rendering of 316 alaskan way project

7/17/2019 Rendering of 316 Alaskan Way Project

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PSPB FINAL CERTIFICATE OF APPROVALJULY 15TH, 2015

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316 ALASKAN WAY


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316 ALASKAN WAYPROJECT SUMMARY

JULY 15TH, 2015

Applicant requests approval for 316 Alaskan WayFinal Certificate of Approval:

Existing Building DemolitionUseDesignAlley treatment/accessMaterials palette

Landscape/hardscapeLightingSignageBoard recommendation for modified westerncanopy attachment timing

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316 ALASKAN WAY05/06/15 | WTGBD | 6

CONTEXT ANALYSISCentral Waterfront Conceptual Street Design

50 University Street

520 occidental

12

3

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SeawallBeach

Occidental Park

Pier 48

Century Link Field

King StreetStation

Railroad

Way

Columbia StImprovemen

Transit Hu

WashingtonSt. BoatLanding

S.JACKSON

ST.

1STAVE.S.

ALASKANWAY

OCCIDENTALAVE.S.

OCCIDENTALAVE.S.

S.MAIN

ST.

S.WASHINGTON

ST.

YESL

ERWAY

CHERRYST.

JAMESST.

COLUMBIAST.

TidelinePromenade

S.KING

ST.

ElliottBayTrail

Stadium

Plaza

S. Washington St.Improvements

S. Main St.Improvements

T

Proposed Destinations

Public Transit

Existing Destinations

:

:

1

:

map/diagram taken from the Seattle Waterfront Framework Plan, project

site added for clarity

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CONTEXT ANALYSISCentral Waterfront Conceptual Street Design

400 alaskan way s

213 S main street

80 S main street

New Developments Near Site

316 alaskan way s

alaskan way

pioneer square beach

200 occidental

occidental square

north lot / stadium

place (residential)

north lot / stadiumplace (office/hotel)

Streetcar

site

streetcar line

SITE

SCALE : 1 = 250

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EXISTING BUILDING (TO BE DEMOLISHED)

HISTORIC PHOTOS

EXISTING BUILDING TO BE DEMOLISHED

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EXISTING BUILDING (TO BE DEMOLISHED)

ALAS KAN WAY LOOKI NG NO RTHEA ST ALAS KAN WAY LOOKI NG NOR THEA ST

S MAIN ST LOOKING SOUTHEASTS JACKSON ST LOOKING NORTHWEST

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OLD SEATTLE GARAGE/TERMINAL

GARAGE BUILDING

STATEMENT OF SIGNIFICANCE

Addr ess: 316 Al aska n Way Sout h, S eatt le,WA 98104

Description: The building at 316 AlaskanWay South was constructed in 1909. It waspreviously addressed as 74 South JacksonStreet and is commonly known as the OldSeattle Parking Garage. The building wasdesigned as a three story parking garage witha basement.

The building, as it exists today, is a concretestructure with various layers of stuccoand paint in various conditions and levelsof repair. There is a trabeated openingon the southeast Jackson Street cornerwith a controlled entry gate. There aretwo trabeated openings on the buildingssouthwest Jackson Street corner and oneon the Alaskan Way faade, both coveredwith ornamental fencing. The parapet isutilitarian. An earlier concrete band detailvisible in a photograph circa 1936 appearsto have been removed. The building haswide, trabeated windows with eight baysalong Alaskan Way and seven bays alongJackson Street. The National Register ofHistoric Place Nomination states the buildinghad brick sills. Today, the window framesappear to be aluminum. The windows into thebasement along the eastern alley have beencovered with planters as an apparent securitymeasure. There are non-ornamental/securitymetal bars on the windows on the west,south and on the second floor windows in thealley. The ground level windows on the westand south facades have been covered withpainted plywood.

The building appears from the exterior tobe sinking to the southwest and interiorstructural shoring appears to have beenadded in that corner as a result. The east

wall is partially painted approximately 20feet into the alley including patch paint areasto cover graffiti. There are various conduitsand active and inactive lights and devicesmounted to the building facades. Parkingsigns have been affixed in various locationson the west and south building facades.

The interior is heavy timber frame withwood car decking floors. The heavy timberframe appears to be in good condition withrepairs and added bracing in a few locations.The wood car decking is in varying levelsof condition. A major note is that there isno perimeter wall on the north side of thebuilding, which was built after the adjacentbuilding to the north was already in place.The building installed new columns alongthe north property line and framed the newstructure up against the existing buildingwall. Thus the columns and beams along thenorth side of the building frame are open tothe brick wall of the adjacent building to thenorth. This building does have partial walls atthe northwest and northeast corners as theadjacent building has loading docks withoutwalls in those locations.

From our observations, we conclude thatthis building is utilitarian in style andis in poor architectural condition today.Significant alteration to the window, parapetand cladding, as well as patched stucco,limited painting and repainting of graffiti,exposed and abandoned exterior conduitsand electrical devices, fenced in windowsand the corner entry all contribute to acurrent aesthetic of continued intrusioninto the surrounding historic architecture ofthe District. This building does not carry thearchitectural weight or significance of manyother buildings built in the similar time period.

