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1001 BROADWAY

CITY OF SEATTLE DESIGN REVIEW


EARLY DESIGN GUIDANCE
DPD PROJECT #3019050

TABLE OF CONTENTS
SITE ANALYSIS
Site & Development Information
2
Zoning & Urban Context
3
Streetscape Photos
4 - 11
Site Context - Surrounding Uses
12 - 13
Design Guidelines
14 - 15
Zoning Requirements
16 - 17
Site Analysis 18
Opportunities & Challenges
19

PRELIMINARY DESIGN CONCEPTS
Starting Point: Multi-level Urban Grocery
with Residential Above 21
Scheme A - Code Compliant
22 - 27
Scheme B 28 - 33
Scheme C - Preferred Scheme
34 - 39
Landscape 40 - 41
Preferred Scheme Design Concept
42 - 43
Street Level Studies
44 - 46
Precedents 47
Architectural Concept Comparison
48
Departure Requests 49

MARCH 4, 2015 6:30 PM

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SITE & DEVELOPMENT INFORMATION


EXISTING SITE:
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The existing site occupies half a block at the intersection of Madison Street and Broadway.
Harvard Avenue runs along the northeast edge of the site, Spring Street bounds the site on
the north, and an alley runs along the rear property line. There is an existing 3-story medical
office building on the site with some retail uses on Harvard and on Madison and a parking
entrance on Harvard Ave. There is an approximate ten foot grade change from the south
corner to the lowest point at the east corner of the site.

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ZONING & OVERLAY DESIGNATION:

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The site is zoned NC3P-160 (Neighborhood Commercial) and is in the First Hill Urban Center
Village. Madison and Broadway are principle pedestrian streets. Adjacent zones include NC365, NC3-85, NC3-160, HR, MIO-70 and MIO-160.

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NEIGHBORHOOD DEVELOPMENT & USES:

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This site is located at the intersection of several different uses, including Seattle University to
the east, Swedish Medical campus to the south, the Broadway business district to the north,
and a mix of commercial and residential uses in the high-rise zone to the west.

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DEVELOPMENT OBJECTIVES:

NO

The applicant proposes a mixed-use building that includes a two-story grocery at the base,
grocery-related offices and mechanical on the 3rd floor, 14 residential stories above, and five
stories of underground parking.

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DEPARTURES:

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Departures may include a request to replace the site triangle required at the garage exit with
mirrors, reduced transparency on Madison, and alternate parking space standards.

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PIKE/PINE URBAN
CENTER VILLAGE

PROPOSED BUILDING SUMMARY: (all numbers approximate)

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FIRST HILL URBAN


CENTER VILLAGE

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Proposed Uses:
Grocery, Residential, Ancillary Parking & Food Producing Greenhouse
Structure Height:
160 Above Average Grade, Plus Rooftop Mechanical
Number of Residential Units:
268
Building Area: 463,888 SF
Residential Area: 269,147 SF
Non-Residential Area: 58,296 SF
Number of Parking Stalls:
359
Number of Bicycle Spaces:
98

12TH AVENUE URBAN


CENTER VILLAGE

URBAN CENTER VILLAGE OVERLAYS


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COPYRIGHT 2015 TISCARENO ASSOCIATES

1001 BROADWAY I EARLY DESIGN GUIDANCE

ZONING & URBAN CONTEXT


MIO-65
NC3P-65

TO CAPITOL
HILL

NC3P-65

PIKE/PINE
NEIGHBORHOOD
TO MADRONA

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NC

O-

MI

C3

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6
P-1

MIO-200
HR

MIO-160
NC3P-85

TE

-16
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3

MIO-240
HR

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SI

HR

N
ISO
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MA RK
TO PA

ISO

MIO-160
NC3P-85

VIRGINIA
MASON

I-5

O
NT

DO

MIO-70
HR

SWEDISH
MEDICAL
CENTER

WN

TO

SO

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SEATTLE
UNIVERSITY

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BROADWAY

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OMI HR

BROADWAY

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FIRST HILL

NC3-160

HR

ZONING

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SITE CONNECTIVITY
SITE CONNECTIVITY KEY
ARTERIAL OR FREEWAY
STREETCAR
DEDICATED BIKE LANE
1/4 MILE WALKABLE RADIUS

1001 BROADWAY I EARLY DESIGN GUIDANCE

COPYRIGHT 2015 TISCARENO ASSOCIATES

STREETSCAPES
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3 4

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KEY PLAN

1 MADISON ST. LOOKING TOWARD THE SITE


BOYLSTON AVE

MADISON ST. LOOKING AWAY FROM THE SITE

COPYRIGHT 2015 TISCARENO ASSOCIATES

1001 BROADWAY I EARLY DESIGN GUIDANCE

STREETSCAPES
1

PROJECT SITE

HARVARD AVE

BROADWAY
1001 BROADWAY I EARLY DESIGN GUIDANCE

BOYLSTON AVE
COPYRIGHT 2015 TISCARENO ASSOCIATES

STREETSCAPES
3

3 4

65

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3 4

KEY PLAN

3 BROADWAY LOOKING TOWARD THE SITE


MARION ST

BROADWAY LOOKING AWAY FROM THE SITE


E. UNION ST

COPYRIGHT 2015 TISCARENO ASSOCIATES

1001 BROADWAY I EARLY DESIGN GUIDANCE

STREETSCAPES
3

PROJECT SITE

MADISON ST

HARVARD AVE

E. MADISON ST
1001 BROADWAY I EARLY DESIGN GUIDANCE

COPYRIGHT 2015 TISCARENO ASSOCIATES

STREETSCAPES
5
3 4

65

65

8
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3 4

5 HARVARD AVE LOOKING AWAY FROM THE SITE

KEY PLAN

PROJECT SITE

HARVARD AVE LOOKING TOWARD THE SITE

COPYRIGHT 2015 TISCARENO ASSOCIATES

1001 BROADWAY I EARLY DESIGN GUIDANCE

STREETSCAPES
5

SPRING ST
1001 BROADWAY I EARLY DESIGN GUIDANCE

SENECA ST
COPYRIGHT 2015 TISCARENO ASSOCIATES

STREETSCAPES
7
3 4

65

65

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1

3 4

KEY PLAN

SPRING STREET LOOKING AWAY FROM THE SITE


BOYLSTON AVE

PROJECT SITE

SPRING STREET LOOKING TOWARD THE SITE


BOYLSTON AVE

10

COPYRIGHT 2015 TISCARENO ASSOCIATES

1001 BROADWAY I EARLY DESIGN GUIDANCE

STREETSCAPES
7

8A ALLEY LOOKING SOUTH

1001 BROADWAY I EARLY DESIGN GUIDANCE

COPYRIGHT 2015 TISCARENO ASSOCIATES

11

SITE CONTEXT - SURROUNDING USES


KEY
INSTITUTIONAL
MIXED-USE
RESIDENTIAL
COMMERCIAL
OFFICE
CHURCH

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E UNION ST.

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10TH AVE.

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21
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31

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28

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SITE
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11TH AVE.

