Escolar Documentos
Profissional Documentos
Cultura Documentos
GUIDANCE
223 Taylor Ave N
Seattle, WA 98109
October 17, 2018 | SDCI #3028452
1
| CONTENTS
SECTION 6 - SUMMARY
Massing Options Conclusion 57
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PROJECT TEAM & OUR PREVIOUS WORK |
DEVELOPER
^Use of modulation and patterns to add visual interest ^Active outdoor spaces
ARCHITECT
Encore Architects
1402 3rd Avenue, Suite 1000
Seattle, WA 98101
^Fenestration patterns ^Integration of upper and lower massing forms ^Use of landscape and material
LANDSCAPE ARCHITECT
| 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018 3
1
PROJECT VISION
Summary
Goals ^Example of enhanced pedestrian street with landscape buffers and activated spaces
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DEVELOPMENT OBJECTIVES |
Project Information
Project Objectives
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WARREN AVE N
AURORA AVE N
DEXTER AVE N
TAYLOR AVE N
2
2ND AVE N
3RD AVE N
4TH AVE N
5TH AVE N
6TH AVE N
8TH AVE N
9TH AVE N
CONTEXT: ZONING NC3-40 NC3-40
NC3P-40
The proposed project’s site is located in the Uptown Urban
ditrict of the Uptown Neighborhood. The parcel at application
in September 2017 was zoned Seattle Mixed (SM-85) and thus NC3-40 MERCER ST
not required to meet the current (SM-UP-160(M)). Similarly
at the time at application, one block to the west parcels are
zoned NC3-85. One block to the south across Denny Way, NC3P-65 NC3-85
parcels are zoned DMC-85 and DMR/R 125/85. CF309848
NC3-65
CF309848
REPUBLICAN
NC3-85 HARRISON ST
SM-85
THOMAS ST
SITE
SM-85
NC3-65
SM-85 JOHN ST
Commercial
DMR/R DENNY WAY
DMC
240/290-400
DF
DMC-65 125/65
DMC-85 DF
Neighborhood Commercial DMR/R
DMR/C 125/65 DMR/C
125/65
DF
125/65
DF
Downtown Mixed
DMR/R
DMC-85 125/65
DF
DMR/C 125/65
Downtown Office Core
DMC
240/290-400
DMR/C
DF
DMR/R
125/65 8T
125/65 DF
H
Seattle Mixed AV
E
Project Site
ST
ST
AD
L
7T
AL
H
O
W
AV
BR
E
EL W 1S 2N 3R 4T 5T 6T
LI ES T D D H H H
0' 400' 800' O TE AV AV AV AV AV AV
TT RN E E E E E E
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WARREN AVE N
AURORA AVE N
DEXTER AVE N
TAYLOR AVE N
2ND AVE N
CONTEXT: URBAN VILLAGES
3RD AVE N
4TH AVE N
5TH AVE N
6TH AVE N
8TH AVE N
9TH AVE N
As stated previously, the proposed project’s site is located in
the Uptown Urban Center neighborhood. It is adjacent to the
MERCER ST South Lake Union Urban Center, the Belltown Urban Center
Village, and the Denny Triangle Urban Center Village
SOUTH REPUBLICAN
URBAN
CENTER THOMAS ST
SITE JOHN ST
DENNY WAY
VILLAGE E
ST
ST
AD
7T
AL
H
O
AV
BR
E
EL W 1S 2N 3R 4T 5T 6T
LI ES T D D H H H
O TE AV AV AV AV AV AV
TT RN E E E E E E
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WARREN AVE N
AURORA AVE N
DEXTER AVE N
TAYLOR AVE N
2ND AVE N
3RD AVE N
4TH AVE N
5TH AVE N
6TH AVE N
8TH AVE N
9TH AVE N
CONTEXT: TRANSIT
MERCER ST
REPUBLICAN
HARRISON ST
THOMAS ST
SITE
SM-85
JOHN ST
Transit Legend
Bus
DENNY WAY
Bus Stop
Project Site
8T
H
AV
E
ST
ST
AD
L
AL
7T
O
W
H
BR
AV
EL W 1S 2N 3R 4T 5T 6T E
LI ES T D D H H H
0' 400' 800' O TE AV AV AV AV AV AV
TT RN E E E E E E
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WARREN AVE N
AURORA AVE N
DEXTER AVE N
TAYLOR AVE N
2ND AVE N
CONTEXT: OPEN SPACE
3RD AVE N
4TH AVE N
5TH AVE N
6TH AVE N
8TH AVE N
9TH AVE N
MERCER ST
REPUBLICAN
SEATTLE
CENTER
FUTURE HARRISON ST
PARK
THOMAS ST
SITE
SPACE
NEEDLE JOHN ST
DENNY WAY
TILLICUM
PLACE
8T
H
AV
E
ST
ST
AD
L
AL
O
7T
BR
H
EL W 1S 2N 3R 4T 5T 6T AV
LI ES T D D H H H E
O TE AV AV AV AV AV AV
TT RN E E E E E E
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WARREN AVE N
AURORA AVE N
DEXTER AVE N
TAYLOR AVE N
2ND AVE N
3RD AVE N
4TH AVE N
5TH AVE N
6TH AVE N
8TH AVE N
9TH AVE N
CONTEXT: ZONING
The proposed project is in Seattle’s Uptown Neighborhood and
occupies an entire block of the west side of Taylor Ave N between
John Street and Thomas Street. The site falls within the Uptown MERCER ST
Urban Character Center, the easternmost of the three community
areas (shown outlined in red).
11
13
Existing Uses 1
REPUBLICAN
The project site currently houses a 2 story office building from the
1960’s and a surface parking lot. The Taylor Street right of way is 5
oversized and is approximately 85 feet wide and accommodates
diagonal parking on both sides of the street,
16'-6" foot sidewalks, and two lanes of vehicular traffic.
HARRISON ST
On the west side of the property is a 16' alley and the McDonald’s 4
Restaurant and Aperture on 5th Apartments. Across Thomas Street
12 7
is a High Voltage facility owned by Seattle City Light. Across Taylor
Street is the Best Western Executive Inn to the east. To the south is
the Century Apartments.
6
THOMAS ST
2
SITE
10
16
JOHN ST
1. Bill and Melinda Gates Foundation
3
2. Space Needle 9 15 14
3. Pacific Science Center
4. Key Arena
5. Memorial Stadium DENNY WAY
ST
ST
7T
14. Taylor 28 Apartments H
L
AD
AL
AV
O
W
15. The Century Apartments E
BR
EL W 1S 2N 3R 4T 5T 6T
LI ES T D D H H H
16. Aperture on 5th Apartments O TE AV AV AV AV AV AV
TT RN E E E E E E
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COMMUNITY NODES/LANDMARKS & LOCAL SITING PATTERNS |
MEMORIAL STADIUM
SEATTLE CHILDREN’S
B.
