Professional Documents
Culture Documents
SITE
Central
First Hill
Area
Urban Center
Commercial 12th
Village
Core Urban Ave 23rd & Union-
Center Village Urban Jackson
Center Residential
Village Urban Village
Pioneer Square
Urban Center Chinatown-International
Village District Urban Center
Village
MLK JR WAY
22ND AVE
23RD AVE
18TH AVE
19TH AVE
20TH AVE
24TH AVE
25TH AVE
26TH AVE
27TH AVE
21ST AVE
DEVELOPMENT OBJECTIVES
The proposed project is a seven-story apartment
E MADISON ST
building measuring 74-0 in height and approximately
437,000-sf in area. The building will provide residen-
tial units, resident lobbies and amenity spaces, several
street-level commercial restaurant spaces, a street-lev-
E PINE ST el publicly accessible exterior square, a roof deck for
building residents, resident storage, and 250-260
structured parking spaces located below-grade.
E MARION ST
1. East Union Apartments 7. Central Apartments, Electric Lady Bicycle Shop, 13. Uncle Ike’s CD and Uncle Ike’s Glass & Goods
2. Central Cinema, Hollow Earth Radio, Rare Squirrel Chops Coffee 14. Mt. Calvary Church
Medium, 20/20 Bicycle Shop 8. Casey Family Programs Field Office 15. Uncle Ike’s Carwash
3. Katy’s Corner Cafe 9. Entre Hermanos 16. Seattle City Light Electrical Substation
4. Chucks Hop Shop 10. US Post Office (former location) 17. Liberty Bank Building
5. Union Market 11. Noble Spirits Seattle, Earl’s Cuts & Style, US Post 18. Stencil Apartments, Feed Co. Burgers, Street
6. Adey Abeba Ethiopian Restaurant Office Treats, Union Coffee
12. Neighbor Lady
NC2P-55(M) NC2P-65
intersection of 24th Avenue and E Union St.
TOPOGRAPHY
Minimal slope along 23rd property line: 2% slope,
ascending to the north
Minimal slope along E Union property line: 2% slope,
ascending to the north
Minimal slope along 24th property line: 2% slope,
ascending to the north
SOLAR ACCESS
45-0 Union Street; 35-0 24th Avenue to centerline of
right-of-way on the north and west property lines
provides good access to light and air NC2P-75
TREES
Trees 6” or greater in diameter as measured 4-6
above the ground are identified on the site plan by
diameter and species
120’-0”
SF 5000 NC2P-55(M)
LEGEND
AMENITY AREA • Amenity spaces equivalent to 5% of residential gross floor area required for residential uses
-- Common amenity area: min area 250-sf; 10’ min horizontal dimension Project Complies
-- Private balconies: min area 60-sf; 6’ min horizontal dimension
-- All residents must access at a common or private amenity area
PARKING ACCESS • If no alley and lot abuts two or more streets, access permitted across one of the side street lot lines per 23.47A.032.C; curb cuts permitted per 23.54.030.F.2.A.1 24th Avenue is only street not designated a
• Access to parking shall be from a street that is not a principal pedestrian street principal pedestrian street per 23.47A.005.D.2, all
vehicular access from 24th within 120’ of E Union
LOADING • For uses with <16,000 sf that provides a loading space on a street or alley, the loading berth reqs. may be waived by director if SDOT finds that the street or alley berth is Project Complies
adequate.
• Medium demand, 10,000 sf – 60,000 sf: 1 loading berth required
-- Width and clearance: 10’ wide and 4’ vertical clearance
-- Minimum length: 35’ long
EDG Comments 12
DRB Comments 14
MOU AGREEMENT L1 L2 L3 A1 A2 A3 D1 L4 D2
2017 Q2 Q3 Q4 2018 Q1 Q2
Q3 Q4 2019 Q1
01/06/2018 AFRICATOWN CIPHER 3 07/18/2018 DESIGN RECOMMENDATION BOARD MEETING 10/24/2018 & 10/27/2018 MIDTOWN COMMUNITY OPEN HOUSE
A3 Reflect on community memories and generate ideas that capture D2 Corner of 23&Union C1 Key takeaways included the importance of the street life/corners and how
experiences in the Central District. they connect to the interior square. The options for small, incubator retail
C2
Unclear on how the digital art wall would work. and the extent of the public art program was also important.
Importance of the concept of understanding roots in order to go forward.
Glad to see an enlarged setback to create the plaza.
Recommendations that came from the community members ranged from
providing interactive art to allowing for community art to be displayed as
Three Group Visions for the Site
Portals an effort to reinforce established connections already built in the Central
Living Room Vision: a place to exchange ideas Area.
Given that the open space is interior to the site, it is very important to make This project should be a representation of the Central Area community and
Intergenerational Vision: flexible space for gathering
the portal entrances welcoming, obvious, and inviting. something that proudly displays the history of the area.
Marketplace Vision: encompass culture, produce, health, economics,
Consider a way to make them feel more open - questioned the need Retail that the community members expressed interest in included a
education, nutrition, mental health
for the skybridges. café, food stand, coworking space, and infrastructure for cultural festivals.
Include small, local retail – wellness center, fitness area, essentials for the
01/24/2018 EARLY DESIGN GUIDANCE MEETING neighbors (barbershop, hair products, market, more ‘mom and pop’ shops).
D1 Massing and Context
Central Square
Outdoor amenities were also desired, like variety of seating, softscape,
Appreciated the revised rectilinear design of the landscaping and seating. and an edible landscape.
The board supported the proposed setbacks and suggested that all Asked the project to talk to the community about what they want to Safety at the intersection at 24th & Union St, especially for children.
setbacks include the ground and second levels. see in this space. Requests for child-friendly features and play areas.
The proposed location of the driveway on 24th Ave near E Union St offers Community members highlighted the importance of engaging
the best response to the context. wayfinding that supports the mission of the public spaces for all
Encouraged a common palette of materials expressed differently Fountain community members.
across the project. The concept should embody the history of the site as Interesting light installations in the portals.
well as the future history of the site. Concerned with location - the Fountain needs a place of honor. Does it
have enough room at that corner? Community members reacted positively to examples of alleys that have
been converted into programmed public spaces, lined with seating while
The Board appreciated limiting the curbcut to one for the project and
still providing ample space for circulation.
Active Uses agrees that its location is the best one. Asked to make a clear line
C3
between the driveway and plaza at the corner for public safety.
The site should include pedestrian-focused neighborhood commercial 11/17/2018 MIDTOWN COMMUNITY OPEN HOUSE
uses, grounded by locally-owned businesses and institutions.
The community was happy with the format of the event, and appreciated
Activation of the courtyard is a priority. Architectural Character seeing the Design Team spell out “What We Heard” / “What We Did” /
Recommended further development of the courtyard with consideration “What We Couldn’t Do — and Why” as it appropriately summarized the
Like the differentiation between the buildings.
of non-rectilinear solutions. community design and input that has taken place, and transparently
Concerned about the lack of neighborhood-specific character in the presented how the design has gotten to where it currently stands.
The portals need to communicate that they are a public entry into a shared design.
courtyard. Big moves have been made, and recognized and appreciated by the
Supported the walk-up rowhouses/townhouses but suggested that community, to open the portals by removing the bridges from two of the
the podium should be less monolithic. three portals.
Want to see more design of the secondary architectural features.
1
8
4
5
2 7 3
U N I O N P O R TA L P R O P O S E D AT E D G 24 T H AV E P O R TA L P R O P O S E D AT E D G
7
6
P U B L I C S Q U A R E P R O P O S E D AT E D G
4
1
6
U N I O N P O R TA L P R O P O S E D AT R E C 1 24 T H AV E P O R TA L P R O P O S E D AT R E C 1
1 CORNER OF 23RD AND E UNION 2 PORTAL ENTRANCES TO THE CENTRAL PUBLIC COURTYARD 3 CENTRAL COURTYARD
The Board reiterated their support for design strategies that would The Board agreed that the portals did not yet feel welcoming, make the The Board agreed that the forms generated from the ‘global grid’ con-
encourage street-level human interaction and activity on this very ‘open to the public’ nature of the courtyard clear, or yet have an effective cept could be successful but were not clear on the connection to commu-
important corner. The Board supported the idea of an art installation at design strategy to draw the public in. The activation of this space was nity input, echoing public comment that a ‘loop back’ with the commu-
the 23rd and Union plaza but requested more information on how the identified by the applicant, the public, and the Board as critical to the nity would be a positive process step in informing next design steps.
art would engage human interaction. The Board did not support the pro- success of the courtyard area, which has been the central organizing
posed brick panels along the 23rd Ave facade as it decreased the porosity principal for this project from the beginning. A Board member ques-
and visibility they had encouraged at EDG. The Board also requested tioned the need for the skybridges, noting that the introduction of an 4 PRIVATE COURTYARD
more information concerning the division of retail spaces in correlation entrance and elevator in each building would make them redundant.
The Board asked for an exploration of a ‘secure’ connection between the
to the facade strategy.
two projects, as it could benefit residents of both projects.
P U B L I C S Q U A R E P R O P O S E D AT R E C 1
ARCHITECTURAL CHARACTER
& 10/27 COMMUNITY OPEN HOUSE #1
with you!
on the photos that resonate
community? Place a sticker
reflective of the Central Area
would make this space
feel welcome here? What
What would make you
“What would make you feel welcome here? What would make this space reflec- What would make you
tive of the Central Area community? Place the icons on the map or write in your feel welcome here? What
would make this space
STORAGE
3,900 sq ft 3,900 sq ft
UNION STREET
5,900 sq ft 5,900 sq ft
23RD AVENUE
24TH AVENUE
Find opportunites at the 5
business? Are you an artist?
ART OPPORTUNITY!
4
AFRICATOWN
PROJECT
FUTURE
spaces. Do you have a small 3
N
EAST SPRING STREET
23RD AVENUE PORTAL
ART OPPORTUNITY!
reflective of the Central Area RETAIL and artists to showcase
N 23RD AVENUE 2
would make this space minorty owned businesses
6
4,100 sq ft
20’-0”
UNION STREET
2
RETAIL FRONTAGE
ART OPPORTUNITY!
N 23RD AVENUE
3 1
RESIDENTIAL RETAIL business? Are you an artist?
EAST SPRING STREET
UNION STREET
CAR PATH
Find opportunites at the 578 LINEAR FEET OF
RETAIL FRONTAGE
FENCE
table for you.
GATE
PRIVATE FENCED AREA
24TH AVENUE
N
0
0 5 10 20
N 5 10 20 40
36,303 SF EXISTING PUBLIC SPACE
36,303 SF SURFACE PARKING AREA EXISTING SITE PLAN
578 LINEAR FEET OF RETAIL FRONTAGE ON EXISTING SITE
24’-0”
N 23RD AVENUE N 23RD AVENUE
N N
UNION STREET
3,900 sq ft 3,900 sq ft
ART OPPORTUNITY!
FUTURE FUTURE
AFRICATOWN AFRICATOWN
RETAIL
PROJECT PROJECT
EAST SPRING STREET
UNION STREET
5,900 sq ft 24TH AVENUE 5,900 sq ft 24TH AVENUE
12,500 sq ft
on the map or write in your 24TH AVENUE on the map or write in your 24TH AVENUE
CENTRAL SQUARE
community? Place the icons 5,900 SF AFRICATOWN PROPOSED PLAZA
13,300 SF - AFRICATOWN PROPOSED
community? Place the icons 12,500 SF AFRICATOWN PROPOSED CENTRAL SQUARE
13,300 SF - AFRICATOWN PROPOSED
UNION STREET
12,500 sq ft
82’-0”
What would make you What would make you
feel welcome here? What feel welcome here? What RETAIL
would make this space 24TH AVENUE RESIDENTIAL ART OPPORTUNITY! would make this space 24TH AVENUE
7,000 sq ft
CAR PATH
EAST SPRING STREET
UNION STREET
RETAIL PARKING LOT
36,303.7 sq ft
CAR PATH
RESIDENTIAL
117’-0”
PRIVATE FENCED AREA
FENCE
GATE
LOBBY
GATE GATE GATE
N 23RD AVENUE
JAMES WASHINGTON FOUNTAIN PLAZA
UNION STREET
3,900 sq ft 3,900 sq ft
FUTURE
AFRICATOWN
PROJECT
EAST SPRING STREET
UNION STREET
5,900 sq ft 24TH AVENUE 5,900 sq ft
23RD AVENUE
24TH AVENUE
KEY PLAN
GARAGE
AFRICATOWN
PROJECT
FUTURE
RETAIL
N
EAST SPRING STREET
24TH AVENUE PORTAL
on the map or write in your 24TH AVENUE on the map or write in your 24TH AVENUE
18’-0”
What would make you What would make you
EAST SPRING STREET
UNION STREET
84’-0”
What would make you 5,500 sq ft
What would make you
feel welcome here? What feel welcome here? What
34’-0”
PROPOSED
CROSSWALK
reflective of the Central Area 5,500 SF PROPOSED 24TH CORNER CONNECTION TO LIBERTY BANK
PROPOSED 24TH CORNER CONNECTION TO LIBERTY BANK reflective of the Central Area 1 PROPOSED CURB CUT
60,000 SF - PARKING AREA BELOW GROUND
UNION STREET
RETAIL PARKING LOT
36,303.7 sq ft
FENCE
GATE
PRIVATE FENCED AREA
0 5 10 20 0 5 10 20
N
EXISTING CORNER AT 24TH AVENUE
EXISTING CORNER AT 24TH AVENUE
EXISTING CURB CUTS
36,303 SF SURFACE PARKING AREA
UNION STREET
FUTURE
AFRICATOWN
PROJECT
24TH AVENUE
WHAT WE HEARD
This square is a gathering space surrounded by retail. It WHAT WE HEARD WHAT WE DID WHAT WE HEARD
is similar in size to Pioneer Square’s Occidental Park, and • The pedestrian ways (Portals) should feel • Eliminated the bridges at the 23rd Ave Portal and • Define the corners – give each corner its own • Provide awnings to give a more pedestrian scale. ART OPPORTUNITY
• Activation
will and meeting
be a gathering place forplace for all ages What
the community. that would
open, be inviting, and connect the street life the 24th Ave Portal to open them to the sky. character. Keeping the corner of 23rd & Union as (Source: LURC Board Meeting)
make feels
youwelcome
feel welcome and secure.
here? What would
(Source: make
Africatown this space
Cipher,
ART OPPORTUNITY Y
with the square. (Source: Africatown Ciphers, LURC Board • Added art opportunities along any solid walls a gathering place is critical to the neighborhood. • Create a gathering space for the neighborhood UNIT AR
TO
LURC Board Meeting, LURC Open Community Meeting, July 2018 Design ORT
reflective of the Central Area community? Meeting, LURC Open Community Meeting, October 2018 Community leading into the portals. (Source: Africatown Ciphers) ART
OPP PP
OR
Recommendation, October 2018 Community Outreach Meetings) that feels welcome to all. (Source: Africatown Ciphers, July 2018 ITY
TU
NIT
Outreach Meetings) RTUN Y
• Increased the plantings, including more native • Concern about the video wall; prefer to have the Design Recommendation, October 2018 Community Outreach Meetings) ART
OPPO
• Small, local retail lining the square. (Source: Africatown • The street life is an important feature in the and edible plantings.
