DR Proposal 3014195 Agenda Id 4179

SEATTLE ARENA
NOVEMBER 30, 2012

EARLY DESIGN GUIDANCE
foundations of place design guidelines design options
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intRoduction
this document is the second in a series of city of seattle early design guidance (edg) submittals made in reference to a proposed arena to be located within the stadium district. Building upon the analysis and synthesis established in the first edg submittal, the general intent of this document is to set the guiding principles for the project, respond to established design guidelines, and investigate architectural design options. the project vision is to create an arena that reinforces linkages to downtown and invigorates its surroundings by reinforcing the existing city fabric and providing a destination, gathering place, and becoming a vital contributor to seattles vibrant culture.
taBle of contents
4 foundations of tHe plan
guiding pRinciples site location eXisting site conditions 9 BlocK conteXt stReet eleVations citY conteXt Zoning eXisting use access topogRapHY tRee suRVeY solaR oppoRtunities VieW oppoRtunities site oppoRtunities
44 design options
option 1:
32 design guidelines
design guidelines siZe and foRM open space Zones defining place / pedestRian coMfoRt
pRos and cons detailed VieWs conteXt aeRial VieWs gRound leVel coMposite plan at stReet edge stReet VieWs option 2: pRos and cons detailed VieWs conteXt aeRial VieWs gRound leVel coMposite plan at stReet edge stReet VieWs pRefeRRed option: pRos and cons detailed VieWs conteXt aeRial VieWs gRound leVel coMposite plan at stReet edge stReet VieWs MateRialitY: entRY plaZa fiRst aVenue facade
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NovEmbER 30, 2012
2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED 360 Architecture, Inc. shall be deemed the author and owner of this document, and shall retain all common law, statutory and other reserved rights, including copyrights. Submission or distribution of this document pursuant to WSA Properties III, L.L.C. is not to be construed as publication in derogation of the reserved rights of 360 Architecture, Inc. In the event WSA Properties III, L.L.C. uses this document without the express prior written consent of 360 Architecture, Inc., WSA Properties III, L.L.C. releases 360 Architecture, Inc. from all claims and causes of action arising from such uses
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NovEmbER 30, 2012
foundations of the plan
guiding pRinciples
connections
physically, visually and inspirationally connect the stadium transition Zone to the city and surrounding natural environment.
MoBilitY
promote mobility connections from the existing transportation infrastructure.
extend the fan experience by continuing the occidental promenade and terminating it in a vibrant new public open space for the district.
puBlic spaces
cultuRe & space
inform the design of the site from historical cues that contribute to seattles history and culture and embrace the future.
enliVen tHe stReet
Reinforce the strong north/south activity corridor along first avenue by locating program spaces that support and enliven the pedestrian experience, creating a district gateway and arrival node at first avenue and Holgate, and a primary new entry node at first avenue and Massachusetts
landMaRK + conteXt
design a building and site that enhances the contextual urban fabric and creates a landmark building for seattle.
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NovEmbER 30, 2012
5 guiding pRinciples
DOWNTOWN
CENTURY LINK FIELD
3R
I-9
EX
S ES R
DA VE
. 4TH AV E .
T SE TS . ST
I-5 E
XPR
ESS
UT AH
AV E
SAFECO FIELD
6TH
E N LA TI T. CS
RM GA D
AR
E TIN
ZD
R.
CH SA AS U
AVE .
S.
CO
S.
AT
LO R
AD
AV E
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ET
S TS
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S.
TE GA OL
. ST
ALA
SKA
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TA VE
UCT IAD AY V NW
OC
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DE
NT AL
AV E
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6 site location
a
ARENA BLOCK 275,000 SF
B c
f 7 eXisting site conditions
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c a B
e d f d g H i e
H 8
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9 BlocK conteXt
a B
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9 stReet eleVations: fiRst aVe
d 10 stReet eleVations: Holgate & MassacHuset ts
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a B
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11 stReet eleVations: RailWaY
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12 citY conteXt: sodo
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13 citY conteXt: pioneeR squaRe
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14 citY conteXt: conteMpoRaRY seat tle aRcHitectuRe
I-5
S. Jackson St.
S. Holgate St. BNSF Yard
S. Weller St.
S. Lane St.
S. Main St.
Yesler Way
S. King St.
Hing Hay Park
S. Massachusetts St.
S. Washington St.
Kobe Terrace + Danny Woo Gardens S. Dearborn St.
I-90 Atlantic Base
8th Ave. S.
6th Ave. S.
Union Station Ryerson Base 4th Ave. S. King Street Station 3rd Ave. S.
SODO Busway
4th Ave. S.
City Hall Park
2n
Smith Tower 2nd Ave. S.
CenturyLink Field
S. Royal Brougham Way
e Av
Occidental Ave. S. Occidental Park Pioneer Place
Safeco Field
Edgar Martinez Dr. S.
.E
n xte
sio
. nS
3rd Ave. S.
Occidental Ave. S. 1st Ave. S. 1st Ave. S.
LEGEND
STADIUM TRANSITION AREA OVERLAY ARENA SITE DOWNTOWN HARBORFRONT DOWNTOWN MIXED
Utah Ave. S. Alaskan Way S. Atlantic St.
BNSF SIG Yard
INDUSTRIAL COMMECIAL INDUSTRIAL GENERAL 1 + 2 PIONEER SQUARE MIXED
Terminal 46
INTERNATIONAL DISTRICT LOWRISE MAJOR INSTITUTION

