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EARLY DESIGN

GUIDANCE
223 Taylor Ave N
Seattle, WA 98109
October 17, 2018 | SDCI #3028452

1
| CONTENTS

SECTION 1 - PROJECT VISION


Overview 4

SECTION 2 - CONTEXT ANALYSIS


Context Study 6
Immediate Site Analysis 8
Nine-Block Study 11
Context Analysis 14
Surrounding Site Information 16
Zoning Summary 21

SECTION 3 - MASSING OPTIONS


Option A 20
Option B 26
Option C 32
Solar Analysis 38

SECTION 4 - LANDSCAPE DESIGN


Landscape Plans 42

SECTION 5 - DESIGN GUIDELINES


Responses 50

SECTION 6 - SUMMARY
Massing Options Conclusion 57

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PROJECT TEAM & OUR PREVIOUS WORK |

DEVELOPER

223 Taylor Ave N LLC

Contact: Amy Worthington


1010amw@gmail.com
206.353.3058

^Use of modulation and patterns to add visual interest ^Active outdoor spaces

ARCHITECT

Encore Architects
1402 3rd Avenue, Suite 1000
Seattle, WA 98101

Contact: Rob Deane, AIA


robertd@encorearchitects.com
206.240.0409

^Fenestration patterns ^Integration of upper and lower massing forms ^Use of landscape and material
LANDSCAPE ARCHITECT

Weisman Design Group


2329 E Madison St
Seattle, WA 98112

Contact: Peter Nelson, ASLA


peter@wdginc.com
206.322.1732

Featured projects shown designed or


^Reduce larger massing into smaller forms ^Active building entries, use of overhangs, canopies developed by members of the project team

| 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018 3
1
PROJECT VISION

Summary

The proposed project will be a mix of residential, office, and retail


communities that seamlessly blend into the established Uptown
Neighborhood as a timeless and elegant design that provides a
comfortable place for residents and visitors.

Goals ^Example of enhanced pedestrian street with landscape buffers and activated spaces

-Enhance the neighborhood by infilling underutilized sites,


activating the urban edge along Taylor Avenue and Thomas
Street, and improving the pedestrian experience with carefully
detailed, human scale architectural details at the street level and
building entrances.

-Respond to the unique needs of Uptown residents by providing


appropriate landscape buffers to improve the pedestrian
experience. Both neighbors and tenants will benefit from a greater
sense of security and safety because of the implementation of
strategic urban design devices, e.g. “eyes on the street”.

-Create an enduring building with an architectural design that


incorporates high-quality, durable materials and references ^Example of high quality durable building materials
relevant context.

^Example of buffers separating private and public spaces

4 | 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018
DEVELOPMENT OBJECTIVES |

Project Information

- Site Area APPROX 38,880 SF


- Residential Units APPROX 226
- Parking Stalls APPROX 102

Project Objectives

Taylor Ave Apartments is a proposed multi-story mixed use


residential building located on a full half block along Taylor Ave
North in Seattle.

This project is designed to serve the developing Uptown


Neighborhood by creating a residential community that engages
the street and contributes positively to the urban fabric. The
project will be responsive to the unique needs of its residents
and will enhance the neighborhood with excellent walkability
and an enriched streetscape design.

The project site area is approximately 38,880 SF. The proposed


building is comprised of 5 wood frame levels over 3 levels of
above grade concrete podium and 1 levels of concete below
grade for parking. The main entrance located on Taylor Ave.
The project will have approximately 230 apartment units.

Through its scale, modulation and material selection, the


proposed building will reflect characteristics of the area’s recent
& historical development, offering a vibrant, enduring asset to
the community.

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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

Zoning Legend - as of September 2017

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-65 DMR/R 125/65


DF

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

UPTOWN URBAN CENTER LAKE


UNION HARRISON ST

URBAN
CENTER THOMAS ST

SITE JOHN ST

DENNY WAY

DENNY TRIANGE URBAN


CENTER VILLAGE

BELLTOWN URBAN CENTER 8T


H
AV

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

Seattle Center Monorail

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

PARK DENNY PARK

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

6. Chihuly Glass Museum


7. Museum of Pop Culture
8
8. U.S. Post Office
9. KOMO TV
8T
10. McDonald’s H
AV
E
11. McCaw Hall
12. Seattle Children’s Museum
13. Seattle Repertory Theater

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
10 | 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018
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

B. THE FORM OF THE BUILDING INTERACTS


PACIFIC SCIENCE WITH PEDESTRIAN/LANDSCAPE STRATEGIES
CENTER
C. THE FORM/MASSING OF THE BUILDING
RESPONDS TO SITE CONTEXT & SLOT VIEWS
TILIKUM PLACE

| 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018 11
| 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