Cipher, LURC Board Meeting, LURC Open Community Meeting, October ability to express neighborhood character. (Source:
2018 Community Outreach Meetings)
neighborhood. (Source: Africatown Ciphers, October 2018 • Increased storefronts further into the Central July 2018 Design Recommendation)
Community Outreach Meetings)
Square when possible (especially at the 23rd Ave
• Infrastructure for a wide variety of events and • Preference for dynamic lighting, art, and brick Portal) to provide increased transparency and NEW BUILDING FOOTPRINT
community services. (Africatown Cipher, October 2018 façades at the pedestrian level. (Source: Africatown activation through retail.
Community Outreach Meetings) EVERYDAY USE PLAY USE SPECIAL EVENT USE (MOVIES, CONCERTS, ETC) MARKET DAY USE Ciphers, October 2018 Community Outreach Meetings) EARLY DESIGN BUILDING FOOTPRINT
• Integrate more natural elements in the space. • Added curved wooden decks with platforms and planters • Increased plantings, more native and edible plants.
23RD AVENUE
WHAT WE DID
WHAT WE DID
(Source: October 2018 Community Outreach Meetings)
to create areas of circulation and gathering. EVERYDAY USE ART OPPORTUNITY
• Gave retail spaces ringing the square flexible sizes and • Created a “Living Room” similar in size & layout to
• Added movable furniture and all-ages equipment, below-market rent. the current activation on the site along 23rd Ave by
allowing for informal gathering. ART OPPORTUNITY
PROPOSED CENTRAL SQUARE • Added a large art opportunity for a mural along the west 20'
adding permanent seating features.
ART
OPPO
side of the square. RT UNITY • Increased the size of the “Living Room” at 23rd &
E UNION STREET
Union by pushing the building back another 20' so
WHAT WE COULDN’T it sits 42’ back from the street.
WHAT WE COULDN’T
Janie Washington Foundation prefers the 24th Ave location.
• Cut diagonals in the portals or otherwise significantly
The design team sees this as an opportunity to reinvent the
increase the size of the portals ― This makes the retail WHAT WE COULDN’T DO ― AND WHY
corner of 24th & Union to celebrate one of the great pioneers
of the Central Area. PORTALS: EARLY DESIGN (WITH BRIDGES) PORTALS: CURRENT DESIGN EVOLUTION
DO ― AND WHY unleasable, or at a minimum unsuitable, for most tenants.
23RD & UNION LIVING ROOM: BEFORE & AFTER MARKET DAY USE
• Set the building back even further ― The project needs a large, market-rate retail space at the corner
in order to discount the rents on the other retail spaces for small, local, minority-owned businesses, and
EXISTING
EXISTINGPARKING
SITE LOT EARLY DESIGN GUIDANCE CURRENT DESIGN EVOLUTION setting back the entrance any further from the corner makes this space unleasable at market rents.
INSPIRATIONAL IMAGERY & COMMUNITY CONTEXT USE THE GREEN & RED STICKERS TO MARK THE IMAGES THAT RESONATE MOST WITH YOU!
INSPIRATIONAL IMAGERY & COMMUNITY CONTEXT USE THE GREEN & RED STICKERS TO MARK THE IMAGES THAT RESONATE MOST WITH YOU!
INSPIRATIONAL IMAGERY & COMMUNITY CONTEXT USE THE GREEN & RED STICKERS TO MARK THE IMAGES THAT RESONATE MOST WITH YOU!
23
RD
UE
Opportunity for a multi-panel Opportunity for 120-foot long
EN
AV
AV
EN
UE
TH
23
24
mural along the upper facades at
5 mural dedicated to the colorful
RD
UE
2017 Q2 Q3 Q4 2 0 1 8 Q1 Q2 Q3 Q4 2019 Q1 the corner of 23rd & Union.
EN
and diverse history of the Central
AV
4 24
AV
EN
TH
District.
E
NU
AV
E
U
E
TH
NU
AV
E
ST
E
UN E
RD
Memorandum of Understanding (MOU) signed between Africatown Community Land
N
IO
23
24
1
IO
Trust, 23rd and Union LLC (Lake Union Partners), and Forterra. The MOU, while not a N
UN
ST
legally binding document, outlines the goals and community objectives for the project
E
as agreed upon at the purchase of the property by 23rd and Union LLC.
5
07/18/2017
Pedestrian Ways & Public Square
01/24/2018
Fountain
23&UNION PLAZA 1 NE BUILDING
• Create well-lit public spaces; show that the Square won’t be dark most • Concerned with location - the Fountain needs a place of honor. Does it
4
L1 LURC BOARD MEETING 6
of the year
D1 EARLY DESIGN GUIDANCE
have enough room at that corner?
23
Opportunity to enhance the living
7
RD
UE
• Widen and/or make pedestrian ways feel welcome • The Board appreciated limiting the curbcut to one for the project and
Opportunity for a series of murals
EN
AV
AV
E
agrees that its location is the best one. Asked to make a clear line
NU
• Think about security in a historically targeted and racially profiled
TH
MEETING room − wall and/or soffit are open
E
between the driveway and plaza at the corner for public safety.
24
23rd & Union neighborhood
PRELIMINARY
or textural panels along the upper
24
• Hold the edge at the corner of 23rd & Union • Program the Square. Collaborate with youth programs and prioritize
Architectural Character
AFRICATOWN
for artwork. This corner is sacred
2
renting/hiring people from the neighborhood Massing and Context
TH
• Articulate the undercut • Like the differentiation between the buildings.
facades at the corner of 24th &
8 6
• Small local retail is good, hardware store is good, nail salon is bad. Keep MASSING
E
• The board supported the proposed setbacks and suggested that all
1
• Concerned about the lack of neighborhood-specific character in the
to the Central District and is an
CONCEPT 24
U
AV
Pedestrian Ways & Open Space the post office setbacks include the ground and second levels.
design. TH
Union.
EN
NU
• Make pedestrian way entrances obvious and inviting • Provide a good neighborhood joint-type restaurant • The proposed location of the driveway on 24th Ave near E Union St AV
E 6
E
E
• Supported the walk-up rowhouses/townhouses but suggested that the NU
AV
important place for neighbors to
E
NU
• Consider alternatives to gates • Collaborate with local art schools and artists for the public art offers the best response to the context.
ST
AV
UN E
RD
E
podium should be less monolithic.
N
IO
23
2
IO
• Set the stage for a market place • Encouraged a common palette of materials expressed differently across
ST
N
UN
• Want to see more design of the secondary architectural features.
E
UN
06/27/2018
ST
RD
the project. The concept should embody the history of the site as well
• Garage access is in the right location
gather and engage each other.
E
as the future history of the site.
N
IO
10/24/2018 & 10/27/2018
23
IO
10/02/2017 L4 LURC OPEN MEETING C1 N 3
Active Uses
UN
ST 2
PANELS ON 23 AVE 24&UNION PLAZA
• The site should include pedestrian-focused neighborhood commercial
uses, grounded by locally-owned businesses and institutions.
MIDTOWN OPEN HOUSE RD
L2 LURC BOARD MEETING 7
E
Buildings • Activation of the courtyard is a priority.
C2
23
RD
E
• Use of color • Recommended further development of the courtyard with consideration
NU
Key takeaways included the importance of the street life/corners and how
Opportunity for a series of artistic Opportunity for artist to create
AV
E
• Distinguish the separate building palettes better of non-rectilinear solutions.
AV
E
Retail they connect to the interior square. The options for small, incubator retail
NU
What are some of your favorite memories of buildings, places, and events
TH
• The portals need to communicate that they are a public entry into a
E
• Use marketing to keep the market and small businesses activated • Modern that is less rigid and culturally expressive and the extent of the public art program was also important.
24
• Retail spaces should be smaller and potentially flexible in size • Native plants and water features
shared courtyard.
• Recommendations that came from the community members ranged
from providing interactive art to allowing for community art to be
panels inset in the brick at the works to compliment the ‘The
1
• Coyote Central - engage youth in outdoor design
in the Central District? Use the post-its to share those memories here!
• Food Hall/Brewery space is better to be less prescribed
E
• Study proportions of pedestrian ways to ensure the Square feels open
D2 DESIGN RECOMMENDATION
NU
AV
and something that proudly displays the history of the area. E
E
NU
AV
• Modulations, porches, and materiality could vary between sections of E
ST
UN E
RD
buildings • Retail that the community members expressed interest in included
N
IO
23
3
IO
a café, food stand, coworking space, and infrastructure for cultural N
UN
• Ideas for program as a “performance wall” include music, movie screens, ST
festivals. Include small, local retail – wellness center, fitness area,
E
11/18/2017 01/06/2018
murals, and art
6
essentials for the neighbors (barbershop, hair products, market, more
• Provide awnings or canopies along E Union to provide a pedestrian ‘mom and pop’ shops).
10/25/2017
best way to encourage people to use the streetscape and plaza?
• Safety at the intersection at 24th & Union St, especially for children.
E
• The intersection of 23rd Ave & E Union St is critical to the neighborhood.
NU
Portals Requests for child-friendly features and play areas.
Opportunity for a mural/art
23
Define the corners of 23rd / 24th Ave & E Union St; and give each corner
AV
Site as a “third place” (home, work, third place).
RD
• Reflect on community memories and generate ideas that • Community members highlighted the importance of engaging wayfinding
TH
L3 LURC OPEN MEETING
their own character, making them wider and more inviting. Treat the • Given that the open space is interior to the site, it is very important to
Opportunity for a mural
AV
24
• The barbershop and Starbucks currently serve this capture experiences in the Central District that supports the mission of the public spaces for all community
wall concept welcoming the
E
street as the stage for the collective performance life. make the portal entrances welcoming, obvious, and inviting.
NU
function.
4
• Importance of the concept of understanding roots in members.
E
• The community desires activities and meeting places for all ages. The • Consider a way to make them feel more open - questioned the need for
Public Square should have well-designed outdoor public seating that is
• Example: In Little Saigon, most residents live outside the order to go forward the skybridges. • Interesting light installations in the portals.
neighborhood to the Central connecting the single family
2
Buildings
7
neighborhood, but many people still gather for shopping,
the same as the restaurant seating. • Community members reacted positively to examples of alleys that have
• “Like multiple buildings...use different materials on each and warm everyday needs, services, and events. Three Group Visions for the Site
E
• Living Room Vision: a place to exchange ideas
NU
connected through landscaping, seating, and programming – possibly • Appreciated the revised rectilinear design of the landscaping and still providing ample space for circulation.
Activation 24
E
• Use brick at the pedestrian level
AV
TH
8
food vendors? A series of benches and plantings? It is important that • Intergenerational Vision: flexible space for gathering seating. E
UN
Square. The art is to be a visual
RD
• Plaza activation with murals and festivals. AV
gateway welcoming the public.
• The walk-up rowhouses/townhouses are good the project is weaving people through the block – equal access for all. • Marketplace Vision: encompass culture, produce, health, IO E
23
• Asked the project to talk to the community about what they want to see N NU
• Beautification with art installations. ST
ST
• “Brew Pubs are for white gentrifiers, not the families who have lived Treat them as pedestrian ways similar to Dominican Republic Alleys. economics, education, nutrition, mental health in this space. E
N
IO
here.” A community kitchen is better • Include small, local retail – wellness center, fitness area, essentials for
UN
the neighbors (barbershop, hair products, market, more ‘mom and pop’
E
INSPIRATIONAL IMAGERY & COMMUNITY CONTEXT
shops).
USE THE GREEN & RED STICKERS TO MARK THE IMAGES THAT RESONATE MOST WITH YOU!
20'-0" CLEAR
20’-0” CLEAR
W H AT W E C O U L D N ’ T D O
23’-6” CLEAR
23'-6" CLEAR
Significantly increase the portal size by cutting into
the retail — This makes the retail unleasable, or at a
minimum unsuitable, for most tenants.
17’-6” CLEAR
17'-6" CLEAR
5’-0”
5 FEET 28’-6” CLEAR
28'-6" CLEAR
5’-0”
5 FEET
22’-6” CLEAR
22'-6" CLEAR
5’-0”
5 FEET
SUMMARY OF SITEPLAN:
Retail
Provide a mixed-use, mixed income development that
Entry
provides:
Retail
Retail
Active street front with walkable shops that enrich
Entry
Entry
the street experience Facade @ 24’-0”
Affordable and mix of housing choices above sidewalk
Retail
Entry
Economic opportunity and diversity with Retail
opportunities for small business spaces by providing Entry
a variety of types of commercial spaces; Lake Union
Partners are excited about the partnership with
Africatown to create an equitable and inclusive Residential
development Entry
Residential
Entry Entry Entries
Entry
Main
Transition between existing single-family zone and
higher density development
Residential
Retail
Entry
Entry
Facade @ 35’-0”
above average grade
15’
5’
105’-0”
Townhouse Townhouse Townhouse Townhouse Townhouse Vehicular
Entry Entry Entry Entry Entry Entry Only
60’ 69’-9”
CURB CUT
125’
TO END OF COMMERCIAL ZONING
W H AT W E H E A R D
Opportunities should include interactive art or a space for community art
to be displayed as an effort to reinforce established connections already
1
built in the Central Area.
Wayfinding should be provided around the project leading into the public
spaces. It should act as a guide for pedestrians and has the opportunity to
2
reflect the character of the neighborhood.
The community was excited about the art possibilities and how it can
reflect the Central Area community. Suggestions included a rotation
3 of local artists, teaming up with the Seattle World School’s art program
/ Coyote Central / Garfield High School students. Several artists were
referred to the owner.
Concern was expressed over the long-term look of paint on panels. Is
ART LOCATIONS! there a way for the art to be more permanent than paint? Cut metal was
presented as one alternative solution.
W H AT W E C O U L D N ’ T D O
Incorporate rounder, more Afrocentric shapes into the building form –
Neither the zoning or the structure of a multifamily mixed-use building will
allow for rounded shapes. The rectilinear nature of the building form can
be offset with the organic, artistic elements and art opportunities on the
façades.