Significance: The period of significance forthe Pioneer Square Historic District is listedas 1889 to 1931 in the National Register ofHistoric Places Nomination. The building at316 Alaskan Way South was constructed in

1909. Originally referred to as thGarage, the National Register Nregarding the building states:

The building was considered anthe original nomination. Its signifremains doubtful. The exterior habeen significantly changed, althoheavy timber interior structure isof early district buildings and is unchanged.There do not seemrecords that show what the buildlike in 1909, but it seems likely tthe general shape and the windomay not have been changed for extensive changes were made toand particularly to the cladding, windows.

The Nomination classifies the buhistoric, non-contributing. The buoriginal architect, owner or buildlisted in the Citys archival recordNational Register Nomination nothe building has served as a garapproximately 1919 and does nobe associated with specific histosignificant people. Furthermore,at 316 Alaskan Way South or itsbuilder(s) or owner(s) is not refein Pioneer Square: Seattles OldNeighborhood. This book is recoas a well-known guide to Pioneearchitectural history and is refereNational Register Nomination.

The King County Tax Assessor relist an original owner. The Countfirst indicate the owner as Trans& Dist. Co. in 1948, outside the period of significance.Acco rdin gly, b ased on t he N atio nNomination, research and the avdocuments, we conclude that the316 Alaskan Way South is not aor historically significant to the cthe Pioneer Square Preservation

HISTORICAL SIGNIFICANCE

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JULY 15TH, 2015

Existing structure is not associatedwith historic events, persons or uses.Ownership history within period of

District historic significance is notavailable in the City, County andState archival records. First knownowner was as a garage in 1948.As noted in the National RegisterNomination, the existing structure isutilitarian in style and has long beenconsidered an intrusion to the

District architectural vernacular.Extensive changes to the exterior ofthe existing structure, includingremoval of parapet and majoralterations to the cladding as wellreplacement of original windows.


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SEATTLE WATERFRONTINSPIRATIONAL IMAGES

i f i n r u r c h t . h in t n t. , l i n r t h

c h m ti c i n

11

Vie of the Cycle Trac,Looing orth

I n l y t i l

c h m ti c i n

1

I I I

STREETTREESSTREETTREESPLANTEDTERRACE TREESPLANTEDTERRACE TREES

SHRUBS GROUNDCOVER, GRASSES+PERENNIALS

GROUNDCOVER,GRASSES+PERENNIALS

ti i

it

SEE

PA

GE

56


SITE PLAN

JACKSON ST

ALASKANWAY

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UP

UPWATER

ENTRY

TRANSFORMER

ROOMELECTRICAL

27

UP

FIRE

PUMP

ROOM

PARKING

P3

LOBBY

UP

VESTIBULE

FIRE

WATER

TANK

UP

UP

UP

FIRE

CONTROL

ROOM

27

DN

UP

EXIT +2'-6"0'-0"

PARKING

P2

LEASING

0'-0"

VEST.

VESTIBULE

VESTIBULE

MAIL LOA

DOC

RETAIL

SALES &

SERVICE

0'-0"

0'-0"

RESIDENTIAL LOBBY

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BUILDING PLANS

LOBBY/RETAIL LEVEL - GROUND FLOORPARKING LEVEL - BELOW GRADESCALE : 1 = 20SCALE : 1 = 20

4,984 SQFT

3,616 SQFT RESIDENTIALSUPPORT

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PAGES 19-21 IN C of A BOOKPAGES A100 - A113 IN TECHNICAL DRAWINGS


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W/D

W/D

W/DW/D

DN

PNLMANI

PNL

MANI

PNL

MANI

PNL

MANI

MANI

PNL

MANI

PNL

MANI

PNL

PNL

MANI

PNL

MANI

MANIPNL

MANIPNL

MANIPNL

W/D

PNL

MANI

W/D

W/D

MANIPNL

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W/D

W/D

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MANI PNL

PNL

MANI

W/D

W/D

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W/D

PNL

MANI

W/D

PNL

MANI

W/D

UNITD2

UNITD1.A

UNITA3.AUNITA7

UNITA3.A

UNITA4.A

TRANFORMER

HALLWAY

UNITD5

UNITD4

UNITD4

TYPEA

UNITD4

UNITA3.A

UNITA3.A

UNIT A5.A UNIT D1.A UNIT A6.A

UNIT

UNITB2

DOGWASH

GENERATOR

COORIDOR

LOBBYSTORAGE

CORRIDOR

UNITB3

224

MPOE

ROOM

BIKES

STORAGE

OPEN TO

RETAIL

OPEN TO

LOBBY

PARKING P1

26

DN

DOMESTIC

WATER

HEATERS

TRASH-RES

+RETAIL

RECYCLING

(3)X95GALFOOD

WASTE(RES)

RECYCLING

RECYCLING

RECYCLING

TRASH-

RES+

RETAIL

UP

ELEV.