12 | 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018
CONTEXT - 5TH AVE N |

A. 222 5TH AVE N - MCDONALDS B. 206 5TH AVE N - APERATURE

C. 130 5TH AVE NORTH D. 131 TAYLOR AVE N - THE CENTURY

| 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018 13
| CONTEXT PHOTOS

F. 200 TAYLOR AVE N - BEST WESTERN


E. 100 TAYLOR AVE N

G. EDGE OF SITE LOOKING NORTH - EAST H. EDGE OF SITE LOOKING NORTH

14 | 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018
SITE PHOTOS |

^J. PROJECT SITE LOOKING EAST ^K. PROJECT SITE LOOKING SOUTH

^L. PROJECT SITE LOOKING NORTH

| 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018 15
| SITE MONTAGE

^M. CONTEXT MONTAGE - NORTH TOWARDS THOMAS STREET

^N. CONTEXT MONTAGE - SOUTH TOWARDS JOHN STREET

16 | 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018
SITE MONTAGE |

^O. CONTEXT MONTAGE - EAST TOWARDS TAYLOR AVE N (AS VIEWED FROM ROOFTOP OF PROJECT SITE)

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Page intentionally left blank.

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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

OPTION A - Balanced Ends OPTION B - Center Core OPTION C - Dual Core


(Preferred Option)

| 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018 19
| DESIGN OPTION A

Balanced Ends

Design Option A arranges the residential massing in two balanced


ends along Taylor Street. Two stories of office space would be
located at the Southern end of the Site at the corner of Taylor
and John. The residential entry is centrally located along Taylor
with Retail capping the north end on Thomas, spanning between
Taylor and the alley.

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.

^VIEW D - Standing on 5th looking South-East

20 | 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018
OPTION A |

D A

^VIEW B - Standing on Taylor Ave looking North-West

^VIEW C - Isometric View looking SW - Neighboring SM-U-160 zoning envelope

| 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

18' - 0" 16' - 0"


200
200SF
SF 200 SF OPEN TO
LOBBY
2,222 SF 200 SF
24' - 0"

24' - 0"

24' - 0"
CIRCULATION
CIRCULATION PARKING
LOADING
774 SF 2,090 SF BELOW OPEN TO
160
160SF
SF
BELOW
5TH AVE N

ELEV TRASH/ TRASH ELEV TRASHELEV


K 100 SF K K LOADING 930 SF 100 SF K K OPEN TO 100 SF 100 SF
STAIR
K
? 240 SF
BELOW
?
24' - 0"

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

LEVEL P01 LEVEL 1 LEVEL 2


1 1" = 60'-0" 2 1" = 60'-0" 3 1" = 60'-0"

22 | 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018
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"

STAIR STAIR STAIR


D OPEN 1 200 SF D D OPEN 1 200 SF D D OPEN 1 200 SF D
592 SF MECH 576 SF MECH 576 SF MECH 2 BED
OPEN 1 2 BED OPEN 1 2 BED OPEN 1
24' - 0"

200 SF 200 SF 200 SF 927 SF


512 SF 927 SF 544 SF 927 SF 544 SF
OPEN 1 OPEN 1 OPEN 1
592 SF 576 SF 576 SF
E E E OPEN 1 E E OPEN 1 E
16' - 0"

OPEN 1 OPEN 1 OPEN 1 672 SF OPEN 1 672 SF


528 SF 656 SF 496 SF 496 SF
F F F F F F
STUDIO STUDIO STUDIO
24' - 0"

1 BED 480 SF 1 BED 496 SF 1 BED 496 SF


792 SF 744 SF 744 SF
STUDIO STUDIO STUDIO
G 480 SF G G G G G
2 2 2 496 SF 2 2 496 SF 2
A110 A110 A110 A110 A110 A110
24' - 0"

1 BED 1 BED 1 BED


888 SF STUDIO 864 SF STUDIO 864 SF STUDIO
480 SF 496 SF 496 SF
H H H H H H
106' - 0"
STUDIO
24' - 0"

1 BED 480 SF 1 BED 1 BED


336' - 0"

888 SF 864 SF 864 SF

J ELEV J J ELEV J J ELEV J


200 SF 200 SF 200 SF
24' - 0"

1 BED 1 BED 1 BED 1 BED


888 SF 792 SF 864 SF 864 SF
TRASH ELEV ELECELEV ELECELEV
K 100 SF 100 SF K K 110 SF 90 SF K K 110 SF 90 SF K
1 BED
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

LEVEL 3 LEVEL 4 LEVEL 5 - 6


1 1" = 60'-0" 2 1" = 60'-0" 3 1" = 60'-0"

| 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018 23
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.