Alaskan Way
NOTE:
Terminal 30
PROJECT SITE ADJOINING BLOCKS HAVE 85 HEIGHT LIMIT
250
500
1000
North
NOVEMBER 30, 2012 2012 NovEmbER 30,
SEATTLE ARENA SEAT TLE ARENA
15 Zoning ZONING
2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED 2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED 360 Inc. shall be deemed the author and owner of owner of this document, retain all common law, statutory and other other reserved rights, including copyrights. Submission or distribution of this document pursuant WSA Properties III, L.L.C. is not to be construed as 360 Architecture,Architecture, Inc. shall be deemed the author andthis document, and shalland shall retain all common law, statutory and reserved rights, including copyrights. Submission or distribution of this document pursuant to to WSA PropertiesIII, L.L.C. is not to be construed as publication in derogationpublication in derogation of the reserved rights ofIn the event WSA Propertiesevent WSA uses this document without document without written consent of 360 Architecture, Inc., WSA Properties III, Properties III, L.L.C. releases 360 Architecture,all claims all claims andof action arising from such uses of the reserved rights of 360 Architecture, Inc. 360 Architecture, Inc. In the III, L.L.C. Properties III, L.L.C. uses this the express prior the express prior written consent of 360 Architecture, Inc., WSA L.L.C. releases 360 Architecture, Inc. from Inc. from and causes causes of action arising from such uses
I-5
S. Jackson St.
S. Weller St.
S. Lane St.
S. Main St.
Yesler Way
S. King St.
Hing Hay Park
S. Massachusetts St.
S. Washington St.
Kobe Terrace + Danny Woo Gardens S. Dearborn St.
I-90 Atlantic Base
8th Ave. S.
6th Ave. S.
SODO Busway
4th Ave. S.
City Hall Park
Smith Tower
2nd Ave. S.
CenturyLink Field
v dA 2n
e.
15 m inute
Safeco Field
5 m in ute n
Occidental Ave. S.
1st Ave. S. 1st Ave. S.
Edgar Martinez Dr. S. Dr
n xte
sio
. nS
3rd Ave. S.
Utah Ave. S. Alaskan Way S. Atlantic St.
Starbucks HQ
BNSF SIG Yard
LEGEND
WALKING DISTANCE STADIUM TRANSITION AREA OVERLAY
Terminal 46
ARENA SITE COMMERCIAL STADIUM MIXED USE

Alaskan Way
PARKING INDUSTRIAL
Terminal 30
PUBLIC/INSTITUTIONAL
250
500
1000
North
16 eXisting use EXISTING USE
2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED 2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED 360 Inc. shall be deemed the author and owner of owner of this document, retain all common law, statutory and other other reserved rights, including copyrights. Submission or distribution of this document pursuant [Owners name here] is not not to be construed as 360 Architecture,Architecture, Inc. shall be deemed the author andthis document, and shalland shall retain all common law, statutory and reserved rights, including copyrights. Submission or distribution of this document pursuant to to WSA Properties III, L.L.C. is to be construed as publication in derogationpublication in derogation of the reserved rights ofIn the event [Owners name event WSA Properties III, L.L.C. uses the express prior written consent of 360 Architecture, Inc., [Owners name] releasesProperties III, L.L.C. releases 360 Architecture,causes of all claims and causes such uses of the reserved rights of 360 Architecture, Inc. 360 Architecture, Inc. In the here] uses this document without this document without the express prior written consent of 360 Architecture, Inc., WSA 360 Architecture, Inc. from all claims and Inc. from action arising from of action arising from such uses
I-90
S. Massachusetts St. Kobe Terrace + Danny Woo Gardens S. Jackson St. S. Weller St. Hing Hay Park S. King St. S. Dearborn St. Atlantic Base
8th Ave. S.
S. Lane St.
S. Main St.
Yesler Way
I-5
S. Washington St.
6th Ave. S.
SODO Busway
4th Ave. S.
City Hall Park
2n
e Av
CenturyLink Field
15 m inute
Safeco Field
5 m in nute n
Occidental Ave. S.
.E
n xte
sio
. nS
3rd Ave. S.
Utah Ave. S.
SR
99
S. Atlantic St.
Starbucks HQ
LEGEND
BNSF SIG Yard
INTERSTATE/ STATE ROUTE ACCESS MAJOR TRUCK ROUTES
Terminal 46
TUNNEL FREIGHT RAIL LINES FREIGHT AND RAIL YARDS

Alaskan Way S.
PARKING LOTS + GARAGES WALKING DISTANCE ARENA SITE
Terminal 30
250
500
1000
North
17 access: ACCESS: FREIGHT, RAIL, AND VEHICLES fReigHt, Rail, and VeHiculaR
I-90
8th Ave. S.
S. Lane St.
S. Main St.
Yesler Way
I-5
S. Washington St.
6th Ave. S.
SODO Busway
4th Ave. S.
City Hall Park
2n
e Av
CenturyLink Field
15 m inute
Safeco Field
5 m in ute n
Occidental Ave. S.
.E
n xte
sio
. nS
3rd Ave. S.
Utah Ave. S. S. Atlantic St.

