.

30 Enlarged Elevation-South Wall31 Exterior Views32 Enlarged Section Through North Retail

33 Enlarged Section Through Main Entry

34 Enlarged Section Through South Retail

DPD Number: 3005413

Recommendation MeetingApril 2008

Weiss Jenkins Propertiesruffcorn mott hinthorne stine architects

April 2008

Recommendation MeetingWeiss Jenkins Propertiesruffcorn mott hinthorne stine

500 YALE AVENUE

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Project Description

Project DescriptionAddress 500/504 Yale Avenue North

Site Dimensions 114’-9” x 160’-0” = 18,360 SF.

Description Demolish two existing buildings.

Construct new retail/offi ce building with 4 levels of offi ce (69,541 sf) over 5 levels of parking (72,380 sf, 133 stalls, 3 levels above grade; 2 levels below grade). Above grade structured parking screened by intervening retail & landscape elements.

LocationParcel Number 0209000030Legal Description Lots 6,7,8,9, Block 20 of Anderson’s Addition

to Pontius Addition, Vol. 3 pg. 117

Map 102

Zone SMC-75

Street Classifi cations Yale Avenue North: unclassifi ed Republican street: Class II Pedestrian streetAlley: existing alley is 26’-0” wide.

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500 YALE AVENUE

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RESPONSE TO DESIGN GUIDELINES

The following narrative addresses the comments received from the Design Review Board at our Early Design Guidance meeting on September 20th, 2006.

The South Lake Union neighborhood consists of a mixture of building types and uses. The diversity ranges from residential, industrial, maritime, artisan, biotech, social service and much more. As plans come and go, the neighborhood continues to explore ways to maintain the unique character of this area while encouraging strengthening of the community both physically and economically.Cascade Area: Supporting a mixture of commercial, residential and social services, this area has a reputation for its sustainable infrastructure and local improvement projects that maintain a creative, collaborative and eclectic nature.

500 Yale Avenue is a proposed commercial offi ce and retail building located on the corner of Yale Avenue and Republican Street in the South Lake Union Urban Hub.

Design Objectives from Early Design Guidance:

A-1 Responding to Site CharacteristicsA-2 Streetscape CompatibilityA-3 Entrances Visible from the StreetA-4 Human ActivityA-8 Parking and Vehicle AccessA-10 Corner Lots

B-1 Height, Bulk and Scale Compatibility

C-1 Architectural ContextC-3 Human ScaleC-4 Exterior Finish MaterialsC-5 Structured Parking Entrances

D-1 Pedestrian Open Spaces and EntrancesD-2 Blank WallsD-5 Visual Impacts of Parking StructuresD-7 Personal Safety and Security

C-1 The proposed building is conceived as the companion building to the adjacent Republican Building previously developed by Weiss Jenkins Properties. It is designed to create a unifi ed and distinct identity to this block and strike a balance between its surrounding architectural context and the advanced technology required to accommodate current building systems and the values of today’s building tenants.

A-1, B-1 Composed as a simple brick volume with punched openings, the top fl oor steps back to lessen the impact of the perceived building mass on the street, create a terrace for upper fl oor tenants, and take advantage of views of Lake Union, the Space Needle and downtown Seattle. Additional recessed balconies on the south facade are provided on each of the fl oors to provide views and to further modulate the building mass. The fi ve story building height has been intentionally minimized to preserve views from the upper fl oors of the Republican building.

C-5 The lower portion of the building is clad in dark brick and stone to provide an emphasized base for the offi ce fl oors above. The central bay of vertical circulation and lobbies on the Yale Avenue façade serves to break up the mass and unify the traditional “base, middle and top” with an iconic vertical element in a modern vocabulary.

A-1, D-1 The main building lobby is a double height space located on Yale Avenue and fi nished with natural wood and stone, with a central hanging chandelier to further animate the building entry from the street. In addition to the use of natural materials, the building has a variety of other sustainable features, including a green wall along Republican Street, bicycle parking, and high performance mechanical, electrical, and communication systems.

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C-3, C-4 The street level development at 500 Yale Avenue is designed to engage the neighborhood pedestrians by continuing the development of adjacent blocks to the north and south. The retail frontage is intended to express the scale of small shops and allows for fl exibility in locating shop entrances. The recessed shop fronts create variety in the building façade

and establish a protected zone for exterior seating and display.