OPEN 1OPEN 1 OPEN 1 2 BED


2 BED 544 SF 544 SF 544 SF 873 SF 3500 SF
972 SF
C C C C

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

LEVEL 7 LEVEL 8 ROOF


1 1" = 60'-0" 2 1" = 60'-0" 3 1" = 60'-0"

24 | 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018
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| 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018 25
| OPTION B

Center Core

Design Option B arranges the residential massing into 2 main


pinwheel forms around a center core. Two stories of office space
would also be located at the southern end of the site at the corner
of Taylor and John. The residential entry is centrally located along
Taylor with Retail capping the north end on Thomas, spanning
between Taylor and the alley.

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.

^VIEW D - Standing on 5th looking South-East

26 | 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018
OPTION B |

D A

^VIEW B - Standing on Taylor Ave looking North-West

^VIEW C - Isometric View looking SW - Neighboring SM-U-160 zoning envelope

| 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

STAIR STAIR STAIR


D 200 SF D D CIRCULATION 200 SF D D OPEN 1 200 SF D
258 SF 576 SF MECH
GARAGE 260 SF OPEN 1 2 BED
24' - 0"

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

18' - 0" 16' - 0"


200 SF 200 SF
2,222 SF OPEN TO 200 SF
24' - 0"

24' - 0"

24' - 0"
CIRCULATION PARKING OPEN TO
160 SF 774 SF BELOW
BELOW
5TH AVE N

ELEV TRASH ELEV TRASHELEV


K 100 SF K K 930 SF 100 SF K K OPEN TO 100 SF 100 SF
STAIR
K
? 240 SF
BELOW
?
24' - 0"

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

LEVEL P01 LEVEL 1 LEVEL 2


1 1" = 60'-0" 2 1" = 60'-0" 3 1" = 60'-0"

28 | 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018
A101 223 TAYLOR APARTMENTS | 08/25/2017 Encore Architects 223 TAYLOR AVE NORTH LLC | 223 TAYLOR AVE N A101
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"

30' - 0" 48' - 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 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"

STAIR STAIR STAIR


D OPEN 1 200 SF D D OPEN 1 200 SF D D OPEN 1 200 SF D
592 SF MECH 576 SF MECH 576 SF MECH
OPEN 1 2 BED OPEN 1 2 BED OPEN 1 2 BED
24' - 0"

280 SF 512 SF 927 SF 280 SF 480 SF 997 SF 280 SF 480 SF 997 SF


OPEN 1 OPEN 1 OPEN 1
592 SF 576 SF 576 SF
E E E OPEN 1 E E OPEN 1 E
16' - 0"

OPEN 1 OPEN 1 OPEN 1 576 SF OPEN 1 576 SF


528 SF 576 SF 512 SF 512 SF
F F F F F F
STUDIO STUDIO STUDIO
24' - 0"

1 BED 496 SF 1 BED 512 SF 1 BED 512 SF


792 SF 768 SF 768 SF
STUDIO STUDIO STUDIO
G 496 SF G G 512 SF G G 512 SF G
24' - 0"

1 BED 1 BED 1 BED


792 SF STUDIO 768 SF STUDIO 768 SF STUDIO
496 SF 512 SF 512 SF
H H H H H H
STUDIO STUDIO STUDIO
24' - 0"

1 BED 496 SF 1 BED 512 SF 1 BED 512 SF


336' - 0"

792 SF 768 SF 768 SF

J ELEV J J ELEV J J ELEV J


200 SF 200 SF 200 SF
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"

EXT. AMENITY 1 BED 1 BED


1 BED 480 SF 480 SF
MEP/STORAGE 2,000 SF 816 SF 816 SF
1 BED 1,600 SF 792 SF
792 SF STUDIO STUDIO
M M M 480 SF
M M 480 SF
M
2 2 2 2 2 2
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"

592 SF 592 SF 608 SF 608 SF


CIRCULATION MECH MECH
OPEN 1 3,580 SF OPEN 1 280 SF 280 SF
OPEN 1 ? OPEN 1
Q 592 SF STAIR 592 SF Q Q STAIR
608 SF
Q Q ?
STAIR
608 SF
Q
200 SF 200CIRCULATION
SF 200CIRCULATION
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

LEVEL 3 LEVEL 4 LEVEL 5 - 6


1 1" = 60'-0" 2 1" = 60'-0" 3 1" = 60'-0"

| 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018 29
A102 223 TAYLOR APARTMENTS | 08/25/2017 Encore Architects 223 TAYLOR AVE NORTH LLC | 223 TAYLOR AVE N A102
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

LEVEL 7 LEVEL 8 ROOF


1 1" = 60'-0" 2 1" = 60'-0" 3 1" = 60'-0"