SR
LEGEND
LINK LIGHT RAIL
Starbucks HQ FUTURE LIGHT RAIL EAST LINK
99
SOUND TRANSIT STATION

BNSF SIG Yard
SOUNDER COMMUTER RAIL TRAIN STATION FIRST HILL STREET CAR
Terminal 46
BUS ROUTES BUS/STREETCAR STOP INTERSTATE/ STATE ROUTE ACCESS WALKING DISTANCE ARENA SITE
Terminal 30
Alaskan Way S . S.
250
500
1000
North
18 access: ACCESS: TRANSIT RAIL, STREETCAR, AND BUS tRansit Rail, stReetcaR, and Bus
I-90
8th Ave. S.
S. Lane St.
S. Main St.
Yesler Way
I-5
S. Washington St.
6th Ave. S.
SODO Busway
4th Ave. S.
City Hall Park
2n
e Av
CenturyLink Field
15 m inute
Safeco Field
5 m in ute n
Occidental Ave. S.
.E
n xte
sio
. nS
3rd Ave. S.
Utah Ave. S.
SR
99
S. Atlantic St.
LEGEND
MAJOR PEDESTRIAN CORRIDORS BIKE ROUTES TRAILS AND IN STREET PATH

Starbucks HQ
BNSF SIG Yard
SOUND TRANSIT STATION TRAIN STATION BUS/STREETCAR STOP
Terminal 46
PROPOSED PEDESTRIAN ONLY STREET BEFORE AND AFTER EVENTS INTERSTATE/ STATE ROUTE ACCESS
Alaskan Way S . S.
BUS ROUTES WALKING DISTANCE
Terminal 30
ARENA SITE
250
500
1000
North
19 access: ACCESS: PEDESTRIAN AND BICYCLE pedestRian and BicYcle
+ HP 20
LEGEND
STADIUM TRANSITION AREA OVERLAY ARENA SITE
19
BNSF YARD
BUILDING OUTLINE WATERSHED WATER FLOW DIRECTION CONTOUR LINE
18
+17.4
0. 6%
+18 18
SLOPE DIRECTION
6% 1.
17
0.9%
+LP 16
OCCIDENTAL AVE S. AVE.
OCCIDENTAL AVE. S.
17 0.8% 18
S. MASSACHUSETTS ST.
18
+HP 18 +18
+16.8
1.5% 8 18 17 16
+HP 18
1ST AVE. S.
S. HOLGATE ST.
+HP 18
+LP 15.8
40
80
2%
160
+ LP 16.5
16
North
20 topogRapHY TOPOGRAPHY
1 MAPLE, 4 DBH
LEGEND
STADIUM TRANSITION AREA OVERLAY ARENA SITE BUILDING OUTLINE
10 CEDARS, 9-10 DBH
5 MAPLES, 10-11 DBH
BNSF YARD
DECIDUOUS TREE CONIFEROUS TREE
NOTES
1. 2. NO EXCEPTIONAL TREES EXIST ON SITE. CITY ARBORIST HAS REQUESTED REMOVAL OF LOCUSTS ON S. HOLGATE ST. LONDON PLANES TREES ON 1ST AVE. S. HAVE BEEN PRUNED, REMOVING CENTRAL LEADER TO FIT UNDER POWER LINES.
3.
9 LONDON PLANES 7-12 DBH
2 MAPLES, 7 DBH 3 PINES, 14 DBH 1 MAPLE, 9 DBH
2 CEDARS, 15 DBH 5 PLUMS, 9 DBH
3 MAPLES, 7-8 DBH
OCCIDENTAL AVE. S.
OCCIDENTAL AVE. S.
4 HORNBEAMS, 4 DBH 6 HORNBEAMS, 3-6 DBH 4 LOCUSTS, 8-11 DBH 4 SNOWBELL, 2 DBH
2 MAPLES, 8-9 DBH
2 MULTISTEM CRABAPPLES
3 LONDON PLANES, 13 DBH

1ST AVE. S.
S. HOLGATE ST.
2 MAPLES, 5-7 DBH
4 PEARS, 7 DBH
2 OAKS, 15 DBH
4 PEARS, 7-10 DBH
3 OAKS, 7 DBH
40
80
160
North
21 tRee suRVeY TREE SURVEY
LEGEND
BNSF YARD
SUN: ALL YEAR-9:00AM - 5:00PM SUN: ALL YEAR-NOON - 5:00PM SUN: SUMMER -9:00AM - 5:00PM NOTE : AREAS OF SUN ASSUME BUILDING HEIGHT BETWEEN 100-160
OCCIDENTAL AVE. S.
OCCIDENTAL AVE. S.
S. HOLGATE ST.
1ST AVE. S.
40
80
160
North
22 solaR oppoRtunities SOLAR OPPORTUNITIES
LEGEND
ARENA SITE
FIRST HILL / SODO / BEACON HILL / MOUNT RAINIER
BUILDING OUTLINE CORRIDOR VIEWS
BNSF YARD
EXPANSIVE VIEWS NOTE: ABOVE 85,VIEW OPPORTUNITY IS 360 DEGREES
SAFECO FIELD/ OCCIDENTAL AVE S.