Incorporate major elements of Afrocentric texture into the building – this
may end up being a feature of any of the art opportunities, but that will
be at the discretion of the artists chosen. However, the general preference
gathered from the Community Outreach is for bolder, more colorful
expressions of culture on the façades.
W H AT W E D I D
1 1 Created opportunities for the façades along 23rd Ave. and Union St. to
2 be distinguished with locally generated art. The majority of the exterior
cladding on these façades (excluding windows) will be used as a canvas for
art that expresses the history and cultural significance of the Central Area.
2 Increased art opportunities from three to eight across the entire project
3 and greatly increased the size, scope, and intent of the art on this project.
See pages 24-25 for the extents of the eight art locations.
3 Gave the corners at 23rd & Union and 24th & Union opportunities for
major art installations. 23rd & Union will be inspired by its significance as
an important gathering space for the community, and will have several
new art pieces. 24th & Union will be a celebration of local artist James
Washington − through the foundation, his piece The Fountain of Triumph,
and the new pieces to be selected that are inspired by it.
E
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NORTHWEST BUILDING PANELS ON 23RD AVE
Opportunity for a 2D multi-panel mural Opportunity for a series of murals or tex-
along the upper facades at the corner tural panels/medallions at the street level.
of 23rd & Union. This artwork should be For this location, the artist should engage
colorful with an emphasis on representa- the community in the creation and experi-
tions of the history and future of the black ence of the art.
community in the Central Area. 4
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23 & UNION PLAZA 23RD AVE PORTAL
N 3
Opportunity to create an immersive expe-
rience − floor, wall, and soffit are all part of
Opportunity for physical art within the
ground-plane volume of the portal wel- ST 2
the canvas. This location represents a great coming the neighborhood to the Central
opportunity for a combination of mediums Square. The art should be a visual gateway
and artistic types, specifically intended welcoming the public from the south.
to directly and compellingly engage the
neighborhood and continue its tradition as
a gathering place.
23
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CENTRAL SQUARE 24 & UNION PLAZA
Opportunity for (+/-)120-foot long art Opportunity for artist to create works to
installation dedicated to the colorful and compliment the ‘The Fountain of Triumph’
5
diverse history of the Central District. by James Washington, Jr. Emphasis should
focus on incorporating works by and in-
spired by Mr. Washington.
23
23
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24 24
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NORTHEAST BUILDING 24TH AVE PORTAL
Opportunity for a series of murals or Opportunity for a mural and/or light
E
textural panels along the upper facades at installation connecting the single family
7
the corner of 24th & Union, with a spe- neighborhood to the Central Square. The
cific focus on depictions of people/faces art should be a visual gateway welcoming
reflecting the heritage of the community. the public.
The desire is for a monochromatic instal-
lation to contrast the adjacent colorful art
on the NW building.
1 5 8
Facade mural example
(Art Locations #1, #5, #8)
3 6 7
Example of textural panel installation
(Art Location #3, #6, #7)
EXISTING
2 7 PARKING LOT
AFRICATOWN EPHEMERAL INSTALLATION AT MIDTOWN
Example of ground-plane activation, adding color/texture at the plazas
(Art Locations #2, #7, Corner Plazas)
W H AT W E N E E D F R O M D R B
At the recommendation meeting, the Board is tasked with evaluating the
project’s consistency with the priority guidelines identified for the project.
The applicant is requesting the Board determine the project’s design with the
artwork locations identified meets the intent of the design guidelines, and to
recommend approval of the project with the artwork locations identified.
N
The Board reiterated their support for design strategies that would 1c. The Board had similar concerns regarding the 23rd Ave frontage. At PLANTER / BARRIERS
encourage street-level human interaction and activity on this very EDG, this was shown as a highly-transparent façade with full-height win-
48'-8"
important corner. dows and logical locations for entries to accommodate a variety of busi- 7,000 sq ft
ness uses and sizes (EDG Packet, p. 59). In the Recommendation packet the
1a. At the EDG meeting the ground level setbacks at the corner of percentage of glazing on this façade had been significantly reduced and
23rd and E Union were treated with unique paving, flexible seating, replaced with brick panels.
planters and other street furniture, with the adjacent street-level
UNION STREET
incorporating roll-up doors at key locations (EDG packet, p. 59). In - the EDG packet showed a white model with no definition of glazing.
the Recommendation drawings, the amount of glazing had been The glazing shown meets code. The brick piers along the 23rd Ave
significantly reduced and a ‘digital art wall’ replaced the glazing at façade anchor the residential bays above while providing locations for
the north elevation facing E Union St. This digital installation was retail shelving or future retail divisions. The piers are segmented by
described by the applicant as intended to provide an opportunity to a series of wide, transparent glass storefronts that run floor to ceiling
express neighborhood character and history through the illustration and allow for future division of the space while still making it leaseable
of a variety of images and videos. to the project’s current anchor tenant. The most transparent façade is
1b. The Board was intrigued by this idea and asked many questions along E Union St in the NE building, which emphasizes retail street-
about the technology involved, the curation of images that would be front activation and highlights the residential lobby.
shown, the tactile nature of the wall, and the way pedestrians might
interact with it. The applicant explained that they were in the early
stages of exploring this idea and many of these questions were still 1d. The Board did not support this change as it decreased the porosity 24TH AVENUE
being resolved. A Board member noted a comparable street-edge and visibility they had encouraged at EDG. Furthermore, it was unclear
condition (of which all were familiar) and agreed that the creation
of a similar ‘dead zone’ or unusable space on the street should be
how the retail space at this northwest corner might be further divided in EXISTING CORNER
4,436 SF - EXISTING CORNER
conjunction with the façade treatment. The Board requested that compos-
avoided. The Board concluded they would need complete details to ite floor plans be presented at the next meeting demonstrating how this
support the proposed video wall over a glazing system and its poten- space might be further divided in consideration of the 23rd Avenue façade.
tial to encourage and engage human interaction.
Response: The brick piers create natural locations for future retail
Response: The corner plaza has been refined to offer more N 23RD AVENUE
divisions of the space. A conceptual floor plan showing the ground
informal seating spaces, providing flexibility for both organized
level retail divisions are included in this packet. The piers also provide
events and a series of informal gatherings. The space has plenty 3,900 sq ft
natural locations for art installations and locations for market stands.
of permanent seating and gathering options, variety of plant-
ings, and power and lighting for events. The programming of the
space will allow for a range of community events, small markets,
and dinners. This space will also have a significant art installation
UNION STREET
proposed media wall. 6,600 sq ft
3,500 sq ft
24TH AVENUE
A F R I C AT O W N P R O P O S E D P L A Z A
13,300 SF - AFRICATOWN PROPOSED
W H AT W E C O U L D N ’ T D O
Set the building back even further — The project
needs a large, market-rate retail space at the corner
in order to discount the rents on the other retail
spaces for small, local, minority-owned businesses,
and setting back the entrance any further from the
23& U N I O N L I V I N G R O O M : B E F O R E A N D A F T E R
corner makes this space unleasable at market rents.
W H AT W E D I D
1 Created a “Living Room” similar in size & layout to the
current activation on the site along 23rd Ave by
adding permanent seating features.
2 Increased the size of the “Living Room” at 23rd &
1
Union by pushing the building back another 20’ so it
sits 42’ back from the street.
3 Replaced the video wall with an art location.
M A R K E T D AY U S E
32 2301 East Union Street Design Recommendation 2
Project No. 3028872 12/19/2018
5.0 PLACEMAKING: 23RD & UNION CORNER PLAZA
UPDATED REC 2 PROPOSAL
ART!
T!
AR
20’-0”
PROPOSED SETBACK 2
8’-0”
ORIGINAL SETBACK
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2
2 Example of gathering space at plaza living room 2 Example of soffit installation 2 3 Example of market use 2 Example of permanent seating with
integrating plantings
UNION STREET
dren) and vehicles.
portunity for additional artwork by the artist in this area, as well as art
Response: The fountain has been located closer to the property inspired by the artist. This corner also provides a great connection to
line towards E Union St in order to create a more prominent visual another important places in the Central District - particularly the Liber-
connection. The fountain is separated from the driveway by a ty Bank project across E Union St. By working with the neighborhood,
large planter that includes significant density of trees and shrubs SDOT, and the developers of the Liberty Bank project, we are hoping to
to provide a visual screen between the loading area and the pla- turn this intersection into a celebration of some of the pioneers in the
za. The fountain will also be surrounded by outdoor seating and CD. ‘The Fountain of Triumph’ was originally designed for community
additional plantings as part of the adjacent retail space. gathering and to reflect unity for the Central Area neighborhood.
E X I S T I N G C O R N E R AT 24 T H AV E N U E
EXISTING CORNER AT 24TH AVENUE
N 23RD AVENUE
3,900 sq ft
UNION STREET
5,900 sq ft
3,500 sq ft
24TH AVENUE
A F R I C AT O W N P R O P O S E D P L A Z A
13,300 SF - AFRICATOWN PROPOSED
W H AT W E C O U L D N ’ T D O
Move the curb cut and loading dock — This is the
only location where the driveway can access an
elevator without disrupting one of the major arterials
(23rd Avenue and E Union Street).
Move the fountain to the Central Square — The
James & Janie Washington Foundation prefers
the 24th Ave location. The design team sees this
as an opportunity to reinvent the corner of 24th &
Union to celebrate one of the great pioneers of the
Central Area. See the Appendix for a signed letter
P R O P O S E D 24 T H C O R N E R C O N N E C T I O N T O L I B E R T Y B A N K
from the Foundation regarding the location on
this corner.
W H AT W E D I D
1 Moved the fountain closer to East Union to give
it more prominence and more distance from the
loading area/driveway.
4
2 Added movable furniture, allowing for informal
gathering.
3 Increased plantings, more native and edible plants,
with particular care along the south edge to give the
plaza privacy from the loading area/driveway. 5
2
4 Gave the retail space next to the plaza below-market 3
rent. 1
5 Added a large art location for a mural along the
south side of the portal.
J A M E S W A S H I N G T O N F O U N TA I N P L A Z A
38 2301 East Union Street Design Recommendation 2
Project No. 3028872 12/19/2018
5.0 PLACEMAKING: 24TH & UNION CORNER PLAZA
UPDATED REC 2 PROPOSAL
ART!
ART!
4
2
1
23
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24 24 24
TH 6
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ST
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7
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NORTHEAST BUILDING 24 & UNION PLAZA 24TH AVE PORTAL
Opportunity for a series of murals or textural panels along the Opportunity for artist to create works to compliment the ‘The Opportunity for a mural connecting the single family neigh-
upper facades at the corner of 24th & Union. Fountain of Triumph’ by James Washington, Jr. borhood to the Central Square. The art is to be a visual gateway
welcoming the public.
7 Example of gathering space at plaza living room 7 James Washington Fountain 7 Example of gathering space at plaza living room 7 Example of food truck at corner plaza/portal
UNION STREET
depth; and using transparency at corner retail spaces along the por- RETAIL PARKING LOT
36,303.7 sq ft
tals. The applicant also noted the high level of transparency at the
pedestrian bridges above each portal as mitigating their impact
Response: The bridges above the 23rd Ave and 24th Ave portals CAR PATH
2b. The Board appreciated these changes but agreed the portals did 24TH AVENUE
not yet feel welcoming, make the ‘open to the public’ nature of the
courtyard clear, or yet have an effective design strategy to draw the
public in. The activation of this space was identified by the applicant, EXISTING SITE
36,303 SF SURFACE PARKING AREA
the public, and the Board as critical to the success of the courtyard
area, which has been the central organizing principal for this project
from the beginning. The Board echoed public comment in their
support for the applicant’s intent to accomplish this and asked for
N 23RD AVENUE
continued development of the design.
Response: The portals will be emphasized by a break in the 3,900 sq ft
UNION STREET
5,900 sq ft
3,500 sq ft
24TH AVENUE
A F R I C AT O W N P R O P O S E D P O R TA L
13,300 SF - AFRICATOWN PROPOSED
W H AT W E C O U L D N ’ T D O
Significantly increase the size of the portals by
cutting into the retail — This makes the retail
unleasable, or at a minimum unsuitable, for most
tenants.
W H AT W E D I D N P R O P O S E D P O R TA L
1 Eliminated the bridges at the 23rd Ave Portal and the
24th Ave Portal to open them to the sky.
2 Widened each of the portals by 5-0 feet.
3 Added art opportunities along any solid walls
leading into the portals.
4 Increased the plantings, including more native and
edible plantings.
5 Increased storefronts further into the Central Square
when possible (especially at the 23rd Ave Portal)
to provide increased transparency and activation
through retail.
E V E R Y D AY U S E D I A G R A M
44 2301 East Union Street Design Recommendation 2
Project No. 3028872 12/19/2018
6.0 PLACEMAKING: 23RD AVE PORTAL
UPDATED REC 2 PROPOSAL
ART!
1
3
ART!
2
25’ - 0”
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3 Example of market use Example of plantings at the portal 3 Example of open retail at the portal 1 4 Example of facade mural
P O S T A L L E Y, S E AT T L E , W A T R O U N C E A L L E Y, V I C T O R I A , B C T H E B E LT, D E T R O I T, M I
S I M I L A R W I D T H A S 23 R D AV E P O R TA L
They agreed that the ‘shift’ making the passage less deep was positive but
would like to see more significant change in response to their guidance.
UNION STREET
RETAIL PARKING LOT
Union portal is the largest one; and including the corner plaza, it is 36,303.7 sq ft
the shortest one to the Square. Based on the Community Outreach, all
portals will also have public art opportunities to further welcome the
neighborhood. See the Art diagrams for the locations and size of the CAR PATH
art proposed. The Art RFQ process is in development, but we are look-
ing for neighborhood based artists. All the portals will have catenary
lighting or other artistic lighting installations to provide an inviting
FENCE
atmosphere. All the portals will also have a variety of plantings and PRIVATE FENCED AREA
FENCE
2d. The applicant compared the 18-foot portal width to that of an alley 24TH AVENUE
(Recommendation packet, p. 13). The Board agreed that a comparison of
the width of the portals to an alley was not particularly helpful, as alleys
do not have multiple stories of pedestrian bridges above, nor are they EXISTING SITE
36,303 SF SURFACE PARKING AREA
UNION STREET
6,600 sq ft
10-0 ft in width, setback at least 30-0 ft from the facade, and perpen-
dicular to the pedestrian alley, therefore only covering approximately
10% of the overhead portal space.