A-2, A-3, A-4, D-7 Recessed back from the primary face of the building, the fl oor to ceiling glazed shop fronts provide maximum transparency between street and interior to enliven the streetscape and provide additional illumination at the side walk in the evening. Steel and glass canopies provide overhead weather protection, signal building entry and create a more intimate pedestrian scale at the street level. Additional glazing and a canopy on Republican signals the presence of the retail space to pedestrians approaching from the east or west on Republican.

C-1 The exterior architectural expression of 500 Yale Avenue is designed to be human scaled and contextual, utilizing cladding materials with a sense of permanence and familiar to the neighborhood. The proposed design takes visual cues from both contemporary and historic buildings in the neighborhood. All three facades of the building fronting the public right-of-ways are clad in a roman brick (12” x 2-1/2”) in two different color values: dark at the base and light tan above. Proportions and forms of punched openings are sized to relate to the adjacent Republican building and nearby historic brick architecture, reinterpreted with taught, contemporary detailing.

A-4, A-8, C-3, D-1 A new side walk is being provided in cooperation with SDOT and the proposed “Swale on Yale” which includes such features as native planting at tree wells, a differentiated paving pattern and canopy at the main building entry. Both the retail frontage and main building entry are inset from the main façade to provide additional depth and provide additional building modulation at the street level.

C-5 Canopies of painted steel and glass give the retail and building entrances a scale consistent with adjacent storefront developments and a crisp modern appearance as well as providing natural light to the sidewalk and shop entrances.

C-5 The central bay of the west façade features fl oor to ceiling glass to expose the interior of the building to the street below. The façade is modulated vertically and horizontally with strips of a contrasting glass fritting and projecting mullions.

A-8, A-10, C-5, D-5 The alley façade continues the dark brick of the building’s base and organizes the required building services such as the garage exhaust louvers, dumpsters, City Light vault and below grade parking entrance. The exposed concrete shear wall will be formed with a textured rib pattern to provide a textural and material contrast to the brick façade and help to further break up the expanse of this façade. To further reduce the visual impact of the parking garage, the roll-up entrance doors are recessed from the main building façade.The north wall of the building is conceived to be a neutral backdrop for future development being currently planned by the adjacent northern neighbor.

C-1 Additional architectural detail will be provided to further recall details presently existing on other buildings in the South Lake Union neighborhood. A projecting sunshade is planned at the roof level of the building along Republican Avenue. This detail is a modern interpretation of the traditional cornices that exist on many of the buildings in the neighborhood and when lit from below will create a memorable building feature visible along Yale Avenue.

A-10, D-1, D-7 Overhead weather protection of glass canopies with integrated signage and lighting will be provided at each bay along Yale Avenue and the fi rst bay of Republican Street to enhance pedestrian comfort and safety.

A-3 An enhanced and taller canopy is provided at the building lobby and main entrance to maximize visibility into the lobby as well as modulate the canopy over the length of the building façade.

D-2 To further enhance the pedestrian experience and provide distinctive landscape elements, extensive planting areas with street trees are planned along Yale Avenue and Republican Street.

RESPONSE TO DESIGN GUIDELINES

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Departure Requests

STANDARD REQUIREMENT REQUEST JUSTIFICATION RECOMMEN-DATION

1. Transparency Requirements for Class 2 Pedestrian Streets. SMC 23.48.018.A.1c

Class II Pedestrian streets w/>7-1/2% slope are required to be transparent along 45% of the street level façade.

Increase Transparency on Yale to 74% (30% required) and provide 17% transparency on Republican.

Increased transpar-ency on Yale provides a more visually acces-sible pedestrian retail experience than steep slope. Relates retail to “Swale on Yale” landscape corridor.

2. Blank Facade Limits for Class 2 Pedestrian Streets. SMC 23.48.018.B.2

a. Blank facades limited to segments fi fteen (15) feet wide.Blank facade width may be increased to thirty (30) feet if the Director determines that the facade is en-hanced by architectural detailing, artwork, landscap-ing, or other similar features that have visual interest.b. Any blank segments of the facade shall be sepa-rated by transparent areas at least two (2) feet wide. c. Total blank facade segments shall not exceed fi fty-fi ve (55) percent if the slope of the street front-age of the facade exceeds 7-1/2%.

