Pratt Fine Arts EDG

EARLY DESIGN GUIDANCE PACKAGE
SUNDBERG
T HE P RAT T
KENNEDY
1 900 SO U T H JACK SO N S TR EET
SC DI P ROJ ECT # : 30266 0 5 LY-AU YOUNG
ARCHITECTS
DANIELS REAL ESTATE I SUNDBERG KENNEDY LY-AU YOUNG ARCHITECTS THE PRATT | 1900 South Jackson Street 1
TA B L E O F CO N T E N TS PROJECT INFORMATION
ADDRESS
INTRODUCTION
1900 S Jackson Street
Project Background 3 Seattle, WA 98144
DEVELOPMENT OBJECTIVES
DPD PROJECT
Development Objectives 4 3026605
Project Goals 4
SITE PLAN
Preliminary Site Plan 5
Site Survey 6
DEVELOPER
URBAN DESIGN ANALYSIS DANIELS REAL ESTATE
Zoning Map 7 2401 UTAH AVE S #305
Surrounding Uses 8 SEATTLE, WA 98134
Transit, Pedestrian Routes 9 206.382.4988
Community Nodes & Landmarks 10
Site Photographs 12 ARCHITECT
SKL ARCHITECTS
DESIGN GUIDELINES
240 2ND AVE S #450
Central Area Design Guidelines 16
SEATTLE, WA 98104
Response Concept Diagrams 17
206.322.1130

LANDSCAPE DESIGN
USER
Streetscape 20
PRATT FINE ARTS CENTER
Courtyard 21
1902 SOUTH MAIN ST
ARCHITECTURE MASSING
Seattle, WA 98144
Concepts 22 206.328.2200
Shading Studies 35
Comparison Chart 38
REFERENCE IMAGES 39
ZONING APPENDIX 41
2 THE PRATT | 1900 South Jackson Street Early Design Guidance Package 12.13.2017 | DPD #3026605
Project Background
site, thus, the smaller scale one story Pratt Yellow Building remains in place at the north-east corner of the site. Pratt Park lies to the north across Main Street, so
the Yard faces it, connecting the two green open spaces.
Pratt is the only facility in the Northwest where absolute beginners and established professional artists work side- b) Reduce Bulk
by-side creating art in glass, sculpture, jewelry & metal smithing, painting, drawing and printmaking. The FAR for this site is 4.75. We are proposing closer to 3.20, which will reduce the bulk of the building while still allowing approximately 150 residential units to be
added to the neighborhood. Reduced bulk increases open space areas and better proportioned buildings.
Pratt Fine Arts Center has been committed to expanding its campus in Central Area for quite some time,
culminating in a long-term partnership forged between Pratt Fine Arts Center and Daniels Real Estate c) Relate to the Neighborhood
to share occupancy and ownership of this mixed-use project. This unique nonprofit/for-profit relationship Multiple pedestrian approaches to the site presents a porous campus that invites and welcomes the community into the public functions of Pratt Fine Arts Center
maximizes community benefit and positions the project for success. expansion. The project is cognizant of the future heart of the neighborhood at 23rd and Jackson, which is the nearest commercial and transit hub, especially with
the proposed Jackson Apartments project. A covered public plaza at the corner of 20th and Jackson is proposed in response, connecting the new neighborhood
This Early Design Guidance package looks at how the block of 1900 South Jackson can be developed to heart with The Pratt.
expand Pratts art programs at ground level, with 5 floors of multi-family residential units above, and one
level of parking below. Retail at ground level is also envisioned. Four ground-level apartment units line the d) Bring Pratt Functions to the Street
quieter 19th Avenue street front. Pratts Yellow Building, a single-story structure located at the NE corner Pratt functions will be clearly visible from all vantage points around the site as the project proposes a largely transparent storefront facade on S. Jackson
of the block, would remain essentially as is, sitting on its own rectangular lot. The remaining L shaped lot Street. This design concept aims to enhance storefront activity by allowing people to visually interact with art and cultural activities along a pedestrian friendly
becomes the site for this new development, known as The Pratt. streetscape, creating a vibrant street life.
Pratts new facilities will be positioned at the heart of a multifaceted development, with instructional art studios
surrounding two sides of an outdoor courtyard with Pratts existing buildings and Pratt Park anchoring to the
north. Pratt gallery and retail spaces along S. Jackson, with special emphasis placed towards 20th Ave S,
orient the development toward the 23rd and Union-Jackson Residential Urban Village.
Central to all Pratt campus activity is the Pratt Yard, an artfully landscaped outdoor area that connects all SOUTH LAKE UNION
elements of the development as well as Pratts original buildings and the adjacent city park. This dynamic
space will host the widely attended Pratt Open House, inviting strong connections between Pratt campus CAPITOL HILL
to the larger community. The Yard promotes the mixing of artists, visitors, and residents in a creative, urban,
outdoor environment. The Yard also welcomes the spill-out of art-making activities from surrounding studios MADRONA
and new possibilities for outdoor exhibition and events to be viewed and attended by the public.
NEIGHBORHOOD BELLTOWN
We have used the Central Area Design Guidelines and the (Draft) 23rd Avenue Action Plan to guide the FIRST HILL
design, and in particular the use of the healthy living framework, which consists of three mandates:
DOWNTOWN CENTRAL AREA
a) Strong communities and organizations,
b) Healthy people and families/access to healthful resources
c) Great places that support our community.
LESCHI
PIONEER
The Pratt is designed to create strong communities by enhancing Pratts presence in the neighborhood.
SQUARE PROJECT SITE
Because the site is currently underutilized as surface parking for Pratt, the project does not displace any
existing housing in the community. In fact, the project proposes new housing and retail, both of which will INTERNATIONAL
strengthen the Central Area as a community, providing financial benefits to surrounding businesses. DISTRICT ATLANTIC
The specific design goals we plan to incorporate include the following:
a) Relate Directly to Surrounding Uses

Across the street to the west and south of the site are mixed-use, multi-family buildings. In response, the
projects multi-family wings face west and south. Small scale residences lie directly to the north-east of the
SODO
Development Objectives
Construct a new 6-story building with 1 level of institutional and mixed-use commercial use at
grade, 5 levels of residential use above, and 1 level of below-grade parking. Program as follows:
Pratt Fine Arts Center: expanded spaces on the ground floor of the new building include
drawing/painting, printmaking, letterpress, youth classroom, gallery and offices; a campus-
inspired courtyard that is for use of Pratt, the building residents, and the community
Residential: artist-inspired apartment units above ground floor; five stories to max height
(65)
Retail: retail spaces on Jackson Street to be curated with a cafe and creative-minded
industries
Public: Approximately 11,600 SF Pratt Yard serves as a seamless extension of Pratt Park;
possible future conversion of S. Main Street to a Festival Street offers the ability to close
off traffic for community and Pratt events.
BASIC PROGRAM:
140-160 residential units (including 4 at-grade units on 19th Ave S)
1 story below-grade parking with approximately 100 stalls
13,969 gross sq.ft. dedicated to Pratt use
2,700 gross sq.ft. of commercial use SOUT
H MAIN
STREE
T
EXISTING SITE:
Site is bounded by South Jackson Street on the south, 19th Avenue South on the west, S.
Main Street on the north, and 20th Ave South on the east.
The area of development is approximately L-Shaped, containing of approximately 41,600 sf.
TH
The site slopes approximately 13 feet from NE to SW.
OU
To be demolished is a raised concrete platform, 1-story concrete building owned by Pratt,
ES
and asphalt surface parking.
ENU
AV
H
19T
P ROJ EC T G OA LS
UTH
IMPROVE ARTS EDUCATION
AREA
TO BE
UE SO
Pratts campus expansion will provide an improved learning environment and support DEVE
expanded offerings for students of all ages and experience levels. This means more classes LOPE
D
serving more students and a greater contribution to the creative health of our community.
AVEN
20TH
REVITALIZE CENTRAL DISTRICT NEIGHBORHOOD
Pratts campus vision will celebrate the history and cultural values of Seattles Central Area SOUT
neighborhood, embracing the adjacent city park and bringing surrounding streets to life. H JACK
SON STR
This development strengthens Pratts role as a creative anchor and leverages its potential EET
as a powerful economic stimulus for the surrounding neighborhood.
N
The Pratt development will connect to existing open spaces and provide positive and
desirable destination for the community
Preliminary Site Plan SINGLE
EXISTING PRATT FAMILY
ALT E RN AT I V E # 3 P R E FE R R E D
PRATT PARK
SOUTH MAIN STREET

