901 harrison -arc3- 20140801 - 2014-07-17 - for presentation

ARC #3901 HARRISON | SEATTLE, WASHINGTON

MACFARLANE PARTNERS / ANKROM MOISAN ARCHITECTS, INC.08.01.2014

ANKROM MOISAN ARCHITECTS, INC.ARCHITECTURE INTERIORS URBAN DESIGN BRANDING

ankrommoisan.com

6720 SW Macadam Ave / Suite 100Portland, OR 97219503.245.7100

117 S Main St / Suite 400Seattle, WA 98104206.576.1600

2ARC#3

901 HARRISON

08.01.2014

MACFARLANE PARTNERS, LLC

ANKROM MOISAN ARCHITECTS, INC.

901 HARRISON / SEATTLE, WA

Site Information:

ADDRESS: 901 Harrison Street, Seattle WA 98109PARCELS: 1986200175, 1986200170LOT AREA: 21,600 sfZONING: SM160 / 85-240URBAN VILLAGE OVERLAY: South Lake Union Urban CenterSTREET CLASSIFICATION: Harrison St - Class II Pedestrian street

Project Goals:

OBJECTIVE #1: INCORPORATE NEW SEATTLE LANDMARK WITH NEW DEVELOPMENT

OBJECTIVE #2: CREATE NEW URBAN HOUSING

OBJECTIVE #3: IMPROVE OUTDOOR PEDESTRIAN AREAS AT GROUND LEVEL

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Portion of zoning map approved by City Council on May 6, 2013

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ZONING AND SITE ANALYSIS

Harrison

Thomas

9th Ave

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1928

1937

LANDMARK BUILDING HISTORIC PHOTOGRAPHS

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Wes

tlake

Ave

9th

AvePROJECT SITE

Alle

y

City Hardware

333 Westlake Ave

325 Westlake Ave 160’ tall futureAmazon offi ce tower

HARRISON STREET LOOKING SOUTH

A

KEYPLAN

A

B

Harrison St.

Thomas St.

9th

Ave

Site

N

Alle

y

9TH AVENUE LOOKING EAST

Har

rison

St.

Thom

as S

t.

PROJECT SITE

B

City Hardware Third and Wall Art Group

Community Mental Health Center The Vude

First Church of Christ Scientist

STREET LEVEL CONTEXT AND ELEVATIONS

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Project Site

Existing Buidling

UNDER CONSTRUCTIONDPD# 3014639


VEER LOFTS

N

Open Spaces

SITE PLAN - EXISTING CONDITIONS

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VEER LOFTS

SITE PLAN - PROPOSED CONDITIONS

N

Landmark Facade

New Tower Base

New Tower

25’-0”

30’-0”

17’-0”

8’-0”

33’-0”

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901 HARRISON / SEATTLE, WA FLOOR PLANS - EXISTING CONDITIONS

N

1 Existing Landmark building entrances

2

3

4

Existing Landmark building - interior not landmarked

Existing warehouse building

Existing Landmark building mezzanine - interior not landmarked

1

1 2

3

4

EXISTING GROUND FLOOR PLAN1 EXISTING SECOND FLOOR PLAN2

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901 HARRISON / SEATTLE, WA FLOOR PLANS - PROPOSED CONDITIONS

N

1 New lobby/retail entrance

2

3

4

New retail spaces

New retail mezzanine

Units on second level

1

PROPOSED GROUND FLOOR PLAN1 PROPOSED SECOND FLOOR PLAN2

4

4

3

4

2

2

Proposed retail

Proposed residential and BOH

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901 HARRISON / SEATTLE, WA LANDSCAPE PLAN - EXISTING CONDITIONS

N

1 Existing concrete sidewalk

2

3

Existing 1’ wide plantings

Existing parking lot

1

2

3 3

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901 HARRISON / SEATTLE, WA LANDSCAPE PLAN - PROPOSED CONDITIONS

1 3

4

1 New trees

2

3

4

Existing 1’ wide plantings

New plantings

New sidewalk (curb bulb proposed to SDOT, not yet approved)

N

5 8’-0” exterior retail space

2

5

1 3

1

1

1

1 1 1

4

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1

4 33

1

2

Facade to be remainedFacade to be saw cut and reintalled to original locationFacade to be removed

Interiors to be removedoi

2

1

5

5

1

2

3

4

5

6

6

LANDMARK BUILDING - DEMOLITION AND REPLACEMENT

1 Landmark facade and windows to be retained

Upper level facade to be saw cut and reinstalled back to original location as precast