OCCIDENTAL AVE. S. OCCIDENTAL AVE. S.
CRANES/ WEST SEATTLE/ PORT OF SEATTLE
RAIL YARDS/ PORT OF SEATTLE/ WEST SEATTLE
S. HOLGATE ST.
1ST AVE. S.
40
80
160
North
23 VieW OPPORTUNITIES FROM THE site VIEW oppoRtunities: aWaY fRoM SITE
LEGEND
BEACON HILL / I-5
ARENA SITE BUILDING OUTLINE CORRIDOR VIEWS
BNSF YARD
EXPANSIVE VIEWS
S. HOLGATE ST. EAST APPROACH
NOTE: ABOVE 85,VIEW OPPORTUNITY IS 360 DEGREES
SAFECO FIELD / OCCIDENTAL AVE. S.
OCCIDENTAL AVE. S.
OCCIDENTAL AVE. S.
1ST AVE. S. SOUTH APPROACH
S. HOLGATE ST.
1ST AVE. S. NORTH APPROACH
1ST AVE. S.
40
80
160
North
24 VieW OPPORTUNITIES TO THE site VIEW oppoRtunities: toWaRd SITE
Edgar Martinez Dr
Occidental Ave
1st Ave
Utah Ave
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Massachusetts St
Holgate St
25 site oppoRtunities: pRoJect site
Potentional Access Alternative Service
Edgar Martinez Dr
Occidental Ave
1st Ave
Utah Ave
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Massachusetts St
Holgate St
26 site oppoRtunities: seRVice
Edgar Martinez Dr
Occidental Ave
1st Ave
Utah Ave
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Massachusetts St
Holgate St
27 site oppoRtunities: pedestRian
Edgar Martinez Dr
Occidental Ave
1st A Ave
Utah Ave
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Massachusetts St
Holgate St
28 site oppoRtunities: open space
Potentional Access Alternative
Edgar Martinez Dr
Occidental Ave
1st Ave
Utah Ave
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Massachusetts St
Holgate St
29 site oppoRtunities: VeHiculaR
District Gateway
Major Entry Node Edgar Martinez Dr Occidental Ave Holgate St District Gateway Massachusetts St
Minor Entry Node
1st Ave
Utah Ave
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30 site oppoRtunities: pRiMaRY useR entRY
710 398
Edgar Martinez Dr
Occidental Ave
1st Ave
Utah Ave
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NovEmbER 30, 2012
Massachusetts St
Holgate St
31 site oppoRtunities: facade actiVation
desiGn Guidelines
site planning and Massing

a-1 Respond to tHe pHYsical enViRonMent. develop an architectural concept and compose the buildings massing in response to geographic conditions and patterns of urban form found beyond the immediate context of the building site. a-2 enHance tHe sKYline. design the upper portion of the building to promote visual interest.
tHe stReetscape
c-1 pRoMote pedestRian inteRaction. spaces for street level uses should be designed to engage pedestrians with the activities occuringwithin them. sidewalk-related spaces should be open to the general public and appear safe and welcoming. c-2 design facades of ManY scales. design architectural features, fenestration patterns, and materials compositions that refer to the scale of human activities contained within. Building facades should be composed of elements scaled to promote pedestrian comfort, safety, and orientation. c-3 pRoVide actiVenot BlanKfacades. Buildings should not have large blank walls facing the street, especially near sidewalks. c-4 ReinfoRce Building entRies. to promote pedestrian comfort, safety, and orientation, reinforce the buildings entry. c-5 encouRage oVeRHead WeatHeR pRotection. encourage project applicants to provide continuous, well-lit, overhead weather protection to improve pedestrian comfort and safety along major pedestrian routes. c-6 deVelop tHe alleY facade. to increase pedestrian safety, comfort, and interest, develop portions of the alley facade in response to the unique conditions of the site or project.
puBlic aMenities
d- 1 pRoVide inViting & usaBle open space. design public open spaces to promote a visually pleasing, safe, and active environment for workers, residents, and visitors. Views and solar access from the principal area of the open space should be especially emphasized. d- 2 enHance tHe Building WitH landscaping. enhance the building and site with substantial landscapingwhich includes special pavements, trellises, screen walls, planters, and site furniture, as well as living plant material. d- 3 pRoVide eleMents tHat define tHe place. provide special elements on the facades, within public open spaces, or on the sidewalk to create a distinct, attractive, and memorable sense of place associated with the building. d-4 pRoVide appRopRiate signage. design signage appropriate for the scale and character of the project and immediate neighborhood. all signs should be oriented to pedestrians and/or persons in vehicles on streets within the immediate neighborhood. d-5 pRoVide adequate ligHting. to promote a sense of security for people downtown during nighttime hours, provide appropriate levels of lighting on the building facade, on theunderside of overhead weather protection, on and around street furniture, in merchandising display windows, and on signage. d- 6 design foR peRsonal safetY & secuRitY . design the building and site to enhance the real and perceived feeling of personal saftey and security in the immediate area.
VeHiculaR access and paRKing

e-1 MiniMiZe cuRB cut iMpacts. Minimize adverse impacts of curb cuts on the safety and comfort of pedestrians. e-2 integRate paRKing facilities. Minimize the visual impact of parking by integrating parking facilities with surrounding development. incorporate architectural treatments or suitable landscaping to provide for the safety and comfort of people using the facility as well as those walking by. e-3 MiniMiZe tHe pResence of seRVice aReas. locate service areas for trash dumpsters, loading docks, mechanical equipment, and the like away from the street front where possible. screen from view those elements which for programmatic reasons cannot be located away from the street front.
aRcHitectuRal eXpRession
B-1 Respond to tHe neigHBoRHood conteXt. develop an architectural concept and compose the major building elements to reinforce desireable urban features existing in the surrounding neighborhood. B-2 cReate a tRansition in BulK & scale. compose the massing of the building to create a transition to the height, bulk, and scale of development in neigboring or nearby lessintensive zones. B-3 ReinfoRce tHe positiVe uRBan foRM & aRcHitectuRal attRiButes of tHe iMMediate aRea. consider the predominant attributes of the immediate neighborhood and reinforce desirable siting patterns, massing arrangements, and streetscape characteristics of nearby development. B-4 design a Well-pRopoRtioned & unified Building. compose the massing and organize the publicly accessible interior and exterior spaces to create a well proportioned building that exhibits a coherent architectural concept. design the architectural elements and finish details to create unified building, so that all components appear
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NovEmbER 30, 2012
33 design guidelines
site planning and Massing