120 - 0 136 - 0
LEGAL DESCRIPTION
Lots 1 through 15, Block 21, Hill Tract Addition to the City of Seattle,
recorded in Volume 8 of Plats, Page 42, Records of King County,
85 - 1 1/2
Washington, together with vacated alley adjacent.
M
LBA is in progress. U EXISTING PRATT SINGLE
L FAMILY
T PRATT
I PRATT YARD
205 - 1 1/2
F
SITE PLAN LEGEND A PRATT
ENTRY PRATT
M ENTRY
20TH AVENUE SOUTH

19TH AVENUE SOUTH
I
120 - 0
EXISTING PROPERTY LINE
PRATT
FUTURE LOT BOUNDARY ADJUSTMENT L
Y RESIDENTIAL
VEHICULAR ACCESS LOBBY
RETAIL
ENTRY
ENTRY RETAIL RETAIL
COURTYARD ACCESS ENTRY
BUILDING ENTRANCES
256 - 0
PRIVATE RESIDENTIAL ENTRIES
SOUTH JACKSON STREET
THROUGH VIEWS
EXISTING TREES
NEW TREES
N MULTI-FAMILY RETAIL
Site Survey
Urban Design Analysis
ZON I N G M AP
LR3 LR3 LR3

SITE CHARACTERISTICS
Parcel #: 3319500875
Site Area: 41,337 sq.ft. (0.94 acres)
Zone: C1-65 (Commercial 1-65)
Overlay: 23rd & Union-Jackson (Residential Urban Village);
Not a Pedestrian-Designated Zone; Arterial (Jackson Only)
Easements: None
Parking: Parking required for Institutional Use
No parking required for other uses per Table 23.54.015

C1-65 ZONE DEVELOPMENT STANDARDS

Floor Area Ratio: Max 4.75 FAR
Setback Requirements (23.47A.014):
No required setbacks from property lines as lot does not

abut a residential parcel and is not separated from a residential
parcel by an alley.
C1-65
Power Line Setbacks per CAM 122/SCL- D2-3: 10-0
Parking Height (23.54.0030.B2): Minimum 6 feet 9 inches

on at least one floor, and there shall be at least one direct entrance
from the street that is at least 6 feet 9 inches in height
NC3-40 AREA TO BE DEVELOPED C1-65
Amenity Areas (23.47A.024): Required amount is equal to 5% of
gross residential area
Proposed FAR = 161,616 sf total gross floor area / 41,600 sf lot area = 3.89
See Zoning Appendix at the end of the booklet for more details NC3P-40
C1-65
ZONING PLAN LEGEND
LR1
LR3 LR1
NC3P-40
C1-65
N
Urban Design Analysis E YESLER WAY
SURRO U N DI N G U S E S
21ST AVE S
KAWABE MEMORIAL HOUSE
A Safe, affordable and secure senior apartment living with cultural sensitive
programs and services for residents 62 and older
SQUIRE PARK PLAZA

B
63-unit mixed-use residential with parking (54 stalls) with interior courtyard and
12 MFTE income-restrictive units which expire on 2020. Garage entry on 18th
Ave S, with retail predominantly facing S Jackson.
LEGACY AT PRATT PARK APARTMENTS S WASHINGTON ST
248-unit mixed use building over retail and parking (368 stalls), with 50
C
MFTE income-restrictive units program which expires in 2021.
THE ATLANTIC FLATS

160-unit mixed use residential building with underground parking (138 stalls)
D
accessible from S Jackson Place, with retail facing S Jackson and 18th Ave S
and live-work units surrounding a through-block courtyard at opposite end.
ERNESTINE ANDERSON PLACE A
61-unit, low income senior housing facing S Jackson.
E
ABBEY LINCOLN COURT

F
68-unit, low income housing for 50-60% AMI over retail facing S
Jackson. The development meets the Washington State Evergreen
S MAIN ST S MAIN ST
Sustainable Development Standard.
LEGEND
20TH AVE S
19TH AVE S
18TH AVE S
PARK
C
COFFEE / RESTAURANT
SITE
AREA TO BE DEVELOPED
GROCERY/RETAIL B E F
SINGLE-FAMILY
S JACKSON ST
MULTI-FAMILY
RELIGIOUS
EDUCATIONAL / ARTS (Future Multi-family)

D
OFFICE N
PARKING LOT
27 27
E YESLER WAY
27 27
Urban Design Analysis 8

4
TRANSIT, PE D E STRIAN ROUTE S
BUS SERVICE ROUTE 8
Seattle Center to Capitol Hill to Mt Baker Transit Center
S WASHINGTON ST ROUTE 14 Service every 15 minutes Monday through Sunday until a little past
Mount Baker to Downtown Seattle midnight, with 10-12 minute frequencies during weekday rush hour.
Service every 30 minutes Monday to Sunday until midnight, except
every 15-20 minutes weekdays from 6am to 7pm. ROUTE 48
Mount Baker Transit Center to University District
ROUTE 27 Service every 15 minutes Monday through Sunday until 10pm, with
Coleman Park to Downtown Seattle limited night owl service and 10 minute frequencies during weekday
Service every 30 minutes Monday through Sunday until 10pm. work hours.
ROUTES 3, 4 PEDESTRIAN ROUTE

Seattle Pacific University to Downtown Seattle to Judkins Park
Service every 10-15 minutes Monday through Sunday until midnight, 20th Ave is identified as a neighborhood greenway in the citys bicycle
with limited night owl service. master plan and is a designated safe route to neighborhood schools
S MAIN ST S MAIN ST
20TH AVE S
23RD AVE S
19TH AVE S
18TH AVE S
22ND AVE S
21ST AVE S
8
4
14
S JACKSON ST
14
4 48
N
LEGEND TRANSIT PATH BIKE - SHARROWS 27 14 BUS ROUTE STOP
MINOR ARTERIAL ROUTE PEDESTRIAN / TRANSIT RIDER PATH BIKE - LANE

(DEFINED BY CITY)
PATHS THROUGH PRATT PARK
VIC I N I T Y - CO M M UN I T Y N O DES & L A N DMA R KS
23RD AVE ACTION PLAN AREA

