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SLU LODGING, LLC 06.17.2015 DESIGN RECOMMENDATION MEETING - DPD# 3019051 1016 REPUBLICAN HOTEL

1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

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Page 1: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

SLU LODGING, LLC

06.17.2015

DESIGN RECOMMENDATION MEETING - DPD# 3019051

1 0 1 6 R E P U B L I C A NHOTEL

Page 2: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

C O N T E N T Sproposal Project Description, Goals, & Data..............................................................3

SUMMARY CONTEXT ANALYSIS Transportation & Access Characteristics...................................................4

Pedestrian Characteristics.............................................................................5

existing site conditions Zoning Map & Site Description.....................................................................6

Zoning data Zoning Summary...............................................................................................7

Composite Site Plan Proposed Site Plan...........................................................................................8

edg response Design Guidelines.......................................................................................9-13

Board Guidance..........................................................................................14-17

proposed plans Building Plans.............................................................................................18-19

proposed Landscape Landscape Plans.......................................................................................20-21

proposed ELEVATIONS South & East Elevations...............................................................................22

North & West Elevations..............................................................................23

materials & color Upper Level Concepts............................................................................24-25 Lower Level Concepts..................................................................................26

proposal renderings Exterior Renderings................................................................................27-28

lighting Lighting Concepts.........................................................................................29

Proposed Lighting Plan...............................................................................30

Proposed Lighting Fixtures.........................................................................31

Signage Signage Concepts..........................................................................................32

Proposed Sections Building Sections...........................................................................................33

departure request General Facade Requirements (Entries).................................................34

Page 3: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

Mercer St

Republican St

Boren Ave

Westlake Ave

Lake Union

Harrison St

TerryAve

9th Ave

Fairview Ave

SITE

N

P R O P O S A L I N T R O D U C T I O N

project goalsunique hotel experienceThe seriously considered, yet playful design of this hotel will provide a youthful energy and appeal to the younger generation living and working in South Lake Union. A small footprint and room count will strengthen a boutique and personal feel. Smaller rooms allow high finish quality at affordable rates. This project will address the current lack of hotels in the heart of South Lake Union.

engaging ground floorThe hotel lobby will be vibrant and welcoming. Restaurant and bar functions will become the place-to-be for guests, nearby office workers, and neighborhood residents alike.

focus on sustainabilitySouth Lake Union has been at the forefront of sustainability in Seattle. This hotel will continue that legacy with LEED Gold certification.

Design and construct an 8-story hotel building with restaurant and lobby at street level.

PROJECT DETAILS

146 hotel rooms

56,000 sq. ft. total gross square footage

1,700 sq. ft. restaurant, cafe, & lounge area

8 above grade floors+roof terrace+basement

project infoPARCEL: 1983200355LOT AREA: 7,200 SFZONING: SM 160/85-240URBAN VILLAGE OVERLAY: South Lake Union Urban CenterSTREET CLASSIFICATION: Republican Street - Class II Boren Avenue - Class II

3 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 4: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

Lake Union

Pontius Ave

Mercer St

Queen Anne

Seattle Center

Boren Ave

9th Ave8th Ave

HWY 99/Aurora Ave

Fairview Ave

Valley St

Westlake Ave

Terry Ave

Dexter Ave

John St

Harrison St

Thomas St

Republican St

PROJECT SITE South Lake Union ParkAmazon Headquarters

N

S U M M A R Y C O N T E X T A N A L Y S I S

Future bike connection

Bus line / stop

Streetcar line / stop

Approximate 5-min walkshed

Access Barriers

transportation & access characteristics

• Amazon campus and research/office core of South Lake Union within five minute walkshed.

• Convenient transit to downtown core and future Amazon office buildings via South Lake Union Trolley.

• Easy Access to Lake Union and South Lake Union Park.

• Well connected in all directions by car, transit, and by foot, apart from limited crossings over Aurora Avenue and Interstate 5.