a-1 Respond to tHe pHYsical enViRonMent. develop an architectural concept and compose the buildings massing in response to geographic conditions and patterns of urban form found beyond the immediate context of the building site. a-2 enHance tHe sKYline. design the upper portion of the building to promote visual interest.
a-1 Respond to tHe pHYsical enViRonMent
a-2 enHance tHe sKYline
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NovEmbER 30, 2012
34 siZe & foRM: connecting tHe citY
aRcHitectuRal eXpRession
B-1 Respond to tHe neigHBoRHood conteXt. develop an architectural concept and compose the major building elements to reinforce desireable urban features existing in the surrounding neighborhood. B-2 cReate a tRansition in BulK & scale. compose the massing of the building to create a transition to the height, bulk, and scale of development in neigboring or nearby lessintensive zones. B-3 ReinfoRce tHe positiVe uRBan foRM & aRcHitectuRal attRiButes of tHe iMMediate aRea. consider the predominant attributes of the immediate neighborhood and reinforce desirable siting patterns, massing arrangements, and streetscape characteristics of nearby development. B-4 design a Well-pRopoRtioned & unified Building. compose the massing and organize the publicly accessible interior and exterior spaces to create a well proportioned building that exhibits a coherent architectural concept. design the architectural elements and finish details to create unified building, so that all components appear integral to the whole. B-1 Respond to tHe neigHBoRHood conteXt.
B-2 cReate a tRansition in BulK & scale; B-4 design a Well pRopoRtioned & unified Building
B-3 ReinfoRce tHe positiVe uRBan foRM & aRcHitectuRal attRiButes of tHe iMMediate aRea. 35 siZe & foRM: connecting tHe neigHBoRHood
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NovEmbER 30, 2012
tHe stReetscape
c-1 pRoMote pedestRian inteRaction. spaces for street level uses should be designed to engage pedestrians with the activities occuringwithin them. sidewalk-related spaces should be open to the general public and appear safe and welcoming. c-2 design facades of ManY scales. design architectural features, fenestration patterns, and materials compositions that refer to the scale of human activities contained within. Building facades should be composed of elements scaled to promote pedestrian comfort, safety, and orientation. c-3 pRoVide actiVenot BlanKfacades. Buildings should not have large blank walls facing the street, especially near sidewalks. c-4 ReinfoRce Building entRies. to promote pedestrian comfort, safety, and orientation, reinforce the buildings entry. c-5 encouRage oVeRHead WeatHeR pRotection. encourage project applicants to provide continuous, well-lit, overhead weather protection to improve pedestrian comfort and safety along major pedestrian routes. c-6 deVelop tHe alleY facade. to increase pedestrian safety, comfort, and interest, develop portions of the alley facade in response to the unique conditions of the site or project. c-1 pRoMote pedestRian inteRaction; c-6 deVelop tHe alleY facade
c-2 design facades of ManY scales; c-3 pRoVide actiVe facades; c-4 ReinfoRce Building entRies
c-5 encouRage oVeRHead WeatHeR pRotection
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NovEmbER 30, 2012
36 siZe & foRM: connecting tHe stReet
LEGEND
PEDESTRIAN / PLAZA ZONE

BNSF YARD
SIDEWALK ZONE STREET ZONE
16+/-
GATEWAY NODE
60+/-
80+/34+/-
Safeco Garage Plaza
Occidental / Massachusetts Street Zone Sidewalk Zone Existing
8+/- 40+/Sidewalk Zone Existing
140+/-
S. Holgate St. Sidewalk Zone.
OCCIDENTAL AVE. S.
OCCIDENTAL AVE. S.
16+/-
150+/-
Plaza Zone
40+/-
30+/16+/1st Ave S. Sidewalk Zone
16+/-
S. HOLGATE ST.
GATEWAY NODE
1ST AVE. S.
GATEWAY NODE
A-1 D-2
RESPOND TO THE PHYSICAL ENVIRONMENT. ENHANCE THE BUILDING WITH LANDSCAPING.
C-1 D-3
16 16+/-
PROMOTE PEDESTRIAN INTERACTION.
C-4
REINFORCE BUILDING ENTRIES.
D-1
PROVIDE INVITING AND USABLE OPEN SPACE. 0 40 80 160 North
PROVIDE ELEMENTS THAT DEFINE PLACE.
NOVEMBER30, 2012 NovEmbER 30, 2012
SEATTLEARENA SEAT TLE ARENA
37 open space Zones OPEN SPACE ZONES
2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED 2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED 360 Architecture, Inc. shall be deemed the author and owner of this document, and and shall retain all commonstatutory and other reserved rights, including copyrights. Submission or distribution of this document documentto WSA Properties III, L.L.C. is not to be construed as construed as publication in Architecture, Inc. shall be deemed the author and owner of this document, shall retain all common law, law, statutory and other reserved rights, including copyrights. Submission or distribution of this pursuant pursuant to WSA Properties III, L.L.C. is not to be publication of derogation of rights of 360 rights of 360 Architecture,eventIn the event WSA Properties III, L.L.C. uses this document without the expresswritten consent of 360of 360 Architecture, Inc., WSA Properties III, L.L.C. releases360 Architecture, Inc. from all claims and causes of of action arising from such uses derogation in the reserved the reserved Architecture, Inc. In the Inc. WSA Properties III, L.L.C. uses this document without the express prior prior written consent Architecture, Inc., WSA Properties III, L.L.C. releases 360 Architecture, Inc. from all claims and causes action arising from such uses
GATEWAY NODE
STREET TREES DEFINE GATEWAY, DISTRICT, + PEDESTRIAN EXPERIENCE
STREET TREES + FACADE ESTABLISH PEDESTRIAN SCALE
S. HOLGATE ST. SIDEWALK ZONE
OCCIDENTAL AVE. S.
FURNISHINGS + ARTWORK + BUSKERS INVITE USE + ESTABLISH IDENTITY
HYDROLOGY + SEASONAL COLOR IN PLANTING
3
S. HOLGATE ST.
GATEWAY NODE
5 2 5 4 2
1 ST AVENUE S. SIDEWALK ZONE