Provide masonry screen wall in front of parking garage along Republican. Wall enhanced by architec-tural detail (rusticated brick base) & well landscaped buffer between building & side walk.

Further transparency increases exposure of garage.

3. Screen-ing & Landscape Standards. SMC 23.48.024.B.3a

a. On Class 2 Pedestrian Streets, parking is not per-mitted at street level unless separated from the street by other uses. The facade of the separating uses shall be subject to the transparency and blank facade standards in Section 23.48.018

Screen parking by intervening use on 100% of Yale Avenue. Screen 22% of parking by intervening use on Republican Facade. (Remainder screened by landscaped “green wall”).

Increased frontage on Yale provides a more accessible retail experience than along steep slope. Relates to relates retail to landscaped “Swale on Yale” corridor.

View looking east along Republican Street

View looking north along Yale Avenue North

SM/R 55/75

SM/R 55/75 SM 75

SM 75

SM 75

MR

IC 65

IC 85

FRED HUTCHINSON CANCER RESEARCH CENTER

SOUTH LAKE UNION PARK

SENIOR HOUSING

JENSEN BLOCK

BIO TECH LAB

OFFICE/RETAIL UNION BAY APTS

REPUBLICAN BLDG.

MULTI-FAMILY MIXED USE

ORTHODOX CHURCH

CASCADE PLAYGROUND

LUTHERAN CHURCH NEW

RICHMOND LAUNDRY BULDING

MULTIFAMILY

OFFICE

REI

STREET CAR MAINTENANCE FACILITY MULTI-FAMILY

MIXED USE

SUPPLY LAUNDRY BUILDING

SITEMIXED USE

MULIT-FAMILY MIXED USE

OPEN SPACE

EXISTING BUILDING

NEW BUILDINGS (in construction or planning)

ZONING BOUNDARY

BUS STOPHISTORICAL LANDMARK BUILDING

DOW

NTO

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SEATTLE CENTER

QUEEN ANNE

LAKE UNIO

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REPUBLICAN ST.

HARRISON ST.

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THOMAS ST.

JOHN ST.

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URBAN ANALYSIS, ZONING & HISTORICAL LANDMARKS

SITE

VIEW LOOKING NORTH

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NEIGHBORHOOD STUDY

1. ONIVA OFFICE BUILDING

4. MULTI-FAMILY MIXED USE BUILDING AT MERCER ST AND PONTIUS AVE N

5. REPUBLICAN BUILDING

8. LOBO SALOON6. ALLEY 24 & NEW RICHMOND LAUNDRY BUILDING (HISTORIC LANDMARK)

7. ALLEY 24 PEDESTRIAN BRIDGE ACCESS AT ALLEY

9. SUPPLY LAUNDRY BUILDING (HISTORIC LANDMARK)

10. ST. SPIRIDON ORTHODOX (HISTORIC LANDMARK)

2. UNION BAY APARTMENT BUILDING 3. JENSEN BLOCK BUILDING (HISTORIC LANDMARK)

(109

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REPUBLICAN ST

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REPUBLICANBUILDING

EXISTING 2-STORYCONCRETE BUILDING(TO BE DEMOLISHED)

EXISTING 1-STORYWOOD BUILDING

(TO BE DEMOLISHED)

EXISTINGRETAINING WALL

ELEV.122.50'

ELEV.106.25'

ELEV.104.50'

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1. VIEW LOOKING SOUTHEAST 2. VIEW LOOKING SOUTH EAST ALONG REPUBLICAN ST