MUSEUM
C.
ARTISTS AT PLAY
A.
MUSEUM OF POP
CULTURE
SPACE NEEDLE
5TH + BROAD INTER-
SECTION PER THOMAS
STREET PLAN
PROJECT SITE
NEIGHBORLY CASE STUDY-
DEVELOPMENTS WITH SIMILAR MASSING AND
VOLUME CONSTRAINTS TO SOUTH -
THEIR MOVES:
MONORAIL
A. FACADE/ MASSING PUSHES & PULLS
ALONG STREET TO ACTIVATE PEDESTRIAN
CHIHULY GARDEN EXPERIENCE & TO VISUALLY ‘BREAK UP’ THE
& GLASS SIZE OF THE BUILDING
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| AERIAL KEY PLAN
ET
LEVEL P01 - 2 | OPTION C- DUAL CORE - PREFERRED
RE
G.
ST
H.
AD
O
M.
BR
1 1 1
A110 A110 A110
1 2 3 4 5 6 7 THOMAS ST 1 2 3 4 5 6 7 1 2 3 4 5 6 7
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0" 108' - 0"
J.
STREET
THOMAS STREET 108' - 0"
K.
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0" LEVEL
EXTERIOR 16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0"
AMENITY,
113' 111' 3,500 SF
0' - 0"
A A A A A A
B A
16' - 0"
16' - 0"
16' - 0"
1 BED
MECH MECH 836 SF
B 414 SF 322 SF B B COMMERCIAL B B B
3,904 SF 2 BED
ST
24' - 0"
24' - 0"
24' - 0"
Due to the limited site and project information, ENCORE architects accepts no liability for the content of this conceptual feasibility study.
1,072 SF
D
OA
1 BED
BR
688 SF
C C C C C OPEN 1 C
114' 592 SF
24' - 0"
24' - 0"
24' - 0"
1 BED
OPEN 1 688 SF
STAIR STAIR
592 SF
200 SF 200 SF
D D D EXT. AMENITY D D D
3,500 SF
GARAGE OPEN 1
24' - 0"
24' - 0"
24' - 0"
RAMP UP ENTRY RAMP DN 1 BED 592 SF
888 SF
TAYLOR AVE N
E E E E E E
A.
BIKE STOR
24' - 0"
24' - 0"
24' - 0"
OPEN TO
PROJECT SITE
1,444 SF CIRCULATION LOADING RESIDENTIAL CIRCULATION
216 SF BELOW 880 SF
ELEV ENTRY ELEV
F 200 SF F F F F 200 SF F
TAYLOR AVE N
LOBBY TRASH MECH
OPEN TO OPEN TO
24' - 0"
24' - 0"
24' - 0"
TRASH 1,735 SF 100 SF 100 SF
1,160 SF BELOW BELOW
F.
STAIR
G G G G G 200 SF G
2 2 2 WARE 2 2 2
A110 A110 A110 A110 A110 A110
24' - 0"
24' - 0"
24' - 0"
HOUSE OFFICE ENTRY
ENTRY
H H H H H OFFICE H
5TH AVE N 8,910 SF
16' - 0"
16' - 0"
16' - 0"
115'
J J J J J J
360' - 0"
360' - 0"
24' - 0"
24' - 0"
24' - 0"
WAREHOUSE
5TH AVE N
PARKING
K K K 9,872 SF K K K
16' - 0"
16' - 0"
16' - 0"
L L L L L OPEN TO L
BELOW
24' - 0"
24' - 0"
24' - 0"
ALLEY
M M M M M M
24' - 0"
24' - 0"
24' - 0"
ELEV
N N N N N ELEV N
200 SF 117' 200 SF
CIRCULATION
24' - 0"
24' - 0"
24' - 0"
120 SF
P P P P P P
PARKING
24' - 0"
24' - 0"
24' - 0"
34,400 SF
STAIR
Q Q Q Q Q Q
O.
100 SF CIRCULATION STAIR STAIR
252 SF 200 SF 200 SF
24' - 0"
24' - 0"
24' - 0"
R R R UTILITY R R R
103 SF OFFICE
OPEN TO
24' - 0"
11,813 SF
MECH MECH BELOW
B.
306 SF 238 SF
120' 118'
S S S S S S
C D
1 2 3 4 5 6 7 1 2
JOHN ST
3 4 5 6 7 L. JOHN STREET 1 2 3 4 5 6 7
N.
1 1 1
A110 A110 A110
1
LEVEL P01
1" = 60'-0" 2
LEVEL 1
1" = 60'-0" D. E. 3
LEVEL 2
1" = 60'-0"
A101 223 TAYLOR APARTMENTS | C. 08/25/2017 Encore Architects 223 TAYLOR AVE NORTH LLC | 223 TAYLOR AVE N A101
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CONTEXT - 5TH AVE N |
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| CONTEXT PHOTOS
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SITE PHOTOS |
^J. PROJECT SITE LOOKING EAST ^K. PROJECT SITE LOOKING SOUTH
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| SITE MONTAGE
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SITE MONTAGE |
^O. CONTEXT MONTAGE - EAST TOWARDS TAYLOR AVE N (AS VIEWED FROM ROOFTOP OF PROJECT SITE)
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SECTION 3
MASSING
OPTIONS
TA TA TA
YL YL YL
OR OR OR
ST ST ST
RE RE RE
ET ET ET
ET ET ET
RE RE RE
ST ST ST
AS AS AS
OM OM OM
TH TH TH
| 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018 19
| DESIGN OPTION A
Balanced Ends
Parking and loading access are off of the alley; as well as a office
storage that is split into two areas by the loading dock and trash
room.
PROS
Taylor Avenue, John, and Thomas Streets would all have uses ^VIEW A - Standing on Taylor Ave looking South-West
that front onto them that are consistent with the uses in this
neighborhood. Service functions are tucked onto the alley. The
building form is divided similarly to the Century Apartments to
the south.
CONS
Use along the alley is limited to the trash room splitting the
uses - in this case the office storage. The retail area is quite
large and may be too big for this area to support it’s use
resulting some vacant space. While the massing is similar to
the Century, it creates a very long wall along Taylor that is
quite insular unto itself.