1ST AVE. S.
5
D-2
STOOPS SUPPORT INFORMAL STREET LIFE + BUSKERS

ENHANCE THE BUILDING WITH LANDSCAPING.
D-3
D-6
DESIGN FOR PERSONAL SAFETY + SECURITY.
40
80
160
North
38 defining place/pedestRian S. ZONES DEFINING PLACE/PEDESTRIAN COMFORT: S. HOLGATE STREET + 1 ST AVENUE coMfoRt: s. Holgate stReet + 1st aVenue s. Zones
CASCADING STAIRS + CITY LIVING
VIEWS FROM ABOVE
GATEWAY NODE PLAZA ZONE

OCCIDENTAL AVE. S.
1 2
RAINWATER + SEATTLE SEASONS
HISTORY IN WOOD PAVING
3 4 5
S. HOLGATE ST.
1ST AVE. S.
5
D-2
FURNISHINGS + URBAN LIFE + LOVED LANDMARKS

0 40 80 160 North
D-3
D-6
39 defining place/pedestRian coMfoRt: DEFINING PLACE/PEDESTRIAN COMFORT : PLAZA ZONE plaZa Zone
BNSF YARD
PROCESSION + CELEBRATION
PREGAME GATHERING + FOOD
OCCIDENTAL AVE. S.
OCCIDENTAL AVE. S.
4 1 2 3 4 3
URBAN COMFORT + CITY LIFE
SIDEWALK ZONE OCCIDENTAL / MASSACHUSETTS STREET ZONE SAFECO GARAGE PLAZA PEDESTRIAN ZONE
S. HOLGATE ST.
1ST AVE. S.
GATEWAY NODE D-2

PLAZA ZONE D-3

4
D-6
SEASONAL CHANGE + LANDMARK + PUBLIC ART
40
80
160
North
40 defining place/pedestRian coMfoRt: DEFINING PLACE/PEDESTRIAN COMFORT : OCCIDENTAL / MASSACHUSETTS STREET occidental / MassacHuset ts stReet + pedestRian ZONE + PEDESTRIAN Zone
SEASONAL PATTERNS: PLANTS + WATER
PAVING + HISTORIC USE + HYDROLOGY + MULTIPLE USE
3
D-2
GENEROUS STREETS + PLAZAS + LANDMARKS + MEMORY

D-3
D-6
41 defining place/pedestRian coMfoRt: DEFINING PLACE/PEDESTRIAN COMFORT: MATERIALS MateRials
plaza + paths + stairs liGhts
larGe scale liGhtinG features
intimate liGhtinG details
SEAT TLE ARENA

NovEmbER 30, 2012
42 defining place/pedestRian coMfoRt: ligHting
EXTERIOR GRAPHIC EXPERIENCE
WAYFINDING
1 2
Occidental Ave Edgar Martinez Dr
1 3 1 3 2
Holgate St
1st Ave
2
Massachusetts St
PAGENTRY GRAPHICS
Utah Ave
KeY plan
0 40 80 160 North
43 defining place/pedestRian coMfoRt: DEFINING PLACE/PEDESTRIAN COMFORT: MATERIALS signage
2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED 2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED Architecture, Inc. shall be deemed the author and owner of this document, shall retain all common law, law, statutory and other reserved rights, including copyrights. Submission or distribution of this pursuant pursuant to WSA Properties III, L.L.C. is not to be 360 Architecture, Inc. shall be deemed the author and owner of this document, and and shall retain all commonstatutory and other reserved rights, including copyrights. Submission or distribution of this document documentto WSA Properties III, L.L.C. is not to be construed as construed as publication in derogation in the reserved the reserved Architecture, Inc. In the Inc. WSA Properties III, L.L.C. III, L.L.C. uses this document the express prior prior written consent Architecture, Inc., WSA Properties III, L.L.C. releases 360 Architecture, Inc. from all claims and causes publication of derogation of rights of 360 rights of 360 Architecture,eventIn the event WSA Properties uses this document withoutwithout the expresswritten consent of 360of 360 Architecture, Inc., WSA Properties III, L.L.C. releases360 Architecture, Inc. from all claims and causes of of action arising from such uses action arising from such uses
desiGn options
option 01
tHis iMage is illustRatiVe and sHoWs potential Building sHapes onlY. no eXteRioR coloR oR finisHes aRe sHoWn.
noRtHWest aeRial
soutHWest aeRial
design option 1
a iconic, transparent building that maximizes open plaza space along first avenue, Massachusetts and Holgate. this option amplifies its views with its transparency creating a 360 view of seattles landmarks.
pRos