3,500 sq ft
24TH AVENUE
6, 600 S F A F R I C AT O W N P R O P O S E D P O R TA L
13,300 SF - AFRICATOWN PROPOSED
W H AT W E C O U L D N ’ T D O
Significantly increase the size of the portals by
cutting into the retail — This makes the retail
unleasable, or at a minimum unsuitable, for most
tenants.
W H AT W E D I D 4, 100 S F P R O P O S E D P O R TA L
1 Widened each of the portals by 5-0 feet.
2 Added art opportunities along any solid walls
leading into the portals.
3 Increased the plantings, including more native and
edible plantings.
4 Increased storefronts further into the Central Square 1
when possible (especially at the 23rd Ave Portal)
to provide increased transparency and activation
through retail.
E V E R Y D AY U S E D I A G R A M
50 2301 East Union Street Design Recommendation 2
Project No. 3028872 12/19/2018
6.0 PLACEMAKING: UNION PORTAL
UPDATED REC 2 PROPOSAL
ART!
2
ART!
ART!
3
1
28’-6”
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NORTHWEST BUILDING 23 & UNION PLAZA CENTRAL SQUARE
Opportunity for a multi-panel mural along Opportunity to enhance the living room Opportunity for 120-foot long mural dedi-
the upper facades at the corner of 23rd & − wall and/or soffit are open for artwork. cated to the colorful and diverse history of
Union. This corner is sacred to the Central District the Central District.
and is an important place for neighbors to
gather and engage each other.
2 Example of portal entry signage installation 1 5 Example of facade mural 2 Example of lighting at the portal 1 5 Example of facade mural
P O S T A L L E Y, S E AT T L E , W A T R O U N C E A L L E Y, V I C T O R I A , B C T H E B E LT, D E T R O I T, M I
S I M I L A R W I D T H A S U N I O N P O R TA L
and hardscape variety could mitigate potential use conflicts at this loca-
consider the proposed departure. In the proposal presented at the tion.
Recommendation meeting, the departure request was for a larger
Response: The proposed 60-0 ft curb cut would mitigate any risk of
UNION STREET
portal. RETAIL PARKING LOT
36,303.7 sq ft
at this time to clearly understand the condition, particularly how the var-
ious uses could be accommodated without conflict, and how it will better
meet the intent of the design guidelines than a code-compliant solution.
6b. The Board continued to support this location but expressed con- FENCE
FENCE
cern regarding the scale of the request and potential use conflicts. 6f. For the next meeting, the Board requested a complete exploration of PRIVATE FENCED AREA
Response: The pedestrian alley from 24th Ave provides the most possible solutions, including the possibility of using below-grade space to GATE GATE
vehicularly-accessible location for access to all retail spaces and lower ‘demand’ for curb-cut width. Thorough documentation and detail
would act more as a service alley, seeing as 24th Ave is the least of the proposed solution will be needed for the Board to understand. A
pedestrian-heavy street of the site. Consolidating all of the load- code-compliant option should also be included as that is required in all 24TH AVENUE
ing spaces into a single area allows both 23rd Ave and E Union St Design Review processes.
to remain unobstructed principal pedestrian streets.
Response: A code-compliant option would include multiple driveways EXISTING SITE
36,303 SF SURFACE PARKING AREA
UNION STREET
5,900 sq ft
3,500 sq ft
24TH AVENUE
3, 500 S F A F R I C AT O W N P R O P O S E D P O R TA L
13,300 SF - AFRICATOWN PROPOSED
W H AT W E C O U L D N ’ T D O
Significantly increase the size of the portals by
cutting into the retail — This makes the retail
unleasable, or at a minimum unsuitable, for most
tenants.
W H AT W E D I D 4, 100 S F P R O P O S E D P O R TA L
1 Eliminated the bridges at the 23rd Ave Portal and the
24th Ave Portal to open them to the sky.
2 Widened each of the portals by 5-0 feet. 4
3 Added art opportunities along any solid walls
leading into the portals.
4 Increased the plantings, including more native and
edible plantings.
5 Increased storefronts further into the Central Square
when possible (especially at the 23rd Ave Portal)
to provide increased transparency and activation 3
through retail.
E V E R Y D AY U S E D I A G R A M
56 2301 East Union Street Design Recommendation 2
Project No. 3028872 12/19/2018
6.0 PLACEMAKING: 24TH AVE PORTAL
UPDATED REC 2 PROPOSAL
AR
T!
ART!
2
22’-6”
NOTE: Blue highlight indicates art locations,
not proposed exterior siding color
U P D AT E D R E C 2 P R O P O S A L W I T H A R T LO C AT I O N S
2301 East Union Street Design Recommendation 2 57
Project No. 3028872 12/19/2018
6.0 PLACEMAKING: 24TH AVE PORTAL
ART LOCATIONS
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CENTRAL SQUARE 24 & UNION PLAZA 24TH AVE PORTAL
Opportunity for 120-foot long mural dedi- Opportunity for artist to create works to Opportunity for a mural connecting the
cated to the colorful and diverse history of compliment the ‘The Fountain of Triumph’ single family neighborhood to the Central
the Central District. by James Washington, Jr. Square. The art is to be a visual gateway
welcoming the public.
5 7 8 Example of facade mural 7 Example of plantings in the portal 7 Example of gathering space at the portal 5 8 Example of facade mural
P O S T A L L E Y, S E AT T L E , W A T R O U N C E A L L E Y, V I C T O R I A , B C T H E B E LT, D E T R O I T, M I
S I M I L A R W I D T H A S 24 T H AV E P O R TA L
and principles. At that meeting, the Board agreed that the courtyard not protected from the weather, and questioned the location of the stage
design needed refinement and identified the community’s sugges- area, suggesting an exploration of a central location, which would provide
UNION STREET
RETAIL PARKING LOT
Response: While the shape of the Public Square has remained Response: The wood decking in the Square will be specified to meet 36,303.7 sq ft
rectilinear because of the building edges, the spaces within the requirements for high traffic exterior environments. The stage was
Square are shaped by curved, wooden decks/platforms and vege- placed on one edge of the Square to create a directional focal point for
tation to create areas of circulation and gathering. spectators and to allow a central location for a prominent tree. See the CAR PATH
plans indicating the amount of linear feet of built-in seating that will
be provided at the Square.
3b. In the response to this EDG guidance, the applicant refined the FENCE
FENCE
courtyard design to include elements of wood decking at grade, PRIVATE FENCED AREA
raised concrete planters, a stage, and a variety of landscaping and 3d. There was significant public comment at the Recommendation GATE GATE
hardscaping materials. The patterns and textures were described as meeting expressing disappointment that this design did not respond to
reflecting the ‘global grid’ concept from the Recommendation packet feedback offered at previous outreach meetings and at the Africatown
(p. 42-43) and the existing neighborhood cultural context by using Design Ciphers. Two alternate site plans were offered during the comment 24TH AVENUE
balanced asymmetry, abstract form and symbolism, and modern period by a Cipher attendant and found in the Recommendation packet
pattern organization. The Board agreed that the forms generated (p. 70) labeled “Africatown’s Preferred Options” that showed more gen-
from these concepts could be successful but were not clear on the erous setbacks at the portal entries, creating larger shared open spaces. EXISTING SITE
36,303 SF SURFACE PARKING AREA
connection to community input, echoing public comment that a Acknowledging these public comments in their deliberation, the Board
‘loop back’ with the community would be a positive process step in agreed that enlarging these spaces could be a positive move, particularly
informing next design steps. as it would have the potential to indicate the courtyard beyond and draw
Response: The Central Square has been refined to offer more people through to this space.
N 23RD AVENUE
informal seating spaces, providing flexibility for both large events Response: In the packet, there is a series of diagrams showing the
and a series of smaller gatherings. The space has plenty of per- desired changes that were suggested at the Cipher and the current 3,900 sq ft
manent seating and gathering options, variety of plantings, and design. The project has incorporated several of the desired changes
power and lighting for events. The programming of the space will suggested at the Cipher, including setting back at the corner of 23rd
allow for a variety of community events: farmers markets, dinners, and Union to create a plaza, opening up the retail along the 23rd por-
concerts, and/or movie nights. The space will also have movable tal to increase the width, and removal of the overhead bridges at the
furniture and play equipment, allowing for informal gatherings 23rd and 24th portals. All of these moves were intended to creating a
UNION STREET
5,900 sq ft
3,500 sq ft
24TH AVENUE
12, 500 S F A F R I C AT O W N P R O P O S E D C E N T R A L S Q U A R E
13,300 SF - AFRICATOWN PROPOSED
W H AT W E C O U L D N ’ T D O
Move the fountain to the Central Square — The
James & Janie Washington Foundation prefers the 4
24th Ave location. The design team sees this as an
opportunity to reinvent the corner of 24th & Union
to celebrate one of the great pioneers of the Central E V E R Y D AY U S E SPECIAL EVENT USE (MOVIES, CONCERTS, ETC)
Area.
W H AT W E D I D
2
1 Added curved wooden decks with platforms and
planters to create areas of circulation and gathering.
2 Added movable furniture and all-ages equipment,
allowing for informal gathering.
3 Increased plantings, more native and edible plants.
4 Gave retail spaces ringing the square flexible sizes
and below-market rent.
3
5 Added a large art location for a mural along the west
side of the square.
P L AY U S E M A R K E T D AY U S E
62 2301 East Union Street Design Recommendation 2
Project No. 3028872 12/19/2018
7.0 PLACEMAKING: CENTRAL SQUARE
UPDATED REC 2 PROPOSAL
5
ART!
4
23
RD
E
NU
AV
E
AV
EN
UE
TH
24
5
4
24
TH
E
NU
AV
E
E
NU
AV
ST
UN E
RD
N
IO
23
IO
N
UN
ST
E
23RD AVE PORTAL CENTRAL SQUARE
Opportunity for a mural/art wall concept welcoming the neigh- Opportunity for 120-foot long mural dedicated to the colorful
borhood to the Central Square. The art is to be a visual gateway and diverse history of the Central District.
welcoming the public.
Example of flexible seating Example of wooden raised platforms Example of child play area Example of market use Example of informal gathering
SMALL RETAIL
retail suggestions included bookstores, nail/hair
salons, and shoe repair.
23rd Ave Portal: Retail suggestions that speak to
the character of the portal include a post office, pet
store, hardware store, breakfast diner, flower shop,
consignment store, and healthy food options. SMALL RETAIL
24 & Union Plaza: Interesting retail spaces include a
café, food stand, coworking space, a small bank, and
infrastructure for cultural festivals.
SMALL RETAIL
SMALL
RETAIL
NW / NE building – The proposed design revisions, developed 7d. The Board supported the proposed townhouse units fronting 24th
in response to community outreach events, maintain the same Avenue but expressed concern that having the building podium read so
material palette at the street level (masonry) and roughly the clearly had compromised the positive scale-mitigating elements that
same composition of glazing and modulation of the upper mass; townhouses could bring to this (residential-scale) street. The Board rec-
revisions also remove the wooden “weave” siding from the NW ommended further development of this element to strengthen the unique
building fronting 23rd Ave and E Union in favor of a material that characteristics of this commendable urban housing typology and offer
can easily serve as a large canvas (fiber cement panel) for a signif- more verticality to break up the horizontal mass.
icant work of mural art commissioned by the Owner and selected Response: The composition of the townhome facades has been re-
by a jury of authoritative community members. The process for vised to create a vertical incision, or break, in the brick material at the
selecting the artist and artwork is included on page 27. The wood townhouse entries, extending the vertical modulation of the balcony
cladding is replaced by metal panels in the plaza-facing facades recesses above down to the street level and reducing the monolithic
of this same building to add textural relief to the square. The character of the façade on 24th Ave. The cladding at these incisions is
colors of the fiber cement panel where not designated to be art is proposed as a flat metal panel, providing material, color, and textural
proposed to remain undetermined until the colors in the artwork relief.
are known but to adhere to the general tones depicted: medium
and light gray banding where intersecting with and framing the
art areas, a medium gray at the backs of the recessed balconies to
emphasize the modulation of the building mass, and a light-color
neutral tone at opaque wall areas facing the plaza to better re-
flect light, drawn from a background color in the artwork. Like-
wise to the wood cladding, the box-pleat metal panel is removed
from the Union facade of the NE building, replaced with simple
fiber cement “canvas” areas. The remaining areas of facade are PREVIOUS REC 1 DESIGN
68 2301 East Union Street Design Recommendation 2
Project No. 3028872 12/19/2018
8.0 ARCHITECTURAL CHARACTER
REC 1 DRB COMMENTS
7e. A number of secondary architectural features and details (such 7f. In response to the conceptual Signage plan, the Board noted that the
as balconies, awnings perforated metal walkways, hardscapes, hierarchy of Signage will be important, particularly that the Signage for
columns, garage doors, etc.) were described by the applicant in the the proposed drug store at the corner of 23rd and E Union St not over-
presentation, but not represented in the documents. The Board re- whelm the Signage for the smaller businesses, and more particularly those
quested that these details be included for the next meeting. located in the central courtyard. To supplement the wall Signage and
Response: reinforce wayfinding to those retailers in the courtyard, the Board recom-
mended adding wayfinding elements in the ground-plane and cited the
Balconies – The proposed materials for the balconies and “Juliet” hardscape design at the Capitol Hill transit station as a possible precedent.
railings are painted aluminum frames with wire mesh infill panels The Board suggested that a successful hardscape concept combined with
at the guardrails. The proposed color, a dark gray, will de-empha- architectural features and Signage would draw people to the courtyard
size the materiality at the recessed balconies, helping to maintain and retail entrances without the need for a “plaza entrance here” sign. The
the sense of relief and modulation in the building mass along Board requested that in addition to Signage details that a diagram with
23rd and Union; in the square-facing facade and against the Signage locations and retail entries be presented at the next Recommen-
lighter color palette of the south building, this color will serve as dation meeting.
a contrast to make these elements “pop” and animate the smaller
and thus less-modulated facades. Response: The primary signage for the portal entries into the plaza
is the large-scale art. The designated art areas wrap from the outer
Columns – Exterior columns will be exposed concrete. facades into the portal facades, leading eyes and people inward. The
paving pattern will also function as intuitive wayfinding, bringing peo-
Garage doors – The proposed garage doors for retail spaces ple into the Square. The business signage for the anchor tenant (drug
would be a prefinished metal to match the storefront framing store) is limited to the walls directly adjacent to their entries and the
with glazed sectional panels. For the loading dock/trash room marquee. The remaining facade area around their space is designated
entry door, the door is proposed as an opaque prefinished metal for art, so it will not be possible for their signage to dominate the over-
(see elevations for color); the garage entry door is proposed to all facade. Smaller business signage on the outer perimeter will also
be a similar sectional door with the same finish but with a vented
panel, for both visibility and ventilation purposes.