30 | 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018
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| 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018 31
| OPTION C - PREFERRED OPTION

Dual Core
(Preferred Option)

Design Option C arranges two vertical cores within the building,


composing the residential massing into 3 main shifting forms
along the site. This creates unique elements of serendipity and
surprise on multiple leves. In this scheme, as in the previous
are two stories of office space located at the Southern end of
the Site at the corner of Taylor and John. The residential entry is
positioned further north near the northern core. The office entry
could position itself around the southern core. Opportunities arise
in the negative masses to allow for required building amenity
spaces. Most notably, the street level Amenity at the Northeastern
corner would allow an exciting integration into future “Lake
to Bay” masterplan and street requirements along Thomas.
Incorporating Retail at this juncture has the opportunity to create
a usable street level urban node.

The mass of the building is strung along the north/south


corridors, similar to the adjacent two-track monorail. At the
cores, The masses shift to either side of this “track.” The
shifts break down an otherwise extremely long facade. From
views A and B, the building appears significantly smaller in
scale, breaking down the urban block above level 2.

Parking and loading access are off of the alley; as well as a


contiguous warehouse. In all schemes, a 2 story office storage
space will occupy some portion of the space off of the alley for
use and coordination of the future office tenants.
^VIEW A - Standing on Taylor Ave looking South-West

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.

^VIEW D - Standing on 5th looking South-East

32 | 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018
OPTION C - PREFERRED OPTION |

D A

^VIEW B - Standing on Taylor Ave looking North-West

^VIEW C - Isometric View looking SW - Neighboring SM-U-160 zoning envelope

| 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018 33
| 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

LEVEL P01 LEVEL 1 LEVEL 2


1 1" = 60'-0" 2 1" = 60'-0" 3 1" = 60'-0"

34 | 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018
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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"

432 SF 432 SF 2 BED 2 BED 2 BED


Due to the limited site and project information, ENCORE architects accepts no liability for the content of this conceptual feasibility study.

864 SF 864 SF 864 SF


STUDIO 2 BED
432 SF STUDIO
864 SF
C 432 SF C C STUDIO
C C STUDIO
C
STUDIO 1 BED
432 SF 432 SF
24' - 0"

432 SF CIRCULATION 664 SF


3,740 SF STUDIO STUDIO
STUDIO STAIR STAIR
432 SF 200 SF 432 SF STAIR 1 BED 432 SF 200 SF 1 BED
D D D 200 SF 664 SF D D 664 SF D
STUDIO 1 BED
720 SF
24' - 0"

432 SF 1 BED 1 BED 1 BED 1 BED


STUDIO 720 SF 720 SF 720 SF 720 SF
432 SF
E E E E E E
STUDIO OPEN 1 OPEN 1 OPEN 1 OPEN 1 OPEN 1
24' - 0"

432 SF 576 SF 576 SF 576 SF 576 SF 576 SF


STUDIO CIRCULATION
CIRCULATION

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"

1 BED 1 BED 1 BED 1 BED 1 BED 1 BED


864 SF 106' - 0" 720 SF 720 SF 720 SF 720 SF 720 SF
H H H H H H
16' - 0"

OPEN 1 OPEN 1 OPEN 1 OPEN 1 OPEN 1 OPEN 1


648 SF 576 SF EXT. AMENITY 576 SF 576 SF 576 SF 576 SF
J J J J J J
360' - 0"

2,491 SF
24' - 0"

1 BED 1 BED 1 BED 1 BED 1 BED 1 BED


864 SF MEP/STORAGE 720 SF 720 SF 720 SF 720 SF 720 SF
1,792 SF
K K K K K K
OPEN 1 36' - 0"1
OPEN 6' - 0" 36' - 0"1
OPEN OPEN 1 OPEN 1
16' - 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"

864 SF 720 SF 720 SF 720 SF 720 SF 720 SF

M OPEN 1 M M OPEN 1 OPEN 1 M M OPEN 1 OPEN 1 M


OPEN 1 576 SF 576 SF 576 SF 576 SF 576 SF
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 1 BED 1 BED 1 BED 1 BED


112' - 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"

432 SF 432 SF 432 SF


EXT. AMENITY
1 BED
STUDIO 1,225 SF STUDIO 1 BED STUDIO 1 BED
688 SF
432 SF 432 SF 664 SF 432 SF 664 SF
R R R 2 BED R R 2 BED R
6' - 0" 864 SF 864 SF

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

LEVEL 3 LEVEL 4 LEVEL 5 - 6


1 1" = 60'-0" 2 1" = 60'-0" 3 1" = 60'-0"

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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.