Highly transparent faade provides maximum visual connectivity from and into the building public open space balanced across site and promotes connection from occidental to first avenue and Holgate landmark, iconic form
cons

less reinforcement of north-south activity corridor Highly transparent faade may create challenges with seattle energy code programmatically less-flexible faade less street frontage activity on 1st avenue and Holgate less responsive to contextual urban fabric
SEAT TLE ARENA

NovEmbER 30, 2012
46 option 1: pRos and cons
noRtHWest detail
soutHWest detail tHis iMage is illustRatiVe and sHoWs potential Building sHapes onlY. no eXteRioR coloR oR finisHes aRe sHoWn.
*assuMed HeigHt appRoXiMatelY 130-160
1st aVenue eleVation
SEAT TLE ARENA

NovEmbER 30, 2012
47 option 1: detailed VieWs
pHoto cRedit: poRt of seattle - don Wilson
feRRY VieW
soutHWest poRt aeRial
500
1000
2000
500
1000
2000
SEAT TLE ARENA

NovEmbER 30, 2012
48 option 1: conteXt aeRial VieWs
noRtHWest conteXt aeRial
Beacon Hill VieW
500
1000
2000
500
1000
2000
SEAT TLE ARENA

NovEmbER 30, 2012
49 option1: conteXt aeRial VieWs
tRaining facilitY 140 252
cluB
seRVice entRance
seRVice / food coMMissaRY
00 50 entRY loBBY entRY loBBY open plaZa teaM stoRe ticKeting and adMinistRation 00
287
00
cluB
open plaZa
00
40
80
160
north
SEAT TLE ARENA

NovEmbER 30, 2012
50 option 1: gRound leVel coMposite plan at stReet edge
1st aVenue looKing noRtH
1st aVenue looKing soutH
500
1000
250
500
1000
SEAT TLE ARENA

NovEmbER 30, 2012
51 option 1: stReet VieWs
Holgate stReet looKing West
occidental aVenue looKing soutH
500
1000
250
500
1000
SEAT TLE ARENA

NovEmbER 30, 2012
option 02
noRtHWest aeRial
soutHWest aeRial
design option 2
a simple, efficient, cost effective building that maximizes function, architectural footprint and street frontage. the plaza is a street level and all vertical movement to concourse is located on the buildings interior. this option blends well with its surroundings and takes a reserved posture in the urban context.
pRos

strong Visual and inspirational connections to downtown to the north programmatically flexible faade great public space at nW corner ideal for large civic gatherings enhances the contextual urban fabric by maximizing street frontage on 1st avenue and Holgate
cons

contextual faade provides less transparency from and into building public open space gathered in nW corner may feel less intimate on non-game days emphasis on contextual faade diminishes landmark, iconic presence
SEAT TLE ARENA

NovEmbER 30, 2012
54 option 2: pRos and cons
noRtHWest detail
SEAT TLE ARENA

NovEmbER 30, 2012
55 option 2: detailed VieWs
feRRY VieW
500
1000
2000
500
1000
2000
SEAT TLE ARENA

NovEmbER 30, 2012
Beacon Hill VieW
500
1000
2000
500
1000
2000
SEAT TLE ARENA

NovEmbER 30, 2012
tRaining facilitY 140 252
nBa office
cluB
seRVice entRance
entRY loBBY
seRVice / food coMMissaRY
223 00 open plaZa Roof edge aBoVe ticKeting and adMinistRation entRY loBBY cluB entRY loBBY 00
257
00
teaM stoRe
40
80
160
north
SEAT TLE ARENA

NovEmbER 30, 2012
58 option 2: gRound leVel coMposite plan at stReet edge
500
1000
250
500
1000
SEAT TLE ARENA

NovEmbER 30, 2012
500
1000
250
500
1000
SEAT TLE ARENA

NovEmbER 30, 2012
option 03 - preferred
noRtHWest aeRial
soutHWest aeRial
option 3 - pRefeRRed
a civic expression that maximizes the footprint of the site to create a front porch to downtown,1st avenue and occidental st. the stepped plaza gradually transitions to the concourse level. this option creates a balanced approach of solid and transparent massings to frame views of seattles landmarks while maintaining a flexible facade for 1st avenue and Holgate st.
pRos

programmatically flexible faade good street frontage along Holgate and 1st avenue gestures to north skyline of downtown Views framed into and from arena to landmarks design inspired by History of site transitional entry plaza allows for different scales of activities and creates a front porch
cons

open space gathered to northwest transitional design less ideal for very large gatherings contemporary faade Massing Relies on Materiality to blend with context less iconic presence
SEAT TLE ARENA

NovEmbER 30, 2012
62 option 3 - pRefeRRed: pRos and cons
noRtHWest detail
SEAT TLE ARENA

NovEmbER 30, 2012
63 option 3 - pRefeRRed: detailed VieWs
feRRY VieW
500
1000
2000
500
1000
2000
SEAT TLE ARENA