U P D AT E D R E C 2 P R O P O S A L
U P D AT E D R E C 2 P R O P O S A L
2
1
3
U P D AT E D R E C 2 P R O P O S A L
2
3
3
1
U P D AT E D R E C 2 P R O P O S A L
1
2
U P D AT E D R E C 2 P R O P O S A L
3
1
2
3
U P D AT E D R E C 2 P R O P O S A L
U P D AT E D R E C 2 P R O P O S A L
PRELIMINARY
AFRICATOWN
MASSING CONCEPT
3 W H AT W E C O U L D N ’ T D O
ART LOCATION! 4
Incorporate rounder, more Afrocentric shapes into the building form –
Neither the zoning or the structure of a multifamily mixed-use building will
allow for rounded shapes. The rectilinear nature of the building form can
2 be offset with the organic, artistic elements and art opportunities on the
façades.
Significantly increase the size of the portals by cutting into the retail —
This makes the retail unleasable, or at a minimum unsuitable, for most
tenants.
Move the curb cut and loading dock — This is the only location where
the driveway can access an elevator without disrupting one of the major
arterials (23rd Avenue and E Union Street).
W H AT W E D I D
1 Eliminated the bridges at the 23rd Ave Portal and the 24th Ave Portal to
open them to the sky.
2 Widened each of the portals by 5-0 feet.
1 3 Increased storefronts further into the Central Square when possible
(especially at the 23rd Ave Portal) to provide increased transparency and
activation through retail.
4 Increased art opportunities from three to eight across the entire project
5 and greatly increased the size, scope, and intent of the art on this project.
5 Moved the James Washington fountain closer to East Union to give it more
prominence and more distance from the loading area/driveway.
2
WATER
FIRE
RM.
S S S S S S S S S S S S S S S S M M S S S M M M M S S S M M M
RM.
206 207 208 209 210 211 212 213 214 215 216 217 218 218 219 220 221 222 223 224 225 226 227 228 229 230 231 232 233 234 235
205
204
S
S
S S
46
S M L M
69
154
203
132
15
25
UP S S
111
90
S
S
45
S S
M
68
L L
153
202
131
UP S
14
24
S
110
89
S
S S
44
152
M M M L
201
S S
130
67
13
109
23
88
S S
S S
43
185
171
151
S
200
M M M
S S
129
66
12
108
87
S S S S
184
170
150
199 M
M M M M
128
107
86
65
11
S
42
S S S S
183
169
149
198
M M M M M
127
106
S
85
64
10
41
S S
168
148
197
S S VAN
182
M M M M M
22
S
126
105
84
63
40
S S
167
147
S S
196
181
M M M M M M
S
21
125
104
83
62
39
8
S
S
166
146
S S
195
180
M M M M S
124
103
38
S
82
61
S
M M
165
145
20
S S
7
194
179
M M M M S
37
S
123
102
S
81
60
164
144
S S
193
178
S S
S
19
6
M M M M
36
S S
122
101
80
59
163
143
S S
192
177
S S
S
18
5
M M
35
S S M M
121
100
162
142
79
58
S S
191
176
S M
S
17
34
S S M M M M
161
141
120
99
78
57
S S
S
190
175
3
M M M M M M
56
160
140
119
S S
98
77
174
2
189
M S
33
16
M M M M M M
55
S S
159
139
118
97
76
173
1
188
32
UP
S S S S S S S S
117
187
139
96
75
53
172
158
UP
S S S S S S S
116
186
138
95
74
52
MECH.
26
S S 115 S S
137
94
73
UP
S S S S
51
114
136
93
72
S
31
22
ELEC. ELEC.
VAN S S S
113
92
71
S S
S S S
30
S S
S S S
112
91
70
48 47 S
155 156
29
48 47
UP
BIKE
SCL VAULT
UP S
ROOM
28
S
27
236 237 239 240 241 242 243 244 245 246 247 248 249 250 251 252 253 254 255 256 257
S
S S S S S S S S S S S S S S S S S S S S S
ELEC.
26
UP
UP
RETAIL
RETAIL RETAIL
RESIDENTIAL
DN LOBBY UP
UP
2 BED
STUDIO
STUDIO RETAIL
STUDIO
RETAIL
STUDIO
UP
DN
TRASH
2 BED BIKE ROOM RETAIL ROOM
UP
DN UP
GARAGE ING
AND PRIVATE SHARED COURTYARD ENTRY
UP
RETAIL
TOWN- TOWN- TOWN- TOWN- TOWN- TOWN- TOWN- TOWN- TOWN- TOWN-
HOUSE HOUSE HOUSE HOUSE HOUSE HOUSE HOUSE HOUSE HOUSE HOUSE
UP UP
UP
UP UP
DN UP DN UP 1
STUDIO BED
STUDIO STUDIO
STUDIO STUDIO
STUDIO
STUDIO OPEN 1 BED
2 BED
STUDIO
OPEN 1 BED
STUDIO 1 BED
STUDIO OPEN 1 BED
DN
UP
2 BED AMENITY 1 BED
AMENITY ST. ST. ST. ST. ST. ST. ST. 1 BED
UP DN
DN
UP
C
1 BED
OPEN 1 BED
32g
OPEN 1 BED
TOWN- TOWN- TOWN- TOWN- TOWN- TOWN- TOWN- TOWN- TOWN- TOWN-
HOUSE HOUSE HOUSE HOUSE HOUSE HOUSE HOUSE HOUSE HOUSE HOUSE 2 BED STUDIO 2 BED
DN UP DN UP
STUDIO STUDIO
STUDIO
2 BED STUDIO OPEN OPEN OPEN OPEN OPEN OPEN OPEN OPEN
ST. ST.
1 BED 1 BED 1 BED 1 BED 1 BED 1 BED 1 BED 1 BED
STUDIO
STUDIO STUDIO
STUDIO STUDIO
STUDIO
STUDIO OPEN 1 BED
2 BED
STUDIO
OPEN 1 BED
STUDIO 1 BED
STUDIO OPEN 1 BED
DN
UP
2 BED 1 BED 1 BED
1 BED ST. ST. ST. ST. ST. ST. ST. 1 BED
UP DN
+ DEN
DN
UP
C
1 BED
32g
R
96g
1 BED 1 BED 1 BED 1 BED 1 BED 1 BED 1 BED 1 BED 1 BED 1 BED
STUDIO
DN UP DN UP
STUDIO
STUDIO
2 BED STUDIO OPEN OPEN OPEN OPEN OPEN OPEN OPEN OPEN
ST. ST.
1 BED 1 BED 1 BED 1 BED 1 BED 1 BED 1 BED 1 BED
STUDIO
STUDIO STUDIO
STUDIO STUDIO
STUDIO
STUDIO
2 BED
STUDIO
AMENITY
STUDIO 1 BED
STUDIO
STUDIO AMENITY
1 BED
DN
UP
2 BED 1 BED 1 BED
UP DN 1 BED ST. ST. ST. ST. ST. ST. ST. 1 BED
+ DEN
DN
1 BED
1 BED 1 BED 1 BED 1 BED 1 BED 1 BED 1 BED 1 BED 1 BED 1 BED
PIDDLE
PATCHPIDDLE PATCH
(AMENITY)
200 sq ft
SOLAR PANELS
(SEE ELEC FOR EXTENTS)
DN DN
ROOF
ROOF DECK
675 sq ft
DECK
1,874.9 sq ft 2,218.1 sq ft
ROOF
ROOF DECK
DECK
1,824.8 sq ft
3,375.6 sq ft
GREEN ROOF
DN
2,069.9 sq ft
DN
PATCH
1
ST.
E. U N I O N
2
OPEN TO
PUBLIC SQUARE
LEVATIONW EST
WEST E L E V AT I O N - N O R T H W E S T B U I L D I N G W H AT W E H E A R D : R E C 1 W H AT W E D I D
'-0"
7a. The applicant described the proposed design as a contemporary response 1 The “bridges” over the portals on 23rd Ave and 24th Ave have been removed,
to the evolving character of the neighborhood using vibrant color, high quality making the opening to the Square from those streets more substantial and
materials, and significant glazing (relative to opaque wall), in a weave of warp and functionally creating two separate buildings.
weft. At the ground-plane they described a ‘base’ course keyed to the architectural 2 Moved the south building 5-0 feet farther to the south, widening the 23rd Ave
scale and character of nearby commercial structures. portal by 25%.
7b. The Board was unanimous in support of this concept but divided on how 2 The proposed design maintains the same material palette at the street level
successfully it had informed design decisions and how legible it would be in the (masonry) and roughly the same composition of glazing and modulation of
overall composition of the building the upper mass. The wood siding has been removed from the NW building and
7c. A majority of Board members echoed public comment regarding the lack of a changed to fiber cement panel on the 23rd Ave and Union facades to serve as a
neighborhood-specific character in the design and agreed that it likely would fit in canvas for a large mural; the panels in the square have been changed to metal
any number of other locations in the city. panel to add textural relief.
OPEN TO
ART!
PUBLIC SQUARE
ART! ART!
ART!
A V E N U E
2 4 T H
OPEN TO
PUBLIC SQUARE
NEXTERIOR
O R T H ELEVATION
E L E V ATNORTH
ION - NORTHEAST BUILDING W H AT W E H E A R D : R E C 1 W H AT W E D I D
1 SCALE: 3/32" = 1'-0"
7a. The applicant described the proposed design as a contemporary response 1 Moved the NE building 5-0 feet farther to the east (towards 24th Ave), widening the
to the evolving character of the neighborhood using vibrant color, high quality Union portal by 25%.
materials, and significant glazing (relative to opaque wall), in a weave of warp and 2 The glazed bridge over the Union portal remains but has been changed to a more
weft. At the ground-plane they described a ‘base’ course keyed to the architectural uniform window pattern with a dark gray frame to fade into the background.
scale and character of nearby commercial structures.
3 The box-pleat metal panel has been removed from the Union facade of the NE
7b. The Board was unanimous in support of this concept but divided on how building and replaced with fiber cement panel as a canvas location for art.
successfully it had informed design decisions and how legible it would be in the
overall composition of the building
7c. A majority of Board members echoed public comment regarding the lack of a
neighborhood-specific character in the design and agreed that it likely would fit in
any number of other locations in the city.
A V E N U E
OPEN TO
PUBLIC SQUARE
N O R T H E L E V AT I O N - N O R T H E A S T B U I L D I N G
EXTERIOR ELEVATION NORTH
1 SCALE: 3/32" = 1'-0"
ART!
FIBER CEMENT PANEL FC/METAL PANEL METAL PANEL GASKET PANEL MASONRY
PPG1011-6 MURAL PAC-CLAD PPG1011-7 SUMMIT BRICK
GLAZED GRANITE MATTE BLACK ONYX ALASKAN, PAINTED WHITE
OPEN TO
PUBLIC SQUARE
E A S T E L E V AT I O N - S O U T H E A S T B U I L D I N G W H AT W E H E A R D : R E C 1 W H AT W E D I D
EXTERIOR ELEVATION EAST
1 SCALE: 3/32" = 1'-0" 7a. At the ground-plane, the applicant described a ‘base’ course keyed to the 1 The “bridges” over the portals on 23rd Ave and 24th Ave have been removed,
architectural scale and character of nearby commercial structures. making the opening to the Square from those streets more substantial and
7b. The Board was unanimous in support of this concept but divided on how functionally creating two separate buildings.
successfully it had informed design decisions and how legible it would be in the 2 Moved the south building 5-0 farther to the south, widening the 24th Ave
overall composition of the building portal by 25%.
7c. A majority of Board members echoed public comment regarding the lack of a 3 The materials proposed for the south building remain largely the same. The
neighborhood-specific character in the design and agreed that it likely would fit in composition of the townhome facade has been revised to create a vertical incision,
any number of other locations in the city. or break, in the brick material at the townhouse entries, extending the vertical
7d. The Board supported the proposed townhouse units fronting 24th Avenue modulation of the balcony recessed above down to the street level and reducing
but expressed concern that having the building podium read so clearly had the monolithic character of the facade.
compromised the positive scale-mitigating elements that townhouses could bring
to this (residential-scale) street.
OPEN TO
PUBLIC SQUARE
E A S T E L E V AT I O N - S O U T H E A S T B U I L D I N G
EXTERIOR ELEVATION EAST
1 SCALE: 3/32" = 1'-0"
OPEN TO
PUBLIC SQUARE
N U E
N U E
12.0 ELEVATIONS
UPDATED REC 2 PROPOSAL
ST.
OPEN TO
N U E
N U E
12.0 ELEVATIONS
EXTERIOR ELEVATION WEST
2 SCALE: 3/32" = 1'-0"
A V E N U E
A V E N U E
2 3 R D
2 4 T H
OPEN TO
PUBLIC SQUARE
N O R T H E L E V AT I O N - N O R T H E A S T & N O R T H W E S T B U I L D I N G S
EXTERIOR ELEVATION NORTH
1 SCALE: 3/32" = 1'-0"
A V E N U E
A V E N U E
2 3 R D
2 4 T H
OPEN TO
PUBLIC SQUARE
N O R T H E L E V AT I O N - N O R T H E A S T & N O R T H W E S T B U I L D I N G S
EXTERIOR ELEVATION NORTH
1 SCALE: 3/32" = 1'-0"
Rev: Date:
MID-LUP
2301 E UNIO
SEATTLE, W
ST.
Project No.
U N I O N
LAKE UNION
2030 DEXTER
SEATTLE, WA
206-829-9452
206-299-9614
www.lakeunion
E
© 2018 Weinstein A
prepared specifically
They are not suitabl
other locations witho
of the Architect.
PREL
OPEN TO NO
PUBLIC SQUARE CONST
E A S T E L E V AT I O N - S O U T H E A S T & N O R T H E A S T B U I L D I N G S DED
EXTERIOR ELEVATION EAST
1 SCALE: 3/32" = 1'-0" APPRO
S
Issue
Date
Sheet Title
Sheet
1
ST.
U N I O N
E
OPEN TO
PUBLIC SQUARE
ART!
E A S T E L E V AT I O N - S O U T H E A S T & N O R T H E A S T B U I L D I N G S
EXTERIOR ELEVATION EAST
1 SCALE: 3/32" = 1'-0"
A V E N U E
A V E N U E
ART! ART!