BUILDING INDEX

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35

37

33
38

1. STARBUCKS
2. SHELL GAS STATION
3. QFC
4. BROADWAY & EAST PIKE BUILDING
5. UNION MANOR APARTMENTS
6. KNIGHTS OF COLUMBUS
7. FIRE STATION 25
8. BARTELL DRUGS
9. GILDAS CLUB SEATTLE
10. NEW MIXED-USE DEVELOPMENT
11. APARTMENTS
12. APARTMENTS
13. APARTMENTS
14. APARTMENTS
15. CHARBONNEAU APARTMENTS
16. APARTMENTS
17. MAXMILLIAN APARTMENTS
18. SEATTLE BAPTIST CHURCH
19. POLYCLINIC
20. COMMERCIAL SPACE
21. GARAGE BILLIARDS
22. SILVER CLOUD HOTEL
23. IHOP
24. PHILLIPS CLEANERS
25. VIVA APARTMENTS- MIXED USE
26. MIXED USE
27. FIRST HILL PLAZA
CONDOMINIUMS
28. RITE AID
29. MONEYTREE
30. SWEDISH FAMILY MEDICINE
31. SEATTLE UNIVERSITY
32. ADMINISTRATION BUILDING - SU
33. FINE ARTS BUILDING - SU
34. COPPINS WELL MIXED-USE
35. SWEDISH CANCER INSTITUTE
36. PARKING GARAGE - SU
37. SWEDISH MEDICAL CENTER
38. ST. IGNATIUS CHAPEL
39. LUMA CONDOMINIUMS (FUTURE)
40. FUTURE MIXED-USE
DEVELOPMENT

UNION MANOR APARTMENTS

KNIGHTS OF COLUMBUS

19 POLYCLINIC

21 GARAGE BILLIARDS

29 MONEYTREE

34 COPPINS WELL APARTMENTS

NEIGHBORHOOD CONTEXT MAP


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COPYRIGHT 2015 TISCARENO ASSOCIATES

1001 BROADWAY I EARLY DESIGN GUIDANCE

SITE CONTEXT - SURROUNDING USES


DESIGN CUES
The surrounding buildings have a diverse architectural character
that represents a wide variety of eras. There are, however, some
common themes:
Materials for multistory buildings are good quality and
durable, including masonry, stone, and concrete.
The urban pattern is consistent across building types, with
structures typically built to the sidewalk edge.

BARTELL DRUGS

10 NEW MIXED USE

The surrounding uses are generally grouped, with Swedish


anchoring medical uses to the south, retail to the north
along Broadway and on the north side of Madison, and
Seattle University a strong presence to the east. Residential
buildings are found in the neighborhood to the west.

18 SEATTLE BAPTIST CHURCH

Seattle Universitys large landscaped areas create views for


lower levels of a building and open up for territorial views
from upper floors.
There is a pattern of long and tall facades related to
buildings at Swedish, Seattle University and First Hill
residential neighborhood.

22 SILVER CLOUD HOTEL

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VIVA APARTMENTS

27 FIRST HILL PLAZA CONDOMINIUMS

BOYLSTON AVE
SENECA STREET

35 SWEDISH CANCER INSTITUTE

37 SWEDISH MEDICAL CENTER

39 LUMA CONDOMINIUMS
(FUTURE)

38 ST. IGNATIUS CHAPEL

02.20.13

18

13 21 S E N E C A | B OY L S TO N V I E W
www.weberthompson.com
COPYRIGHT 2013 WEBER THOMPSON

1001 BROADWAY I EARLY DESIGN GUIDANCE

11-030

COPYRIGHT 2015 TISCARENO ASSOCIATES

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DESIGN GUIDELINES
CONTEXT AND SITE

PUBLIC LIFE

CS1 Natural Systems and Site Features

PL1 Connectivity

PL3 Street-Level Interaction

C. Topography
The sites 10-foot change in elevation has a strong influence on the
design of the podium. This grade change provides for a second retail
entrance on Madison, one full story above the main entry at the corner.
This activates Madison at mid-block and allows a connection to the
sidewalk for the upper-level retail.

A2. Adding to Public Life


The widened sidewalks, recessed entry, and proposed curb bulb at
the corner will combine with landscape elements to create an attractive
pedestrian environment.

A. Entries
The retail entries are located for both convenience and visibility. The
main entrance on the corner will be generous and visually striking. The
residential entrance is located on Spring where it is quieter and more
private.

CS2 Urban Pattern and Form


A1. Location in the city and neighborhood
The existing site is located at the hub of several neighborhoods, and the
intersection of two street grids results in a very visible site. The design
puts the main retail entry at the most visible corner, establishing an
attractive pedestrian draw at the sidewalk.
A2. Architectural Presence
The visible corner on site lends itself to a high-profile design with
significant presence and individual identity. The building holds the street
edge, with lots of transparency at the ground floor and the opportunity
to create a vibrant streetscape.
B2. Connection to the Street
The retail entrances create a strong connection to the street at the
most visible corner and at mid-block on Madison. The upper level
retail entrance enhances the pedestrian connection and accessibility
for residents and the hospital / business community to the west on
Madison.

B. Walkways and connections


The design will included widened sidewalks with a visual and physical
connection to the retail spaces inside. Canopies, signage, and seating
will all contribute to pedestrian-oriented spaces. Outdoor kiosks related
to the grocery are being explored.

C. Retail Edges
The ground-floor design incorporates extensive transparency for a
visual connection between interior and exterior activities. Multiple entries
at different levels create increased porosity.

PL2 Walkability

PL4 Active Transportation

A. Accessibility
Entrances at two different levels of the sloped site make building access
convenient for pedestrians. Key building entrances will be accessible for
people of all abilities.

A. Entry Locations and Relationships


The proposed design provides clear and separate entrances for
pedestrians, vehicles, and retail loading functions. Loading on the
alley keeps back-of-house activities separate from the pedestrian
environment. The proposed garage entrance on Harvard avoids the
conflicts and potential public safety risk of sharing the alley with loading
functions. The current existing / existing garage entrance is also located
on Harvard and seems to function well. Pedestrian entrances are
logical, visible, and at a safe distance from parking and loading access.

B. Safety and security


The two main uses, residential and retail, will create activity at different
times of day. Views from the upper-level residential and street-level
transparency will provide the increased safety of eyes on the street.
C. Weather Protection
Overhead canopies are anticipated for the retail and residential
entrances and along the main pedestrian streets. The retail activities will
create pedestrian-friendly spaces beneath the canopies.

C1. Corner Sites


The proposed design makes the most of the corner of Madison and
Broadway with a visible retail entry and generous pedestrian space. The
residential tower above is notched at this corner for a strong, simple
response to the shape of the site.

B. Planning Ahead for Bicyclists


With the dedicated bike lane on Broadway close at hand, bicyclists will
have a direct connection to the project site. The site and building design
will incorporate convenient bike racks. Secure bicycle storage will be
provided as an amenity for the residents.

C3. Full Block Sites


The design will break up the facade along Harvard to avoid a monolithic
structure. Retail activity at street level provides interest and variety.
CS3 Architectural Context and Character
A2. Contemporary Design
The existing neighborhood has diverse building types and architectural
styles with no well-defined character. The proposed design is for a
modern mixed-use building that respects the context while exploring
new forms and materials.

The existing building establishes two entrances to different


floors: one at the corner and one at mid-block on Madison

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COPYRIGHT 2015 TISCARENO ASSOCIATES

1001 BROADWAY I EARLY DESIGN GUIDANCE

DESIGN GUIDELINES
DESIGN CONCEPT

Visual and physical connections between the interior and


exterior of the retail enliven the pedestiran environment.

DC1 Project Uses and Activities

DC4 Exterior Elements and Finishes

A. Arrangement of Interior Uses


The corner of Madison and Broadway is highly visible and already
active with pedestrian traffic. Locating the grocery at this corner will take
advantage of those assets, while adding overhead canopies, lighting,
and retail transparency that benefit the pedestrian environment.

A. Building Materials
The exterior materials will be a combination of window wall and metal
panel at the residential tower with stone and storefront windows at the
ground-floor retail. The material selection will focus on a balance of
transparency and lightness at the top with solidity at the base.