E YESLER WAY
5 4
16 15
3
S WASHINGTON ST
2a
6
S MAIN ST
22ND AVE S
20TH AVE S
2b
23RD AVE S
19TH AVE S
18TH AVE S
14
16TH AVE S
SITE
17TH AVE S
8
7
S JACKSON ST
11
13
S JACKSON PLACE
9
12
S KING ST
20TH PLACE S
S WELLER ST
10
COMM U NI T Y N O D E S & L A N D MA R KS
2a 2b 3 4
PRATT FINE ARTS CENTER PRATT FINE ARTS CENTER PRATT PARK BRYANT MANOR APARTMENTS
23RD AVE ACTION PLAN AREA
One-story masonry art building with facilities Printmaking and painting studio in a yellow one story Public park with playgrounds and barbecue pits Bryant Manor is a 58-unit Section 8 apartment
for glassblowing, metal-smithing, woodworking, masonry building which will be converted flanked by mixed-income housing, with spray building surrounding a resident courtyard at the
The 23rd Ave Action Plan Urban Design printmaking and painting. Adjacent to Pratt Park. to hot shop. Garage doors for ventilation and park currently undergoing renovation. northwest corner of Pratt Park. Ground floor units
Framework lays the groundwork for a vibrant stronger indoor-outdoor connection. have stoops, patios and backyards.
mixed-use district that includes commercial, a
5 6 7
range of housing types, activities, and a healthy 8
transit and pedestrian network.
COMMUNITY INSTITUTIONS
The surrounding community institutions are LANGSTON HUGHES PERFORMING ARTS INSTITUTE WYSTERIA PARK WASHINGTON STATE LABOR COUNCIL CASA LATINA SEATTLE
cultural keystones for the neighborhood and city 9 10 11 12
at large. Most prominently is the Langston Hughes
Performing Arts Institute, city-run arts venue in a
historic 1915 former synagogue celebrating black
excellence in arts and culture since 1969. A handful 2309 SOUTH JACKSON STREET
of advocacy organizations which serve marginalized DESIGN RECOMMENDATION MEETING | MUP #3022791
SOUTHEAST DESIGN REVIEW BOARD MEETING, MAY 9, 2017 CONTENTS
communities surround Pratt Park, including the DESIGN RECOMMENDATION

Project Narrative and Zoning Summary 3
ST. PETERS EPISCOPAL CHURCH ST. MARYS CHURCH & GIDDENS SHOOL FRANZ BAKERY OUTLET WASHINGTON MIDDLE SCHOOL
Site Opportunities 4
Washington State Labor Council, Casa Latina, MASSING AND SITE CONCEPT
Design Response
5
7
14
Placemaking 8
Catholic Community Services and the churches St. 13 15 16

Building Form 9
DESIGN GUIDANCE RESPONSE 11

Summary 12
Peters and St. Marys, both which have volunteer-

Entries and Wayfinding 13
East 14
Mid Block Open Space 18
23rd Ave. S. 22
S. Jackson St. 26
led food banks and services. Educational buildings DEPARTURE REQUESTS

Summary
37
38
range from private to public, with Washington

LANDSCAPE CONCEPT 41
Pattern 42
Landscape Site Plan 43
Landscape Details 44
Middle School and Giddens School a block to

Site Furnishing 48
Paving 49
Tree Planting Concept 50
Bioretention Planting 51
Streetscape Planting
two blocks south away respectively. The Seattle

52
Pollinator Pathway 53
Resident Courtyard Planting 54
BUILDING PLANS AND SECTIONS 55
Vocational Institute, a division of Seattle Central

Level 1-2 Plans 56
JACKSON APARTMENTS SEATTLE VOCATIONAL INSTITUTE CATHOLIC COMMUNITY SERVICES DR. BLANCHE LAVIZZO PARK
Level 3-7 Plans 57
N-S Sections 58
E-W Sections 60
College, offers job training programs two blocks NEW RENDERING TO FOLLOW
FACADE CONCEPT
Color
East Building
63
65
66
east of the site. Lastly, green spaces abound,

West Building 68
East Building Materials 70
AERIAL VIEW FROM S. JACKSON STREET West Building Materials 71
Glazing 72
Exterior Lighting Plan 73
with Pratt Park as the core, Wysteria Park and

Exterior Lighting Glow Plan 74
Signage Plan 75
Canopy Plan 76
Dr. Blanche Lavizzo Park to the west and east

BUILDING IN CONTEXT 77
Contact: APPENDIX 89
Brian Runberg, AIA
respectively, both accessible through S. Washington

Runberg Architecture Group
1 Yesler Way - Suite 200
Seattle, WA 98104
St.
Urban Design Analysis S MAIN ST
EX IS T I N G SI TE CO N D I T I O N S 19 TH AV E SOUTH
19TH AVE S
20TH AVE S
S JACKSON ST N
1 9T H AVE S LO O K I N G WE S T
S Jackson Street Legacy at Pratt Park Apartment Secondary Entry
1 9T H AVE S LO O K I N G E A S T
SITE
Basement Garage Entry Existing concrete platform

S Main Street to be demolished S Jackson Street
EX IS T I N G SI TE CO N D I T I O N S SOUTH MA IN ST
20TH AVE S
19TH AVE S
S JACKSON ST N
S MA I N ST LO O K I N G N O RT H
Pratt Park Entry Existing Pratt Fine Arts Center Building Future Entry 20th Ave S
S MA I N ST LO O K I N G SO U T H
SITE
20th Ave S Existing Pratt Fine Arts Center to remain Pratt Yard Entry 19th Ave S
EX IS T I N G SI TE CO N D I T I O N S 20TH AV E SOUTH
20TH AVE S
19TH AVE S
S JACKSON ST N
20TH AVE S LO O K I N G E A S T
Ernestine Anderson
Place
S Main Street S Jackson Street
20TH AVE S LO O K I N G WE S T
SITE
S Main Street
S Jackson Street Existing Pratt Woodshop Pratt Yard Existing Pratt building to remain
to be demolished
EXIS T I NG SI TE CO N D I T I O N S SOUTH JAC KSON ST
20TH AVE S
19TH AVE S
S JACKSON ST N
S JAC K SON S T LO O K I N G SO UTH
20th Ave S
The Atlantic Flats (Future 4-Story Residential)
S JAC K SON S T LO O K I N G N ORTH
SITE
20th Ave S
Existing concrete platform Main Building Entry Existing Pratt Woodshop
Legacy at Pratt Park 19th Ave S to be demolished to be demolished
Apartments
Design Guidelines
SEAT T L E D E S I G N G UI D E LI N E S
HIGHLIGHTED IN RED BELOW ARE SEATTLE CITY DESIGN GUIDELINES THAT WE FEEL ARE MOST PERTINENT TO THIS PROJECT AND TO THE SITE.
CONTEXT AND SITE DESIGN CONCEPT
CS1 - Natural Systems and Site Features DC1 - Project Uses and Activities Optimize the arrangement of uses and activities on site
A. Energy Use A. Arrangement Of Interior Uses
B. Sunlight And Natural Ventilation B. Vehicular Access And Circulation
C. Topography C. Parking And Service Uses
D. Plants And Habitat
E. Water DC2 - Architectural Concept
A. Massing
CS2 - Urban Pattern and Form B. Architectural And Faade Composition
A. Location In The City And Neighborhood C. Secondary Architectural Features
B. Adjacent Sites, Streets, And Open Spaces D. Scale And Texture
C. Relationship To The Block
D. Height, Bulk, And Scale DC3 - Open Space Concept
A. Building-Open Space Relationship
CS3 - Architectural Context and Character B. Open Space Uses And Activities
A. Emphasizing Positive Neighborhood Attributes C. Design
B. Local History And Culture
DC4 - Exterior Elements and Finishes
A. Building Materials
B. Signage
PUBLIC LIFE C. Lighting
D. Trees, Landscape And Hardscape Materials
PL1 Connectivity E. Project Assembly And Lifespan
A. Network Of Open Spaces
B. Walkways And Connections
C. Outdoor Uses And Activities
PL2 - Walkability
A. Accessibility
B. Safety And Security
C. Weather Protection
D. Wayfinding
PL3 - Street-Level Interaction

A. Entries
B. Residential Edges
C. Retail Edges
PL4 Active Transportation

A. Entry Locations And Relationships
B. Planning Ahead For Bicyclists
C. Planning Ahead For Transit
eS
S. h Av
Design Guidelines
M
ain 20t
St
SEAT T L E D E S I G N G UI D E LI N E S R ESPON SE CON C EPT DIAGR A MS
S
ve
thA
20
Pratt Park CONTEXT AND SITE
CS2 - Urban Pattern and Form