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OPTION A |
D A
| 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018 21
| OPTION A LEVEL P01 - 2 | OPTION A
B -- CENTER CORE
BALANCED ENDS
1 1 1
A110 A110 A110
1 2 3 4 5 6 7 THOMAS ST 1 2 3 4 5 6 7 1 2 3 4 5 6 7
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0" 108' - 0" 108' - 0"
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0"
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0"
COMMERCIAL ENTRY 44'--0"0"
39'
113' 111'
A A A A A A
B A
16' - 0"
16' - 0"
16' - 0"
MECH MECH
MECH
360 SF 280 SF
B 414 SF B B B B B
ST
24' - 0"
24' - 0"
24' - 0"
Due to the limited site and project information, ENCORE architects accepts no liability for the content of this conceptual feasibility study.
D
OA
OPEN 1 OPEN 1 OPEN 1
BR
2 BED 2 BED
COMMERCIAL 972 SF 544 SF 544 SF 544 SF 981 SF
833
C C C 7,046 SF
6,711 C C C
BIKE STOR 114'
24' - 0"
24' - 0"
24' - 0"
1,092 SF
STAIR
STAIR STAIR STAIR
STAIR
CIRCULATION OPEN
OPEN11
D 200
200SF
SF D D 200 SF D D 576
200
200SF
MECH
MECH
SF D
258 SF 592SF
SF
GARAGE 260 SF OPEN 1 2 BED
160SF
24' - 0"
24' - 0"
24' - 0"
PARKING 544 SF
512 927 SF
787
RAMP UP ENTRY RAMP DN 1,160 SF OPEN
OPEN11
576
592SF
SF
E E E WARE
WARE E E E
HOUSE
16' - 0"
16' - 0"
16' - 0"
HOUSE OPEN 1
ENTRY
ENTRY
612 SF
696
F F F F F F
STUDIO
24' - 0"
24' - 0"
24' - 0"
WAREHOUSE
TAYLOR AVE N
496 SF
480
PARKING
4,984 SF
5,758
G G G G G STUDIO G
2 2 2 2 2 OPEN TO 480 SF 2
EXT. AMENITY
A110 A110 A110 A110 A110 A110
24' - 0"
24' - 0"
24' - 0"
WAREHOUSE 2,890 SF BELOW
AMENITY
AMENITY
H H H H H 1,488
960 SF
H
24' - 0"
24' - 0"
24' - 0"
115' RESIDENTIAL ENTRY
J J J RESIDENTIAL ENTRY J J J
360' - 0"
360' - 0"
ELEV
ELEV ELEV
LOADING LOBBY ELEV
24' - 0"
24' - 0"
CIRCULATION
CIRCULATION PARKING
LOADING
774 SF 2,090 SF BELOW OPEN TO
160
160SF
SF
BELOW
5TH AVE N
24' - 0"
24' - 0"
OFFICE
WARE OFFICE ENTRY
STORAGE
HOUSE
L L L ENTRY L L L
PARKING
24' - 0"
24' - 0"
24' - 0"
4,460 SF STREET
ALLEY
LEVEL OFFICE
OPEN TO
M M M M EXTERIOR M BELOW
11,448 SF
10,408 M
WAREHOUSE AMENITY
2 PARKING 2 2 2 2 2
24' - 0"
24' - 0"
24' - 0"
PARKING
34,778 SF OFFICE
PARKING OFFICE
A110 36,016 SF A110 A110 WAREHOUSE
4,700 SF
STORAGE 10,506 SF
10,098 A110 A110 A110
117'
N N N N N N
16' - 0"
16' - 0"
16' - 0"
P P P P P P
24' - 0"
24' - 0"
24' - 0"
CIRCULATION
STAIR
300 SF STAIR
Q 100 SF
STAIR Q Q 210 SF
Q Q STAIR Q
200 SF 200 SF
24' - 0"
24' - 0"
24' - 0"
R R R R R R
24' - 0"
MECH MECH
414 SF
306 322 SF
238
120' 118'
S S S S S S
C D
JOHN ST
1 2 3 4 5 6 7 1 2 3 4 5 6 7 1 2 3 4 5 6 7
1 1 1
A110 A110 A110
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A101 223 TAYLOR APARTMENTS | 08/25/2017 Encore Architects 223 TAYLOR AVE NORTH LLC | 223 TAYLOR AVE N A101
LEVEL 3 - 6 | OPTION A - BALANCED ENDS OPTION A |
1 1
A110 A110 1
1 2 3 4 5 6 7 1 2 3 4 5 6 7 1 2 A110 3 4 5 6 7
106' - 0"
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0"
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0"
A A A A A A
16' - 0"
B B B B B B
24' - 0"
Due to the limited site and project information, ENCORE architects accepts no liability for the content of this conceptual feasibility study.
2 BED OPEN 1OPEN 1 OPEN 1 2 BED OPEN 1OPEN 1 OPEN 1 2 BED OPEN 1OPEN 1 OPEN 1 2 BED
972 SF 544 SF 544 SF 544 SF 981 SF 2 BED 544 SF 544 SF 544 SF 873 SF 2 BED 544 SF 544 SF 544 SF 873 SF
972 SF 972 SF
C C C C C C
24' - 0"
792 SF
1 BED
888 SF
L L L L L L
24' - 0"
MEP/STORAGE 1 BED
1 BED 1,600 SF 792 SF
888 SF
M M M M M M
24' - 0"
1 BED
1 BED 792 SF
EXTERIOR
792 SF AMENITY
N N N N N N
16' - 0"
OPEN 1 OPEN 1
528 SF 528 SF
P MECH P P P P P
OPEN 1 440 SF OPEN 1
24' - 0"
592 SF 528 SF
CIRCULATION
OPEN 1 3,580 SF OPEN 1
Q 592 SF STAIR 528 SF Q Q Q Q Q
200 SF
CIRCULATION CIRCULATION
24' - 0"
2,560 SF 2,560 SF
2 BED
936 SF
R 2 BED OPEN 1 OPEN 1OPEN 1 R R R R R
792 SF
480 SF 480 SF 480 SF
S S S S S S
1 2 3 4 5 6 7 1 2 3 4 5 6 7 1 2 3 4 5 6 7
1 1 1
A110 A110 A110
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A102 223 TAYLOR APARTMENTS | 08/25/2017 Encore Architects 223 TAYLOR AVE NORTH LLC | 223 TAYLOR AVE N A102
| OPTION A LEVEL 7-ROOF | OPTION A - BALANCED ENDS
1 1 1
A110 A110 A110
1 2 3 4 5 6 7 1 2 3 4 5 6 7
A A A A
B B B B
Due to the limited site and project information, ENCORE architects accepts no liability for the content of this conceptual feasibility study.