LOBBY

TRASH &

RECYCLE

LOADING

DOCK/LIFT

OPEN TO

LEASING VESTIBULE

LOADING

AREA


BUILDING PLANS

SEE PA

HOUSING - LEVEL 2LOBBY/RETAIL - MEZZANINE LEVELSCALE : 1 = 20SCALE : 1 = 20

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W/D

W/D

W/D

MANIPNL

MANIPNL

PNLMANI

PNL

MANI

PNL

MANI

PNL

MANI

MANI

PNL

MANI

PNL

PNL

MANI

MANI

PNL

PNL

MANI

PNL

MANI

PNL

MANI

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MANI

W/D

W/D

MANIPNL

MANIPNL

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PNL

MANI

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MANI

W/D

MANI

PNL

W/D

TYPEA

UNITB3

UNITD4

UNITD4

UNITD4

UNITA3

UNITA3

UNITA3

UNITA3

UNITA4

UNITD1

UNITB1

UNITB2

UNITD2

UNITD3

CORRIDOR

UNITA7

UNITA6

UNITD1

?

ELECTRICAL

METERS

UNITA5

CORRIDOR

LOBBY

S1

ROOFTOP

ENCLOSED

RECREATION

AREA

MECHANICAL

MECHANICAL

FITNESS

316 ALASK07/08/15

BUILDING PLANS

SEE PAGE 48

HOUSING - ROOF TERRACEHOUSING - TYPICAL UPPER LEVELSCALE : 1 = 20SCALE : 1 = 20

30-0 SETBACK

PROPERTY

LINE

115,817 GSF TOTAL

HOUSING IN 189 UNITS

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BUILDING SECTION

AMENI TY

BONUSRESIDENTIAL

HEIGHT

BASERESIDENTIAL

HEIGHT

Section Looking North Through Courtyard - Post-Viaduct

Canopies, street improvements and landscaping adjacent to Alaskan Way S. under this Certific

Appro val shal l be cons truc ted af ter S R-99 Viaduc t demo lit ion. Work propo sed u nder the C ity o

Waterfront Seattle project shall be reviewed under a separate application.

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PAGE 28 IN C of A BOOKPAGES A300 - A307 INTECHNICAL DRAWINGS


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15-0 ENCLOSEDAMENI TY SPAC E

20-0 BONUSRESIDENTIAL

HEIGHT

100-0 BASERESIDENTIAL

HEIGHT

120-0 BUILDING

HEIGHT


BUILDING ELEVATIONS (FOR REFERENCE)

LEVEL 2

35-4

LEVEL 1.5

25-8

GRND FLOOR

16-4

LEVEL 3

45-2 3/4

LEVEL 4

55-1 1/2

LEVEL 5

65-0 1/4

LEVEL 6

74-11

LEVEL 7

84-9 3/4

LEVEL 8

94-8 1/2

LEVEL 9

104-7 1/4

LEVEL 10

114-6

LEVEL 11

124-4 3/4

AMENI TY134-9

West Elevation - Post-Viaduct

Canopies, street improvements and landscaping adjacent to Alaskan Way S. under this

Certificate of Approval shall be constructed after SR-99 Viaduct demolition. Work proposed

under the City of Seattles Waterfront Seattle project shall be reviewed under a separate

application.

AMENI TY RO OF

147-6

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15-0 ENCLOSEDAMENI TY SPA CE


HEIGHT


HEIGHT

120-0 BUILDING

HEIGHT

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LEVEL 2

35-4

LEVEL 1.5

25-8

GRND FLOOR

16-4

LEVEL 3

45-2 3/4

LEVEL 4

55-1 1/2

LEVEL 5

65-0 1/4

LEVEL 6

74-11

LEVEL 7

84-9 3/4

LEVEL 8

94-8 1/2

LEVEL 9

104-7 1/4

LEVEL 10

114-6

LEVEL 11

124-4 3/4

AMENI TY134-9

BUILDING ELEVATIONS (FOR REFERENCE)South Elevation

AMENI TY RO OF

147-6

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15-0 ENCLOSEDAMENI TY SPAC E


HEIGHT


HEIGHT

120-0 BUILDING

HEIGHT


BUILDING ELEVATIONS (FOR REFERENCE)East Elevation

LEVEL 2

35-4

LEVEL 1.5

25-8

GRND FLOOR

16-4

LEVEL 3

45-2 3/4

LEVEL 4

55-1 1/2

LEVEL 5

65-0 1/4

LEVEL 6

74-11

LEVEL 7

84-9 3/4

LEVEL 8

94-8 1/2

LEVEL 9

104-7 1/4

LEVEL 10

114-6

LEVEL 11

124-4 3/4

AMENI TY

134-9

AMENI TY RO OF

147-6

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15-0 ENCLOSEDAMENI TY SPA CE


HEIGHT


HEIGHT

120-0 BUILDING

HEIGHT

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BUILDING ELEVATIONS (FOR REFERENCE)North Elevation

LEVEL 2

35-4

LEVEL 1.5

25-8

GRND FLOOR

16-4

LEVEL 3

45-2 3/4

LEVEL 4

55-1 1/2

LEVEL 5

65-0 1/4

LEVEL 6

74-11

LEVEL 7

84-9 3/4

LEVEL 8

94-8 1/2

LEVEL 9

104-7 1/4

LEVEL 10

114-6

LEVEL 11

124-4 3/4

134-9AMENI TY

AMENI TY R OOF

147-6

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COURTYARD RENDERING

PRIVASCRE

HEARAND SEAT

PRIVATETERRACES

WHITE WALL FOROUTDOOR MOVIE

PROJECTING

ENCLOSED ANDGATED DOG RUN

(ARTIFICIAL TURF)