B. Adjacent Sites, Streets, And Open Spaces
eS
Av
th
19 S.
M
ain
1. The massing of the project establishes a positive transition to the surrounding
St uses and open spaces. Across the street to the west and south of the site are mixed
use multi-family buildings. In response, The Pratts multi-family wings face west and
1. south.
eS
Av
th
19 S.
M
ain
St
2. Small scale residences lie directly to the north-east of the site, thus, the smaller
3. scale one story yellow Pratt building remains in place at the north-east corner of the
site and a through-block green space connects to the single-family residential edge.
4.S. Jack Av
eS
so t h
nS 20
t
1. 3. The open courtyard concept creates a direct connection to Pratt Park to the
2. north, strengthening the most desirable public space in the neighborhood.
S. S
Ja ve
ckso t hA
nS
t
20 4. The Pratt expansion on the ground floor of the development and the adjacent
existing Pratt buildings create an urban campus green that allows gathering of
artists and the community.
PUBLIC LIFE
PL1 Connectivity
S B. Walkways And Connections
ve
t hA
S 19 S.
hA
ve M
ain The lifted mass concept achieves a highly transparent ground level for views of Pratt
19t S. St
M
ain courtyard and existing Pratt structures from S Jackson Street. The goal is to create
St
opportunities for a lively pedestrian-oriented experience, attracting interest and
interaction with the site and building.
Pratt Pratt PUBLIC LIFE

20th Ave
S. Jackson
S.
PL2 Walkability
S. eS S
Ja
c Ja Av ve B. Safety And Security
c hA
kso kso h
nS 20t t
t nS 20
t
The lines of sight and natural surveillance provided by the transparency through
Pratt programs and retail storefront along S. Jackson foster a safe and comfortable
walking environment.
Design Guidelines
SEAT T L E D E S I G N G UI D E LI N E S R ESPON SE CON C EPT DIAGR A MS PUBLIC LIFE
PL3 - Street Level Interaction

EAST YESLER WAY C. Retail Edges
Looking at pedestrian paths that connect our site to current neighborhood

amenities such as bus stops, cafes, groceries, schools, community institutions,
21ST AVENUE SOUTH

and future developments, we see some patterns that help us on the following
design moves at the street level:
1. Corner retail anchors on 19th Ave and 20th Ave: invite pedestrians onto
22ND AVENUE SOUTH

SOUTH WASHINGTON STREET
the project site, pulling their paths into the heart of the project. Occupiable
outdoor space for sitting and gathering allow spill-outs of retail activities,
20TH AVENUE SOUTH

18TH AVENUE SOUTH
encouraging human interaction at the street-level
SOUTH MAIN STREET

2. Public courtyard opens to the north: draw pedestrians through Pratt Park
PRATT PARK onto projects green space and provide opportunities for interaction among
residents and neighbors
SOUTH MAIN STREET SOUTH MAIN STREET
3. Porous edge on S Jackson: Glazing and transparency of Pratt Printmaking

19TH AVENUE SOUTH
PRATT
Studio and Art Gallery engages passersby with opportunities to interact visu-
23RD AVENUE SOUTH

ial
t. YARD
be ally with the building interior that tells the story of the neighborhood through
art display and activities
SOUTH JACKSON STREET
SOUTH JACKSON PLACE

h
SOUTH KING STREET
2.
man SOUTH KING STREET

5 unit
r retail
SOUTH WELLER STREET
LEGEND
Retail - Restaurant, Cafe, Bar

1
Institution - School, hospital, library, church, post office Pratt Fine Arts Center Project Site
1. 3.
Big Retail - Grocery store, drug store Public Green Space
Project Entrance
Transit - Bus Stop Multi-Family Housing Pedestrian Path to and from Site
TERRACE
Design Guidelines
WORK ALLEY
STREET PORCH
S JACKSON ST
SEAT T L E D E S I G N G UI D E LI N E S R ESPON SE CON C EPT DIAGR A MS DESIGN CONCEPT
DC3 - Open Space Concept

CTION THROUGH SOUTH BAR AND PRATT BUILDING A. Building-Open Space Relationship
With Pratt Park to the north, we believe that it is most appropriate to locate a large
open space, Pratt Yard, for the gathering of Pratt artists and the public at the north
end of the property facing S. Main Street. This large open space can also tap into
the potential of S. Main Street becoming a Festival Street in the future. Per the
Directors Rule, a festival street is a public place or portion of a public place that has
been designated by the Director of Transportation for recurring temporary closure
Pratt Park to vehicular traffic use for the purpose of pedestrian-oriented special activities.
Due to the unique opportunity of having Pratt Fine Arts Center at the ground level,
19
th
Av
eS
S.
M
ain
St
we see the potential of Pratt Yard holding cultural and social gatherings, such as
outdoor cinema, art making workshops, and Pratt Open House that celebrate the
S.
Ja
ckso th
Av
eS heritage of Central Area.
RESIDENTIAL
nS 20
t
EDWIN T. PRATT PARK

PRATT YARD
CONTEXT AND SITE

eS eS
Av S.
M Av
th ain th
19 19 S.
St M
ain
St
S JACKSON ST PRATT GALLERY

S.
Ja
ckso
nS Av
eS
CS1 - Natural Systems and Site Features
S.
Ja
Av
eS
E. Water
t ckso
th th
20 nS 20
t
Because the site has a southwest slope, we see this as natural opportunity to add
th
Av
eS interest to the site through water-related design elements. Rainwater planters in
CTION THROUGH RESIDENTIAL LOBBY AND COURTYARD
19 S.
front of the street level residential units hold street run-offs while creating unique
M
ain
St
S.
landscapes that residents can enjoy. Rainwater gardens in the Pratt Yard also add an
eS
element of sound, air cooling, and focal points for residents and artists.
Ja
ckso Av
th
nS 20
t
Pratt Fine Arts Center serves as a lasting

tribute to Edwin T. Pratt, who relentlessly CONTEXT AND SITE
championed open and equal access to
CS3 - Architectural Context and Character
educational and housing opportunities
B. Local History And Culture
for all of Seattles citizens.
We aim to celebrate the history and heritage of Pratt with the arrangement of
Pratt Fine Arts Center honors his memory
interior uses of the project to visually connect to the neighborhood as well as to
by continuing to pursue its mission
establish a positive and desirable destination for the public.
of making art education accessible to
everyone, for people of all ages, all skill
By studying surrounding functions and pedestrian flow we understand that S.
levels, and all backgrounds.
Jackson Street provides a frontage with high visibility. Thus, we located Pratt
Art Gallery and the highly active Printmaking Studio on S. Jackson as visual
opportunities that tell the story of Pratt through art display and activities, drawing
the public onto the site.
Edwin T. Pratt
Landscape
LandscapeDesign
Design LEGEND
ST A Sculptural block seating

S T RREE
E E TTSC
S C AAPE
PE elements*
P R AT T F I N E A R T S + PA R K
B Decorative concrete
New street trees SOUTH MAIN
[ F E S T I V AFESTIVAL
[POTENTIAL L S T RSTREET]
EET]
Existing tree to remain
F Limit of new work

C Courtyard Pavers
Exist. trees to remain
13 10 UNIT A
6-0 min. sidewalk width,
5 planter strip and 2-0 DRAWING/
courtesy walk-off strip, typ. PRINTING GLASS
UNIT D Street Lights to remain
Terraced stormwater STUDIO
planters, typ. E Bench
Exist trees to be replaced with F Bike rack(s)