2 3 R D
2 4 T H
S O U T H E L E V AT I O N - S O U T H B U I L D I N G
SOUTH ELEVATION (SOUTH BUILDING)
EXTERIOR ELEVATION SOUTH EXTERIOR ELEVATION SOU
4 SCALE: 3/32" = 1'-0" 3 SCALE: 3/32" = 1'-0"
NOTE: The art here represents the 9th location but is only seen from the private courtyard
between this project and the future Africatown project on the adjacent site. This art should be
reflective of the black heritage of the Central Area.
OPEN OPEN
TO TO
CORR CORR
OPEN OPEN
A V E N U E
A V E N U E
TO TO
ST.
CORR CORR
OPEN OPEN
TO TO
E. U N I O N
CORR CORR
OPEN OPEN
TO TO
CORR CORR
2 3 R D
2 3 R D
OPEN OPEN
TO TO
CORR CORR
OPEN OPEN
TO TO
CORR CORR
OPEN TO
23RD AVE.
OPEN TO
ART!
OPEN TO 23RD AVE.
OPEN TO
E UNION ST E UNION ST
1 S O U T H E L E V AT I O N - N O R T H W E S T B U I L D I N G 2 E A S T E L E V AT I O N - N O R T H W E S T B U I L D I N G
SOUTH ELEVATIONSOUTH
- WESTELEVATION
BUILDING - WEST BUILDING EAST ELEVATION -EAST
WESTELEVATION
BUILDING - WEST BUILDING
5 5
SCALE: 3/32" = 1'-0" SCALE: 3/32" = 1'-0" 4 4
SCALE: 3/32" = 1'-0" SCALE: 3/32" = 1'-0"
A V E N U E
A V E N U E
2301 East Union Street Design Recommendation 2 105
Project No. 3028872 12/19/2018
D
OPEN TO
OPEN TO
24TH AVE
12.0 ELEVATIONS
E UNION ST
OPEN
TO
CORR
OPEN
A V E N U E
A V E N U E
A V E N U E
TO
ST.
CORR
OPEN
TO
E. U N I O N
CORR
OPEN
TO
CORR
2 4 T H
2 4 T H
2 4 T H
OPEN
TO
CORR
OPEN
ART!
TO
CORR
OPEN TO OPEN TO
OPEN TO OPEN TO OPEN TO
24TH AVE 24TH AVE
24TH AVE E UNION ST E UNION ST
1 W E S T E L E V AT I O N - N O R T H E A S T B U I L D I N G 2 S O U T H E L E V AT I O N - N O R T H E A S T B U I L D I N G 3 N O R T H E L E V AT I O N - S O U T H B U I L D I N G
WEST ELEVATION - NORTH BUILDING SOUTH ELEVATION - NORTH BUILDING SOUTH ELEVATION - NORTH BUILDING
4 SCALE: 3/32" = 1'-0"
2 SCALE: 3/32" = 1'-0"
3
WEST ELEVATION - EAST BUILDING
SCALE: 3/32" = 1'-0" 3 SCALE: 3/32" = 1'-0"
1 NORTH ELEVATION - EAST BUILDING
SCALE: 3/32" = 1'-0"
A V E N U E
RS
CORR
OPEN TO OPEN TO
OPEN TO
12.0 ELEVATIONS
24TH AVE 23RD AVE.
OPEN TO E UNION ST
E UNION ST
A V E N U E
A V E N U E
2 3 R D
2 4 T H
OPEN TO
24TH AVE
1 W E S T E L E V AT I O N - S O U T H E A S T B U I L D I N G 2 N O R T H E L E V AT I O N - S O U T H W E S T B U I L D I N G
WEST ELEVATION - EAST BUILDING NORTH ELEVATION B - SOUTH BUILDING EAST ELEVATION - SOUTH BUILDING NORTH
NORTH ELEVATION ELEVATION
A - SOUTH - EAST BUILDING
BUILDING
2 SCALE: 3/32" = 1'-0" 3 SCALE: 3/32" = 1'-0" 2 SCALE: 3/32" = 1'-0" 1 1
SCALE: 3/32" = 1'-0" SCALE: 3/32" = 1'-0"
2 3
2 1
1. PRELIMINARY LAYOUT
12.0 ELEVATIONS
SOLID TO GLAZING NOTE
PURPOSES ONLY, DRAW
REFLECT ACTUAL ELEVA
2. ALL WINDOWS VINYL U
3. SEE G000 FOR GENER
ABBREVIATIONS
4. ALL SPOT ELEVATIONS
RELATIVE TO PROJECT D
SHEET AS001
5. DIMENSIONS ARE TO:
• FACE OF CONCRETE (F
25’ - 0” 28’-6” 22’-6” • FACE OF STUD (FOS)
UNLESS OTHERWISE NO
6. SEE A401 FOR EXTERI
SEE A701 FOR INTERIOR
A V E N U E
2 3 R D
OPEN TO OPEN TO
OPEN TO
PUBLIC SQUARE PUBLIC SQUARE
PUBLIC SQUARE
P O S T A L L E Y, S E AT T L E , W A T R O U N C E A L L E Y, V I C T O R I A , B C T H E B E LT, D E T R O I T, M I
M O S T S I M I L A R W I D T H T O A L L P O R TA L S
147’-0” 70’-0”
SQUARE
TO 23rd
E UNION ST
Section A
147’-0” 70’-0”
SQUARE
A A
TO 23rd E UNION ST
B B
Section B
MIN
65’-0” 5’-0”10’-0”
84’-0” 70’-0”
SQUARE
Section C
MIN
65’-0” 5’-0”10’-0” 8’-0”
84’-0” 70’-0”
SQUARE
D C
23rd AVE
24th AVE
Section D
A PUBLIC SQUARE
F RESIDENTIAL COURTYARD
G FOUNTAIN PLAZA
H URBAN STREETSCAPE
E
C
I RESIDENTIAL STREETSCAPE
K
F FUTURE LIBERTY BANK PLAZA
A J
1
D
3
PLAN ENLARGEMENT REFERENCES
PLAZA
• DISTRICT SOCIAL GATHERINGS / HUB
• STREET FAIRS / MARKETS
• CULTURAL EVENTS
COMMUNITY
MURAL
SQUARE
• EVENTS / CONCERTS / FESTIVALS
• RETAIL / FOOD
• COMMUNITY GATHERING / INTERNAL HUB
• FESTIVALS
• PLAY
UNION STREETSCAPE
• ACTIVE RETAIL STREET
• RESIDENTIAL ENTRY
• EXTENSION OF MIDTOWN PORCH (EVENTS)
JW FOUNTAIN PLAZA
• ACTIVE RETAIL EDGE
• CULTURAL | ENVIRONMENTAL LEARNING
• NEIGHBORHOOD SOCIAL HUB SOCIAL
• EXTENSION OF LIBERTY BANK PLAZA
170’
Based on Scenario # 3 from Community Cipher Exhibits a continuous back and
forth rhythm
– Sharon Sutton, FAIA
30’
30’
40’
M O D E R N I Z E D PAT T E R N - T E R R A F I R M A
E B
A
E. SPRING ST
E. SPRING ST
E. UNION ST
E. UNION ST
C D
• ESTABLISH OPEN SPACES AT STREET CORNERS, CLAIM NEIGHBORHOOD TRADITIONAL SPACES • DEDICATED 15,000 SF PUBLIC PLAZA - OPEN 24 HOURS TO PUBLIC A
FOR SOCIALIZATION. HONOR NEIGHBORHOOD FABRIC. • PROVIDE FLEXIBLE EVENT, NEIGHBORHOOD, AND ACTIVE RETAIL MARKET SPACE FOR
• CONNECT TO FUTURE AFRICATOWN CULTURAL PLAZA AND DEVELOPMENT TO OPEN SPACE COMMUNITY.
NETWORK IN-BLOCK • ACTIVATE WITH RETAIL AT EDGES & PEDESTRIAN STREET CONNECTORS
• CONNECT TO FUTURE LIBERTY BANK CULTURAL PLAZA, CONNECTING JAMES WASHINGTON • SOFTEN DESIGN MOVES, REDUCE RIGIDITY AND HARDLINES OF ARCHITECTURE AT PEDESTRIAN
FOUNTAIN PLAZA OVER E. UNION STREET. LEVEL OF INTERACTION
• DEVELOP RETAIL STREETS AS ACTIVE OPEN SPACE CONNECTORS FOR ALL OPEN SPACES
A E F
E. SPRING ST
E. SPRING ST
E. UNION ST
E. UNION ST
H
• PEDESTRIAN STREETS CONNECT OPEN SPACES - OPEN 24 HOURS • 24TH AVE DEVELOPED AT RESIDENTIAL SCALE - CONNECT TO NEIGHBORHOOD
• WIDTH OF CONNECTORS PROVIDE FOR EXPANDED EVENT / MARKETS (25% WIDER PER COMMUNITY REQUEST) • PRIVATE COURTYARD AT GRADE TO BE DEVELOPED IN CONCERT WITH AFRICATOWN DEVELOPMENT - INTENT
• DAILY SCALE OF CONNECTORS IS PEDESTRIAN, FOCUSED ON SMALL GROUP INTERACTIONS AND RETAIL INTERFACE. TO SHARE SECURED OPEN SPACE FOR RESIDENTS
• DESIGN | MATERIALS EXTEND TO ROW TO INVITE NEIGHBORHOOD INWARD • PRIVATE COURTYARD USERS TO HAVE ACCESS TO PUBLIC SQUARE THROUGH BUILDING
• FLEXIBLE SEATING & PLANTINGS ACTIVATE THE SPACE DAILY • CENTRAL STAGE IS PRIMARY EVENT FOCAL LOCATION (MAJOR EVENT) • CENTRAL SQUARE AND 23RD AND UNION CORNER PLAZA ARE DESIGNED TO
• RETAIL EDGES ACTIVATED • SMALL SCALE EVENTS CAN OCCUR AT 23RD & UNION, CENTRAL SQUARE, AND HOST EVENT TENTS AND PROVIDE CIRCULATION FOR CONTINUED RETAIL AND
• STAGE USED AS PUBLIC SEATING STREETSCAPES IN PARALLEL TO EACH OTHER STREET ACTIVATION.
• CENTRAL TREE AND PLATFORM USED FOR PLAY | SEATING | MEET UP POINT • SEATING CAN BE FOCUSED ON STAGE AND ALLOW FOR POSITIVE CIRCULATION • TENT LOCATIONS WILL INCLUDE INFRASTRUCTURE FOR VENDORS
FOR RETAIL TO REMAIN ACTIVE DURING EVENTS • 23RD AVENUE DESIGNED TO HOST SMALLER “POP UP” RETAIL PER COMMUNITY
• RETAIL “TERRACES” SHOWN AS WOOD DECKING WOULD REMAIN PART OF THE REQUEST. SMALLER TABLES AND COVER PROVIDED BY BUILDING CANOPY
RETAIL ACTIVATION DURING EVENTS
• FLEXIBLE SEATING & PLANTINGS ACTIVATE THE SPACE DAILY • CENTRAL STAGE IS PRIMARY EVENT FOCAL LOCATION (MAJOR EVENT) • CENTRAL SQUARE AND 23RD AND UNION CORNER PLAZA ARE DESIGNED TO
• RETAIL EDGES ACTIVATED • SMALL SCALE EVENTS CAN OCCUR AT 23RD & UNION, CENTRAL SQUARE, AND HOST EVENT TENTS AND PROVIDE CIRCULATION FOR CONTINUED RETAIL AND
• STAGE USED AS PUBLIC SEATING STREETSCAPES IN PARALLEL TO EACH OTHER STREET ACTIVATION.
• CENTRAL TREE AND PLATFORM USED FOR PLAY | SEATING | MEET UP POINT • SEATING CAN BE FOCUSED ON STAGE AND ALLOW FOR POSITIVE CIRCULATION • TENT LOCATIONS WILL INCLUDE INFRASTRUCTURE FOR VENDORS
FOR RETAIL TO REMAIN ACTIVE DURING EVENTS • 23RD AVENUE DESIGNED TO HOST SMALLER “POP UP” RETAIL PER COMMUNITY
• RETAIL “TERRACES” SHOWN AS WOOD DECKING WOULD REMAIN PART OF THE REQUEST. SMALLER TABLES AND COVER PROVIDED BY BUILDING CANOPY
RETAIL ACTIVATION DURING EVENTS
A PUBLIC SQUARE
F RESIDENTIAL COURTYARD
G FOUNTAIN PLAZA
H URBAN STREETSCAPE
E
C
I RESIDENTIAL STREETSCAPE
K
F FUTURE LIBERTY BANK PLAZA
A J
1
D
3
PLAN ENLARGEMENT REFERENCES
E
C
H
G
F B
A
F
H
E
B
F G
D M
C SPECIALTY PAVING
M MARKET EVENT (DIAGRAM)
D EXISTING ARTWORK
E F C
B C
F
D
C SPECIALTY PAVING
F JW FOUNTAIN
3'-
CONTAINER DEPTH APPROVED TOPSOIL COMPACTED SUBGRADE.
RECOMMENDATIONS
2X DIAMETER
GREEN FACTOR WORKSHEETS GROUND COVER PLANTING SHRUB PLANTING DECIDUOUS TREE PLANTING
2 3 4 5
13.0 LANDSCAPE - MUP MATERIALS & PLANTING PLAN
SCALE: NTS SCALE: 1" = 1'-0" SCALE: 1/2" = 1'-0" SCALE: 1/2" = 1'-0"
OVERHEAD CANOPY,
SEE ARCH., TYP.
GREEN FACTOR AREA 1 (ALL OVERHEAD CANOPY,
R.O.W PLANTING ALONG 23RD): SEE ARCH., TYP. ROW PLANTING
EXISTING PEDESTRIAN EXISTING PEDESTRIAN
1057 SF LIGHT POLE, TYP. EXISTING STRAIN POLE EXISTING LIGHT POLE, TYP. LIGHT POLE, TYP.
G
71'-321" 23RD AVENUE PROPERTY LINE
5'-521"
8'-041"
19'-3"
5'-581"
CIP CONCRETE PAVING
G
9'-4" 6'-2"
CITY OF SEATTLE 2'X2' STANDARD CIP CONCRETE PAVING
6'
5'-5" 6'
2'
21'-721"
G
PEDESTAL SET PAVERS
3"
50'-521"
4'-34
2'X3' PRECAST CONC
GREEN FACTOR AREA 2:
G
2'-121"
PAVERS
32'-321"
G
FLEXIBLE SEATING, TYP.
24" HT. RAISED PLANTER
PLANT LEGEND
D
77'-1"
6' HT. FENCE AND GATE,
QTY BOTANICAL NAME COMMON NAME SIZE
G
TYP.
WOOD DECKING, FLUSH R.O.W. TREES:
6' HT. CEDAR,
WITH GRADE, TYP.