Existing warehouse buildings to be demolished

Facade to be saw cut and reinstalled back to original location as precast

Existing chimney to be removed

Existing windows to be replaced to match historic windows

2

3

4

5

6

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901 HARRISON

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1 Landmark facade and windows to be retained

Upper level facade to be saw cut and reinstalled back to original location as precast

Existing warehouse buildings to be demolished

Facade to be saw cut and reinstalled back to original location as precast

Existing chimney to be removed

Existing windows to be replaced to match historic windows

Remove infill and rebuild window at existing openings

2

3

4

5

11

1

2

3

3

34

5

5 5

5

LANDMARK BUILDING - DEMOLITION AND REPLACEMENT

Saw cut edges on Landmark facade

A - EAST ELEVATION

C - WEST ELEVATION

B - NORTH ELEVATION

D - SOUTH ELEVATION

6

6 6

A

B

C

D

7

7 7 7 7

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North Entry Window Details

Openings at Alley Facade

Remove infill and rebuild window at existing openings at alley

West Entry & Upper Floor Windows

Replace existing windows at upper floor with new windows compatible to original style & mullions

Existing Concrete textureClerestory

Remove existing upper floor facade in pieces & to be reinstalled like precast concrete panels.

Replace existing clerestory at upper floor with new windows compatible to original style & mullions

EXISTING EXTERIOR CONDITIONS

Remove existing signage

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Embracing the Landmark facade

Stepping the roof line

We propose a 3 ft ‘pushback’ on the new facade all the way around the Landmark facade. It creates a building form that embraces and intergrates with the Landmark facade.

The roof line of the new precast facade at podium will be an extension and continuation to the existing stepping roof line of the Landmark facade.

LANDMARK FACADE AND NEW TOWER BASE DESIGN CONCEPTS

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D

C

A

B

Preserved Landmark facade anchors the entire project and creates unique retail space at pedestrian level. Retain and repaint Landmark facade to refl ect historical character.

Existing windows cleaned and reinstalled

Upper facade and clerestory saw cut and reintalled to original location as with precast panels

3’ massing setback around the Landmark volume gives the original building more prominence. Simple residential massing with skin to refl ect South Lake Union’s current and future hi-tech industries

A

B

C

LANDMARK FACADE

D

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901 HARRISON / SEATTLE, WA NEW TOWER BASE

D

C

A

B

Contemporary precast wall with punched openings used at tower base to honor the Landmark building. Shape, color and texture creates visual continuity with the Landmark facade at ground leve

New punched window openings in new tower base referring to Landmark facade in a non-symmetrical pattern

Open storefront at pedestrian level in new tower base. 8’-0” setback from new sidewalk creates exterior public space for retail and seating

Portion of existing facade to be saw cut and reintalled to original location as with precast panels

A

B

C

D

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901 HARRISON / SEATTLE, WA LOBBY ENTRANCE

D

C

A

B

Replace existing windows at upper floor with new windows compatible to original style and mullions

Lobby entrance as an extension of the new tower massing is set back from street and Landmark facade

Feature wall at exterior lobby entrance, possibly extending into interior. Design element at entrance and lobby honors the sand & gravel history of the original site

Exterior awning covering exterior public space at new tower base retail areas

A

B

C

D

E 3’ massing setback around the Landmark volume gives the original building more prominence. Simple residential massing with skin to refl ect South Lake Union’s current and future hi-tech industries

E

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LANDMARK BUILDING

Repainted Landmark facade in dark gray color to refl ect historical character. Preserve, clean and reinstall original windows

NEW TOWER BASE

Contemporary response to the Landmark facadePrecast concrete panels with punched openings

1

2

1

MATERIAL CONCEPTS - LANDMARK BUILDING AND NEW TOWER BASE

3

FEATURE WALL

Design element at entrance and lobby honors the sand & gravel history of the original site

2 3

Weathered zinc fl ashing to maintain color consistency

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901 HARRISON / SEATTLE, WA PROPOSED SECTIONS

L1

L2

L3

L4

L5

L6

L7

PR

OP

ERTY

LIN

E

RETAAIL

UNITTTS

UNITTTS

UNITTTS

UNITTTS

UNITTTS

UNITTTS

HA

RR

ISO

N S

TREE

T

L1

L2

L3

L4

L5

L6

L7

PR

OP

ERTY

LIN

E

RETAIL

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

ALL

EY

A

B

SECTION SECTIONA B

1 2 P. 21P. 21

30’-0”