B. Vehicular Access and Circulation


Vehicle traffic on the site has been arranged to provide the best access
for multiple uses while maintaining a safe pedestrian environment. A
loading dock that serves the grocery is located on the alley instead of
one of the three visible faces of the building. Access to underground
parking is proposed off Harvard to avoid potential conflicts with the
loading functions and to separate it from the residential entry on Spring.

B. Signage & Lighting


Signage and lighting will be coordinated with the building design to
provide scale and interest.

DC2 Architectural Concept


A. Massing
The two ground floors will hold the street edge with a setback at the
corner to provide a generous entry to the grocery. The two-story grocery
makes the most of the sloped site with a second entrance on Madison.
The residential tower above is arranged in one bar set back from the
alley to maximize light and air to the residential units and to reduce
structural requirements at the loading dock below. The long facade
along Harvard is articulated to reduce the apparent mass.

D. Trees, Landscape and Hardscape Materials


Street trees and landscaping will be provided on the three streets
surrounding the site with care taken to differentiate the uses. The curb
bulb at Madison and Broadway provides the opportunity for landscaping
elements that work well with the grocery, including site furniture, textured
sidewalks and greenery. Spring is a proposed neighborhood green street.
Extra landscaping can reinforce the existing pattern of trees at that corner
and create a welcoming environment at the residential entry.

B. Architectural facade composition


The four sides of the project site face different neighborhoods. The
design responds to these different areas with one unified concept.
Forms and materials wrap the corners to create continuity.

Wide sidewalks, canopies and landscape elements create


attractive building entrances.

1001 BROADWAY I EARLY DESIGN GUIDANCE

D. Scale and Texture


Well-proportioned canopies, fine-grained materials, retail transparency,
and landscape elements will provide human scale at the lower two floor
and particularly at sidewalk level.

COPYRIGHT 2015 TISCARENO ASSOCIATES

15

ZONING REQUIREMENTS
NC3P-160
NC3-160, NC3-85, NC3-65, HR, MIO-70, MIO-160
First Hill Urban Center Village
Madison: Principal arterial, principal pedestrian street
Broadway: Minor arterial, principal pedestrian street
Spring: Neighborhood Green Street
Eating and drinking establishments, lodging, offices, general sales
and services, residential, live-work.
Residential uses limited to 20% of street-level, street-facing facade
on a principal pedestrian street.
On a principal pedestrian street, 80% of the street-level streetfacing facade shall including eating and drinking establishments or
general sales & services (partial list)

Lot size
Allowable far

Structure height

Setbacks

STREET-LEVEL STANDARDS
Blank facade
Transparency
Height
Depth

PARKING REQUIREMENTS
Automobiles
Parking access

Bicycles

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28,695 sf
7.0 for all uses
5.0 for any single use within a mixed-use structure
Gross floor area not counted toward FAR:
Gross floor area underground
All residential floor area in the First Hill Urban center Village
on lots zoned NC3 with a 160 height limit
All portions of a story that extend no more than 4 above
existing or finished grade, whichever is lower
Area of rooftop, food-producing greenhouse
160 base height allowed
Rooftop features:
Max. 25% of roof area; 50% if food-producing greenhouse incl.
15 above base ht for mech. equip.and food-producing grnhse
16 above base height for stair and elevator penthouse
None required

Limited to 40% of street-level, street-facing facade and 20 in width.


60% minimum at non-residential uses.
Non-residential uses: minimum 13 Floor to floor
Non-residential uses: 30 average, 15 minimum depth

EL. 333

12-6 MIN.
SIDEWALK

240
EL. 330

AVG. GRADE
= 334-11

MADISON ST

DEVELOPMENTAL POTENTIAL

HARVARD AVE

116

Permitted uses

TRANSPARENCY REQUIRED
FOR NON-RESIDENTIAL USES

SPRING ST

Zone
Adjacent zones
Zoning overlay
R.O.W. Designation

SIDEWALK
WIDENING

MAX. 20%
RESIDENTIAL
EL. 339

2 ALLEY WIDENING
EL. 340
ALLEY

10 MIN. TO C.L.

ZONING REQUIREMENT PLAN

ZONING OVERVIEW

No minimum required in an urban center


If access is not provided from alley and the lot abuts two or more
streets, access is permitted across one of the side street lot lines
as approved by the Director
Nonresidential:
1 per 12,000 sf long term

1 per 2,000 sf short term
Residential:
1 spot per 4 units

COPYRIGHT 2015 TISCARENO ASSOCIATES

1001 BROADWAY I EARLY DESIGN GUIDANCE

ZONING REQUIREMENTS
ADDITIONAL HEIGHT FOR
MECHANICAL, CIRCULATION, AND
GREENHOUSE

300
MADISON

160
65

ALLEY

HARVARD

MAXIMUM
ALLOWABLE HEIGHT
OF ADJACENT SITE

SPRING

160

160 HEIGHT

13 MIN. RETAIL
13 MIN. RETAIL

13 MIN. RETAIL
2 ALLEY
WIDENING

AVG GRADE PLANE = 334-11

116 LOT DEPTH

240 LOT WIDTH

SOUTHWEST ELEVATION

NORTHWEST ELEVATION
LONGITUDINAL SECTION

SCALE:

1" = 30'-0"

SHEET NO.

15 MAX. GREENHOUSE
1001 BROADWAY
HEIGHTWA
SEATTLE,

16 MAX. PENTHOUSE HEIGHT

TRANSVERSE SECTION

SCALE:

1" = 30'-0"

RETAIL /
RES.

JULY 14, 2014

PS

AL

EIGHT
160 H LIMIT

Tiscareno Associates PS

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1001 BROADWAY
SEATTLE, WA

500 Union Street, Suite 926

RETAIL /
RES.

JULY 14, 2014


-

Seatlle, WA 98101

T : 206 . 325 . 3356

T : 206 . 325 . 3356

F : 206 . 701 . 9769

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BROADWAY

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20% MAXIMUM RESIDENTIAL AT STREET


LEVEL STREET-FACING FACADE
60% TRANSPARENCY REQUIRED

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1001 BROADWAY I EARLY DESIGN GUIDANCE

Seatlle, WA 98101

SCHEME
T
EIGH
60 H IMIT
1
6A
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VIEW FROM MADISON AVE.

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AVE

AY
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AVERAGE GRADE ELEVATION: 334-11

500 Union Street, Suite 926

F : 206 . 701 . 9769

OA

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MAD

N
ISO

Tiscareno Associates PS

SHEET NO.

2014 TISCARENO ASSOCIATES PS

SCHEME
6A

AVERAGE GRADE ELEVATION: 334-11


PROPOSED VEHICULAR ACCESS FROM
HARVARD

VIEW FROM BROADWAY


COPYRIGHT 2015 TISCARENO ASSOCIATES

17

SITE ANALYSIS
ST

RE BIC
ET YC
CA LE
R

1 STORY
COMMERCIAL

6 STORY
HOTEL

SEATTLE UNIVERSITY

RIA

NC3P-65 ZONE
20 DIA. LITTLELEAF
LINDEN (TILIA CORDATA)

5 STORY
RESIDENTIAL

2 STORY MEDICAL
OFFICE

AY
DW

BOYLSTON AVE.

NC3-160 ZONE

33 STORY
RESIDENTIAL

TON

AVE
.

OA

2 STORY
COMMERCIAL

BR

HR ZONE

1 STORY
COMMERCIAL
NC3P-160

BO
YLS
ST
.

RETAINING WALL
AT ALLEY
PARKING

340

BI
RE CYC
ET
L
CA E
R

ST

NG

SITE OUTLINE
ALLEY

E. MADISON ST.

339

PRINCIPAL ARTERIAL

PARKING

330

1001 BROADWAY
NC3-160 ZONE

SPRING ST.