AMENITY
STAIR 2,289 SF STAIR STAIR
D OPEN 1 200 SF D D 240 SF D 200 SF
576 SF MECH MECH
OPEN 1 2 BED
200 SF 544 SF 927 SF 240 SF
OPEN 1
576 SF
E OPEN 1 E E OPEN 1 E
OPEN 1 672 SF OPEN 1 672 SF
496 SF 528 SF
F F F F
STUDIO STUDIO
1 BED 496 SF 1 BED 480 SF
744 SF 888 SF
STUDIO STUDIO
G G G G
2 496 SF 2 2 480 SF 2 2 2
A110 1 BED A110 A110 1 BED A110 A110 A110
864 SF STUDIO 888 SF STUDIO
496 SF 480 SF
H H H H
1 BED 1 BED
864 SF 888 SF
J ELEV J J ELEV J
200 SF 200 SF
1 BED 1 BED
864 SF 888 SF
ELECELEV TRASHELEV
K 110 SF 90 SF K K 100 SF 100 SF K
1 BED
888 SF
L L L L
STUDIO
1 BED
480 SF
888 SF
STUDIO
M M M 480 SF
M
1 BED
888 SF STUDIO
480 SF
N N N N
OPEN 1 OPEN 1
512 SF
P P P 624 SF P
OPEN 1
592 SF
MECH OPEN 1 2 BED
200 SF 512 SF 927 SF
OPEN 1
Q Q Q 592 SF STAIR Q
CIRCULATION 200 SF
2,560 SF
R R R R
OPEN 1OPEN 1 OPEN 1 2 BED
544 SF 544 SF 544 SF 981 SF
S S S S
1 2 3 4 5 6 7 1 2 3 4 5 6 7
1 1 1
A110 A110 A110
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| OPTION B
Center Core
Parking and loading access are off of the alley; as well as office
storage that is also split into two areas by the loading dock and
trash room.
PROS
The building form is broken into distinct forms that create ^VIEW A - Standing on Taylor Ave looking South-West
changes in light that further define the urban realm.
CONS
This plan also splits the office storage. The residential entry
and office entry may compete for prominence with their
proximity both at the center of the building along Taylor.
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OPTION B |
D A
| 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018 27
| OPTION B - “CENTER CORE” LEVEL P01 - 2 | OPTION B - CENTER CORE
1 1 1
A110 A110 A110
1 2 3 4 5 6 7 THOMAS ST 1 2 3 4 5 6 7 1 2 3 4 5 6 7
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0"
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0"
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0"
COMMERCIAL ENTRY 44' - 0"
113' 111'
A A A A A A
B A
16' - 0"
16' - 0"
16' - 0"
MECH
MECH 280 SF
B 414 SF B B B B B
ST
24' - 0"
24' - 0"
24' - 0"
Due to the limited site and project information, ENCORE architects accepts no liability for the content of this conceptual feasibility study.
D
OA
OPEN 1 OPEN 1 OPEN 1
BR
2 BED 2 BED
COMMERCIAL 972 SF 544 SF 544 SF 544 SF 981 SF
C C C 7,046 SF C C C
BIKE STOR
114'
24' - 0"
24' - 0"
24' - 0"
1,092 SF
24' - 0"
24' - 0"
PARKING 544 SF 927 SF
RAMP UP ENTRY RAMP DN 1,160 SF OPEN 1
576 SF
OFFICE
WARE
E E E E E E
HOUSE
16' - 0"
16' - 0"
16' - 0"
STORAGE OPEN 1
ENTRY 612 SF
F F F F F F
OFFICE STUDIO
24' - 0"
24' - 0"
24' - 0"
WAREHOUSE
TAYLOR AVE N
STORAGE 496 SF
PARKING
4,984 SF
G G G G G G
EXT. AMENITY OPEN TO
24' - 0"
24' - 0"
24' - 0"
2,890 SF BELOW
AMENITY
H H H H H 1,488 SF H
24' - 0"
24' - 0"
24' - 0"
115' RESIDENTIAL ENTRY
J J J J J J
360' - 0"
ELEV ELEV
LOBBY ELEV
LOADING
24' - 0"
24' - 0"
CIRCULATION PARKING OPEN TO
160 SF 774 SF BELOW
BELOW
5TH AVE N
24' - 0"
24' - 0"
OFFICE
WARE
STORAGE
HOUSE
L L L ENTRY L L L
24' - 0"
24' - 0"
24' - 0"
STREET
ALLEY
LEVEL OFFICE
OPEN TO
M M M M EXTERIOR M BELOW
11,448 SF M
WAREHOUSEOFFICE AMENITY
2 PARKING 2 2 2 2 2
24' - 0"
24' - 0"
24' - 0"
34,778 SF PARKING
STORAGE OFFICE
A110 A110 A110 4,700 SF 10,506 SF A110 A110 A110
117'
N N N N N N
16' - 0"
16' - 0"
16' - 0"
P P P P P P
24' - 0"
24' - 0"
24' - 0"
CIRCULATION
STAIR 300 SF
Q 100 SF Q Q STAIR Q Q STAIR Q
210 SF 200 SF
24' - 0"
24' - 0"
24' - 0"
R R R R R R
24' - 0"
MECH MECH
414 SF 322 SF
120' 118'
S S S S S S
C D
JOHN ST
1 2 3 4 5 6 7 1 2 3 4 5 6 7 1 2 3 4 5 6 7
1 1 1
A110 A110 A110
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LEVEL 3 - 6 | OPTION B - CENTER CORE
1 1
A110 A110 1
1 2 3 4 5 6 7 1 2 3 4 5 6 7 1 2 A110 3 4 5 6 7
106' - 0"
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0" 106' - 0"
A A A A A A
16' - 0"
2 BED OPEN 1OPEN 1 OPEN 1 2 BED OPEN 1 OPEN 1 OPEN 1 2 BED OPEN 1OPEN 1 OPEN 1 2 BED
972 SF 544 SF 544 SF 544 SF 981 SF 2 BED 544 SF 544 SF 544 SF 1,021 SF 2 BED 544 SF 544 SF 544 SF 1,021 SF
900 SF 900 SF
C C C C C C
24' - 0"
24' - 0"
1 BED 1 BED 1 BED 1 BED 1 BED 1 BED
792 SF 792 SF 768 SF 816 SF 768 SF 816 SF
TRASHELEV TRASH ELEV TRASHELEV
K 100 SF 100 SF K K 100 SF 100 SF K K 100 SF 100 SF K
1 BED
1 BED 1 BED
24' - 0"
792 SF
816 SF 816 SF
STUDIO STUDIO
1 BED
480 SF 480 SF
792 SF
L L L L L L
STUDIO STUDIO
24' - 0"
1 BED
A110 1 BED 792 SF A110 A110 EXTERIOR
1 BED A110 A110 1 BED A110
STUDIO 816 SF STUDIO 816 SF
792 SF AMENITY 480 SF 480 SF
N N N N N N
16' - 0"
OPEN 1 OPEN 1
528 SF 528 SF OPEN 1 OPEN 1 OPEN 1 OPEN 1
544 SF 544 SF
P MECH P P 544 SF P P 544 SF P
OPEN 1 440 SF OPEN 1 OPEN 1 OPEN 1 OPEN 1
512 SF
24' - 0"
2,932 SF 2,932 SF
2 BED
936 SF
R 2 BED OPEN 1 OPEN 1OPEN 1 R R R R R
1,044 SF 2 BED OPEN 1 2 BED 2 BED OPEN 1 2 BED
544 SF 544 SF 544 SF OPEN 1OPEN 1 OPEN 1OPEN 1
947 SF 544 SF 544 SF 544 SF 972 SF 947 SF 544 SF 544 SF 544 SF 972 SF
S S S S S S
1 2 3 4 5 6 7 1 2 3 4 5 6 7 1 2 3 4 5 6 7
1 1 1
A110 A110 A110
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LEVEL 7-ROOF | OPTION B - CENTER CORE
1 1 1
A110 A110 A110
1 2 3 4 5 6 7 1 2 3 4 5 6 7
A A A A
B B B B
Due to the limited site and project information, ENCORE architects accepts no liability for the content of this conceptual feasibility study.