25’-0”

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L1

L2

L3

L4

L5

L6

L7

PR

OP

ERTY

LIN

ERETAIL

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

9TH

AV

ENU

E N

OR

TH

L1

L2

L3

L4

L5

L6

L7

PR

OP

ERTY

LIN

E

LOBBY

UNITS

UNITS

UNITS

UNITS

UNITS

MEZZANINE

9TH

AV

ENU

E N

OR

TH

PROPOSED SECTIONS

DC

SECTION SECTIONC D

3 P. 21

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901 HARRISON / SEATTLE, WA CONSTRUCTION DETAILS

PARAPET DETAIL @ LANDMARK FACADE

1” = 1’-0”

1 NEW ROOF AND SLAB DETAIL

1” = 1’-0”

3UPPER LANDMARK FACADE @ NEW ROOF AND SLAB

1” = 1’-0”

2

PAVER SYSTEM

RIGID INSULATION

WATERPROOFING

UNIT

NEW WINDOW WALL SYSTEM

NEW CONCRETE SLAB AND STRUCTURE

PATIO

UNIT

EXISTING CONCRETE WALL TO BE SAW CUT, REINSTALLED TO ORIGINAL POSITIONS AND PAINTED DARK GRAY

RIGID INSULATION

WATERPROOFING

NEW CONCRETE ROOF AND STRUCTURE

CEMENT BASED WATERPROOF COATING

INSULATION


NEW MTL FLASHING

GRAVEL

WATERPROOFING

RIGID INSULATION

EXISTING CONCRETE WALL TO CLEANED AND PAINTED DARK GRAY

EXISTING WINDOW AND FRAME

3-8” GROWING MEDIA

WATER RETENTION LAYER

DRAINAGELAYER

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PARAPET @ LANDMARK FACADE

1” = 1’-0”

1 PARAPET @ NEW PRECAST FACADE

1” = 1’-0”

2

1

2

4

3

REINSTALLED SAW CUT LANDMARK FACADE

1” = 1’-0”

4

NEW WINDOW WALL @ SAW CUT LANDMARK FACADE

1” = 1’-0”

3

MTL FLASHING

CEMENT BASEDWATERPROOF COATING

METAL PANEL

EXISTING CONCRETE WALL TO BE CLEANED & PAINTEDDARK GRAY

PAVER SYSTEM

WATERPROOFING

NEW CONCRETE SLAB AND STRUCTURE

NEW WINDOW (SEE PAGE 23)

PRECAST CONCRETE COPING

MTL COPING

6” STUD

METAL PANEL

PRECAST CONCRETE PANEL LAMPBLACK NATURAL FINISH

PAVER SYSTEM

NEW CONRETE SLAB AND STRUCTURE

WATERPROOFING

INSULATION

NEW WINDOW (SEE PAGE 23)

2”

4”2”

4”

EXISTING CONCRETE WALL TO BE SAW CUT, REINSTALLED AND PAINTED DARK GRAY

WATERPROOF MEMBRANE


SHEATHING

SILICONE AND BACKER ROD

6” STEEL STUD

2” AIR SPACE

GYP BD

6” STEEL STUDS

STEEL COLUMN


SILICONE AND BACKER ROD



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5'-2"

5'

5'-2"

5'

NEW WINDOWS @ LANDMARK FACADE

1/2” = 1’-0”

A WINDOW DETAILS

1” = 1’-0”

A

NEW WINDOWS @ NEW PRECAST FACADE

1/2” = 1’-0”

B WINDOW DETAILS

1” = 1’-0”

B


NEW WINDOW

INSULATION

CEMENT BASEDWATERPROOFING

FLASHING BEYOND

INSULATION

CEMENT BASEDWATERPROOFING

(WEATHERED ZINC FINISH)

PRECAST CONCRETEPANEL LAMPBLACK NATURAL FINISH

NEW WINDOW

INSULATION

CEMENT BASED WATERPROOFING

FLASHING BEYOND

INSULATION

CEMENT BASED WATERPROOFING

FLASHING (WEATHERED ZINC FINISH)