PLANTS PROVIDEFILTERED VIEWS

AND PRIVAC Y

TIMBER BENCH

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PAGES 44-59 IN C of A BOOKPAGES L100 - L310 IN TECHNICAL DRAWINGS


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TERRACE RENDERING

FITN

HEAR

TIMB

SUNN

GREE

WINDPLAN

BBQ & DINING

BBQ & DINING

FLOWERING TREE

WIND SCREENPLANTING

MAIN HEARTH

GREEN ROOF

TIMBER BENCH

TIMBER BENCH

GROUP SEATINGAND LOUNGE

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PAGES 44-59 IN C of A BOOKPAGES L100 - L310 IN TECHNICAL DRAWINGS


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ALLEY CONDITIONS AND CONCEPT

DIAGRAM - ALLEY CONDITIONS EXISTING TREES TO BEREPLACEDEXISTING TREE

GAS METER LOCATION

NEW CONCRETE CURBALONG SOUTH JACK SON FRONTAGE (SIMILAR TO CACROS S JA CKSON ST. TOSOUTH

RESTORED GRANITE CURAS AVAILA BLE FROM S.D.SALVAGE YARD AT ALLEYAPPR OACH

NEW CONCRETESURFACE AT 2-0 ALLEYDEDICATION

NEW CONCRETE APRONAND SIDE WALK P ERS.D.O.T. STANDARDS

RESTORE CONCRETE ANASPH ALT PATCHE S WIT HHISTORIC BRICK (SALVAGFROM ALLEY APPROACH)

GREEN WALL

LANDSCAPE

BY

OTHERS

GAS METERS

FUEL FILL STA

S.JACKSONSTREET

S. MAIN STREET2-0

6-0

3-0

SITE PLAN, ALLEY ELEVATION, & NORTH ELEVATIONNO SCALE

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PAGE 56 IN C of A BOOK

PAGES L100 - L310 and SIP5/10 IN TECHNICALDRAWINGS


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316 ALASK05/06/15

ALLEY RENDERING

RESTORED CONCREAND A SPHA LT PATCHWITH HISTORIC BRICAVAILABL E (S ALVAGALLE Y APPR OACH )

RESTORED GRANITEAS AVAILA BLE FROMSALVAGE YARD AT AAPPR OACH WITH NECONCRETE APRON ASIDEWALK PER S.D.OSTANDARDS

NEW CONCRETE CURB ALONG

SOUTH JACKSON ST. FRONTAGE(SIMILAR TO CURB ACROSSJACKSON ST. TO THE SOUTH

NEW CONCRETE SU2-0 ALLEY DEDICAT

GREEN WALL

DISPLAY BOX WITH ROTATINGLOCAL ART FROM DISTRICTGALLERIES AND ARTISTSTHEMED ON LOCAL ANDHISTORIC SUBJECT MATTER

EXISTING TREETO BE REPLACED

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DESIGN PRESENTATIONS HISTORY


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DESIGN PRESENTATIONS HISTORY

11/19/2013 PSPB BRIEFING04/09/2014 ARC BRIEFING08/06/2014 PSPB BRIEFING

09/24/2014 ARC BRIEFING11/19/2014 PSPB BRIEFING01/21/2015 PSPB BRIEFING04/01/2015 PSPB BRIEFING05/13/2015 ARC BRIEFING06/10/2015 ARC BRIEFING07/08/2015 ARC BRIEFING07/15/2015 PSPB FINAL C of A

ABBREVIATED LIST OF DESIGN CHANGESAdded brick and levels of depth to the western faade.Changed to a glass canopy at the corner of Alaskan and Jackson tostrongly signify the entrance, and changed to discontinuous canopietie rods along the sides of the building to better reflect district buildin

Added ivy to the alley.Removed a proposed trellis on the roof.Moved the bike room and stretched the lobby along Jackson baseddesire to have a more active street use.Differentiated the base of the building using grouping of bays andmaterials.Changed cadence of windows on southern facade and added multilayers of depth.Changed the window patterning on the courtyard side of the buildinto concerns about the playful nature of the faade.

Secured an easement to include windows on the north side of the bwhich allowed us to remove a blank party wall.Stepped the top two floors of the building back by a foot and changfaade to glass to emphasize the top and reduce the perception ofChanged from solid metal parapet to glass railing.

SPECIAL STUDIES CONDUCTED FOR THE BOARD(INCLUDED IN APPENDIX)

MEETINGS AND PRESENTATIONS

Brick ColorKobe Park Study

Alternative Massing StudiesComparative Height StudyEnhanced/Extended Shadow Study

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DESIGN EVOLUTIONS


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perspect ive

SOUTHWEST AERIAL VIEWSOUTHW

SOUTHWEST STREET LEVEL VIEW

DESIGN EVOLUTIONS

08/06/2014 09/24/2014 11/19/2014

01/21/2014 CURRENT DESIGN

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DESIGN EVOLUTIONS


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perspect ive

Added glass "top" toreduce sense of

height and respectbase-middle-top

structure in districtbuildings.