864 SF 864 SF 4,004 SF

C STUDIO 1 BED C C C C C
432 SF 664 SF

STUDIO STAIR STAIR


432 SF 200 SF 200 SF
D D D D D D
112' - 0"

1 BED 1 BED AMENITY


720 SF 720 SF 1,564 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"

1 BED 1 BED 1 BED 1 BED


720 SF 720 SF 720 SF 720 SF

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

M OPEN 1 OPEN 1 M M OPEN 1 OPEN 1 M M M


576 SF 576 SF 576 SF 576 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"

720 SF 720 SF 720 SF 720 SF

Q STAIR
Q Q STAIR
Q Q Q
STUDIO STUDIO
432 SF 200 SF 432 SF 200 SF

STUDIO 1 BED STUDIO 1 BED


432 SF 664 SF 432 SF 664 SF
R R R 2 BED R R R
864 SF
2 BED 2 BED 2 BED
864 SF 864 SF 864 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

LEVEL 7 LEVEL 8 ROOF


1 1" = 60'-0" 2 1" = 60'-0" 3 1" = 60'-0"

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| SUN STUDY - EXISTING
SPRING EQUINOX

MARCH 20TH - 10 AM MARCH 20TH - 12 PM MARCH 20TH - 2 PM


SUMMER SOLSTICE

JUNE 21ST - 10 AM JUNE 21ST - 12 PM JUNE 21ST - 2 PM


WINTER SOLTICE

DECEMBER 21ST - 10 AM DECEMBER 21ST - 12 PM DECEMBER 21ST - 2 PM


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SUN STUDY - PREFERRED MASSING |
SPRING EQUINOX

MARCH 20TH - 10 AM MARCH 20TH - 12 PM MARCH 20TH - 2 PM


SUMMER SOLSTICE

JUNE 21ST - 10 AM JUNE 21ST - 12 PM JUNE 21ST - 2 PM


WINTER SOLSTICE

DECEMBER 21ST - 10 AM DECEMBER 21ST - 12 PM DECEMBER 21ST - 2 PM


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| OPTION C - MASSING CONCEPT

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 |

Upzone to 160' of property to the west

85' height limit

Amenity 15' green street setback above 45'

Residential

Office Res. Lobby Retail


Parking

Century John Street Thomas Street Seattle City Light Substation


Apartments

LONGITUDINAL SECTION

Upzone to 160' of property to the west

85' height limit


(SM-85)

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.

On structure, private patios on levels 3 and 4 incorporate


green roof centered on the spaces. There is an amenity roof
deck on level 6 that take full advantage of the views to the
Space Needle and Science Center to the West as well as
providing dining and activity areas for residents. The top roof
will have a combination of sedum green roof and ballast to
serve as a visual destination for the neighborhood.

Planting will be selected to provide a variety of color and


texture year round. An emphasis will be placed on using
native plants and / or drought resistant ornamental plants
that have proven to be adapted and successful in the Puget
Sound climate, in keeping with the Uptown Design Guidelines.
All planting will be watered with an automatic, water efficient
irrigation system. Use of the system is intended to be needed
only temporarily until plants have become established,
particularly at green roofs. After establishment of plants,
irrigation demands should be needed only for prolonged
drought periods.

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Thomas Street
LANDSCAPE DESIGN - GUIDELINES |

UPTOWN NEIGHBORHOOD DESIGN GUIDELINES

• Planting: Native species and green roof


• Pedestrian scale lighting
• Bike Parking

THOMAS GREEN STREET CONCEPT PLAN

• “The Triangle” District


• Wide north side green promenade
• Bike lanes
• Limited on-street parking
• Voluntary building setback at south side
• Pedestrian Scale Lighting
• John Street: Balanced neighborhood green street
• Taylor Ave: Prominent neighborhood green street

LAKE2BAY STREET CONCEPT PLAN

• Thomas Street “Powerline” district


• Pedestrian Focus and Bike Connections
Thomas Green Street Concept Plan The Triangle - IV.4 • Design Elements: Planting, Paving, Lighting and
Street Furnishings
Typical Preferred Street Section - The Triangle
• Stormwater Strategies
• Wayfinding
Concept Rendering on Thomas showing catenary light and art installations, approaching 5th Avenue.
This typical roadway section is a guide for preferred dimensions for right-of-
way improvements. Exact dimensions and configurations will vary depend-
ing on site specific conditions and opportunity.

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.