UNIT
small flowering trees suited for E
use under overhead wires YOUTH / *Note: See appendix for precedent
FLEX A imagery
D UNIT
19T H AV E S O U T H
20T H AV E S O U T H
C
A
GARAGE B
ENTRY Covered Walkway
RESTROOMS RECEPTION
ARTS ALLEY
LETTER
PRESS 4 wide connector
4 wide connector
path from curb, typ.
path from curb, typ.
New street trees
GALLERY OFFICE PRINTMAKING
Terraced stormwater Outdoor seating
planters, typ. RETAIL 13
RESIDENTIAL
Outdoor seating RETAIL
LOBBY
E B F 13 F
MURASE D D 6-0 min. sidewalk width,

N
ASSOCIATES New large-scale SOUTH JACKSON 5 planter strip and 2-0
0 16 32 64
shade trees courtesy walk-off strip, typ.
20
2 THE PRATT| |1900
THE PRATT 1900South
South Jackson
Jackson Street
Street EarlyEarly Design
Design Guidance
Guidance Package
Package 12.13.2017 || DPD
09.29.2017 DPD#3026605
#3026605
Landscape
LandscapeDesign
Design
CO U R T YA R D
Bike parking
Stormwater
Accessible ramp
source plinth
Sand-set pavers
Stormwater garden
New entry vestibule

Stone streambed defines path
of stormwater
GLASS
Sculptural concrete seating Stair plinth as stage for per- STUDIO
blocks formances; stairs double as
seating during open house FFE 279.0
DRAWING/ Surface for outdoor

YOUTH STUDIOS movie projections
FFE 276.0
Covered viewing
Vehicular-rated surfacing Heavy timber bench
terrace
Integral colored concrete
Edge of parking structure,

below Recessed stormwater planter
Small, multi-stemmed trees

Trench grate frame passageways
Colored conc. with special exposed

aggregate symbolizing path of water + 275.88
RECEPTION Covered Walkway

MURASE FFE 276.0 N
ASSOCIATES
0 8 16 32
DANIELS REAL
DANIELS REAL ESTATE
ESTATE I SUNDBERG
I SUNDBERG KENNEDY
KENNEDY LY-AU YOUNG
LY-AU YOUNG ARCHITECTS
ARCHITECTS THEPRATT
THE PRATT| 1900
| 1900South
SouthJackson
Jackson Street
Street 21
3
Architectural Massing Concepts
ALT E RN AT I V E # 1
T-SHAPE SCHEME
Access to the building on 19th Ave provides a private entrance to both the residential and Pratt
programs. The T-Shaped massing locates the Pratt Yard on 19th Ave, serving as a public gate-
way into the project off a residential street
E S
H AV
20 T
SJ
AC
KSO
N PEDESTRIAN VIEW FROM 20TH
ST
LEGEND
Pratt - Existing Buildings to Remain

Storefront - Pratt - Retail
Residential Units
ALTERNATE #1 - 19TH AVE ENTRANCE
PEDESTRIAN VIEW FROM S. JACKSON ST PEDESRIAN VIEW FROM S. MAIN ST
Residential Podium Residential Units
19th Ave S 20th Ave S
Pratt Retail
Retail
S. JACKSON STREET ELEVATION
Residential Units Pratt Studio Beyond Existing Pratt Building
S Jackson St S Main St
Pratt
20TH AVE S ELEVATION
S. MAIN ST.
S. JACKSON ST. +276 ELEVATION
+272 ELEVATION
+270 ELEVATION
NORTH SOUTH SECTION
Ground Floor Plan
STAIR 1
STORAGE PRATT PROGRAM
- PRATT OFFICE AREA / COMMON AREA
- PRATT STUDIO SPACE

CLOSED
1-BEDROOM
DRAWING/
AT GRADE - PRATT GALLERY
PRINTING
TOTAL PRATT SQUARE FOOTAGE:
ADDITIONAL MAIN LEVEL PROGRAM
CLOSED - RESIDENTIAL UNITS

YOUTH/ 1-BEDROOM
FLEX
AT GRADE
- RESIDENTIAL ENTRY
AT GRADE
- RETAIL
PRATT YARD
LOFTED
1-BEDROOM
BATH
ROOM LOFTED
1-BEDROOM
AT GRADE
PRATT YARD
PRATT
RECEPTION
+270 +270 +276 +276
STAIR 2
RESIDENTIAL +276
MAIL LOBBY
BOXES
+270
LETTER
PRESS
ELEVATOR STORAGE
LOBBY
PACKAGE STAIR 3
ROOM
BATH
ROOM
GALLERY OFFICE PRINTMAKING

STAIR 4
MANAGER
OFFICE
RETAIL RETAIL
+274
+268
LEASING +270
OFFICE
+272
Typical Residential Plan
RESIDENTIAL PLAN LAYOUT - LEVELS 3-6
PROGRAM LEGEND
STAIR 1
- STUDIO (13 TOTAL PER FLOOR LEVEL)
- ONE-BEDROOM (13 TOTAL PER FLOOR LEVEL)

ONE TWO
BEDROOM BEDROOM
- TWO-BEDROOM (4 TOTAL PER FLOOR LEVEL)
TOTAL UNITS / FLOOR: 30 PER FLOOR LEVEL
STUDIO STUDIO
STUDIO STUDIO
STUDIO STUDIO
STUDIO STUDIO
STUDIO STUDIO
STUDIO STUDIO
STAIR 2
ONE ONE ONE ONE TWO

STUDIO
BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM
TELECOM /
ELECT. ELEVATORS
ONE STAIR 3
BEDROOM
STAIR 4
TWO ONE ONE ONE ONE ONE ONE ONE TWO

BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM
N
BIM 360://Pratt/Pratt Block - Alternative Option 1 - 17-1121.rvt
TWO-BARS SCHEME
This massing orients all residential units on a north/south direction.

It proposes a pedestrian experience along S. Jackson Street at a higher porch level
and a corner main entrance that responds to the future 23rd Ave S and S Jackson
expansion in the community
S
H AVE
20T
SJ
AC
KSO
N PEDESTRIAN VIEW FROM 20TH
ST
ALTERNATE #2 - TWO BARS
Residential Podium Residential Units Existing Pratt Building Beyond
Pratt Retail
Retail
Retail Pratt
S. MAIN ST.
S. JACKSON ST. +276 ELEVATION
+269 ELEVATION
NORTH SOUTH SECTION
Ground Floor Plan
PRATT PROGRAM
CLOSED - PRATT STUDIO SPACE

1-BEDROOM
- PRATT GALLERY
AT GRADE STAIR 3
DRAWING/
PRINTING TOTAL PRATT SQUARE FOOTAGE:
CLOSED - RESIDENTIAL UNITS

1-BEDROOM
+276
- RESIDENTIAL ENTRY
AT GRADE
YOUTH/ - RETAIL
FLEX
LOFTED
1-BEDROOM
PRATT YARD
AT GRADE
LOFTED
1-BEDROOM
BATH
AT GRADE ROOM
+276
+276
+276
PACKAGE
ROOM ELEVATOR
LOBBY PRATT
RECEPTION
RESIDENTIAL
LOBBY
PRINTMAKING / LETTER GALLERY OFFICE
PRESS
MANAGER
OFFICE +276
+276
RETAIL
LEASING
OFFICE RETAIL
+276
+268 +268
MAIL
BOXES
+276
+268
RESIDENTIAL PLAN LAYOUT - LEVELS 3-6
PROGRAM LEGEND
STAIR 1
TWO
STUDIO STUDIO STUDIO STUDIO - TWO-BEDROOM (6 TOTAL PER FLOOR LEVEL)
BEDROOM
STAIR 3
TWO
BEDROOM STUDIO STUDIO STUDIO STUDIO
STUDIO
INTERIOR BRIDGE CORRIDOR
STUDIO
STUDIO
STUDIO
STAIR 2
STUDIO
TWO
ONE BEDROOM
TELEC. RM ELEV. 1 ONE ONE BEDROOM ONE ONE ONE
BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM
ELECTRICAL ELEV. 2
STUDIO STAIR 4
TWO TWO ONE ONE ONE ONE ONE ONE TWO

BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM BEDROOM
Architectural Massing Concepts L-SHAPE SCHEME
ALT E RN AT I V E # 3 P R E FE R R E D This massing option reinforces the urban street edge while affording a widened pedestrian
experience along S. Jackson Street and a strong corner expression that responds to the future
23rd Ave S and S Jackson Urban Village
Street level transparency allows for visual continuity at eye level and connects the public
oriented programs inside the building with S. Jackson Street
Mid-block main entrance on S Jackson along with multiple access to the centrally located Pratt
courtyard fully integrate the project with the neighborhood
ES
H AV
20T
SJ
AC
KSO
N
ST
PEDESTRIAN VIEW FROM 20TH
PREFERRED OPTION- L SHAPE
Residential Podium Residential Units Existing Pratt Building Beyond
Residential Pratt Retail

Retail Pratt
lobby Yard
Pratt
Ground Floor Plan
ALT E RN AT I V E # 3 P R E FE R R E D
PRATT PROGRAM
PATIO
STAIR 1
- PRATT STUDIO SPACE
APT UNIT
BIO RETENTION - PRATT GALLERY
274' - 0" DRAWING/PRINTING

TOTAL PRATT SQUARE FOOTAGE: +/- 14,000 S.F.
BIO RETENTION
APT UNIT - RESIDENTIAL UNITS (4 UNITS)
STORAGE
PATIO - RESIDENTIAL ENTRY

YOUTH/FLEX
274' - 0"
272' - 0" - RETAIL
PATIO
APT UNIT
PRATT YARD
BIO RETENTION
APT UNIT
BIO RETENTION
PATIO
272' - 0" 276' - 0"
+276
PARKING
ENTRY
PRATT
BATHROOMS PRATT
RECEPTION
BIKE
STORAGE
276' - 0"
DUMPSTER BELOW
LOADING/
UNLOADING BIKE PACKAGE BATH
AREA STORAGE ROOM ART ALLEY GALLERY
OFFICE
LETTERPRESS STORAGE
276' - 0" STUDIO
276' - 0"
276' - 0"
MAIL
BOXES
PRINTMAKING
RETAIL
STUDIO
DN
RETAIL RESIDENTIAL
268' - 0" 271' - 0" 273' - 0"
LOBBY
267' - 0" 274' - 0"
BUILDING
ENTRANCE
ALT E RN AT I V E # 3 P R E FE R R E D AREA TO BE DEVELOPED
STAIR 1 RESIDENTIAL PLAN LAYOUT - LEVELS 3-6

PROGRAM LEGEND
CLOSED TWO
1-BEDROOM BEDROOM
- TWO-BEDROOM (4 TOTAL PER FLOOR LEVEL)

STUDIO STUDIO
STUDIO STUDIO
STUDIO
STUDIO STUDIO
STUDIO STUDIO
STUDIO STUDIO
STAIR 2
STUDIO
STUDIO
MECH. ELEV. 1
TWO
BEDROOM
ELECT. ELEV. 2
OPEN OPEN OPEN OPEN OPEN
1-BEDROOM 1-BEDROOM 1-BEDROOM 1-BEDROOM 1-BEDROOM STAIR 3
STUDIO
CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED CLOSED

1-BEDROOM 1-BEDROOM 1-BEDROOM 1-BEDROOM 1-BEDROOM 1-BEDROOM 1-BEDROOM
TWO
BEDROOM
TWO
BEDROOM
Alternative #3 - Preferred
P UBL I C SPAC E CO N CE P TS
The projects corner at 20th Ave S and S. Jackson serves as

gateway for the public realm. We pulled back the first two
stories of the massing to provide coverage for pedestrians and
a generous plaza for Pratt Fine Arts Center that encourages
safe and comfortable gathering space. This sheltered open
20th AVE space provides a visual anchor to the community and to the
19th AVE
+276 ELEVATION
creative culture of Central Area.
+268 ELEVATION
20th AVE
Due to the downward slope from the east and the high
visibility of S. Jackson Street, we stepped Pratts activated
+276 ELEVATION
19th AVE
+268 ELEVATION
programs down along the street slope to allow direct visual
interaction with the pedestrians.
SECTION A
A
P
T.
The main entrance into the project is at the midblock of S. Jackson at
U PRATT EXISTING PRATT
street level. Both residents in the building and Pratt users enter through N
ART
this covered portal to access secured lobbies, promoting the mixing of I PRATT
T YARD
artists, visitors, and residents in a creative, urban, outdoor environment. S
PRATT
RECEPTION
Existing Pratt Building
RESIDENTIAL
LOBBY
PRATT
S. MAIN ST. ART ALLEY S. JACKSON ST.
+276 ELEVATION A
RETAIL RETAIL
+268 ELEVATION
S. MAIN ST. ART ALLEY S. JACKSON ST.
+276 ELEVATION
N
+268 ELEVATION ENTRANCE
SECTION B BUBBLE DIAGRAM - MAIN LEVEL PROGRAMS
Architectural Massing Concepts KEY Project
Potential sunny indoor-outdoor programming

S HADI N G S T U D I E S - WI N TER SOL STIC E CON DITION
ALT E R N AT I V E # 1 A LTE RNATIVE #2 ALTE RNATIVE #3 [PREF ERRED]
Partial morning sun on inner courtyard Morning sun on east facade of new building and existing Pratt building Morning sun on east facade of new building and existing Pratt building
Afternoon coutyard and existing Pratt building fully shaded Afternoon coutyard and existing Pratt building fully shaded Afternoon coutyard and existing Pratt building fully shaded
9 AM 9 AM 9 AM
12 PM 12 PM 12 PM
N 3 PM 3 PM 3 PM

SHADI N G STU D I E S - S P R I N G / FA L L EQUIN OX CON DITION
ALT E RN AT I V E # 1 A LTER NATIVE #2 ALTE RNATIVE #3 [PREF ERRED]
Partial morning sun on east side of courtyard Partial morning sun on east side of building Morning sun on north and east side of courtyard
Afternoon inner courtyard and existing Pratt building fully shaded Courtyard shaded throughout day Afternoon courtyard partially shaded
Afternoon sun on west courtyard
Official
Stamps:
NOT FOR CONSTRUCTION
DESIGN DEVELOPMENT
11/20/17
by
revisions:
date
no.
XX/XX/XX/XX
11/20/17
Checker
17010
9 AM 9 AM 9 AM
XX
Project Manager
Project number
Checked by
Drawn by
Date
1/32" = 1'-0"
A1.00
SITE PLAN
BIM 360://Pratt/Pratt Block - 17-1025.rvt
Scale
ROOF PLAN
1 SCALE: 1/32" = 1'-0"
Official
Stamps:
DESIGN DEVELOPMENT
11/20/17
by
revisions:
date
12 PM 12 PM 12 PM
no.
XX/XX/XX/XX
11/20/17
Checker
17010
XX
Project Manager
Project number
Checked by
Drawn by
Date
1/32" = 1'-0"
A1.00
SITE PLAN
Scale
ROOF PLAN
1 SCALE: 1/32" = 1'-0"
Official
Stamps:
DESIGN DEVELOPMENT
11/20/17
by
3 PM 3 PM 3 PM
revisions:
date
no.
N
XX/XX/XX/XX
11/20/17
Checker
17010
XX
Project Manager
Project number
Checked by
Drawn by
Date
1/32" = 1'-0"
A1.00
SITE PLAN
Scale
ROOF PLAN
1 SCALE: 1/32" = 1'-0"