Changed from metal toglass railing to

reduce perception ofheight.

Changed westernfacade from metal to

brick.

Changed cadence ofwindows on

southern facade andadded multiplelayers of depth.

Changed to glasscanopy at corner and

discontinuouscanopies with tie-rods.

DESIGN EVOLUTIONS

08/06/2014 CURRENT DESIGN

Eliminated woodrooftop trellis/canopy.

CURRENT DESIGN


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West Elevation with canopies

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CURRENT DESIGN

NO WINDOWS AT NORTH ELEVATION

DESIGN ITERATION PRESENTED 06/10/2015


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NO WINDOWS AT NORTH ELEVATIONDESIGN ITERATION PRESENTED 06/10/2015NO WINDOWS AT NORTH ELEVATION

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PROPOSED NORTH WINDOWS

CURRENT DESIGN


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CURRENT DESIGN


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SMC 23.66.100 Pioneer Square Preservation District Purpose To preserve, protect, and enhance the historic character of the Pioneer Square area and the

buildings therein;

To return unproductive structures to useful purposes; To attract visitors to the City;

To avoid a proliferation of vehicular parking and vehicular-or iented uses;

To provide regulations for existing on-street and off-street parking;

To stabilize existing housing, and encourage a variety of new and rehabilitated housing types

for all income groups; To encourage the use of transportation modes other than the private automobile; to protect

existing commercial vehicle access;

To improve visual and urban relationships between existing and future buildings and

structures, parking spaces and public improvements within the area; and

To encourage pedestr ian uses

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BUILDING MASSING AND PROGRAM


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BUILDING MASSING AND PROGRAM

4,300 SF DECK

4,600 SF ENCLOSED AMENITY

6,600 SF EXTERIOR DECK

13,700 SF Housing / AMENITY

9,600 SF PARKING

5,000 SF RETAIL ALONG ALASKAN WAY S

5,100 SF RESIDENTIAL LOBBY INCLUDING OFFICE, MAIL ROOM,

AND MEZZANINE ALONG S JACKSON STREET

13,700 SF HOUSING / AMENITY

100 - 120 BONUS RES. HEIGHT PER SMC 23.49.178

DEMOLITIO N OR REMOVAL OF BUILDING OR

STRUCTURE AS APPROVED BY PSPB PURSUANT TO

SMC 23.66.115

GROSS AREA IN RES. USE BELOW 100 EQUAL

OR EXCESS GSF ABOVE 100

EXTRA RES. FLOOR AREA AVAILABLE UNDER SMC

23.49.023 ACHIEVED THROUGH 60% HOUSING BONUS

AND 40% AME NITIES OR TDP

LOT AREA IS > 7,200 SF

2- 0 DEDICATION OF ALLEY

(UP TO 22 ABOVE GRADE REQUIRED) PROVIDED FOR FULL HEIGHT OF BU

MASSING SHOWN PROVIDES 100 MI

FACADES FOR FULL WIDTH AT BOTH

STREETS.

VIEWS FROM PARK TO SIGNIFICANT NATURAL AND MAN-

MADE FEATURES TO BE CONSIDERED IN PSPB REVIEW (SMC

23.66.140)

SEE PAGES 16-34 FOR KOBE T

VIEW ANALYSIS FROM 4/1/2015

BRIEFING

RESIDENTIAL AREA BELO

IS 119,147 GSF; RESIDEN

AREA ABOV E 100 IS 2 7,4

LOT AREA IS 20,773 SF

PER PSM 100/100 - 120 ZONE

STREET-FACI NG FACADES WILL COVER FULL WIDTH OF THE LOT

ALONG ST REET LOT LI NES AND HAVE STREET-FACIN G FACADES

THAT ABUT STREET LOT LINES FOR FULL WIDTH OF PORTIONS

OF STRUCTURE UP TO 100 FT IN HEIGHT (23.166.150)

PROGRAM

PER SMC 23.66.140.C.4. J:

35% OF ROOF AREA MAX

15 TALL, 30 SETBACK FROM STREETS, 3

SETBACK FROM ALLEY

LEED GOLD CERTIFICATION GREEN FACTOR OF 0.3 MIN

INTERPRETIVE SIGNAGE OF SUSTAINABLE

FEATURES

MASSING SHOWS ROOFTOP AMENITY THAT

MEETS REQUIREMENTS

PROJECT TARGETING LEED GOLD/PLATINUM

GREEN FACTOR OF 0.3 IS ALREADY

TARGETED (REQUIRED BY ZONING) INTERPRETIVE SIGNAGE WILL BE PROVIDED

REQUIRED:

REQUIRED:

REQUIRED:

APPL ICAN T RES PONSE :

APPL ICAN T RES PON

APPL ICAN T RES PON

REQUIRED:

REQUIRED:

APPL ICAN T RES PONS E:

APPL ICAN T RES PONSE :

30

3015

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SMC 23.66.180.B Scale. Exterior building facades shall be of a scale compatible withsurrounding structures. Window proportions, floor height, cornice line, street elevations

and other elements of the building facades shall relate to the scale of the buildings in the

immediate area.