SEATTLE FIRST
BAPTIST CHURCH

FOOTPRINT OF EXISTING
BUILDING

RI

333

SP

HARVARD AVE.

MIO-160-MR ZONE

18 DIA. LITTLELEAF
LINDEN (TILIA CORDATA)

1 STORY
COMMERCIAL

EXISTING SITE PLAN

VAR
D

AVE
.

SWEDISH MEDICAL
CENTER
4 STORY RETAIL
AND PARKING

KEY

HAR

PROJECT SITE

URBAN CONTEXT

VACANT

BR

NO OAD
RA W
RT AY
E

MI
3 STORY MEDICAL
OFFICE

3 STORY
UNIVERSITY

RESIDENTIAL

Existing uses are loosely grouped by the


cardinal directions
Varied building footprints
Buildings typically hold the streets edge

COMMERCIAL
MEDICAL
UNIVERSITY

Design all four facades


3 distinct neighborhoods:

First Hill: Swedish Medical Center and high rise

Capitol Hill - NC3-65

Seattle University

RELIGIOUS

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COPYRIGHT 2015 TISCARENO ASSOCIATES

1001 BROADWAY I EARLY DESIGN GUIDANCE

RR

IDO

OPPORTUNITIES & CHALLENGES


OPPORTUNITIES
Develop site to full potential
Five-way intersection creates a very visible site
Views over Seattle U campus to Mt. Rainier
Site is well connected to surrounding neighborhoods and
downtown
Site takes advantage of recent and future transit improvements
to light rail and bike lanes
Strong pedestrian connections to surrounding major institutions

BUS
STOP

BR

OA

WS

VACANT
SITE

D
ST BI WAY
RE CY
ET CL
CA E
R

VIE

EXISTING
PARKING
ENTRY

PROPOSED
PARKING
ENTRY

+0

1001 BROADWAY
SLOPE

+10

ER

POTENTIAL LOADING ACCESS

ALLEY

SITE OUTLINE

CUT

TE

UCK

IN

E TR

RETAIL
ENTRY

+8

SIBL

BUS
STOP

POTENTIAL
DEVELOPMENT

E. MADISON ST.

DESIGNATED
GREEN STREET

POS

OM

NIE

AI
T. R

T
WS

VIE

VIEWS TO
CAPITOL HILL
120

SPRING ST.

240

CHALLENGES
Sloped site creates challenges for vehicular access
Five-way intersection is a challenging pedestrian environment
that needs improvement
Context has diverse scale and architectural character
Alley is at higher elevation, making parking access difficult
Access required for large service trucks
Sloped sidewalk presents challenge to pedestrian-friendly
environment
Four sides of building face four different contexts

+3

RETAIL
ENTRY

SU

HARVARD AVE.

GREEN SPACE
SIGNALED
INTERSECTION

NON-STANDARD SIDEWALK WIDTH


PEDESTRIAN ACCESS FROM
SWEDISH MEDICAL CENTER

BOYLSTON AVE.

EALTH

RETAIL CORR

1001 BROADWAY I EARLY DESIGN GUIDANCE

OPPORTUNITIES & CHALLENGES

COPYRIGHT 2015 TISCARENO ASSOCIATES

SWEDISH

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COPYRIGHT 2015 TISCARENO ASSOCIATES

1001 BROADWAY I EARLY DESIGN GUIDANCE

STARTING POINT: MULTI-LEVEL URBAN GROCERY WITH RESIDENTIAL ABOVE


PROGRAM
40,000 sf. urban grocery store
3 level grocery layout
Madison/Broadway store identity
Alley service dock
Multi-level below-grade parking
Harvard Avenue garage entry

RESIDENTIAL TOWER
(DASHED)
SP

GROCERY
LOADING DOCK
OFF ALLEY

RI
NG

RESIDENTIAL ELEVATOR
CORE

KEY ISSUES TO CONSIDER


Large open floor plan
Large structural bays
Location of elevator cores for efficient circulation
Separate grocery and residential parking
Loading dock uninterrupted by structure
Visible grocery entry; private residential entry
Visible garage entry for retail

RESIDENTIAL LOBBY ON
SPRING

GROCERY
MECHANICAL
UPPER LEVEL
MADISON ENTRY

R
VA
AR

GROCERY OFFICE

PROPOSED
PARKING ACCESS

IS

AD

BROADWAY

BROADWAY GROCERY
ENTRY

PODIUM MASSING

TERRACE

LOADING

RESIDENTIAL

L3

GROCERY
(ACCESS OFF MADISON)
GROCERY

PARKING
PARKING

PARKING

L2

L1

14-8 15-10
30-6

18-6

ALLEY

ELEVATOR
& STAIR
CORE

RESIDENTIAL

P01

KEY
GROCERY
GROCERY
SERVICES
RESIDENTIAL
PARKING

PARKING P02

TRANSVERSE SECTION
SECTION THROUGH
URBAN GROCERY STORE
SCALE:

1" = 10'-0"

1001 BROADWAY I EARLY DESIGN GUIDANCE

*SUBJECT TO REVISION BASED ON REVIEW BY DESIGN CONSULTANTS, CODE REQUIREMENTS


AND/OR PERMITTING PROCESS.

RETAIL /
RES.

COPYRIGHT 2015 TISCARENO ASSOCIATES

21

SCHEME A - CODE COMPLIANT

POTEN

TIAL D
EVE
ENVEL LOPMENT
OPE

R
VA
AR

H
AD

M
O
IS

R
VA
AR

EY

SPR

ING

L
AL

BROADWAY

VIEW EAST ACROSS BROADWAY

VIEW WEST ACROSS SPRING

*Colors and shading patterns shown on these


drawings are for illustration purposes only and not
intended to propose material or color specifications

22

COPYRIGHT 2015 TISCARENO ASSOCIATES

1001 BROADWAY I EARLY DESIGN GUIDANCE

TRANSPORTATION & SITE ACCESS DIAGRAM


SCHEME A - GARAGE ACCESS ON ALLEY - CODE COMPLIANT
HARVARD

BUILDING
SERVICES

MADISON

RESIDENTIAL
LOBBY

BLANK WALL

SPRING

GROCERY

BUILDING
SERVICES

SCHEME A LEVEL 1 PLAN:


LEVEL 2: RESIDENTIAL,
AMENITIES AND ANCHOR RETAIL MECH.
RESIDENTIAL ENTRY,
GROCERY
SCALE:

10

40,000 SF
RETAIL
SCHEME

JULY 14, 2014

PEDESTRIAN

1001 BROADWAY I EARLY DESIGN GUIDANCE

Seatlle, WA 98101

BLANK WALL

500 Union Street, Suite 926

T : 206 . 325 . 3356

F : 206 . 701 . 9769

GROCERY

MADISON

TRUCK

CONS
Many vehicle and pedestrian
movement conflicts
Increased pedestrian hazards at
Madison and alley
Increased driveway length from
higher level alley reduces retail area
Increased driveway length creates
blank facade on Spring
Secondary pedestrian access on
Madison not possible
Garage access less visible hidden in
alley
Significant constraints on building
services in alley

LOADING

BLDG
SERVICES

ALLEY

PARKING ENTRY

10

20

40

LEVEL 1: RESIDENTIAL, AMENITIES AND ANCHOR RETAIL MECH.

SCALE:

1" = 20"

SCHEME A LEVEL 2 PLAN:


GROCERY, LOADING DOCK

1001 BROADWAY
SEATTLE, WA

JULY 14, 20142015 TISCARENO ASSOCIATES


COPYRIGHT
C

2014 TISCARENO ASSOCIATES PS

SHEET NO.