S HADI N G S T U D I E S - S UM M ER SOL STIC E CON DITION
ALT E RN AT I V E # 1 A LTE RNATIVE #2 ALTE RNATIVE #3 [PR EF ERRED]

Morning sun on inner courtyard Morning sun on courtyard Morning sun on courtyard
Afternoon courtyard partially shaded Afternoon courtyard partially shaded Afternoon courtyard partially shaded
Official
Stamps:
DESIGN DEVELOPMENT
11/20/17
by
revisions:
date
no.
XX/XX/XX/XX
11/20/17
Checker
17010
XX
9 AM 9 AM 9 AM
Project Manager
Project number
Checked by
Drawn by
Date
1/32" = 1'-0"
A1.00
SITE PLAN
Scale
ROOF PLAN
1 SCALE: 1/32" = 1'-0"
Official
Stamps:
DESIGN DEVELOPMENT
11/20/17
by
revisions:
date
no.
XX/XX/XX/XX
12 PM 12 PM 12 PM
11/20/17
Checker
17010
XX
Project Manager
Project number
Checked by
Drawn by
Date
1/32" = 1'-0"
A1.00
SITE PLAN
Scale
ROOF PLAN
1 SCALE: 1/32" = 1'-0"
Official
Stamps:
DESIGN DEVELOPMENT
11/20/17
N
by
3 PM 3 PM
revisions:
date
3 PM
no.
XX/XX/XX/XX
11/20/17
Checker
17010
XX
Project Manager
Project number
Checked by
Drawn by
Date
1/32" = 1'-0"
A1.00
SITE PLAN
Scale
ROOF PLAN
1 SCALE: 1/32" = 1'-0"
COMPARI SO N CH A RT
A LT E R N AT I V E #1 ALTE RNATIVE #2 ALTE RNATIVE #3 [PREF ERRED]
LTERNATE #1building
- 19THon 19th AveAVE
OPPORTUNITIES/PROS
1. Access to the ENTRANCE
provides a private entrance to both
ALTERNATE
OPPORTUNITIES/PROS#2 - TWO BARS
1. This massing orients all residential units on a north/south direction.
PREFERRED
OPPORTUNITIES/PROSOPTION- L SHAPE
1. This massing option reinforces the urban street edge while affording a widened
the residential lobby and Pratt programs. pedestrian experience along S. Jackson Street and a strong corner expression
2. It proposes a pedestrian experience along S. Jackson Street at a higher porch level that responds to the future 23rd Ave S and S Jackson Urban Village
2. The T-Shaped massing locates the Pratt Yard on 19th Ave, serving as a public and a corner main entrance that responds to the future 23rd Ave S and S Jackson
gateway into the project off a residential street. expansion in the community 2. Street level transparency allows for visual continuity at eye level and connects
the public oriented programs inside the building with S. Jackson Street
CONSTRAINTS/CONS CONSTRAINTS/CONS
1. The massing reduces visibility to existing Pratt building from S. Jackson Street 1. The north portion of the massing casts shadow on the large open space designed 3. Mid-block main entrance on S Jackson along with multiple access to the
for Pratt and public gatherings centrally located Pratt courtyard fully integrate the project with the
2. South facade appears monolithic neighborhood
2. The north portion of the massing creates a visual hindrance from the Pratt
3. The T-Shaped massing divides Pratt Yard into two separate green spaces expansion spaces to the existing Pratt buildings
CONSTRAINTS/CONS
4. Due to L-shaped area of development, building casts shadow on courtyard and 3. Due to L-shaped area of development, building casts shadow on courtyard and 1. Mid-block entrance limited to 19 tall height
existing Pratt building in winter existing Pratt building in winter
2. Due to L-shaped area of development, building casts shadow on courtyard and
existing Pratt building in winter
Reference Images
Garden Seating and Sculpture Bioswale at apartment entries Urban Courtyard
Outdoor Seating Plaza Urban Mews
Reference Images
Courtyards
Transparent Storefront
RATTFINEARTSBLOCK
Zoning Appendix
ZONINGCODEANALYSIS
CodeSection Title Requirement Proposed
23.47A Commercial,General ZoneC165 infoonly
23.34.082 FunctionalDescriptionofC1Zones "Toprovideforautooriented,primarilyretail/servicecommercialareathatservessurrounding infoonly

neighborhoodsandthelargercommunity,citywide,orregionalclientele"
23.34.082 LocationalDescriptionofC1Zones Landthatisreadilyaccessiblefromaprincipalarterial,hasexistingretailactivity,edgesthatbuffer infoonly
toresidential/commercialareasoflessintensity,limitedpedestrianandtransitaccess.
23.47A.004 TableA:C1AllowableUses Residential 140to160ResidentialUnits,130,000SF
Restaurants,eatinganddrinkingestablishments Possibleatstreetfrontretail
Institutions(FineArtsSchool) Approximately14,000SFArtSchoolprogramin
newbuilding,includingoffices,
classrooms,studios,andpresentationgallery
23.84A.018"I" FineArtsSchoolDefinition "School,finearts"meansaninstitutionthatteachesfineartssuchasmusic,danceorpaintingtoanyage PrattFineArtsCenterisclassifiedasfinearts
group school
Offices(Limitedto1FAR,41,000SF,butnotlimitedif23.47.010Drequirementsaremet Schoolofficesincludedin"Institutions"
23.47A.008A StreetDevelopmentStandards AppliestostructuresinCzoneswithresidentialusesoracrossfromPedestriandesignatedzones.Blank Proposenoblankstreetlevelfacadesgreaterthan
BlankFacades facadesbetween2and8feetabovesidewalkmaynotexceed20feetinwidth,with40%maximumblank 20'or40%ofoverallstreetface.
faadeallowedfacingstreet.
23.47A.008B2 StreetDevelopmentStandards 60%ofstreetfacingfacadesbetween2'and8'abovegroundtobetransparent(22'drivewaymaybe Greaterthan60%transparencyproposed.
Transparency excepted) Parkingentryat19thexcepted.
23.47A.008B3 StreetDevelopmentStandards Nonresidentialusesshallextendaverage30',minimum15'fromstreetface. Average30',minimum15'proposedfordepthof
Depth streetlevelnonresidentialuses.
23.47A.008B4 StreetDevelopmentStandards Nonresidentialusesshallhaveaminimum13'floortofloorheight Above13'minimum
H i ht
23.47A.008D StreetDevelopmentStandards Atleastonefacewithavisuallyprominententry,4'abovegradeor4'belowgrade,or10'backfromstreet. Projecthas4residentialunitsatstreetlevel,set
ResidentialUses ADAexceptioncanbegranted,butrulesapply 10'backfromstreet
23.47A.012 StructureHeight Nomajorexceptionstooverall65'height,exceptforstandardrooftopfeaturessuchasopenrailings, 65'plusrooftopfeatures(Stairandelevator
planters,skylights,parapets,andfirewallsmayextendashighasupto4feetabovetheapplicableheight penthousesupto16',mechanicalupto15',
limit.Insulationmaterial,rooftopdecksandothersimilarfeatures,orsoilforlandscapinglocatedabovethe parapetlessthan4',roofdeckandroofinsulation
structuralroofsurface,mayexceedthemaximumheightlimitbyuptotwofeetifenclosedbyparapets.The lessthan2')
followingrooftopfeaturesmayextendupto15feetabovetheapplicableheightlimit,aslongasthe
combinedtotalcoverageofallfeaturesgainingadditionalheight,doesnotexceed20percentoftheroof
area,or25percentoftheroofareaifthetotalincludesstairorelevatorpenthousesorscreenedmechanical
equipment:a.Solarcollectors;b.Mechanicalequipment;c.Playequipmentandopenmeshfencingthat
enclosesit,aslongasthefencingisatleast15feetfromtheroofedge;d.Winddrivenpowergenerators;e.
Minorcommunicationutilitiesandaccessorycommunicationdevices,andf.Stairandelevatorpenthouses
mayextendabovetheapplicableheightlimitupto16ft
Zoning Appendix
RATTFINEARTSBLOCK
ZONINGCODEANALYSIS
CodeSection Title Requirement Proposed
23.47A.024 AmenityArea Amenityareasarerequiredinanamountequalto5%ofthetotalgrossfloorareainresidentialuse.All 5%ofthetotalgrossfloorareaprovidedfor