City Light Substation


er, many of Travel Lanes / Roadway Width
One travel lane is preserved in each direction. Travel lanes are 11’ in order to
t of pollutant accommodate a variety of types of vehicles.
ons helping to
on. Pedestrian Lighting
Stand alone pedestrian lamps should be added. Style should be a continua-
tion of the style recommended for the South Lake Union area, modeled after
those installed on Terry Ave. N.
Voluntary space
for sidewalk cafes
Electrical Substation Screening and retail services
Potential upgrades to electrical substation screening are adjacent to the encouraged.
green promenade. Enhancement of substation screening in the green prom-
enade is especially important in light of the future transit riders accessing
Seattle Center from the planned transit station nearby on Aurora Ave. north. Pennoyer street stormwater design. Portland, OR. Walker Macy
Screening improvements could include vegetated walls or artwork.

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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.

PLANTING PAVING LIGHTING SITE FURNISHINGS


Overall Strategy Pedestrian Spill-out Zones Pedestrian Lighting Benches
Urban canopy trees with striking fall color. Native • Concrete unit pavers at cafe/retail spill-out • Stand-alone pedestrian lamps consistent • Geometric concrete benches with warm
or adapted underplantings appropriate for zones with the Thomas Green Street concept Plan accents, material color and tone compatible
biofiltration. Examples: • Concrete unit pavers should continue across and installed fixtures on Terry Ave N. with feature paving
• Acer rubrum are suggested in the adopted the street at key locations such as primary • Built in custom seatwalls set within planting
Thomas Green Street plan. building entrances or dense retail areas Accent Lighting and amenity zones
• Zelkova serrata would be a good substitute • 4”x8” running or stacked bond in warm tone • Catenary lighting affixed to pedestrian
for Acer rubrum, with less aggressive surface pattern that corresponds to the character of lighting poles
Movable Tables and Chairs
roots. Terry Ave N. and adjacent historic architecture • Movable furnishings are encouraged in
• Redosier dogwood, Cornus sericea frontage zones and streetside cafe spill-out
• Salal, Gaultheria shalon Sidewalks zones
• Concrete sidewalk with 2’x2’ sawcut joints,
Installation interrupted at locations where concrete unit
• Trees in grates or planted areas pavers extend across the sidewalk
• Effective maintenance to heighten canopy
and maximize dappled light *As noted in SDOT’s Trees and Sidewalks
• Use of Silva Cells or structural soil to allow Operational Plan, “Seattle allows a variety of
for large, contiguous soil volumes pavement materials in the right-of-way.” “Pavers
installed at the same time as trees can provide an
accessible walking surface.”

Chapter III page 36 Lake2Bay Street Concept Plan

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LANDSCAPE DESIGN - OVERALL SITE PLAN |

1 THOMAS ST AND 5TH AVE N PARK

2 POTENTIAL PLAZA SETBACK

3 THOMAS STREET LAKE2BAY GREENWAY


1
4 PROPOSED PLAZA
2
5 POTENTIAL PLAZA SETBACK

6 PROPOSED MID-BLOCK CONNECTION

4 3

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| LANDSCAPE DESIGN - THOMAS STREET

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LANDSCAPE DESIGN - TAYLOR AVENUE N |

Stormwater

The Lake2Bay Trail is located within a combined sewer system which


routes stormwater and sanitary sewer to the West Point Treatment
Plant. Regional combined sewer overflow issues with this basin
provide opportunities to implement highly visible, district-scale,
low impact stormwater management strategies. Stormwater code
requirements for this corridor are limited to On-site Stormwater
Management (formerly “Green Stormwater Infrastructure to the
Maximum Extent Feasible”) for the full corridor, and Peak Flow Control
for sections of the corridor east of First Avenue only. As of May 2015,
parcel and roadway projects west of First Avenue will not require peak
flow control due to sufficient capacity in that portion of the system.
To meet stormwater code requirements, Lake2Bay is proposing curb
extensions with bioretention planters, amended soils and Silva cell
treatments in planting zones, retention and/or planting of new trees,
runoff dispersal, and permeable pavements. Holistic stormwater
management can be attained via a number of these best management
practices (BMPs) as suited to the particular corridor of Thomas Street,
Broad Street, and Alaskan Way.

Water quality treatment is not required per code, however, many of


the following proposed BMPs have the additional benefit of pollutant
and sediment removal as responsible stormwater solutions helping to
return the corridor to a more natural hydrologic condition.

Pennoyer street stormwater design. Portland, OR. Walker Macy

Lake2Bay Street Concept Plan Chapter II page 23

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| LANDSCAPE DESIGN - AMENITY SPACES

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LANDSCAPE DESIGN - ROOF LEVEL |

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BULDING MASS ‘PROTECTS’
THE GROUND LEVEL AMENITY

SECTION 5 SPACE FROM BUSY 5TH AVE N- HOWEVER


MAKE THIS PERMEABLE/OPEN
PEDESTRIANS AT GROUND LEVEL
TO

DESIGN EXTERIOR AMENITY SPACE


DRAWS PEDESTRIAN TRAFFIC
DOWN THE CITY BLOCK UNDERGROUND

GUIDELINES GARAGE
ENTRY

ALLEY
OFFICE STORAGE ENTRY
CS2 - URBAN PATTERN AND FORM

“Strengthen the most desirable forms, characteristics, and


patterns of the streets, block faces, and open spaces in the
surrounding area.”