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BASE DATUM


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WEST ELEVATION

SOUTH ELEVATION

REGISTER BASE

REGISTER BASE

SOUTH ELEVATION

BUILDINGS ACROSS SOUTH JACKSON STREET

ALASKAN WAY

BASE DATUMRegistered Base of Surrounding Buildings

SOUTH JACKSON STREET

400 ALASKAN BEHIND THEATRE

REGISTER BASE REGISTER BASE

07/08/1

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CORNICE LINE AND DATUM LINES


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WEST ELEVATION

SOUTH ELEVATION

SOUTH ELEVATION


ALASKAN WAY

CO C U SElevation Proportion Studies


GRAND STORYPROPORTION

RELATIONSHIP TO

CORNICE LINE

GRAND STORY

PROPORTION


REGISTER BASE

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FLOOR HEIGHTS AND RELATIONSHIPS


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WEST ELEVATION

SOUTH ELEVATION

SOUTH ELEVATION


ALASKAN WAY

Base, Middle, Top Studies



REGISTER BASE

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WINDOW PROPORTIONS


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WINDOW PROPORTION

WITH 80 SOUTH JACKSON IS

COMPLIMENTARY

280 S JACKSON

316 ALASKAN 1

1

Study of South Elevation

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PROJECT RELATIONSHIPS


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Proposed Relationships to Historic Rhythm, Proportion and Details

PIONEER SQUARE DISCONTINUOUS CANOPIES

PIONEER SQUARE HIERARCHY OF MASONRY FRAME

316 ALASKAN WAY S - SOUTH ELEVATION

316 ALASKAN WAY S - SOUTH ELEVATION

619 WESTERN AVE 121 S KING ST

HAMBACH BUILDING

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ALLEY SCALE STUDY


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200 OCCIDENTAL OLYMPIC BLOCK

ALLEY ALLEY200 OCCIDENTAL

S E C TI ON TH R O UGH 200 OCC I DE N TAL S E C TI ON T HR O UGH O LYMP I C B LO CK & ME R C HAN TS CAF E

OCCIDENTAL PARKOCCIDENTAL

AVE S

MERCHANTS

CAFETRI NIT YBASS NW

MCCOYS FIREHOUSE/

GINGER TERIYAKI/

WATERFALL GARDEN PARK

OLYMPIC BLOCK 1ST

60'

20'

50'

100' 100'

SITE PLAN SITE PLANPROPOSED DESIGN OF 200 OCCIDENTAL MERCHANTS CAFE AND OLYMPIC BLOCK

THE OLYMPI C BLO CK

IS 200% THE BUILDING

HEIGHT OF ITS NEIGHBOR

ACROSS THE ALLEY TO THE

EAST

THE PROP OSED DESI GN O F

200 OCCIDENTAL IS BETWEEN

166% AND 500% THE BUILDING

HEIGHT OF ITS NEIGHBORS


EAST

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ALLEY SCALE STUDY


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SITE PLAN

ALLEYCHINOOK

BUILDING

SE CTION THROUGH CHIN OOK B UILDIN G ALON G JE FFE RSON ST

5TH AVENEIGHBORING

BUILDINGS TO

WEST

40'

160'

THE HEI GHT OF TH E

CHINOOK BUILDING IS

266% THE BUILDING

HEIGHT OF ITS NEIGHBOR


WEST

60'

316 ALASKAN

CHINOOK BUILDING 316 ALASKAN WAY

SITE PLAN

ALLEYALASKAN WAY316 ALASKAN

WAY

80 JACKSON ST

60

120'

THE HEI GHT OF 316

ALASKAN IS 200% THE

BUILDING HEIGHT OF ITS

NEIGHBOR ACROSS THE

ALLEY TO ITS EAST

SE CTION THROUGH 316 ALASK AN & 80 S . JACK SON

CHINOOK BUILDING

65

THE HEIGHT OF 316

ALASKAN IS 184% THE

BUILDING HEIGHT OF ITS

NEIGHBOR ACROSS THE

ALLEY TO ITS EAST

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COMPATIBILITY SURVEY OF THE DISTRICT


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600 ftImage Landsat

THE DESIGN TEAM

PHOTO DOCUMENTED

PIONEER SQUARE TOBETTER UNDERSTAND THE

PATCHWORK OF BUILDINGS

IN THE DISTRICT.

11

1

10

9

6

3

2

7

5

4

8

12

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SURVEY OF DISTRICT MATERIALS


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316 ALASK06/10/15

5

3

9

1

6

10

2

7

11

4

8

12

316 ALASK07/08/1

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304 ALASKAN WAY

76 SOUTH MAIN STREET

C

B

A

D

E

ED

A B C

80 SOUTH JACKSON STREET 97 SOUTH JACKSON STREET

77 SOUTH MAIN STREET 304 ALASKAN WAY


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76 SOUTH MAIN STREETBRICKS OF SURROUNDING BUILDINGS

COMPARED TO PROPOSED BRICK

80 SOUTH JACKSON STREET


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304 ALASKAN WAY


COMPARED TO PROPOSED BRICK

COAL CREEK BRICK

A

B

C

97 SOUTH JACKSON STREET

D

EC

B

A

D

E

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BUILDING BRICK COLOR, preferredCoal Creek