OPENOPEN
1 1 OPEN 1 2 BED
2 BED 544 SF 544 SF 544 SF 1,021 SF 3500 SF EXT. AMENITY
900 SF 3,500 SF
C C C C
AMENITY
STAIR 2,000 SF STAIR STAIR
D OPEN 1 200 SF D D 250 SF D 200 SF
576 SF MECH MECH
OPEN 1 2 BED
280 SF 480 SF 997 SF 250 SF
OPEN 1
576 SF
E OPEN 1 E E OPEN 1 E
OPEN 1 576 SF OPEN 1 700 SF
512 SF 511 SF
F F F F
STUDIO STUDIO
1 BED 512 SF 1 BED 512 SF
768 SF 768 SF
STUDIO STUDIO
G 512 SF G G 512 SF G
1 BED 1 BED
768 SF STUDIO 768 SF STUDIO
512 SF 32' - 0" 6' - 0" 32'512- SF
0"
H H H H
STUDIO STUDIO
1 BED 512 SF 1 BED 512 SF
768 SF 768 SF
J ELEV J J ELEV J
200 SF 200 SF
1 BED 1 BED 1 BED 1 BED
768 SF 816 SF 768 SF 816 SF
TRASHELEV TRASHELEV
K 100 SF 100 SF K K 110 SF 90 SF K
1 BED 1 BED
STUDIO
816 SF 31' - 0" 6' - 0"
STUDIO 34'816
- 0"SF
480 SF 496 SF
L L L L
30' - 0"
STUDIO 6' - 0" 1 BED
STUDIO
1 BED
480 SF 496 SF
816 SF 816 SF
STUDIO STUDIO
M 480 SF
M M 496 SF
M
2 2 2 2 2 2
A110 1 BED A110 A110 1 BED A110 A110 A110
STUDIO 816 SF STUDIO 816 SF
480 SF 496 SF
N N N N
OPEN 1 OPEN 1 OPEN 1 OPEN 1
544 SF 544 SF
P 544 SF P P 596 SF P
OPEN 1 OPEN 1
608 SF 608 SF
MECH 2 BED OPEN 1 MECH
280 SF 927 SF 512 SF 190 SF
? OPEN 1 OPEN 1
Q ?
STAIR
608 SF
Q Q STAIR 608 SF Q
200CIRCULATION
SF 190 CIRCULATION
SF
2,932 SF 2,548 SF
R R R R
2 BED OPEN 1 OPEN 1OPEN 1 2 BED 2 BED OPEN 1 OPEN 1OPEN 1 2 BED
947 SF 544 SF 544 SF 544 SF 972 SF 981 SF 544 SF 544 SF 544 SF 972 SF
S S S S
1 2 3 4 5 6 7 1 2 3 4 5 6 7
1 1 1
A110 A110 A110
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| OPTION C - PREFERRED OPTION
Dual Core
(Preferred Option)
PROS
The diagram of shifting forms interacting with two vertical
cores provide a clear design step, distinct seperation of
vertical circulation oppportunities for exterior amenities.
These open spaces are located not only to benefit the
building occupants but the surrounding building massing,
neighborhood traffic and urban fabric.
CONS
The central residential projection along Taylor will require
secondary massing moves to break down the mass projection.
32 | 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018
OPTION C - PREFERRED OPTION |
D A
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| OPTION C - PREFERRED OPTION LEVEL P01 - 2 | OPTION C- DUAL CORE - PREFERRED
1 1 1
A110 A110 A110
1 2 3 4 5 6 7 THOMAS ST 1 2 3 4 5 6 7 1 2 3 4 5 6 7
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0" 108' - 0" 108' - 0"
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0"
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0"
COMMERCIAL ENTRY
113' 111'
0' - 0"
A A A A A A
B A
16' - 0"
16' - 0"
16' - 0"
OPEN 1 OPEN 1
MECH MECH 542 SF 542 SF
B 414 SF 322 SF B B COMMERCIAL B B B
4,028 SF STUDIO STUDIO
ST
432 SF 432 SF
24' - 0"
24' - 0"
24' - 0"
Due to the limited site and project information, ENCORE architects accepts no liability for the content of this conceptual feasibility study.