DESIGN APPROACH AND STRATEGY:

CS2-B.2 - ADJACENT SITES, STREETS, AND OPEN SPACES


(SEATTLE DESIGN GUIDELINES)

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:

Prominent ground level spaces such as ‘Commercial’ and


‘Office Space’ will front the pedestrian friendly streets of John
Street to the South, Thomas Street to the North, and Taylor
Ave N to the East. The massing and form of the building
respond such that major entry points to the building, such as
the ‘Commercial Space’ and Residential Lobby, pull away from
the property line to create pedestrian level exterior amenity at

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grade. The alley massing responds to adjacent buildings.

CS2.2 ADJACENT SITES


| LANDSCAPE DESIGN - THOMAS STREET

(UPTOWN NEIGHBORHOOD DESIGN GUIDELINES)


^Existing view of Alley
Buildings adjacent to the Seattle Center campus should
be sited to create synergistic relationships and reinforce
connections between the seattle Center and the surrounding
Uptown neighborhood.

CS2.2 - RESPONSE:

Street-level amenity and open commercial along Thomas


creates a street presence that moves toward Seattle Center.

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DESIGN GUIDELINES |

CS2 - URBAN PATTERN AND FORM

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

n S spaces within the block.


h
Jo CS2.C.3. - RESPONSE:
Tay
lorA The massing of the proposed design option is intentionally
ve most eroded at the corners of this full lot site to break down
N the perception of the building from the pedestrian experience
and to allow for view slots from within higher floors of the
t
t ree building. reduction of mass in these areas also frames and
THE CORNER MASSES
s S gives a clearer view from the ground to the Space Needle.
ARE ERODED TO REDUCE a The most prominent masses of the building fall mid-block. To
om
Th
SCALE OF BUILDING the East (Taylor Ave N) the larger mass projects out towards
the street and mimics the massing of the adjacent building. To
the West, an indentation is created in the massing to respond
6th to the more block shaped buildings adjacent. In addition,
Av
eN the design of the façade will further break down with the
THOMAS STREET potential for varying fenestrations designs between residential,
commercial, and office programs.

CS2.C.3 -CORNER SITES


(UPTOWN NEIGHBORHOOD DESIGN GUIDELINES)
POTENTIAL
BUILDING MASS PULLS b. Generally, corner entrances are discouraged for retail uses.
However, corner entrances may be appropriate to emphasize
gateways or locations with high pedestrian activity within the
Heart of Uptown (see Figure 1).
c. Corner sites are often desirable locations for small publicly
MASS INDENT
accessible plazas, art, and other special features.

TAYLOR AVE N
CS2.C.3. - RESPONSE:

The Corner of Thomas and Taylor expands the Thomas Street


Plan streetscape and helps play into the gateway of the Seattle
Center. This landscape will seek to integrate and augment
Uptown’s vision for expanding arts and culture with curated
retail experience as well as public art for placemaking. Pulling
the corner back allows a “place” to occur.

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| DESIGN GUIDELINES

CS3 - ARCHITECTURAL CONTEXT & CHARACTER

“Contribute to the architectural characte of the neighborhood.”

DESIGN APPROACH AND STRATEGY:

CS3.A.2- EMPHASIZING POSITIVE NEIGHBORHOOD


ATTRIBUTES
(SEATTLE DESIGN GUIDELINES)

2. Contemporary Design: Explore how contemporary designs


can contribute to the development of attractive new forms and
architectural styles; as expressed through use of new materials
or other means.

CS3.A.2. - RESPONSE:

Pulling from the form and design of newer, more contemporary


buildings in the surrounding context,the material palate for
the proposed building along with a more modern fenestration
patterning and detailing, will pay homage to the adjacent
structures particularly the Seattle Center and apartments to
the south. At the ground level, a rhythm of street level glazing,
canopies, & signs will activate the pedestrian experience and
continue the progression of mixed use structures to the North
in this otherwise more industrial/office end of the city block.
^Example project - canopies and features of visual interest ^Material use at adjacent property
CS3.1- PLACEMAKING
(NEIGHBORHOOD DESIGN GUIDELINES)

a. Include design features that make the Arts and Cultural


District visable to pedestrians such as interperative panels,
banners, plaques, building names, wayfinding, signage and art.