3. VIEW LOOKING NORTH ALONG YALE AVE N

EXISTING TOPOGRAPHY & TREE SURVEY

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EXISTING CONDITIONS

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SITE REPUBLICANBUILDINGEX

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UNION BAYAPARTMENTS

CAROLINA COURTAPARTMENTS

REPUBLICAN ST

YALE

AV

EN

EAST

LAK

EA

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MERCER ST

FUTUREMIXED USE

FUTUREMIXED USE

EXISTINGDRIVE

FUTUREDRIVE

FUTUREDRIVE

ONVIA OFFICEBUILDING

JENSEN BLOCKBUILDING

PRIVATERESIDENCE

OFFICE BUILDING

LOBO SALOONSUPPLY LAUNDRY BUILDING OFFICE BUILDING

EXISTINGDRIVE

EXISTINGDRIVE

EXISTINGDRIVE

EXISTINGDRIVE

O' 16' 32' 64' 96'

1. VIEW LOOKING NORTHEAST 2. VIEW LOOKING NORTH

3. VIEW LOOKING WEST

4. VIEW LOOKING SOUTH

5. VIEW LOOKING SOUTH 6. VIEW LOOKING SOUTHEAST

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PLAN-PARKING LEVEL 5

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PLAN-PARKING LEVEL 3-MAIN ENTRY LEVEL

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PLAN-PARKING LEVEL 1-GARAGE ENTRY

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PLAN-OFFICE LEVEL 1

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PLAN-OFFICE LEVELS 2-3

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PLAN-OFFICE LEVEL 4

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LANDSCAPE PLAN

Vines

Boston IvyScarlet OakScarlet Oak

PAH HES CTE

Boston Ivy BJ IC PO

Trees

Ground coverPerennials and Ornamental grasses

Shrubs

METALCHANNEL

CURTAINWALL SYSTEMW/ VISIONGLASS

CURTAINWALL SYSTEMW/ FRIT GLASS

MODULARBRICKVENEER

0 1 5 10 FT

GLASSCANOPY W/ARCHITECTURALSTEELFRAMING

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ENLARGED ELEVATION - MAIN LOBBY

Off-set Canopies

Frit Glass with Stairs Behind

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MAIN LOBBY VIEWS

View of main lobby from street looking north-east

View of main lobby from street looking north-east

0 1 5 10 FT

MODULAR BRICKVENEER

RUSTICATED MODULARBRICK VENEER

ALUMINUMWINDOW W/VISION GLASS

METALLOUVER

GLASS CANOPY W/ARCHITECTURAL STEELFRAMING

STONE LINER

PAINTED STOREFRONTSYSTEM

RETAILSIGNAGE

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ENLARGED ELEVATION - SOUTH RETAIL ON YALE AVE.

Brick Bond Rusticated Brick

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ENLARGED ELEVATION - SOUTH WALL

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EXTERIOR VIEWS

View looking east along Republican Street

View looking north along Yale Avenue North

12'-3"

13'-6 1

/2"

11'-1

1/2"

0 1 5 10 FT

MODULATED BRICK VENEER

ALUMINUM WINDOWW/ VISION GLASS

METAL LOUVERS

RETAIL SIGNAGE

STONE LINER

PAINTED STORE FRONTSYSTEM

RETAIL

PARKING

OFFICE

OFFICE

PARKING


PEDESTRIAN ILLUMINATION

COFFEE SHOP

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ENLARGED SECTION THROUGH NORTH RETAIL

Exterior Canopies

11'-5 3

/4"

12'-6 1

/4"

12'-3"

0 1 5 10 FT

PARKING

LOBBY

OFFICE

OFFICE


PAINTED CURTAIN WALLSYSTEM

METAL CHANEL

METAL LINER


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ENLARGED SECTION THROUGH MAIN ENTRY

Curved Lobby Ceiling

13'-6 1

/2"

2'-5 1

/2"

6'-7

1/8"

3'-2 3

/8"

9'-9

"

0 1 5 10 FT

METAL LOUVERS

MODULATED BRICK VENEER

ALUMINUM WINDOWW/ VISION GLASS

COFFEE SHOP

RETAIL SIGNAGE

STONE LINER

PAINTED STORE FRONTSYSTEM

RETAIL

OFFICE

OFFICE



STORAGE

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ENLARGED SECTION THROUGH SOUTH RETAIL

500 YALE AVENUE - Seattle.gov Home Yale Avenue is a proposed commercial ofﬁ ce and retail building...

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Transcript of 500 YALE AVENUE - Seattle.gov Home Yale Avenue is a proposed commercial ofﬁ ce and retail building...