D
OA
STUDIO STUDIO
BR
432 SF 432 SF
C C C C C C
114' EXT. AMENITY STUDIO 1 BED
24' - 0"
24' - 0"
24' - 0"
3,276 SF 432 SF 664 SF
STUDIO STAIR
STAIR
432 SF 200 SF
200 SF
D D D D D D
STUDIO
GARAGE 432 SF
1 BED
24' - 0"
24' - 0"
24' - 0"
720 SF
RAMP UP ENTRY RAMP DN STUDIO
432 SF
E E E E E E
RESIDENTIAL OPEN 1
BIKE STOR
24' - 0"
24' - 0"
24' - 0"
576 SF
1,444 SF CIRCULATION LOADING ENTRY CIRCULATION
216 SF 1,012 SF
ELEV ELEV
F F F LOBBY F F OPEN TO 200 SF F
200 SF
BELOW
TAYLOR AVE N
1,959 SF TRASH MECH
OPEN TO
24' - 0"
24' - 0"
24' - 0"
TRASH 100 SF 100 SF
1,160 SF BELOW
STAIR
G G G G G 200 SF G
2 2 2 WARE
OFFICE 2 2 2
A110 A110 A110 A110 A110 A110
24' - 0"
24' - 0"
24' - 0"
HOUSE
STORAGE
OFFICE ENTRY
ENTRY
H H H H H OFFICE H
16' - 0"
16' - 0"
16' - 0"
8,910 SF
115'
J J J J J J
360' - 0"
360' - 0"
24' - 0"
24' - 0"
24' - 0"
OFFICE
WAREHOUSE
5TH AVE N
STORAGE
PARKING
K K K 9,872 SF K K K
16' - 0"
16' - 0"
16' - 0"
L L L L L OPEN TO L
BELOW
24' - 0"
24' - 0"
24' - 0"
ALLEY
M M M M M M
24' - 0"
24' - 0"
24' - 0"
ELEV
N N N N N ELEV N
200 SF 117' 200 SF
CIRCULATION
24' - 0"
24' - 0"
24' - 0"
120 SF
P P P P P P
PARKING
24' - 0"
24' - 0"
24' - 0"
34,400 SF
STAIR
Q 100 SF Q Q CIRCULATION
Q Q STAIR
Q
STAIR
252 SF 200 SF 200 SF
24' - 0"
24' - 0"
24' - 0"
R R R UTILITY R R R
103 SF OFFICE
OPEN TO
24' - 0"
11,813 SF
MECH MECH BELOW
306 SF 238 SF
120' 118'
S S S S S S
C D
JOHN ST
1 2 3 4 5 6 7 1 2 3 4 5 6 7 1 2 3 4 5 6 7
1 1 1
A110 A110 A110
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LEVEL 3 - 6 | OPTION C- DUAL CORE - PREFERRED OPTION C - PREFERRED OPTION |
1 1
A110 A110 1
1 2 3 4 5 6 7 1 2 3 4 5 6 7 1 2 A110 3 4 5 6 7
106' - 0"
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0" 78' - 0"
36' - 0" 42' - 0"
A A A A A A
16' - 0"
16' - 0"
OPEN 1 OPEN 1 EXT. AMENITY
542 SF 542 SF 556 SF
B B B B B B
STUDIO STUDIO
24' - 0"
10' - 0"
432 SF 2,820 SF
2,820 SF ELEV
F STUDIO
ELEV F F 2 BED 2 BED F F 2 BED
ELEV
2 BED F
220 SF 2 BED 220 SF
MECH 220 SF
MECH
432 SF 1,008 SF 864 SF 1,008 SF 864 SF
24' - 0"
TRASHMECH 864 SF
TRASH 72 SF TRASH 72 SF
100 SF 120 SF
OPEN 1 120 SF 120 SF
STUDIO STUDIO STUDIO STUDIO STUDIO
G 624 SF G G 432 SF 432 SF G G 432 SF 432 SF G
432 SF
2 2 2 2 2 2
A110 A110 A110 A110 A110 A110
24' - 0"
2,491 SF
24' - 0"
OPEN 1
648 SF 576 SF 576 SF 576 SF 576 SF 576 SF
L L L L L L
1 BED 1 BED 1 BED 1 BED 1 BED 1 BED
24' - 0"
768 SF
MECH
STUDIO MECH MECH
132 SF 2 BED 2 BED
432 SF 220 SF
ELEV 2 BED ELEV 132 SF
N 220 SF 864 SF N N 2 BED 220 SF
864 SF N N 2 BED ELEV 864 SF N
STUDIO 1,008 SF 1,008 SF 220 SF
24' - 0"
432 SF
OPEN 1 OPEN 1 OPEN 1 OPEN 1
576 SF 588 SF 576 SF OPEN 1 576 SF OPEN 1
P P P 576 SF P P 576 SF P
13' - 9"
24' - 0"
1 BED
720 SF 744 SF 720 SF 720 SF 720 SF 720 SF
Q Q Q STAIR
Q Q STAIR
Q
STUDIO STAIR STUDIO STUDIO
200 SF 200 SF 200 SF
24' - 0"
24' - 0"
24' - 0"
2 BED 2 BED
2 BED 2 BED 864 SF 864 SF
864 SF 888 SF
S S S S S S
1 2 3 4 5 6 7 1 2 3 4 5 6 7 1 2 3 4 5 6 7
1 1 1
A110 A110 A110
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| OPTION C - PREFERRED OPTION LEVEL 7-ROOF | OPTION C- DUAL CORE - PREFERRED
1 1 1
A110 A110 A110
1 2 3 4 5 6 7 1 2 3 4 5 6 7 1 2 3 4 5 6 7
A A A A A A
B B B B B B
2 BED 2 BED EXT. AMENITY
Due to the limited site and project information, ENCORE architects accepts no liability for the content of this conceptual feasibility study.
C STUDIO 1 BED C C C C C
432 SF 664 SF
E E E E E E
OPEN 1 OPEN 1
576 SF 576 SF
?