CAR

PROS
Typical SDOT preferred garage
access

SPRING

KEY

Tiscareno Associates PS

2014 TISCARENO ASSOCIATES PS

40

PEDESTRIAN ACCESS

1" = 20"

1001 BROADWAY
SEATTLE, WA
C

20

Tiscareno Associates PS

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

F : 206 . 701 . 9769

40,000 SF
RETAIL
SCHEME

SHEET NO.

23

SCHEME A - PLANS
KEY

SCHEME A
Residential tower maximizes building area
Typical residential floor plate = 25,125 sf
Total area = 501,800 sf

GROCERY
GROCERY
SERVICES

PROS
Maximizes residential area
CONS
Tower over loading dock will compromise loading dock with additional
structure
Terraces at level 3 reduced
Compromised daylight and views for units facing alley and adjacent future
development across the alley
One less floor due to structural depth increase at level 3 (transfer beams)

GROCERY
OFFICE

RESIDENTIAL
LEASING

PARKING

10

20

40

LEVEL
PODIUM LEVELPODIUM LEVEL, AMENITIES, GROCERY OFFICES
LEVEL
33:PLAN:

1" = 20"

40,000 SF
RETAIL
SCHEME

1001 BROADWAY
SEATTLE, WA
DECEMBER 1, 2014
C

BUILDING
SERVICES

GROCERY
MECHANICAL

AMENITY

SCALE:

RESIDENTIAL

Tiscareno Associates PS

2014 TISCARENO ASSOCIATES PS

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

F : 206 . 701 . 9769

SHEET NO.

RESIDENTIAL

PARKING

0
20

PARKING 2: TYPICAL PARKING


P2 LEVEL
PLAN: TYPICAL PARKING LEVEL
SCALE:

10

20

40

40

RESIDENTIAL PLAN: LEVEL 4

SCALE:

1" = 20'

LEVELS 4-16 PLAN: TYPICAL RESIDENTIAL LEVEL

1" = 20"

10

40,000 SF
1001 BROADWAY
SEATTLE, WA
RETAIL
DECEMBER 1, 2014
1001 BROADWAY I EARLYSCHEME
DESIGN GUIDANCE
SHEET NO.

24
C

2014 TISCARENO ASSOCIATES PS

1001 BROADWAY
SEATTLE,
WA
COPYRIGHT 2015 TISCARENO
ASSOCIATES
JULY 14, 2014

Tiscareno Associates PS

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

F : 206 . 701 . 9769

40,000 SF
RETAIL
SCHEME

SHEET NO.

2014 TISCARENO ASSOCIATES PS

Tiscareno Associates PS

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

F : 206 . 701 . 9769

SCHEME A - SECTIONS

MECHANICAL

MECHANICAL
15
14
13
12
11
10

RESIDENTIAL

RESIDENTIAL

9
8
7
6
5
4
3
ALLEY

GROCERY
MADISON

GROCERY
SERVICES

SPRING

GROCERY
HARVARD

PARKING

PARKING

LONGITUDINAL SECTION

TRANSVERSE SECTION

LONGITUDINAL SECTION
SCALE:

1" = 30'-0"

SCALE:

1001 BROADWAY
SEATTLE, WA

RETAIL /
RES.

DECEMBER 1, 2014
C

2014 TISCARENO ASSOCIATES PS

Tiscareno Associates PS

500 Union Street, Suite 926

1001 BROADWAY I EARLY DESIGN GUIDANCE

Seatlle, WA 98101

1" = 30'-0"

TRANSVERSE SECTION

SHEET NO.

T : 206 . 325 . 3356

F : 206 . 701 . 9769

SCHEME
6A

2014 TISCARENO ASSOCIATES PS

SHEET NO.

1001 BROADWAY
SEATTLE, WA

RETAIL /
RES.

DECEMBER 1, 2014
Tiscareno Associates PS

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

SCHEME
6A

F : 206 . 701 . 9769

COPYRIGHT 2015 TISCARENO ASSOCIATES

25

SCHEME A - STREET VIEW STUDIES

A. EASTBOUND ON MADISON

D. NORTHBOUND ON BROADWAY

B. WESTBOUND ON MADISON

C. FROM CORNER OF BOYLSTON AND SPRING

E. SOUTHBOUND ON BROADWAY

BR

OA

HARVARD

DW
AY

26

COPYRIGHT 2015 TISCARENO ASSOCIATES

MADISON

*Colors and shading patterns shown


on these drawings are for illustration
purposes only and not intended to
propose material or color specifications

SPRING

1001 BROADWAY I EARLY DESIGN GUIDANCE

SCHEME A - SUN ANGLE STUDIES


10:00 AM

12:00 PM

2:00 PM

WINTER
SOLSTICE

EQUINOX

SUMMER
SOLSTICE

1001 BROADWAY I EARLY DESIGN GUIDANCE

COPYRIGHT 2015 TISCARENO ASSOCIATES

27

SCHEME B

POTEN

TIAL D
EVE
ENVEL LOPMENT
OPE

R
VA
AR

H
AD

M
O
IS

R
VA
AR

EY

SPR

ING

L
AL

BROADWAY

VIEW EAST ACROSS BROADWAY

VIEW WEST ACROSS SPRING

*Colors and shading patterns shown on these


drawings are for illustration purposes only and not
intended to propose material or color specifications

28

COPYRIGHT 2015 TISCARENO ASSOCIATES

1001 BROADWAY I EARLY DESIGN GUIDANCE

TRANSPORTATION & SITE ACCESS DIAGRAM


SCHEME B - GARAGE ACCESS ON HARVARD
HARVARD

PARKING
ENTRY

DISPLAY VITRINES

MADISON

BUILDING
SERVICES

SPRING

GROCERY

BUILDING
SERVICE

LEVEL 1 PLAN: GROCERY

LEVEL 1: RESIDENTIAL, AMENITIES AND ANCHOR RETAIL MECH.

SCALE:

DECEMBER 1, 2014
Tiscareno Associates PS

2014 TISCARENO ASSOCIATES PS

20

40

PEDESTRIAN ACCESS

1" = 20"

1001 BROADWAY
SEATTLE, WA
C

10

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

F : 206 . 701 . 9769

40,000 SF
RETAIL
SCHEME

SHEET NO.

GROCERY
RESIDENTIAL
LOBBY

PEDESTRIAN

BUILDING
SERVICES
LOADING

MADISON

TRUCK

CONS
SDOT typically recommends garage
access on alley

ALLEY

CAR

PROS
Fewest vehicle and pedestrian movement
conflicts
Maximizes pedestrian safety
Clear easy access to garage for retail and
residential cars
Access points distributed throughout site
Allows for mid-block second level grocery
entrance on Madison
Current garage access on Harvard
Garage access at lowest portion of site
Residential lobby is on the more private
side of building

SPRING

KEY

LEVEL 2 PLAN: RESIDENTIAL ENTRY, GROCERY, LOADING DOCK


1001 BROADWAY I EARLY DESIGN GUIDANCE

COPYRIGHT 2015 TISCARENO ASSOCIATES

29

SCHEME B - PLANS
KEY

SCHEME B
L-shaped tower
Slight step back for tower along Harvard
Garage access on Harvard
Typical residential floor plate = 21,250 sf
Total area = 485,463 sf
LEASING

GROCERY
MECHANICAL

10

20

BUILDING
SERVICES
PARKING

CONS
Courtyard on the northwest part of the site can be dark
Building appears bigger from visible corner
Tower partially over loading dock presents structural challenges
Residential units along alley have compromised daylight and views
Structural irregularity poses challenges

AMENITY

TERRACE

RESIDENTIAL

40

AMENITY

GROCERY
SERVICES

PROS
Modulation reduces apparent facade length at Harvard
3rd level terraces possible
Provides more tower facade (presence) on Madison