NovEmbER 30, 2012
64 option 3 - pRefeRRed: conteXt aeRial VieWs
Beacon Hill VieW
500
1000
2000
500
1000
2000
SEAT TLE ARENA

NovEmbER 30, 2012
65 option 3 - pRefeRRed: conteXt aeRial VieWs
tRaining facilitY 242 Roof edge aBoVe
nBa office
cluB
seRVice entRance
seRVice / food coMMissaRY entRY loBBY 290
235 open plaZa 330
ticKeting and adMinistRation
00
sloped laWn
entRY loBBY
cluB
entRY loBBY
00
40
80
160
north
SEAT TLE ARENA

NovEmbER 30, 2012
66 option 3 - pRefeRRed: gRound leVel coMposite plan at stReet edge
500
1000
250
500
1000
SEAT TLE ARENA

NovEmbER 30, 2012
67 option 3 - pRefeRRed: stReet VieWs
500
1000
250
500
1000
SEAT TLE ARENA

NovEmbER 30, 2012
68 option 3 - pRefeRRed: stReet VieWs
Kilden peRfoRMing aRts centeR
seattle aRena
BallaRd BRancH liBRaRY
aRt peRfoRMance
ModaVi centeR foR tHe peRfoRMing aRts
MuZieK geBouW 69 MateRialitY: entRY plaZa
SEAT TLE ARENA

NovEmbER 30, 2012
copenHagen opeRa House
seattle aRena
nationWide aRena
stReetscape
pioneeR squaRe
Mint MuseuM 70 pRefeRRed option: fiRst aVenue facade
SEAT TLE ARENA

NovEmbER 30, 2012
THIS IMAGE IS ILLUSTRATIVE AND SHOWS POTENTIAL BUILDING SHAPES ONLY. NO EXTERIOR COLOR OR FINISHES ARE SHOWN.
THIS IMAGE IS ILLUSTRATIVE AND SHOWS POTENTIAL BUILDING SHAPES ONLY. NO EXTERIOR COLOR OR FINISHES ARE SHOWN.
NORTHWEST AERIAL THIS IMAGE IS ILLUSTRATIVE AND SHOWS POTENTIAL BUILDING SHAPES ONLY. NO EXTERIOR COLOR OR FINISHES ARE SHOWN.
1ST AVENUE LOOKING SOUTH THIS IMAGE IS ILLUSTRATIVE AND SHOWS POTENTIAL BUILDING SHAPES ONLY. NO EXTERIOR COLOR OR FINISHES ARE SHOWN.
1ST AVENUE LOOKING SOUTH
MINT MUSEUM 1ST AVENUE LOOKING NORTH 71 PREFERRED OPTION: POTENTIAL DESIGN CONCEPTS
SEATTLE ARENA
NOVEMBER 30, 2012
SEATTLE ARENA
NOVEMBER 30, 2012

EARLY DESIGN GUIDANCE

DR Proposal 3014195 Agenda Id 4179

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SEATTLE ARENA

NOVEMBER 30, 2012

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SEAT TLE ARENA

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foundations of the plan

promote mobility connections from the existing transportation infrastructure.

cultuRe & space

enliVen tHe stReet

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CENTURY LINK FIELD

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f 7 eXisting site conditions

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ARENA BLOCK 275,000 SF

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9 stReet eleVations: fiRst aVe

ARENA BLOCK 275,000 SF

d 10 stReet eleVations: Holgate & MassacHuset ts

SEAT TLE ARENA

ARENA BLOCK 275,000 SF

SEAT TLE ARENA

11 stReet eleVations: RailWaY

SEAT TLE ARENA

12 citY conteXt: sodo

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13 citY conteXt: pioneeR squaRe

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14 citY conteXt: conteMpoRaRY seat tle aRcHitectuRe

S. Holgate St. BNSF Yard

Hing Hay Park

Kobe Terrace + Danny Woo Gardens S. Dearborn St.

I-90 Atlantic Base

City Hall Park

S. Royal Brougham Way

Occidental Ave. S. Occidental Park Pioneer Place

Edgar Martinez Dr. S.

Occidental Ave. S. 1st Ave. S. 1st Ave. S.

Utah Ave. S. Alaskan Way S. Atlantic St.

BNSF SIG Yard

INDUSTRIAL COMMECIAL INDUSTRIAL GENERAL 1 + 2 PIONEER SQUARE MIXED

INTERNATIONAL DISTRICT LOWRISE MAJOR INSTITUTION

PROJECT SITE ADJOINING BLOCKS HAVE 85 HEIGHT LIMIT

NOVEMBER 30, 2012 2012 NovEmbER 30,

SEATTLE ARENA SEAT TLE ARENA

S. Holgate St. BNSF Yard

Hing Hay Park

Kobe Terrace + Danny Woo Gardens S. Dearborn St.

I-90 Atlantic Base

City Hall Park

S. Royal Brougham Way

Occidental Ave. S. Occidental Park Pioneer Place

1st Ave. S. 1st Ave. S.

Edgar Martinez Dr. S. Dr

Utah Ave. S. Alaskan Way S. Atlantic St.

BNSF SIG Yard

ARENA SITE COMMERCIAL STADIUM MIXED USE

NOVEMBER 30, 2012 2012 NovEmbER 30,

SEATTLE ARENA SEAT TLE ARENA

16 eXisting use EXISTING USE

S. Holgate St. BNSF Yard