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Coal Creek

1/2 RUNNING BOND NORMAN BRICK

MANUFACTURER: MUTUAL MATERIALS

COLOR: COAL CREEK

07/

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BUILDING MATERIAL SPECIFICATIONSPhotograph of Materials Outside


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otog ap o ate a s Outs de

CIG:VISION GLASSMANUFACTURER: CARDINAL GLASSINDUSTRIES, LOW-E 272 GLASS

SP-2:SPANDREL GLASS ACCENT AT LEVELS 10-11MANUFACTURER: CARDINAL GLASSINDUSTRIES, CLEAR

COLOR:BENJAMIN MOORE, SMOKESTACK GRAY2131-40

SP-1:TYPICAL SPANDREL GLASSMANUFACTURER: CARDINAL GLASSINDUSTRIES, CLEARCOLOR:BENJAMIN MOORE, LEAD GRAY 2131-30

RBB:1/2 RUNNING BOND NORMAN BRICKMANUFACTURER: MUTUAL MATERIALSCOLOR:COAL CREEK

MP-2:METAL PANEL AT LEVEL 10-11MANUFACTURER: NORTHCLAD RAINSCREENSOLUTIONS, NORTHCLAD EF SERIESCOLOR:PPG INDUSTRIES, DURANAR SUNSTORMPEWTER UC70191F

MP-1:METAL PANEL AT REVEAL & AMENITY LEVELMANUFACTURER: NORTHCLAD RAINSCREENSOLUTIONS, NORTHCLAD EF SERIESCOLOR:PPG INDUSTRIES, DURANAR SUNSTORMMEDIUM GRAY UC102662F

Reference building elevations in construction documents for location of building materials.

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PAGES A200 - A206 IN TECHNICAL DRAWINGS

EXAMPLE OF SCALE AND BRICK COLOR


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PEARL DISTRICT: PORTLAND, OREGON

THE BREWERY BLOCKS BLENDS THE NEW AND THE HISTORIC I N A SENSITIVE WAY THAT

HIGHLIGHTS THE RELICS AND FABRIC OF THE DISTRICT. THE DARKER BUILDING SERVES A

BACKGROUND TO HIGHLIGHT THE HI STORIC BREWERY.

07/

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BUILDING RENDERING & MATERIALSAlaskan Wa y & J ackson St


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CIG:VISION GLASSMANUFACTURER:

CARDINAL GLASSINDUSTRIES, LOW-E 272GLASS

SP-2:SPANDREL GLASS ACCENTAT LEV ELS 10-11MANUFACTURER:CARDINALGLASS INDUSTRIES, CLEARCOLOR:BENJAMIN MOORE,SMOKESTACK GRAY 2131-40

SP-1:TYPICALSPANDREL GLASSMANUFACTURER: CARDINAL GLASSINDUSTRIES, CLEARCOLOR:BENJAMIN

MOORE, LEAD GRAY2131-30

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BUILDING RENDERING & MATERIALSAlaskan Wa y


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316 ALASK07/08/15

RBB:1/2 RUNNING BOND NORMAN BRICKMANUFACTURER:MUTUAL MATERIALSCOLOR:COAL CREEK

MP-2:METAL PANEL ATLEVEL 10-11MANUFACTURER: NORTHCLAD RAINSCREENSOLUTIONS, NORTHCLADEF SERIESCOLOR:PPG INDUSTRIES,DURANAR SUNSTORMPEWTER UC70191F

MP-1:METAL PANELAT REV EAL & A MENIT YLEVELMANUFACTURER: NORTHCLADRAINSCREENSOLUTIONS,NORTHCLAD EF SERIESCOLOR:PPGINDUSTRIES, DURANARSUNSTORM MEDIUMGRAY UC102662F

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GROUND FLOOR DETAIL INFORMATION


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ENLARGED RENDERING OF GROUND FLOOR

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MAIN BUILDING DETAIL INFORMATION


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ENLARGED RENDERING OF MIDDLE OF BUILDING

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TOP OF BUILDING DETAIL INFORMATION


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ENLARGED RENDERING OF TOP OF BUILDING

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CONTEXT RENDERINGView 1: Down South Jackson Street looking West


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CONTEXT RENDERINGView 2: From 1st Avenue South looking West


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LIGHTING PLANGround Floor

BUILDING LIGHITNGPAGES 61-69 IN C of A BOOK


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*


WALL DOWNLIGHT AT JACKSON & ALA

DESCRIPTION: NARROW FLOOD WAWASHING SCONCE

COLOR TEMPERATURE: 3000K

WALL DOWNLIGHT AT ALLEY

DESCRIPTION: WIDE FLOOR WALL WSCONCE


RECESSED LED AT NW EXIT DOOR

DESCRIPTION: RECESSED LED DOWPEDESTRIAN CANOPY


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LIGHTING PLANSecond Floor Courtyard



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. k l i t i . c

-

LIG

I

G

I

G

U

u rf u nt , t l ' 's h n i n

l r n i z r ( ) fi ni sh

I l v t hi fi tu r u i t i r t , i n n i u u l i h t f r r n t h y . n

( th ) h t u i n l l r i n ur l n i n . .. t h y r f r t m m r i l

n i t r t i n . h i ni r i v t r l i h t t h t h y h il l t t in t h l n t h i n .