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901 HARRISON / SEATTLE, WA RENDERED PROPOSED TOWER VIEWS

TOWER DESIGN STILL IN PROGRESS AND IS SUBJECT TO CHANGE*

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9TH

AV

ENU

E N

OR

TH

ALL

EY

HA

RR

ISO

N S

TREE

T

HA

RR

ISO

N S

TREE

T

PROPOSED ELEVATIONS

TOWER DESIGN STILL IN PROGRESS AND IS SUBJECT TO CHANGE*

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THANK YOU

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18’ stalls + structures

TYPICAL PARKING LEVEL PLAN

22’ min. drive aisle

22’ min. drive aisle

34’ core + structure

approx. 2’ to 3’ left for

shifting the tower closer

to the alley

18’ stalls + structures

N

96’-0” to

podium

325 Westlake(5) story residence @ 55’

95’-9” to office tower

10’-0”

Over 190’-0” to

office tower

Pro

pe

rty

Lin

e

(5) story office building @ 80’

(2) story retail @ 28’

PROPOSED TOWER SPACING DIAGRAM

28’-0” to

tower

27’-0”

17’-0”

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MA

X A

LLO

W

LEVEL 2

LEVEL 3

LEVEL 4

LEVEL 5

LEVEL 6

LEVEL 7

LEVEL 8

LEVEL 9

LEVEL 10

LEVEL 1

LEVEL P1

LEVEL P2

LEVEL P3

45'-0

"

PRO

PERT

Y LI

NE

UPP

ER L

EVEL

SET

BAC

K

PRO

PERT

Y LI

NE

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

HA

RRIS

ON

ST.

MEZZANINE

13'-0

"10

'-0"

9'-7

"10

'-7"

9'-7

"9'

-7"

11'-0

"9'

-7"

9'-7

"9'

-7"

9'-7

9'-0

"9'

-0"

RETAILLOBBY

20'-0

"

PARKINGPARKKINPPAR

PARKING

PARKING

18'-7

"14

'-0"

UNITS

R13'-0"

35'-0

"

RETAIL

Parking under Landmark Building with no setback below grade:

PARKING AREA: 62,000 sfNUMBER OF LEVELS: 3TOTAL STALLS: 163UNITS: 318RATIO: 0.51

Parking under Landmark Building with 30’ setback below grade:

PARKING AREA: 68,000 sfNUMBER OF LEVELS: 4 TOTAL STALLS: 160 UNITS: 318 RATIO: 0.50

MA

X A

LLO

W

LEVEL 2

LEVEL 3

LEVEL 4

LEVEL 5

LEVEL 6

LEVEL 7

LEVEL 8

LEVEL 9

LEVEL 10

LEVEL 1

LEVEL P1

LEVEL P2

LEVEL P3

45'-0

"

PRO

PERT

Y LI

NE

UPP

ER L

EVEL

SET

BAC

K

PRO

PERT

Y LI

NE

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

UNITS

HA

RRIS

ON

ST.

13'-0

"10

'-0"

9'-7

"10

'-7"

9'-7

"9'

-7"

11'-0

"9'

-7"

9'-7

"9'

-7"

9'-7

9'-0

"9'

-0"

RETAIL LOBBY

20'-0

"

PARKINGPARKKINPPAR

PARKING

PARKING

18'-7

"14

'-0"

UNITS

R13'-0"PARKING

35'-0

"

MEZZANINE

RETAIL

8'-6

"

UPUPDNDN

UPUP

UPUP

DNDN

11

AA PP QQ RR SS TT UU VV WW

22

33

44

66

55

ELEV 1V 1ELE ELEV 2V 2ELE ELEV 3V 3ELE

STAIR 1 ELEC/TELEEE ESTAIR 2

STAIR 4

ELEVATOR LOBBY

MECHANICALROOM

STORAGE STORAGE

EXHAUSTXH US

6.0%0%6.0%0%

UPUPDNDN

6.0%0%DNDN

58 STALLS

UPUPDNDN

UPUP

UPUP

DNDN

111

AA PP QQ RR SS TT UU VV WW

22

33

44

66

55

ELEV 1V 1ELE ELEV 2V 2ELE ELEV 3V 3ELE

STAIR 1 ELEC/TELEEE ESTAIR 2

STAIR 4

ELEVATOR LOBBY

MECHANICALROOM

STORAGE STORAGE

EXHAUSTXH US

6.0%0%6.0%0%

UPUPDNDN

6.0%0%DNDN

44 STALLS

6.0%0%

DNDN

WATER TABLE

@ 17’-20’

8’-6” and 1 parking level

below water table

needed if required to set

back 30’ from landmark

and maintain ratio

0’-0” and 0 parking levels

below water table

needed if allowed to build

below grade parking to

property line

30’ setback

AVERAGE FINISH GRADE

@ 55’

901 harrison -arc3- 20140801 - 2014-07-17 - for presentation

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