HORIZONTAL FENCING ROW PLANTING, TYP.
(TEMPORARY) EXISTING TREE TO REMAIN
56'-10"
G
OVERHEAD CANOPY,
SEE ARCH., TYP. 1 ACER RUBRUM RED MAPLE 2" CAL.
FLAGSTONE PATH, TYP.
WOOD WRAPPED
G
PLATFORM / STAGE, 18" PROPERTY LINE, TYP.
6' TOTAL HEIGHT WOOD
ABOVE GRADE. 7'-11"
PRIVACY SCREENS 10'-421" 7 ACER RUBRUM 'BOWHALL' BOWHALL MAPLE 2.5" CAL.
(MOUNTED ON 18" HT.
23'-421"
8'
G
8 CORNUS 'EDDIES WHITE WONDER' FLOWERING DOGWOOD 2" CAL.
CIP CONC. PAVING, (NON STD. SCORING ) TYP.
CIP CONCRETE PAVING OVERHEAD CANOPY,
G
NO-MOW TURF MOUND SEE ARCH., TYP.
4 ZELKOVA SERRATA JAPANESE ELM 3" CAL.
WITH RETAINING WALL CIP CONCRETE PLANTERS, HT. 3'-9"
ALONG SOUTH EDGE, VARIES FROM 12"-36", TYP. 18'-021"
INTEGRATED WITH G G
EXISTING LIGHT POLE
43'
FENCE.
G
4"
OHU
82'-113
CIP CONCRETE PLANTER WOOD DECKING, +6" FROM
OHU PROPERTY TREES:
WALLS, 18" HT., 4" THICK, COURTYARD GRADE 17'-521"
TYP. 21 ACER CIRCINATUM VINE MAPLE MULTI-TRUNK
OHU
LARGE SPECIMEN TREE (MIN. 3 TRUNKS) 8'10' HT. MIN.
G
TREE WELL TO BE 4' DEEP (SEE GREEN FACTOR AREA 3: (ALL
8'
137'-021" ARCHITECTURAL DRAWINGS), STREET TREES ALONG E. 25 ACER CIRCINATUM VINE MAPLE MULTI-TRUNK
12'-521"
E. UNION STREET
CONTAINING SILVA CELLS. UNION) (MIN. 3 TRUNKS) 6'-8' HT. MIN.
G
18" HT. WRAPPED PLATFORM 1 COURTYARD SPECIMEN TREE (TBD) TBD 8" CAL.
OHU
CIP CONCRETE SURROUNDING TREE
BIORETENTION
PLANTERS. 4" THICK 6 LAGERSTROEMIA INDICA 'RUBRA' CREPE MYRTLE 6' HT. MIN.
WALLS, FULL PLANTER
G
WITH BOTTOM AND
G G
574.6600
DRAINAGE, 4' DEPTH GREEN FACTOR AREA 9 (ALL WOOD DECKING, FLUSH WITH GRADE, TYP. PLANT MIXES:
OHU
MIN., TYP. PLANTING WITHIN CENTRAL
COURTYARD AND PORTALS): STAND-UP BAR INTEGRATED OVERHEAD CANOPY,
SEE ARCH., TYP. R.O.W MIX: 1 GAL @ 12" O.C.
G
STORMWATER RUNNEL, 1,368 SF WITH PLANTER
ACHILLEA MILLEFOLIUM 'MOONSHINE' YARROW
C-CHANNEL WITH BERBERIS THUNBERGII 'BAGATELLE' DWARF BARBERRY
TRENCH GRATE COVER, GREEN FACTOR AREA 7 (ALL EXISTING LIGHT POLE NEPETA 'WALKER'S LOW' NEPETA
TYP. AT-GRADE PLANTING WITHIN SEDUM ANGELINA STONECROP
SOUTH COURTYARD): 1,188 SF CITY OF SEATTLE
11'-6"
G
SEDUM 'PURPLE EMPEROR' STONECROP
BENCH, TYP. STANDARD 2'X2' CIP
GREEN FACTOR AREA 8 (ALL STIPA TENUISSIMA MEXICAN FEATHER GRASS
CONC. PAVING, TYP.
BIORETENTION WITHIN SOUTH 18'-121"
RESIDENTIAL ENTRY MIX:
OHU
COURTYARD): 577 SF LONICERA PILEATA BOXLEAF HONEYSUCKLE 3 GAL @ 30" O.C .
CAREX OSHIMENSIS 'EVERLIME' EVERLIME SEDGE 4" POTS @ 12" O.C.
G
2'X3' PRECAST CONC
11'-921" LAVENDULA ANGUSTIFOLIA 'HIDCOT BLUE' HIDCOT BLUE LAVENDER 1 GAL. @ 12" O.C.
PAVERS
SEDUM OREGANUM OREGON STONECROP 4" POTS @ 8" O.C.
12'-1" 44'-921" SOUTH COURTYARD MIX A:
TREE GRATE, TYP.
6' OHU
G
SARCOCOCCA CONFUSA SWEET BOX 3 GAL. @ 30" O.C.
4'
5'-1"
3"
5'-441"
28'-34
G
13'-84
SEE ARCH., TYP. PACHYSANDRA TERMINALIS JAPANESE SPURGE 6" POTS @ 12" O.C.
OHU
4'
3"
RAISED PLANTER MIX:
TAXUS BACCATA 'REPANDENS' SPREADING YEW 3 GAL.
D
22°
12'-641"
G
'ETERNAL FRAGRANCE'
8'
OHU
10'-8"
OHU
G
G G G G G G G G G G G G G G G
CAREX DEWEYANA DEWEY SEDGE
CAREX OBNUPTA SLOUGH SEDGE
G G G G G G
E
G G G G G G
9"
T
7'-716
EQUISETUM HYEMALE HORSETAIL
8'-1021"
2912.3745
G
SG
G
G
G
OHU
G
24TH AVENUE CIP CONCRETE PAVING (NON STD. SCORING ) ROOFTOP PLANTER MIX:
OHU
BENCH, TYP.
HELICTOTRICHON SEMPERVIRENS BLUE OAT GRASS 1 GAL @ 18" O.C.
GREEN FACTOR AREA 6 GREEN FACTOR AREA 4 (ALL R.O.W. PLANTING (ASSUME 24" SOIL DEPTH) R.O.W. PLANTING, TYP. PENNISETUM ALOPECUROIDES 'HAMLEN' DWARF FOUNTAIN GRASS 1 GAL @ 18" O.C.
(ALL R.O.W. PLANTING BIORETENTION PLANTING RAPHIOLEPIS INDICA 'SNOW WHITE' INDIAN HAWTHORN 3 GAL. @ 36" O.C.
RESIDENTIAL PLANTING AT GRADE (ASSUME 24" SOIL DEPTH) PEDESTAL SET PAVERS
ALONG 24TH): 2,637 SF ALONG 24TH): 618 SF
GREEN FACTOR AREA 5 (ALL BIORETENTION PLANTERS (CIP CONCRETE, 4' DEPTH MIN.) JAMES WASHINGTON WATER FEATURE IRRIGATION NOTES:
AT-GRADE PLANTING ALONG CIP CONCRETE PAVING (NON STD. SCORING ) CIP CONCRETE BIORETENTION PLANTER 1. ALL TREES TO RECEIVE BUBBLER SYSTEM, (2) PER TREE SHOWN
24TH): 624 SF (4' HT., TYP.) ON PLAN. REFER TO SPECS FOR MATERIALS
2. ALL LANDSCAPE PLANTING AREAS TO RECEIVE DRIP
IRRIGATION, MATERIALS PER SPECIFICATIONS.
3. IRRIGATION SYSTEMS WITH P.O.C., METER, AND BACKFLOW PER
SITE PLAN - MATERIALS CITY STDS.
1 SCALE: 1" = 20'-0"
0 20' 40'
SOIL NOTES:
1. TOPSOIL TO CONSIST OF AMENDED TOPSOIL AND/OR
IMPORTED TOPSOIL TO MEET US DEPT. OF AGRICULTURE
SCALE: 1"=20'-0" CLASSIFICATION OF SANDY LOAM WITH ORGANIC
NORTH AMENDMENTS BASED ON SAMPLES TESTED AND ANALYZED BY
A CERTIFIED STATE OF WASHINGTON TESTING LAB.
JAPANESE ELM (23RD | UNION) FLOWERING DOGWOOD (UNION ST) BOWHALL MAPLE (23RD AVE)
VINE MAPLE (COURTYARD) JAPANESE ELM (SPECIMEN ALTERNATIVE) WILLOW OAK (SPECIMEN ALTERNATIVE)
PLANTING - COLOR AND SEASONAL MASSING PLANTING - TEXTURE | MOVEMENT | LIGHT PLAY
F
E
A
B
D
E
PLAN NOTES
27 0 0 K 1 F T
S P E C I F I C A T I O N
E9 E9
Edge). Ultra flexible, bends easily, free from any form of shape
LED FORMS
OUTPUT PHYSIC AL
Delivered Lumens 116.56 Applications Accent Linear / Curved Surfaces, Architectural Highlights E9
CCT & SDMC 2700K - 2 Step MacAdam Ellipse Length 1’ 11 4/5” (300mm)
Chromaticity
Coordinates
x: 0.4781 y: 0.4345 u: 0.2635 v: 0.5388
Dimensions Width 2/5” (11mm)
Height 4/5” (21mm) E9
Weight The4.8innovation
oz (136g) of this design comes from its recessed installation. This step
Color Bin Tolerance + 3% / -3%
Efficacy (lm/w) 24.91 Construction light will beTough
UV Resistant perfectly integrated
White Flexible PVC into stairs and can also be used on decks.
CRI 88
Thermal Management Cool to Touch, Free Air Convection
E4
70,000 Hours L70 @ 25°C
Optics N/A
90,000 Hours L50 @ 25°C
Lumen Maintenance
50,000 Hours L70 @ 50°C Fixture Connections Male
INDOOR and Female Barrel Connectors
OUTDOOR
70,000 Hours L50 @ 50°C
E2 datasheet
Recessed Landscape Uplights Testing Data
Light Data LM-79-08 & LM-80-08
E7 Recessed Step Lights
Operating Temperature
Storage Temperature
-4ºF ~ 113ºF (-20ºC ~ 45ºC)
-4ºF ~ 122ºF (-20ºC ~ 50ºC)
Humidity 0-95% Non Condensing
ELECTRIC AL
Input Voltage 24v DC
DIMENSIONS
Power Consumption 4.68w (0.04A)
1’ 11 4/5” (300mm)
E5
- Power Factor ≤1 3/5” E7
ures
(16mm)
Dimming 100 - 277v 0-10v & Magnetic Low Voltage
SL7 Channel
Emergency N/A
Extruded aluminum profile
7/10”
(18mm)
7/10”
(18mm)
E1 E9
CIE 1931 CHROMATICITY LUMIN AN CE DATA
DIAGRAM (cd/sq.m)
The SL7 Channel
CONNECTOR DIMENSIONS is a linear aluminum extrusion that has been designed to fit many LED lighting needs. Multiple
0.8
520
530
Angle in Average Average Average Bottom Feed Feed
eel
510 540 Degrees 0-Deg 45-Deg 90-Deg
2/5”
are also field cuttable. Substantial aluminum mass in profile provides excellent heat sink for high power LEDs. Mounting
0.7 550
2/5”
0.6
560 45 4681 3422 3307 (11mm) (11mm)
570
500
0.5
0.4
590
4/5” 3/5” 4/5”
E3
600
0.4715, 0.4276 610 (21mm) (15mm) (21mm)
0.3 490
620
630
640
65 4073 3088 3116 7/10”
0.2 (18mm)
480 75 3686 3029 3101 7/10” 2/5”
10 10
0.1
(18mm) (11mm)
E1 E4
470
460 440
1 4/5”
0.0 430
380 85 3291 3103 3160 (45mm)
0.0 0.1 0.2 0.3 0.4 0.5 0.6 0.7 0.8 0.9 y e a r
X 2/5” 1 4/5”
WA R R A N T Y y e a r
(11mm) (45mm) WA R R A N T Y
TITLE
100
10
10 24 24 100 T I TtLoE
E3 E8
Notes:
LM RO100 100
T I T TL EI T L E
ETL C E EMC
ONE
24
24
LM
5 E3
HSt277
o to
Project:
Y E A R
S TA N DA R D A P P R OV E D A P P R OV E D WA R R A N T Y
Y E A YR E A R
to our website for current technical data. These figures are provided as a guideline 955
S TA N
S TA
DANRSDA
Drive
DT ARN
DAD
Vegas,
P PARAROV
NV 89119 | T: 702 407 7775
PDP REOV
D ED A P P RAOV
P P REOV
D E DWA RWA
RARNRTA
YN T Y
housing. Fully gasketed for weather tight operation using a molded Color:
only and may vary with differing power supplies and installtions. All rights reserved. E&OE.
EMC
EMC
a standard
F: 702 407junction box
7773 | www.modalight.com | © Copyright 2016
Suelo RJ
Ordering code E5 E5 E5 E5 E5 E10 E9
E5 Recessed Downlights at Soffit E10 Recessed Ingrade Uplight (Adjustable) at
Frenchtown NJ 08825 F: 908-996-7042
Designplan Lighting, Inc.
JamesMODEL
Washington Jr.LENGTH
Fountain DIFFUSER FINISH
P: 908-996-7710 SL7 36 C SA
14, 2018 10:51 AM 1 of 2
SL7 - SL7 aluminum extrusion 39 - 39.40“ C - Clear SA - Silver anodized
E7 E7 E7 E7 E7
Light management: Resistant aesthetics: sturdy
protective shade with black
silk-screened pattern along
78 - 78.75“
flange available in three
different material and finish
F - Frosted
the edge for glare reduction versions
118 -118.19“ HF - 50% frosted
M - Medium
B N - Narrow
G - Gel color filter
A
(view table above for length compatibility)
Passive heat dissipation:
BEGA- US 1000 BEGA Way, Carpinteria, CA 93013 (805) 684-0533 FAX (805) 566-9474 www. bega-us . com 40° extra-clear toughened
127
glass shade
2 1
3
2 1 2 1 2
A V E N U E
A V E N U E
2 3 R D
2 4 T H
2 1 2 1 2 2 1
OPEN TO
PUBLIC SQUARE
1 Canopy-mounted Signage
2 2 3
3 1
ST.
E. U N I O N
2 2 3 2 1
OPEN TO
PUBLIC SQUARE
1 Canopy-mounted Signage
V E N U E
V E N U E
DESIGN STANDARD TYPE I ADMINISTRATIVE DECISION REQUEST RATIONALE FOR REQUESTED DEPARTURE
SMC 23.47A.008.A.3 Street Level Facades See Page 132 for locations. This a Type I Administrative Decision presented to the Design Review Board for guidance.