GROCERY
OFFICE

RES CORE: 8717 sf


RETAIL: 3793
RENTABLE: 9082 SF

GROCERY

LEVEL 3 PLAN: PODIUM LEVEL, AMENITIES, GROCERY OFFICES


LEVEL 3: RESIDENTIAL, AMENITIES AND ANCHOR RETAIL MECH.
1" = 20"

40,000 SF
RETAIL
SCHEME

1001 BROADWAY
SEATTLE, WA
DECEMBER 1, 2014
C

Tiscareno Associates PS

2014 TISCARENO ASSOCIATES PS

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

F : 206 . 701 . 9769

SHEET NO.

typical residential

PARKING

RESIDENTIAL

18419 sf
2831 CIRC

10

20

PARKING 2:

P2 LEVEL PLAN: TYPICAL PARKING LEVEL


SCALE:

10

20

40

40

RESIDENTIAL PLAN: LEVEL 4

SCALE:

1" = 20'

LEVELS 4-16 PLAN: TYPICAL RESIDENTIAL LEVEL

1" = 20"

SCALE:

40,000 SF
1001 BROADWAY
SEATTLE, WA
RETAIL
DECEMBER 1, 2014 1001 BROADWAY I EARLY DESIGN GUIDANCE
SCHEME
SHEET NO.

30
C

2014 TISCARENO ASSOCIATES PS

1001 BROADWAY
SEATTLE,
WA
COPYRIGHT 2015 TISCARENO
ASSOCIATES
JULY 14, 2014

Tiscareno Associates PS

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

F : 206 . 701 . 9769

40,000 SF
RETAIL
SCHEME

SHEET NO.

2014 TISCARENO ASSOCIATES PS

Tiscareno Associates PS

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

F : 206 . 701 . 9769

SCHEME - B SECTIONS

MECHANICAL

MECHANICAL
16
15
14
13
12
11
10
9

RESIDENTIAL

RESIDENTIAL

8
7
6
5
4
3

ALLEY

GROCERY

MADISON

TERRACE
GROCERY
SERVICES

SPRING

GROCERY
HARVARD

PARKING

PARKING

TRANSVERSE SECTION

LONGITUDINAL
SECTION
LONGITUDINAL SECTION
SCALE:

SCALE:

1" = 30'-0"

RETAIL /
RES.

DECEMBER 1, 2014
2014 TISCARENO ASSOCIATES PS

Tiscareno Associates PS

500 Union Street, Suite 926

1001 BROADWAY I EARLY DESIGN GUIDANCE

Seatlle, WA 98101

TRANSVERSE SECTION

T : 206 . 325 . 3356

F : 206 . 701 . 9769

SCHEME
6A

2014 TISCARENO ASSOCIATES PS

SHEET NO.

1001 BROADWAY
SEATTLE, WA

SHEET NO.

1001 BROADWAY
SEATTLE, WA
C

1" = 30'-0"

RETAIL /
RES.

DECEMBER 1, 2014
Tiscareno Associates PS

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

SCHEM
6A

F : 206 . 701 . 9769

COPYRIGHT 2015 TISCARENO ASSOCIATES

31

SCHEME B - STREET VIEW STUDIES

A. EASTBOUND ON MADISON

D. NORTHBOUND ON BROADWAY

B. WESTBOUND ON MADISON

C. FROM CORNER OF BOYLSTON AND SPRING

E. SOUTHBOUND ON BROADWAY

BR

OA

HARVARD

DW
AY

32

COPYRIGHT 2015 TISCARENO ASSOCIATES

MADISON

*Colors and shading patterns shown


on these drawings are for illustration
purposes only and not intended to
propose material or color specifications

SPRING

1001 BROADWAY I EARLY DESIGN GUIDANCE

SCHEME B - SUN ANGLE STUDIES


10:00 AM

12:00 PM

2:00 PM

WINTER
SOLSTICE

EQUINOX

SUMMER
SOLSTICE

1001 BROADWAY I EARLY DESIGN GUIDANCE

COPYRIGHT 2015 TISCARENO ASSOCIATES

33

SCHEME C - PREFERRED SCHEME

POTEN

TIAL D
EVE
ENVEL LOPMENT
OPE

R
VA
AR

H
AD

M
O
IS

R
VA
AR

EY

SPR

ING

L
AL

BROADWAY

VIEW EAST ACROSS BROADWAY

VIEW WEST ACROSS SPRING

*Colors and shading patterns shown on these


drawings are for illustration purposes only and not
intended to propose material or color specifications

34

COPYRIGHT 2015 TISCARENO ASSOCIATES

1001 BROADWAY I EARLY DESIGN GUIDANCE

TRANSPORTATION & SITE ACCESS DIAGRAM


SCHEME C - GARAGE ACCESS ON HARVARD
HARVARD

PARKING
ENTRY

DISPLAY VITRINES

BUILDING
SERVICES

SPRING

MADISON

GROCERY

BUILDING
SERVICE

LEVEL 1 PLAN: GROCERY

LEVEL 1: RESIDENTIAL, AMENITIES AND ANCHOR RETAIL MECH.

SCALE:

DECEMBER 1, 2014
Tiscareno Associates PS

2014 TISCARENO ASSOCIATES PS

20

40

PEDESTRIAN ACCESS

1" = 20"

1001 BROADWAY
SEATTLE, WA
C

10

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

F : 206 . 701 . 9769

40,000 SF
RETAIL
SCHEME

SHEET NO.

GROCERY
RESIDENTIAL
LOBBY

PEDESTRIAN

BUILDING
SERVICES
LOADING

MADISON

TRUCK

CONS
SDOT typically recommends garage
access on alley

ALLEY

CAR

PROS
Fewest vehicle and pedestrian movement
conflicts
Maximizes pedestrian safety
Clear easy access to garage for retail and
residential cars
Access points distributed throughout site
Allows for mid-block second level grocery
entrance on Madison
Current garage access on Harvard
Garage access at lowest portion of site
Residential lobby is on the more private
side of building

SPRING

KEY

LEVEL 2 PLAN: RESIDENTIAL ENTRY, GROCERY, LOADING DOCK


1001 BROADWAY I EARLY DESIGN GUIDANCE

COPYRIGHT 2015 TISCARENO ASSOCIATES

35

SCHEME C - FLOOR PLANS


KEY

SCHEME C
Residential floors are a simple bar set back from the alley
Modulation along Harvard
Garage access on Harvard
Typical residential floor plate = 19,278 sf
Total area = 467,500 sf
LEASING

GROCERY
GROCERY
SERVICES
RESIDENTIAL

PROS
Shifting upper levels toward Harvard provides light and air at the alley and
simplifies structure for the loading dock
Thinner floor plate reduces shadows on adjacent sites
Structural regularity good for high rise building

GROCERY
OFFICE

BUILDING
SERVICES
PARKING

CONS
Long residential facade on Harvard

AMENITY
AMENITY
GROCERY
MECHANICAL
TERRACE

10

20

40

LEVEL 3 PLAN: PODIUM LEVEL, AMENITIES, GROCERY OFFICES


LEVEL 3: RESIDENTIAL, AMENITIES AND ANCHOR RETAIL MECH.

SCALE:

1" = 20"

40,000 SF
RETAIL
SCHEME

1001 BROADWAY
SEATTLE, WA
DECEMBER 1, 2014
C

Tiscareno Associates PS

2014 TISCARENO ASSOCIATES PS

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

F : 206 . 701 . 9769

SHEET NO.