K i r l y t u r t , n u l n u l t n t L t . , K U F l l

I I I

''in

sh

T E R IL

Poer of e ( B SSL )

P o e r Su l i e s

tions

F R S E IT

1/"( m m)

/"( m m )

" i.( 1 m m )

/"( 1 m m )

" i.

( 1 m m )

" i.

( 1 m m )

t l t l

1 / " i .( 1 m m )

-

Seepage323forCatalogoreringinformation.

Submitting Agency: De cription:

roject: 3 16 L S N YNote :

ype:

""

"

7 "

luminum y

t in luminum, rn ,

n h i t fi ni h

t l c t i n r t

l lm unt , u r

n i t i n

1 C t in lum inum

1 C r n

1 C T hit

L m 1 C L u 1 1 V

im 7 " " "

Tu "

c lt " "

316 ALASK07/08/15

STEPLIGHT AT NORTH COURTYARD WA

DESCRIPTION: EMBEDDED STEP-LIG


STICK LIGHT AT PLANTERS

DESCRIPTION: GROUND MOUNTEDDOWNWARD FACING LIGHT STICK


RECESSED GROUND LIGHT AT DECK PEDESCRIPTION: SURFACE MOUNT PAUPLIGHT


DOWNLIGHT AT UNIT ENTRY DOORSAND AT GENERATOR

DESCRIPTION: NARROW FLOOD WALWASHING SCONCE


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LIGHTING PLANRooftop Terrace

, , ,

, ,

, ,1 ,

1 ,

,

,

1



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. k l i t i . c

-

LIG

I

G

I

G

U

u rf u nt , t l ' 's h n i n

l r n i z r ( ) fi ni sh

I l v t hi fi tu r u i t i r t , i n n i u u l i h t f r r n t h y . n

( th ) h t u i n l l r i n ur l n i n . .. t h y r f r t m m r i l

n i t r t i n . h i n i r i v t r l i h t t h t h y h il l t t in t h l n t h i n .

K i r l y t u r t , n u l n u l t n t L t . , K U F l l

I I I

''in

sh

T E R IL

Poer of e ( B SSL )

P o e r Su l i e s

tions

F R S E IT

1/"( m m)

/"( m m )

" i.( 1 m m )

/"( 1 m m )

" i.

( 1 m m )

" i.

( 1 m m )

t l t l

1 / " i .( 1 m m )

-

Seepage323forCatalogoreringinformation.


WALL DOWNLIGHT AT AMENITY

DESCRIPTION: NARROW FLOOD WAWASHING SCONCE


STRIP LIGHT UNDER BENCH

DESCRIPTION: EMBEDDED STRIP-LI


STICK LIGHT AT PLANTERS

DESCRIPTION: GROUND MOUNTEDDOWNWARD FACING LIGHT STICK


RECESSED GROUND LIGHT AT DECK PE

DESCRIPTION: SURFACE MOUNT PAUPLIGHT


1

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BUILDING SIGNAGE BUILDING SIGNAGE

BUILDING SIGNAGEPAGES 71-75 IN C of A BOOK


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JULY 15TH, 2015

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316

1 THICK ACRYLIC LETTER; PAINTED TOMATCH P1MEDIUM GRAY OF KAWNEERMULLIONS; MOUNTED TO GLASS WITHTAPE AND SILICONE

P1PPG DURANARSUNSTORM MEDIUMGRAY

10

6

10HUMANIST FONT

Second Floor Courtyard

316

P1PPG DURANARSUNSTORM MEDIUMGRAY

106

10HUMANIST FONT

1 THICK ACRYLIC LETTER; PAINTED TOMATCH P1MEDIUM GRAY OF KAWNEERMULLIONS; MOUNTED TO GLASS WITHTAPE AND SILICONE

Second Floor Courtyard

1 SOUTH ELEVATION - GROUND FLOOR

BUILDING SIGNAGESecond Floor Courtyard

1 WESTELEVATION - GROUND FLOOR

BUILDING SIGNAGESecond Floor Courtyard

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WEST ELEVATION - CANOPY ATTACHMENT


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West Elevation with Viaduct in Placebefore Canopies

West Elevation after Viaduct Removalwith Canopies

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316 ALASK07


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West Elevation before viaduct removal

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316 ALASK07


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West Elevation before viaduct removalshown with viaduct ghosted for clarity

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West Elevation before canopies

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West Elevation with canopies

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Applicant requests approval for 316 Alaskan


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316 ALASK07


JULY 15TH, 2015

Applicant requests approval for 316 AlaskanWay Final Certificate of Approval:

Use

DesignAlley treatment/accessMaterials paletteLandscape/hardscapeLighting

SignageBoard recommendation for modified westerncanopy attachment timing

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316 ALASK07


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rendering of 316 alaskan way project

Documents

alaskan way project

alaskan way faade

baysalong alaskan way

alaskan way050615 wtgbd

alask07081existing building

building haswide

al aska n way sout h

s eatt