CS3.1a. - RESPONSE:

The commercial and office components hope to be tied


programatically to the Seattle Center and thus hope to
augment the Arts and Cultural District through signage, art and
architectural moves.

^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

“Complement and contribute to the network of open spaces


around the site and the connections among them.”

DESIGN APPROACH AND STRATEGY:

PL1.B.3 - WALKWAYS AND CONNECTIONS


(SEATTLE DESIGN GUIDLINES)
1 1
A110 A110 3. Pedestrian Amenities: Opportunities for creating lively,
pedestrian oriented open spaces to enliven the area and attract
THOMAS ST 1 2 3 4 5 6 7 1 2 3 4 5 6 7
interest and interaction with the site and building should be
108' - 0" 108' - 0"
considered. Visible access to the building’s
16' - 0" 26' - 0" 16' - 0" 16' - 0" 26' - 0" 6' - 0" entry should be provided. Examples of pedestrian amenities
16' - 0" 26' - 0" include
16' - 0" 16'seating,
- 0" 26'other
- 0" 6' street
- 0" furniture, lighting, year-round
landscaping, seasonal plantings, pedestrian scale signage, site
113' 111' TA furniture, art work, awnings, large storefront
YL
0' - 0"

A A OR A windows, and engaging retail displaysA and/or kiosks.


B A
16' - 0"

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

1,959 SF TRASH MECH


OPEN TO
24' - 0"

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"

Example - Activated Corner, Building Entry Lobby & commerical space

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N N N ELEV N
117' 200 SF
"

"
| DESIGN GUIDELINES

DC2 - ARCHITECTURAL CONCEPT

“Develop an architectural concept that will result in a unified


and functional design that fits well on the site and within its
surroundings.”

DESIGN APPROACH AND STRATEGY:

DC2.A.2 - MASSING
(SEATTLE DESIGN GUIDELINES)

2. Reducing Perceived Mass: Use secondary architectural


elements to reduce the perceived mass of larger projects.
Consider creating recesses or indentations in the building
envelope; adding balconies, bay windows, porches, canopies
or other elements; and/or highlighting building entries.

DC2.A.2. - RESPONSE:

Ground level articulation in the differing program elements


will promote a varying pedestrian experience as one walks
or drives by the site, specifically along the long façade of
Taylor Ave N. Entries to the major programs on the ground
level are carefully articulated by massing to avoid confusion
at the pedestrian scale. Balconies and varying fenestration
patterning at the residential level will further break down the
mass of the building. Additionally, massing shifts, in particular
Example Project - Color, texture, modulation to break up mass at the corners of the buildings, allow for outdoor roof-top
space for the residents to further provide a connection to
ground level pedestrians.

DC2.1 - ARCHITECTURAL CONTEXT


(UPTOWN NEIGHBORHOOD DESIGN GUIDELINES)

Architecture that emphasizes human scale, streetscape


rhythm, quality detailing and materials is more important than
consistency with a particular period or style. Uptown’s evolving
and dynamic architectural context embraces a range of
historical styles, and modern innovative design that reflects the
Uptown Arts and Cultural District.

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.

^Example project - lower massing at mid-mass to allow for rootdeck space

54 | 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018
DESIGN GUIDELINES|

PL1 - CONNECTIVITY

“Complement and contribute to the network of open spaces


around the site and the connections among them.”

Exterior Amenity
1,500 sf
Exterior Amenity
1,300 sf CS2 - URBAN PATTERN AND FORM

“Strengthen the most desirable forms, characteristics, and


Exterior Amenity
patterns of the streets, block faces, and open spaces in the
The Triangle - IV.5
2,000 sf surrounding area.” Final - Summer, 2013

CS2.IV.iii Height, Bulk and Scale Compatibility

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

City Light Green promenade


Substation expanded sidewalk

Wide, enhanced
crosswalk

Thomas St. Bicycle


Lanes

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

Exterior Amenity “Create a safe and comfortable walking environment that is


2,000 sf easy to navigate and well-connected to existing pedestrian
walkways and features.”

II. PEDESTRIAN OPEN SPACES AND ENTRANCES

i. Throughout Uptown entries should be designed to be


pedestrian friendly (via position, scale, architectural detailing,
and materials) and should be clearly discernible to the
pedestrian.

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

LEVEL P01 - 2 | OPTION C- DUAL C


retail program, providing activity on the street. This fits actively
ST into the Lake2bay street concept plan.
ENTRY AS
OM
Thomas Street TH

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

OPTION A - Balanced Ends OPTION B - Center Core OPTION C - Dual Core


(Preferred)

| 223 TAYLOR AVE N LLC | 223 TAYLOR AVE N | EARLY DESIGN GUIDANCE | 10.17.2018 57

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