residentsshallhaveaccesstoatleastoneprivateorcommonamenity amenityareaintheprojectcourtyard
area.Amenityareasshallnotbeenclosed.Commonamenityareasshallhaveaminimumdimensionof10ft
andbenolessthan250sfinsize.Privatebalconiesanddecksshallhaveaminimumareaof60sfandno
horizontaldimensionlessthan6ft
23.86.006 StructureHeightMeasurement Heightofastructureisthedifferencebetweentheelevationofthehighestpointofthestructurenot Averagegradeiscalculatedas273'51/2"per
exceptedfromapplicableheightlimitsandtheaveragegradelevel 23.86.006.A.1.b,topofstructuralroofsurfaceis
338'51/2"at65'heightlimit.
23.47A.013 TABLEA:FAR 4.75MixedUseAllowed,with4.25Maximumforanysingleuse.Note:Coveredabovegroundparkingis MixedUseprojectisatorbelowFAR4.75,with
includedinFAR(notapplicablethisproject) nomorethan4.25ofanysingleuse(seeFAR
calculationsonpage7)
23.47A.013H FARMinimum Urbanvillageminimum2 FARgreaterthan2
23.47A.014 Setbacks Nosetbacksrequired(SetbacksarerequiredwhenABUTINGresidentiallyzonedlots) n/a
23.47A.016 Landscaping GreenFactor.3orgreater.Streettreesrequired Seeplansforgreenfactorandstreettrees

23.47A.022 LightandGlare Noteglarestudiesmayberequiredforglassover30%facingresidentialneighborhoods. NorthfaadefacesPrattPark(LR3),butPrattPark
isnotcurrentlyaresidentialuse
23.47A.024 AmenityAreas 5%ofresidentialGFA(excludingmechanical).BioretentionareasOK.Rooftopareasnotnearcommunication Roofdeck(s)at5%ofresidentialGFAproposed
utilities
23.47A.030/ RequiredParking ResidentialparkingnotrequiredperTableB23.54.015,partMiffrequenttransitstreetiswithin1320feet. 23rdAveSandS.Jacksoniswithin1320ftofsite
23.54.015 andisafrequenttransitlocation.Approximately
100residentialparkingspacesproposed,butnot
required
23.54.013D CommercialWaiver Noparkingrequiredforfirst1,500SFofeachbusinessestablishment 1,500SForlessproposedforeachbusiness
establishment,noparkingprovided
TableCfor ParkingforPublicUsesand Vocationalorfineartsschools:1spaceper2faculty/staffthatitisdesignedtoaccommodate,1spaceper5 15faculty/staff=8parkingspaces,56students=
23.54.015 Institutions studentsitisdesignedtoaccommodate 12parkingspaces.20parkingspacesrequired
andprovidedinexistingparkinglotnorthofsitein
PrattPark
TableD ParkingforBicycles Vocationalorfineartsschools:LongTermBikeParkingequalto10%ofthemaximumstudentspresentat 56studentsx10%=6bikeparkingspots,15staff
for23.54.015 peakhourplus5%ofemployeesMultifamily x5%=1bikespot,156units/4=39bikespots.
structures1per4dwellingunits.Noshorttermparkingrequired. Longtermbikeparkingprovidedinbuilding
TableAfor SharedStorageSpaceforSolid Residential(morethan100units):575sf,plus4sfforeachadditionalunitabove100.Min.storageareamay 156units=799sf

23.54.040 WasteContainers bereduced15%ifmin.horizontaldimensionis20.Mixedusedevelopmentthatcontainsbothresidential 15,00150,000sf=175sfx50%=87.5sf
andnonresidentialusesshallmeetthestoragerequirementsforresidentialdevelopment,plus50%ofthe
requirementfornonresidentialdevelopment

Pratt Fine Arts EDG

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Pratt Fine Arts EDG

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EARLY DESIGN GUIDANCE PACKAGE

a) Relate Directly to Surrounding Uses

SOUTH MAIN STREET

20TH AVENUE SOUTH

LR3 LR3 LR3

C1-65 ZONE DEVELOPMENT STANDARDS

SQUIRE PARK PLAZA

THE ATLANTIC FLATS

ABBEY LINCOLN COURT

EDUCATIONAL / ARTS (Future Multi-family)

Urban Design Analysis 8

ROUTES 3, 4 PEDESTRIAN ROUTE

MINOR ARTERIAL ROUTE PEDESTRIAN / TRANSIT RIDER PATH BIKE - LANE

23RD AVE ACTION PLAN AREA

communities surround Pratt Park, including the DESIGN RECOMMENDATION

Catholic Community Services and the churches St. 13 15 16

DESIGN GUIDANCE RESPONSE 11

Peters and St. Marys, both which have volunteer-

led food banks and services. Educational buildings DEPARTURE REQUESTS

range from private to public, with Washington

Middle School and Giddens School a block to

two blocks south away respectively. The Seattle

BUILDING PLANS AND SECTIONS 55

Vocational Institute, a division of Seattle Central

east of the site. Lastly, green spaces abound,

with Pratt Park as the core, Wysteria Park and

Dr. Blanche Lavizzo Park to the west and east

respectively, both accessible through S. Washington

S Jackson Street Legacy at Pratt Park Apartment Secondary Entry

Basement Garage Entry Existing concrete platform

S Main Street S Jackson Street

EXIS T I NG SI TE CO N D I T I O N S SOUTH JAC KSON ST

S JAC K SON S T LO O K I N G SO UTH

S JAC K SON S T LO O K I N G N ORTH

CONTEXT AND SITE DESIGN CONCEPT

PL3 - Street-Level Interaction

PL4 Active Transportation

SEAT T L E D E S I G N G UI D E LI N E S R ESPON SE CON C EPT DIAGR A MS

Pratt Park CONTEXT AND SITE

CS2 - Urban Pattern and Form

Pratt Pratt PUBLIC LIFE

PL3 - Street Level Interaction

Looking at pedestrian paths that connect our site to current neighborhood

21ST AVENUE SOUTH

22ND AVENUE SOUTH

20TH AVENUE SOUTH

encouraging human interaction at the street-level

SOUTH MAIN STREET

3. Porous edge on S Jackson: Glazing and transparency of Pratt Printmaking

23RD AVENUE SOUTH

SOUTH JACKSON STREET

SOUTH JACKSON PLACE

SOUTH KING STREET

man SOUTH KING STREET

SOUTH WELLER STREET

Retail - Restaurant, Cafe, Bar

SEAT T L E D E S I G N G UI D E LI N E S R ESPON SE CON C EPT DIAGR A MS DESIGN CONCEPT

DC3 - Open Space Concept

EDWIN T. PRATT PARK

CONTEXT AND SITE

S JACKSON ST PRATT GALLERY

Pratt Fine Arts Center serves as a lasting

ST A Sculptural block seating

F Limit of new work