? CIRCULATION
CIRCULATION
2,616 SF
2,820 SF ELEV
F 2 BED 2 BED F F AMENITY
ELEV
2 BED F F F
220 SF
MECH 220 SF
MECH
1,008 SF 864 SF 1,008 SF 864 SF
TRASH 72 SF TRASH 72 SF
120 SF 120 SF
STUDIO STUDIO STUDIO STUDIO
G 432 SF 432 SF G G 432 SF 432 SF G G G
2 2 2 2 2 2
A110 A110 A110 A110 A110 A110
1 BED 1 BED 1 BED 1 BED
720 SF 720 SF 720 SF 720 SF
H H H H H H
OPEN 1 OPEN 1 OPEN 1 OPEN 1
576 SF 576 SF 576 SF 576 SF
J J J J J J
120' - 0"
K K K K K K
OPEN 1 OPEN 1 OPEN 1 OPEN 1
576 SF 576 SF 576 SF 576 SF
L L L L L L
1 BED 1 BED 1 BED 1 BED
720 SF 720 SF 720 SF 720 SF
MECH MECH
132 SF 2 BED 132 SF 2 BED
ELEV ELEV
N 2 BED 220 SF
864 SF N N 2 BED 220 SF
864 SF N N N
1,008 SF 1,008 SF
OPEN 1 OPEN 1
576 SF OPEN 1 576 SF OPEN 1
P 576 SF P P 576 SF P P P
1 BED 1 BED 1 BED 1 BED
112' - 0"
Q STAIR
Q Q STAIR
Q Q Q
STUDIO STUDIO
432 SF 200 SF 432 SF 200 SF
S S S S S S
1 2 3 4 5 6 7 1 2 3 4 5 6 7 1 2 3 4 5 6 7
1 1 1
A110 A110 A110
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| SUN STUDY - EXISTING
SPRING EQUINOX
85'
Zoning Maximum Height
45'
Thomas Street - Green Street
Base Height Limit
Exterior Amenity
1,500 sf
Exterior Amenity
1,300 sf
Exterior Amenity
2,000 sf
Exterior Amenity
500 sf
Street Level Exterior Amenity
3,500 sf
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OPTION C - SECTIONS |
Residential
LONGITUDINAL SECTION
Residential
Best Western
Office
Executive Inn Office Storage McDonald’s
Parking
6th Ave N Alley Taylor Ave N Alley 5th Ave N
CROSS SECTION
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SECTION 4
LANDSCAPE
DESIGN
The street level landscape concept takes several cues from
the Uptown Design Guidelines, Thomas Street and Lake 2
Bay concept plans as well as the precedent of generous
green space set by Taylor 28 to the south. The retail corner
plaza and widened sidewalk on Taylor Ave serve as a respite
from the more busy thoroughfare of Thomas Street. A raised
planter with potential covered structure from the building and
tall Aspen trees will flank the space to give a sense of refuge.
Pedestrian and bicyclists can take advantage of the seating
and bike parking along both Taylor Ave and Thomas Street.
The existing angled parking on Taylor Ave is replaced with
parallel parking and a widened landscape strip as a potential
stormwater or planting area. John Street is more subdued with
a simplified planting and sidewalk design.
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Thomas Street
LANDSCAPE DESIGN - GUIDELINES |
Green Promenade
ystem which North side sidewalk in the range of 20’ wide . The north curbline is moved to Lake2Bay Street Concept Plan Chapter III page 37
Treatment expand the sidewalk with roadway reconfiguration.
is basin
> Clear sidewalk path of travel - approximately 10’
ct-scale, > Landscape / amenity zone - approximately 12’
water code > Specimen trees - one per half block
mwater > Green stormwater infrastructure - targeted block-end locations
e to the
South Side - Voluntary Setback for Cafes and Services
k Flow Control At the time redevelopment occurs property owners are encouraged to
of May 2015, provide a voluntary setback for locating sidewalk cafes and services with
t require peak commanding views into Seattle Center.
Property Line
the system.
oposing curb Bicycles Lanes
5’ bicycle lanes are recommended for this portion of the study area. Bicy-
d Silva cell clists will benefit from separation from vehicle traffic in this location due to
of new trees, higher traffic volumes nearby the SR99 portal.
rmwater
t management Parking
On-street parking is removed from Thomas St. in most locations. Angled
homas Street, on-street parking should be preserved on adjacent blocks of Taylor Ave. N. to
provide short term parking for businesses.
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Thomas Street
| LANDSCAPE DESIGN - GUIDELINES
Design Elements
Overall strategy in keeping with adopted “Thomas Green Street Concept Plan, Summer 2013,” where possible.
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LANDSCAPE DESIGN - OVERALL SITE PLAN |
4 3
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| LANDSCAPE DESIGN - THOMAS STREET
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LANDSCAPE DESIGN - TAYLOR AVENUE N |
Stormwater
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| LANDSCAPE DESIGN - AMENITY SPACES
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BULDING MASS ‘PROTECTS’
THE GROUND LEVEL AMENITY
GUIDELINES GARAGE
ENTRY
ALLEY
OFFICE STORAGE ENTRY
CS2 - URBAN PATTERN AND FORM
Connection to the Street: Identify opportunities for the project PEDESTRIAN FLOW FROM
to make a strong connection to the street and carefully ^Proposed View of Alley
SURROUNDING STRUCTURES
consider how the building will interact with the public realm.
Consider the qualities and character of the streets cape— its
physical features (sidewalk, parking, landscape strip, street
trees, travel lanes, and other amenities) and its function
(major retail street or quieter residential street)—in siting and
designing the building.
CS2.B.2. - RESPONSE:
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grade. The alley massing responds to adjacent buildings.
CS2.2 - RESPONSE:
50 | 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018
DESIGN GUIDELINES |
Broa
“Strengthen the most desirable forms, characteristics, and
patterns of the streets, block faces, and open spaces in the
surrounding area.”
d St
DESIGN APPROACH AND STRATEGY:
reet
CS2.C.3 - RELATIONSHIP TO THE BLOCK
5th (SEATTLE DESIGN GUIDELINES)
Av
eN 3. Full Block Sites: Break up long facades of full-block
buildings to avoid a monolithic presence. Provide detail and
human scale at street-level, and include repeating elements
to add variety and rhythm to the façade and overall building
design. Consider providing through-block access and/or
t
t ree designing the project as an assemblage of buildings and
TAYLOR AVE N
CS2.C.3. - RESPONSE:
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| DESIGN GUIDELINES
CS3.A.2. - RESPONSE:
CS3.1a. - RESPONSE:
^Refined Rhythm expressed through secondary architectural moves ^Example of brick detailing from previous project
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LEVEL P01 - 2 | OPTION C- DUAL CORE - PREFERRED DESIGN GUIDELINES |
PL1 - CONNECTIVITY
16' - 0"
AV OPEN 1 OPEN 1
E N 542 SF 542 SF
B COMMERCIAL B B B
STUDIO STUDIO
4,028 SF
ENTRY 432 SF
PL1.B.3. - RESPONSE:
432 SF
24' - 0"
24' - 0"
STUDIO STUDIO
432 SF An exterior432 SF amenity space at the ground level, located on the
C C C ST North-East corner of the site, will provide C potential opportunity
114' EXT. AMENITY ENTRY AS STUDIO for exterior 1 BEDseating, year-around landscaping, exterior lighting,
24' - 0"
24' - 0"
3,276 SF M 432 SF
HO STUDIO
weather 664 SF
protection such as canopies/awnings, and other
T STAIR
432 SF pedestrian enhancing experiences currently missing from this
200 SF
D D D end of the city block. The residentialDlobby is located off of
STUDIO
GARAGE 432 SF
1 BED
this exterior amenity space as to create an interaction between
24' - 0"
24' - 0"
720 SF
ENTRY RAMP DN those who live in this mixed-use building and patrons of the
STUDIO
432 SF adjacent commercial space. Large storefront glazing and
E E E entryOPEN points to the commercial spaceEwill be located off of
RESIDENTIAL 1
the exterior amenity space as a way for signage & displays to
24' - 0"
24' - 0"
576 SF
LOADING ENTRY CIRCULATION
enhance the pedestrian experience of the outdoor space.