RESIDENTIAL

PARKING

20

PARKING 2:

P2 LEVEL PLAN: TYPICAL PARKING LEVEL


SCALE:

10

20

40

40

RESIDENTIAL PLAN: LEVELS 5 - 11

SCALE:

1" = 20'

LEVELS 4-16 PLAN: TYPICAL RESIDENTIAL LEVEL

1" = 20"

10

40,000 SF
1001 BROADWAY
SEATTLE, WA
RETAIL
DECEMBER 1, 2014 1001 BROADWAY I EARLY DESIGN GUIDANCE
SCHEME
SHEET NO.

36
C

2014 TISCARENO ASSOCIATES PS

1001 BROADWAY
SEATTLE,
WA
COPYRIGHT 2015 TISCARENO
ASSOCIATES
JULY 14, 2014

Tiscareno Associates PS

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

F : 206 . 701 . 9769

40,000 SF
RETAIL
SCHEME

SHEET NO.

2014 TISCARENO ASSOCIATES PS

Tiscareno Associates PS

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

F : 206 . 701 . 9769

SCHEME C - SECTIONS

MECHANICAL

MECHANICAL
BEYOND
16
15
14
13
12
11
RESIDENTIAL

10
RESIDENTIAL

9
8
7
6
5
4
3
2

GROCERY

MADISON

ALLEY

SPRING

TERRACE
GROCERY
SERVICES

GROCERY
HARVARD

PARKING

PARKING

TRANSVERSE SECTION

LONGITUDINAL SECTION

LONGITUDINAL SECTION

SCALE:

SCALE:

1" = 30'-0"

RETAIL /
RES.

DECEMBER 1, 2014
2014 TISCARENO ASSOCIATES PS

Tiscareno Associates PS

500 Union Street, Suite 926

1001 BROADWAY I EARLY DESIGN GUIDANCE

Seatlle, WA 98101

TRANSVERSE SECTION

T : 206 . 325 . 3356

SCHEME
6A

2014 TISCARENO ASSOCIATES PS

SHEET NO.

1001 BROADWAY
SEATTLE, WA

SHEET NO.

1001 BROADWAY
SEATTLE, WA
C

1" = 30'-0"

RETAIL /
RES.

DECEMBER 1, 2014
Tiscareno Associates PS

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

F : 206 . 701 . 9769

F : 206 . 701 . 9769

COPYRIGHT 2015 TISCARENO ASSOCIATES

37

SCH
6

SCHEME C - STREET VIEW STUDIES

A. EASTBOUND ON MADISON

D. NORTHBOUND ON BROADWAY

B. WESTBOUND ON MADISON

C. FROM CORNER OF BOYLSTON AND SPRING

E. SOUTHBOUND ON BROADWAY

BR

OA

HARVARD

DW
AY

38

COPYRIGHT 2015 TISCARENO ASSOCIATES

MADISON

*Colors and shading patterns shown


on these drawings are for illustration
purposes only and not intended to
propose material or color specifications

SPRING

1001 BROADWAY I EARLY DESIGN GUIDANCE

SCHEME C - PREFERRED - SUN ANGLE STUDIES


10:00 AM

12:00 PM

2:00 PM

WINTER
SOLSTICE

EQUINOX

SUMMER
SOLSTICE

1001 BROADWAY I EARLY DESIGN GUIDANCE

COPYRIGHT 2015 TISCARENO ASSOCIATES

39

LANDSCAPE

*Colors and shading patterns shown on these


drawings are for illustration purposes only and not
intended to propose material or color specifications

40

COPYRIGHT 2015 TISCARENO ASSOCIATES

1001 BROADWAY I EARLY DESIGN GUIDANCE

LANDSCAPE

1001 BROADWAY I EARLY DESIGN GUIDANCE

COPYRIGHT 2015 TISCARENO ASSOCIATES

41

PREFERRED SCHEME DESIGN CONCEPT

ALLEY

ALLEY
HARVARD
MADISON

HARVARD
MADISON

ALLEY
MADISON

HARVARD

STEP 1- MIXED USE MASSING

STEP 2 - MODULATION AND BUILDING ENTRIES

STEP 3 - BUILDING ACCENTS AND PEDESTRIAN


ORIENTED DESIGN

Stepped podium defines uses


First Hill context informs slender residential tower
Corner grocery identity
Grocery transparency creates connection to pedestrian environment

Modulated facade reduces mass of the building


Modulation creates four distinct facades
Program informs projections to create units
Expressed residential entrance on Spring
Multiple grocery entries activate the sidewalk
Add podium accent materials

Architectural design elements:



-Push and pull modulations

-Eroded massing

-Podium gasket
Articulate corner at Madison and Broadway
Unique grocery entrance
Details at street level contribute to pedestrian-oriented spaces
*Colors and shading patterns shown on these drawings are for illustration purposes only
and not intended to propose material or color specifications

42

COPYRIGHT 2015 TISCARENO ASSOCIATES

1001 BROADWAY I EARLY DESIGN GUIDANCE

PREFERRED SCHEME DESIGN CONCEPT

ENLARGED CURB BULB,


APPROX. 603 SF.

ENLARGED CURB BULB,


APPROX. 923 SF.

BR

HARVARD

OA

DW
AY

SPRING

MADISON

4 SIDEWALK
WIDENING

2 ALLEY DEDICATION

RIGHT OF WAY DIAGRAM

BR

OA

CORNER OF BROADWAY AND MADISON - MASSING STUDY

DW
AY

MADISON

SPRING

HARVARD

*Colors and shading patterns shown on these drawings are for illustration purposes only
and not intended to propose material or color specifications

1001 BROADWAY I EARLY DESIGN GUIDANCE

COPYRIGHT 2015 TISCARENO ASSOCIATES

43

STREET LEVEL STUDIES - PREFERRED OPTION


HARVARD AND MADISON

RESIDENTIAL

GROCERY

GROCERY

PARKING
20-0 - 37-0
RETAIL ENTRY PLAZA

HARVARD AVENUE SECTION

VIEW LOOKING DOWN HARVARD - MAIN ENTRANCE TO GROCERY AND PLAZA


Two entrances to Grocery:
At the corner of Madison and Broadway to

emphasize the importance of that corner.

On Harvard for more expansive experience

and ground-level access.
Creation of expanded curb bulb and sunken area
for increased active use.
Building Gasket to delineate residential tower
from retail podium.

BR

OA

DW
AY

HARVARD

44

COPYRIGHT 2015 TISCARENO ASSOCIATES

SPRING

MADISON

LANDSCAPE PRECEDENTS

HARVARD
AVE

*Colors and shading patterns shown


on these drawings are for illustration
purposes only and not intended to
propose material or color specifications

1001 BROADWAY I EARLY DESIGN GUIDANCE

STREET LEVEL STUDIES - PREFERRED OPTION


MADISON
RESIDENTIAL

GROCERY
OFFICES

GROCERY

GROCERY
GROCERY PARKING GARAGE

*Colors and shading patterns shown


on these drawings are for illustration
purposes only and not intended to
propose material or color specifications

1001 BROADWAY I EARLY DESIGN GUIDANCE

Provide an additional 4-0 of sidewalk for a total of


12-0 for pedestrian comfort on busy street.
Residential level overhand along with canopy
provides added weather protection.
Sidewalk slope provides variety of views down into
grocery space.
Erosion of building at alleyway creates a midblock grocery entrance to second level.

BR

OA

HARVARD

DW
AY

MADISON

LANDSCAPE PRECEDENTS

CONCEPTUAL VIEW EAST FROM MADISON

MADISON STREET SECTION

MADISON

SPRING

12 - 6
SIDEWALK

COPYRIGHT 2015 TISCARENO ASSOCIATES

45

STREET LEVEL STUDIES


SPRING STREET

RESIDENTIAL

LEASING
OFFICE

RESIDENTIAL
LOBBY

PARKING
SPRING ST

18-0 SIDEWALK

RESIDENTIAL
ENTRY

SPRING STREET SECTION - GREEN STREET

ACTIVATION WALL

SPRING STREET VIEW: RESIDENTIAL LOBBY


Recessed residential lobby.
Proposed activated wall at entrance ramp.
Two-story amenity space with balcony looking over
street.
Curtain wall treatment for amenity spaces above.