1 Street-level street-facing facades shall be located within 10 The portals are integral part of the public access to the courtyard. They will to be inviting to the
feet of the street lot line, unless wider sidewalks, plazas, or public through lighting, plantings and lined with retail spaces.
other approved landscaped or open spaces are provided.
(Design Guidelines PL1-I/II: Publicaly Assessible Open Space/Connection Back to the Community,
CS2-iv: Add Portals, CS2-B2: Strong Connection to the Street, DC1-B1: Pedestrian Activity)
2 SMC 23.54.030.D.3 Driveway Slope Allow a shared driveway with a slope of 20%. This a Type I Administrative Decision presented to the Design Review Board for guidance.
Maximum slope for driveway is 15%. See Page 134 for details. (Design Guidelines DCI--C.1 Below Grade Parking, DC1-C.2 Visual Impacts)
z
DESIGN STANDARD DEPARTURE REQUEST RATIONALE FOR REQUESTED DEPARTURE
1 SMC 23.47A.005.C.1.a Residential Uses at Street Level Allow 30% residential streetfront. The residential lobby entry on E Union St is the only residential street frontage on either of the site’s
Residential uses may occupy, in the aggregate, no more principal pedestrian streets (E Union St and 23rd Avenue). The residential frontage on E Union St will
than 20 percent of the street-level street-facing facade in a be 30%, and the combined residential frontage will be less than 20% of the total streetfront usage on
pedestrian-designated zone, facing a designated principal the two pedestrian streets. 62’-1” (Residential) ÷ 210’-3” (E Union St facade) = 30%
pedestrian street.
2 SMC 23.54.030.D.2 Driveways Allow non-residential driveway width of 20’. The proposed driveway width is 2-feet narrower than the minimum required to minimize the
For non-residential uses, the minimum width of driveways See below. presence of the driveway and serve as a traffic calming measure. This is also to slow down the
for two-way traffic shall be 22-feet vehicles as they cross to 24th Avenue to the benefit the pedestrian environment that includes a new
pedestrian plaza at the corner of East Union and 24th.
(Design Guidelines CS2-B.1 Access Location, DC1-C.2 Visual Impacts)
3 SMC 23.54.030.F.2.b Curb cut widths Allow a single 60-foot wide curb cut to serve the parking Per 23.54.030 Table A, the project’s street frontage would allow up to 4 curb cuts. The project will
The maximum curb cut width for two-way traffic is 25 feet, garage entry, loading berth, and loading/trash pickup area. be eliminating the existing 5 curbcuts along 24th Avenue (total width of 128-0 linear feet). The
except that the maximum width may be increased to 30 feet See Page 135 for details. project will only need one of 4 allowed to provide access for all vehicles (including residential and
if truck and auto access are combined. commerical parking, trash/recycling and loading).
(Design Guidelines DC1-C.4 Parking and Service Uses, Service Uses)
31
31
8
7
16.93' (±)
POINT A
ST.
317.4'
SURVEY
318.2'
U N I O N
Development Standard
SURVEY
SPOT
A V E N U E
A V E N U E
Street-level street-facing facades shall be located within 10-0
of the street lot line, unless wider sidewalks, plazas, or other
31
8
approved landscaped or open spaces are provided.
E
318.08' (±)
2 3 R D
2 4 T H
Opening in the street facade to internalAverage
publicGrade Levelsquare.
= See
CL
6'-0"
(308 * 316.46) + (246.65 * 319.77) ] ÷ PUBLIC SQUARE
Rationale
1109.3 SEE G101 FOR CALCULATIONS
MID-LUP
2'-0"
31
352,406.743 ÷ 1109.3
8
6'-0"
PUBLIC SQUARE CANOPY
31
7
OPENING IN STREET
The pedestrian ways are an integral part of the public access 209'-1 1/2" FACADE TO PUBLIC 45'-6"
2301 E UNIO
2'-0"
RESIDENTIAL USE SQUARE, SEE NON-RESIDENTIAL USE SEATTLE, W
to the square. They will be inviting to the public through 18'-10" 11'-10" 32'-0" 8'-0" 32'-0" 11'-10" 18'-10" 28’-6”
22'-10" 52'-0"
DEPARTURE #1
10'-3" 13'-6" 1'-3"
STREET-LEVEL FACADE
AREA 2' - 8' ABOVE SIDEWALK
lighting and plantings and lined with retail spaces. GLAZING BLANK GLAZING BLANK GLAZING BLANK GLAZING GLAZING BLANK GLAZING BLANK
Project No.
133'-4" 14'-9"
CANOPY CANOPY FULL CANOPY LENGTH: 148'-1"
TRANSPARENCY VS BLANK WALLS, 24TH AVENUE ELEVATION
Design Guidelines
16.45' (±)
POINT C 2 SCALE: 1/16" = 1'-0"
40'-7" 62'-1" 30'-8"
OPENING IN STREET
FACADE TO PUBLIC 77'-0"
STREET-LEVEL FACADE WIDTH: 210'-4"
LAKE UNIO
NON-RESIDENTIAL USE RESIDENTIAL USE NON-RESIDENTIAL USE SQUARE, SEE NON-RESIDENTIAL USE
PL1-I/II Publicly Accessible Open Space/Connection Back to DEPARTURE #1 2030 DEXTER
the Community
SEATTLE, WA
Proposed East Union Street Elevation 206-829-9452
206-299-9614
TRANSPARENCY VS BLANK WALLS, EAST UNION STREET ELEVATION
CS2-iv Add Pedestrian Streets/ DC1-B1 Pedestrian Activity 3 SCALE: 1/16" = 1'-0" www.lakeunio
© 2018 Weinstein
DESIGN DEPARTURE #1
E. U N I O N
ST.
Residential uses may occupy, in the aggregate, no more SEE G101 FOR CALCULATIONS
U N I O N
DED
pedestrian-designated zone, facing a designated principal
APPRO
pedestrian street. OPEN TO
6'-0"
PUBLIC SQUARE S
Departure Request
2'-0"
11'-3" 10'-9" 19'-0" 10'-9" 7'-6" 10'-9" 19'-0" 10'-9" 7'-6" 10'-9" 19'-0" 10'-9" 10'-10" 20'-5" 22’-6”
19'-9" 56'-6" 13'-3" 19'-3" STREET-LEVEL FACADE
E
Allow 30% residential streetfront at E Union only. BLANK GLAZING BLANK GLAZING BLANK GLAZING BLANK GLAZING BLANK GLAZING BLANK GLAZING BLANK GLAZING GLAZING BLANK GLAZING AREA 2' - 8' ABOVE SIDEWALK
Issue
SEE G101 FOR CALCULATIONS
179'-0" 56'-6" 19'-3"
CANOPY CANOPY CANOPY FULL CANOPY LENGTH: 254'-9"
6'-0"
PUBLIC SQUARE Sheet Title
Proposed 23rd Avenue Elevation
streets (E Union St and 23rd Avenue). The combined resi- 1 TRANSPARENCY VS BLANK WALLS, 23RD AVENUE ELEVATION MID-LUP
2'-0"
SCALE: 1/16" = 1'-0"
dential frontage will be less than 20% of the total streetfront 17'-3" 36'-3"
DRIVEWAY
18'-0"
BLANK
27'-6"
GLAZING
STREET-LEVEL FACADE
Sheet
AREA 2' - 8' ABOVE SIDEWALK
usage on the two pedestrian oriented streets. 27'-6"
CANOPY
OPENING IN STREET
Design Guidelines 209'-1 1/2"
RESIDENTIAL USE
FACADE TO PUBLIC
SQUARE, SEE
45'-6"
NON-RESIDENTIAL USE
2301 E UNION ST
SEATTLE, WA
DEPARTURE #1
CS2-B2 Strong Connection to the Street/ DC1-B1 Pedestrian
Activity Project No. 17007
TRANSPARENCY VS BLANK WALLS, 24TH AVENUE ELEVATION
2 SCALE: 1/16" = 1'-0" LAKE UNION PARTNERS LLC
ESIGNERS
Project No. 3028872 12/19/2018 © 2018 Weinstein A+U - These documents have been
ST.
OVERSIZE
YARD
PACKAGE
STORAGE
COURT
E UNION STREET
MAIL LOBBY
CLOSET
LEASING
ELEVATORS
LEASING
WORK
ROOM
MAIN RESIDENTIAL LOBBY PLAN
VIDA DESIGN
MIN CLR
16.0 DEPARTURES
8'-2"
llage
+317'-0" LEVEL 1 ROOF AREA
hort term: 1 per 4,000 sf +316'-5" REF. SMC 23.47A.024
rt term: 1 per 4,000 sf TOTAL ROOF PENTHOUSE
ort term: none RAMP SECTION RESIDENTIALREQUIREMENT
AMENITY CALCULATIONS AREA (SF) AREA (SF) %
ELEVATOR/STAIR PENTHOUSES 52,293 SF 1,883 SF 4%
oss floor area required for residential uses AMENITY AREAS AND OTHER OPEN SPACES
horizontal dimension REF. SMC 23.47A.024
al dimension +306'-2"
GROSS REQ'D REQ'D
amenity area +305'-9"
REQUIREMENT AREA (SF) RATIO AREA (SF)
TYPE 1 ADMINISTRATIVE DECISION #2 LEVEL 2 GARAGERESIDENTIAL
LEVEL USE – FLOOR 1-7 120,819 SF
s permitted across one of the side street lot lines per 23.47A.032.C; curb cuts permitted per 23.54.030.F.2.A.1 24th Avenue is only street not designated a MECHANICAL EXCLUSION 5,672 SF
Driveway Slope
a principal pedestrian street principal pedestrian street per 23.47A.005.D.2 APPLICABLE GROSS AREA 115,147 5% 5,757 SF
pace on a street or alley, the loading berth reqs. may be waived by director if SDOT finds that the street or
5'-0" 56'-2" 5'-0" QUALIFYING AMENITY SPACES AREA (SF) QTY TOTAL (SF)
(SMC 23.54.030.D.3)
DN
MIN CLR
Maximum slope for a driveway is 15%.
8'-2"
LEVEL 1
Departure Request
Allow a shared driveway with a slope up to 20%.
DN
Rationale
DN
GARAGE LEVEL
the Design Review Board for guidance.
DN
Proposed Garage Ramp Section, Type 1 Administrative Decision #2
DESIGN DEPARTURE #2
DN
NON-RES.
Allow non-residential driveway width of 20-0. STREET-LEVEL TRANSPARENT % MIN
STREET FACADE AREA FACADE AREA TRANSPARENT RE
Rationale 22’-6”
17'-3" 20'-0" 10'-0" 23RD AVENUE
UNION STREET
1,605.0 SF
1,262.3 SF
960.2 SF
899.6 SF
60%
71%
60%
60%
CLR CLR
The proposed driveway width is 2-feet narrower than CURB CUTS & DRIVEWAY PLAN STREET-LEVEL DEVELOPMENT STANDARDS CALCULATIONS
STREET LEVEL USES IN PEDESTRIAN-DESIGNATED ZONES
REF. SMC 23.47A.005 C.1 AND D.1
the minimum required to minimize the presence of SEE DIAGRAMS, SHEET G102, FOR MORE INFORMATION
BLANK FACADE CALCULATIONS
the driveway and serve as a traffic calming measure.
E UNION STREET
REF. SMC 23.47A.008 A.2
FACADE RES. USE
This is also to slow down the vehicles as they cross to PARKING
LOADING
SEE DIAGRAMS, SHEET G102, FOR MORE INFORMATION
WIDTH IN WIDTH IN MA
STREET PED. ZONE PED. ZONE % ALL
24th Avenue to the benefit of the pedestrian envi- GARAGE
ENTRY
BERTH
STREET
23RD AVENUE
TOTAL BLANK TOTAL FACADE %
FACADE WIDTH WIDTH
268'-0" N/A
BLANK
MAX
0%
ALLOW.
20%
ronment that includes a new pedestrian plaza at the 23RD AVENUE
UNION STREET
92'-1"
210'-3"
278'-11" 33%
62'-1"
40%
30% 20%
COMPLIE
UNION STREET 40'-10" 206'-3" 20% 40% COMPLIE
corner of East Union Street and 24th Avenue. COMBINED FRONTAGE 478'-3" 62'-1" 13% 20%
TRANSPARENCY CALCULATIONS
Design Guidelines
REF. SMC 23.47A.008 B.2
SEE DIAGRAMS, SHEET G102, FOR MORE INFORMATION
E UNION STREET
60’-0”
55'-0" +/- 69'-8 1/2" FACADE RES. USE RETAIL U
NEW CURBCUT
PARKING WIDTH IN WIDTH IN MAX ON PRIN
LOADING STREET PED. ZONE PED. ZONE % ALLOW. PED. STR
GARAGE
BERTH
Proposed Curb Cut Plan, Departure #2
ENTRY
24TH AVENUE
23RD AVENUE
UNION STREET
278'-11"
206'-3"
N/A
51'-10"
0% 20% 278'-11"
155'-3"
Development Standard
The maximum curb cut width for two-way traffic is 25-
0, except that the maximum width may be increased
to 30-0 if truck and auto access are combined.
Departure Request
Allow a single 60-0 wide curb cut to serve the parking
garage entry and loading berth.
Rationale
Per 23.54.030 Table A, the project’s street frontage
would allow up to four curb cuts. The project will be
eliminating the existing five curbcuts along 24th Ave-
nue (total width of 128-0 linear feet). The project will
only need one of four allowed to provide access for all
vehicles (including residential and commercial park-
ing, trash/recycling/compost pickup, and loading).
PARKING GARAGE LOADING DOCK Due to E Union and 23rd being pedestrian oriented
RAMP ENTRY/EXIT ENTRY/EXIT streets, 24th is the only street that can have vehicular
access. The vehicular access is required to be within
120-0 of E Union to keep the access away from the sin-
gle family. There are over 20,000 SF of retail and over
400 units to be serviced. If possible, a curbcut that
allows for alternate load/unload area at the portal
would allow for more service calls without impacting
the other streets.
Design Guidelines
60’-0”
CURB CUT
0 20' 40'
SCALE: 1"=20'-0"
NORTH
2301 East Union Street Design Recommendation 2 135
Project No. 3028872 12/19/2018
INTENTIONALLY LEFT BLANK
Weinstein A+U 2200 Western Avenue, Suite 301 t 206.443.8606
Architects + Urban Designers Seattle, Washington 98121 w weinsteinau.com