1,012 SF
ELEV
F LOBBY F F OPEN TO 200 SF F
BELOW PL1.1 -Enhancing Open Spaces
TAYLOR AVE N
24' - 0"
TRASH (UPTOWN
100 SF 100 SF NEIGHBORHOOD DESIGN GUIDLINES)
1,160 SF BELOW
STAIR
G G G Locate 200plazas
SF intended for public useGat or near grade to
WARE 2 2 promote both a physical and visual connection to the2street.
A110 A110 A110
24' - 0"
24' - 0"
HOUSE Where public plazas abut private open space, use special
OFFICE ENTRY
ENTRY paving materials, landscaping, and other elements to provide a
H H H clear definition OFFICE
between the public andH private realms.
8,910 SF
16' - 0"
16' - 0"
115' PL1.1. - RESPONSE:
J J J J
360' - 0"
360' - 0"
Year-around landscaping and furniture will add to the
24' - 0"
24' - 0"
WAREHOUSE experience of this amenity space from within the building and
PARKING while outdoors. The Landscape plans depict these areas in
K 9,872 SF K K detail.
K
16' - 0"
16' - 0"
L L L OPEN TO L
BELOW
24' - 0"
24' - 0"
ALLEY
M M M M
24' - 0"
24' - 0"
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N N N ELEV N
117' 200 SF
"
"
| DESIGN GUIDELINES
DC2.A.2 - MASSING
(SEATTLE DESIGN GUIDELINES)
DC2.A.2. - RESPONSE:
DC2.1 - RESPONSE:
The large massing moves allow for visual and spatial cues for
the pedestrian heading to and from the Seattle Center. This
Mix use building should speak to the neighboring residential
developments while engaging with the spirit and language of
the Seattle Center.
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DESIGN GUIDELINES|
PL1 - CONNECTIVITY
Exterior Amenity
1,500 sf
Exterior Amenity
1,300 sf CS2 - URBAN PATTERN AND FORM
Focuscharacter
iii. In the Uptown Urban Area Concept
area larger massing units
and less modulationThomas St. and 5th Ave.
are appropriate, N. Intersection
provided they are
TA
YL carefully designed, with quality materials.
OR The concept focuses on public realm spaces at the intersec-
AV
E N
tion of Thomas St. and 5th Ave. N. Design of a potential plaza
Potential Infill
should reference Seattle Center and provide a strong visual
Exterior Amenity Development
500 sf link to the campus. Public space on the former Broad St. road-
ENTRY CS2.IV.iii - RESPONSE:
Street Level Exterior Amenity way area would have commanding views to the Space Needle
3,500 sf
and EMP. The crossing of 5th Ave. to Seattle Center should
The building massing has been
be enhanced withdivided
a wide andinto 3 distinct
highly main Other
visible crosswalks.
Potential Infill ST forms which reflectsportions
the recent
of Broaddevelopment character
St. can be reclaimed of of open
as a network
ENTRY AS surrounding blocks.spaces
Upper Corner
that massing
have a strong has been
relationship eroded
to potential infill develop-
OM
Development
TH to open views to surrounding
ment projects.blocks
Reuse of and distant
the right of wayviews
would(Space
depend on a
Needle and Lake Union).
property disposition process and interest by adjacent property
owners. To provide a retail support service corridor on Thomas
St. potential
The massing at street level holdsinfill buildings
corners onexcept
the southat side of Thomas St. are
Thomas
encouraged to include a voluntary building setback to support
5th Ave. N.
Street where the building addresses the lake2bay masterplan
ay
cafes and vibrant retail spaces.
with
Lightan exterior
amenity space that is directly related
fW
to f
City
igh e o
Taylor Ave. N.
Experience
t. R eus
Music Project (EMP) to the reail and
Substation residential entry creating an active and
dS lR
programmable open space.
oa tia
Br ten
Po
Lake to Bay Loop
Wayfinding Location Specimen tree
Improved substation
screening
Wide, enhanced
crosswalk
Sidewalk cafe
Seattle Center areas encouraged
Potential Infill
Potential Infill Development
Potential Infill Development
Development
St oad
et
Br
re
Example - Landscaped, Activated Corner with Retail Lake2Bay Street Concept plan at Thomas+Taylor
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PL2 - WALKABILITY
Tay
lor
Str et
ee re
t t PL2.II.i - RESPONSE:
a sS Exterior Amenity
TA
YL
OR
om 500 sf AV
Th E
The building response is clear and engaged with the
Street Level Exterior Amenity N pedestrians. The retail and residential entries are off of the
3,500 sf exterior ground level amenity space. The space creates visual
ENTRY and urban relief and identifies these uses. It becomes the
transition from Public to Private and can be an extension of the
1 1
A110 A110
1 2 3 4 5 6 7 THOMAS ST 1 2 3 4 5 6 7
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0" 108' - 0" STREET
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0" LEVEL
EXTERIOR
AMENITY,
113' 111' 3,500 SF
0' - 0"
A A A A
B A
16' - 0"
16' - 0"
MECH MECH
B 414 SF 322 SF B B COMMERCIAL B
3,904 SF
ST
24' - 0"
24' - 0"
o liability for the content of this conceptual feasibility study.
D
OA
BR
C C C C
114'
24' - 0"
24' - 0"
STAIR
200 SF
D D D EXT. AMENITY D
3,500 SF
GARAGE
24' - 0"
24' - 0"
RAMP UP ENTRY RAMP DN
E E E E
BIKE STOR
24' - 0"
24' - 0"
1,444 SF CIRCULATION LOADING RESIDENTIAL
216 SF
ELEV ENTRY
F 200 SF F F F
TAYLOR AVE N
LOBBY
24' - 0"
24' - 0"
TRASH 1,735 SF
1,160 SF
Example - Landscaped, Activated Corner with Retail Concept
Concept Rendering on Thomas showing
Rendering catenary lightfor
on Thomas and Lake2Bay
art installations, Street
approaching 5th Avenue. plan
Concept
G G G G
2 2 2 WARE 2
56 | 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN A110
GUIDANCE | 10.17.2018 A110 A110 A110
24' - 0"
24' - 0"
HOUSE OFFICE ENTRY
Lake2Bay Street Concept Plan Chapter III page 37 ENTRY
SECTION 6
MASSING OPTION
SUMMARY
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