HISTORY BOARD VITRINES

BR

OA

HARVARD

DW
AY

46

COPYRIGHT 2015 TISCARENO ASSOCIATES

SPRING

MADISON

ACTIVATION WALL CONCEPTS

HISTORY BOARDS

*Colors and shading patterns shown


on these drawings are for illustration
purposes only and not intended to
propose material or color specifications

1001 BROADWAY I EARLY DESIGN GUIDANCE

PRECEDENTS

1001 BROADWAY I EARLY DESIGN GUIDANCE

COPYRIGHT 2015 TISCARENO ASSOCIATES

47

ARCHITECTURAL CONCEPT COMPARISON


SCHEME A I CODE COMPLIANT SCHEME

SCHEME C I PREFERRED SCHEME

SCHEME B

AD

IS

AD

IS

ARD
ARV

AD

IS

ARD
ARV

D
VAR

HAR

RES CORE: 8717 sf


RETAIL: 3793
RENTABLE: 9082 SF

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

TERRACE

RESIDENTIAL PLAN: LEVEL 4

SCALE:

1" = 20'

Tiscareno Associates PS

14 TISCARENO ASSOCIATES PS

10

20

40

Residential tower
maximizes building area

Typical residential floor
15
plate = 25,125 sf
14
40,000 SF
1001
BROADWAY
13

Maximum residential
floor
SEATTLE,
WA
RETAIL
12 DECEMBER 1, 2014
plate
SCHEME
11
10
Total Area = 501,800 sf
9
Parking entrance off alley
8

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

F : 206 . 701 . 9769

RESIDENTIAL

GROCERY

TERRACE

SCALE:

SHEET NO.

2014 TISCARENO ASSOCIATES PS

10

20

40

L-shaped tower
Typical residential floor
LEVEL 3: RESIDENTIAL, AMENITIES AND ANCHOR RETAIL MECH.
plate = 21,250 sf
16
15
Total Area = 485,463 sf
40,000 SF
14 BROADWAY
1001
Parking entrance RETAIL
off
13
SEATTLE, WA
12DECEMBER 1, 2014
Harvard
SCHEME

RESIDENTIAL PLAN: LEVELS 5 - 11

SCALE:

1" = 20"

Tiscareno Associates PS

11
10
9
8
7
6
5
4
3
2
1

500 Union Street, Suite 926

RESIDENTIAL

7
6
5
4
3
2
1

GROCERY

Seatlle, WA 98101

T : 206 . 325 . 3356

F : 206 . 701 . 9769

1" = 20'

SHEET NO.

Tiscareno Associates PS

2014 TISCARENO ASSOCIATES PS

10

20

40

Residential floors are a


simple bar set back from
the alley
16
15
Typical residential floor
40,000 SF
1001
14 BROADWAY
plate = 19,278 sf RETAIL
13SEATTLE, WA
12 DECEMBER 1, 2014
Total Area = 467,500
sf
SCHEME
11

Parking
entrance
off
10
9
Harvard

500 Union Street, Suite 926

RESIDENTIAL

Seatlle, WA 98101

T : 206 . 325 . 3356

SHEET NO.

F : 206 . 701 . 9769

8
7
6
5
4
3
2
1

GROCERY

PARKING
PARKING
TRANSVERSE SECTION

SCALE:

TRANSVERSE SECTION

TRANSVERSE SECTION

1" = 30'-0"

SCALE:

SCALE:

1" = 30'-0"

SHEET NO.

1001 BROADWAY
COPYRIGHT 2015 TISCARENO
RETAIL / ASSOCIATES
SCHEME
SEATTLE, WA
DECEMBER 1, 2014
6A
RES.

48
Tiscareno Associates PS

PARKING

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

1001 BROADWAY
SEATTLE, WA

RETAIL /
RES.

DECEMBER 1, 2014

F : 206 . 701 . 9769


C

2014 TISCARENO ASSOCIATES PS

Tiscareno Associates PS

500 Union Street, Suite 926

Seatlle, WA 98101

1" = 30'-0"

SHEET NO.

T : 206 . 325 . 3356

F : 206 . 701 . 9769

1001 BROADWAY
1001
SEATTLE, WA

SCHEME
6A
C

2014 TISCARENO ASSOCIATES PS

SHEET NO.

BROADWAY I RETAIL
EARLY
DESIGN
GUIDANCE
/
SCHEME
RES.

DECEMBER 1, 2014
Tiscareno Associates PS

500 Union Street, Suite 926

Seatlle, WA 98101

T : 206 . 325 . 3356

F : 206 . 701 . 9769

6A

DEPARTURE REQUESTS
DEPARTURE REQUESTS
#

Code Requirement

Non-residential street-level requirement for transparency


(SMC 23.47A.008.B.2) 60% of the street facing faade
between 2 feet and 8 feet above the sidewalk shall be
transparent.

Departure Requested

The applicant proposes to provide 50% transparency on


Madison Street.

How This Departure Better Meets the Design Guidelines


The sidewalk on Madison Street slopes up 10 from Harvard to
the alley, thereby providing the opportunity
for retail entrances to each of the two retail levels. The downside
of this is that a large portion of the area between 2 and 8 on this
sloping sidewalk is taken up by the Level 2 floor plate and
required mechanical louvers which cannot meet the transparency
requirements. By providing these two entrances on Madison we
increase the functionality and activation on this street which is the
intent of the code.
Design Guidelines: PL1: A2, B3; PL2: A1

Parking Access (SMC 23.47.032.A) Access to parking shall be


from the alley if the lot abuts an alley improved to the
standards of Section 23.53.030.C.

The applicant proposes to provide access to parking


from Harvard Avenue.

Locating the parking access on Harvard instead of the alley


reduces conflicts with loading dock traffic, improves pedestrian
safety where the alley intersects with Madison, and avoids
potential backups on Madison and the alley. The proposed
design provides clear and separate entrances for pedestrians,
vehicles, and retail loading functions.
Design Guidelines: PL4: A: DC1:B

Sight Triangle (SMC 23.54.030.G.1) A sight triangle is required


The applicant proposes to provide mirrors or other safety
on the exit side of a two-way driveway greater than 22 feet
measures instead of the sight triangle.
wide.
Parking Space Standards (SMC 23.54.030.B.2.c) When 20 or
more parking spaces are provided, a minimum of 35 percent
of the parking spaces shall be striped for small vehicles. The
minimum required size for small parking spaces shall also be
the maximum size. A maximum of 65 percent of the parking
spaces may be striped for small vehicles. A minimum of 35
percent of the spaces shall be striped for large vehicles.
"Large vehicle"= 8.5' W x 19' L
"Medium vehicle" = 8' W x 16' L
Small vehicle = 7.5' W x 16' L

1001 BROADWAY I EARLY DESIGN GUIDANCE

Eliminating the sight triangles minimizes the appearance of the


driveway, which would otherwise dominate the street-level
faade.
Design Guidelines: DC1: B1, C1

The applicant proposes to provide


66% 9' x 17' stalls
34% 8' x 17' stalls
These stalls exceed medium requirements but do not
meet large requirements

The stall sizes are driven by grocery functional requirements on


the first two levels of the garage, in order to provide easy access
in and out as well as space for carts. Because the lower
residential floors are predicated on the same structural grid all
levels propose to use the same general sizes.

Design Guidelines: DC1: B1, C1

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49