4 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 5: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

Mercer St

7-story U/CApartment Building

12-story U/CResearch Building

7-story U/CResearch Building

12-story U/COffice Building

14-story U/COffice Building

NanoStringTechnologies

Code FellowsFounders co-op

Amazon - FionaSwedish Medical Center

Amazon - Dawson

Firestone

Republican St

Boren Ave

Westlake Ave

Lake Union

Views

Harrison St

Amazon - Van VorstVeggie GrillStarbucks CoffeePeet’s Coffee & Tea

Amazon - WainwrightFirst Tech Credit Union

Rosen Bldg

Institute for Systems BiologyNortheastern University

Tommy Bahama

UW Medical

TerryAve

9th Ave

Fairview Ave

Block 93 (6-stories)

Amazon - ObidosBartell’s DrugsTop PotSpecialty’s Cafe & BakeryWells FargoShanik

SITE

N

S U M M A R Y C O N T E X T A N A L Y S I S

Residential/Mixed-Use

Commercial / Research

Streetcar Stop

Through Block Connection

Auto-Centric Street

PEDESTRIAN CHARACTERISTICS

• Streets have slow traffic and are comfortable for pedestrians, with the exception of Mercer Street and Fairview Avenue.

• Mixture of active ground floor uses and ground floor office space.

• Through block connections break down the scale of blocks in the area.

5 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 6: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

JOHN ST

THOMAS ST

HARRISON ST

REPUBLICAN ST

9TH

AV

E N

WES

TLA

KE

AVE

N

TER

RY A

VE

N

BO

REN

AV

E N

FAIR

VIE

W A

VE

N

MIN

OR

AV

E N

SITE

SM 160/85-240

SM 240/125-400

SM 8

5-24

0

SM 85/65-160

SM 8

5

SM/R55/85

SM-125

SM-85

Portion of zoning map approved by City Council on May 6, 2013

N

SITE AREAThe site contains approximately 7,200 SF with approximately 60’ of frontage on Boren Avenue and 120’ of frontage on Republican Street.

TOPOGRAPHYThe site is nearly flat on the street facing sides, sloping down about nine inches to the northwest corner.

TREE SURVEYNo street trees currently exist on the sidewalks fronting the site.

EXISTING BUILDINGSThe existing one story building will be demolished.

BOUNDARIESRepublican Street is a Minor Arterial and Class II Pedestrian Street connecting the Cascade neighborhood to the east with Dexter Ave to the west.

Boren Avenue is a Local Access Street and Class II Pedestrian Street connecting the lake-front to the north with Denny Triangle and southern parts of the city beyond.

UTILITIESAll utilities adjacent to the site are below ground.

E X I S T I N G S I T E C O N D I T I O N S

6 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 7: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

PARCELS: 1983200355LOT AREA: 7,200 SFZONING: SM160 / 85-240URBAN VILLAGE OVERLAY: SOUTH LAKE UNION URBAN CENTERSTREET CLASSIFICATION: BOTH BOREN & REPUBLICAN ARE CLASS II PEDESTRIAN STREETSSMC 23.48.009 FAR

n Base 4.5, Max 7

WHEN MEASURING FAR, THE FOLLOWING IS EXEMPT: n As an allowance for mechanical equipment, in any structure 65 feet in height or more, 3.5 percent

of the total chargeable gross floor area in a structure is exempt from FAR calculations. Calculation of the allowance includes the remaining gross floor area after all exempt space allowed in this subsection 23.48.009.D has been deducted. Mechanical equipment located on the roof of a structure, whether enclosed or not, is not included as part of the calculation of total gross floor area.

n Eating & Drinking, General Sales, or Entertainment uses at ground level.

SMC 23.48.010 STRUCTURE HEIGHT: SM (SEATTLE MIXED) 160/85-240 n 160’ is the applicable height limit for portions of a structure that contain nonresidential and live-

work uses. n The following rooftop features may extend up to 15 feet above the maximum height limit, so

long as the combined total coverage of all features listed in this subsection 23.48.010.H.4 does not exceed 20 percent of the roof area, or 25 percent of the roof area if the total includes stair or elevator penthouses or screened mechanical equipment or 65 percent if all mechanical equipment is enclosed:a. Solar collectors;b. Stair penthouses;c. Mechanical equipment;d. Atriums, greenhouses, and solariums;e. Play equipment and open-mesh fencing that encloses it, as long as the fencing is at least 15

feet from the roof edge;f. Minor communication utilities and accessory communication devices, except that height is

regulated according to the provisions of Section 23.57.012; andg. Covered or enclosed common amenity area for structures exceeding a height of 125 feet.

n For structures greater than 85 feet in height, elevator penthouses up to 25 feet above the height limit are permitted. If the elevator provides access to a rooftop designed to provide usable open space, elevator penthouses up to 35 feet above the height limit are permitted.

n Height of structures in the South Lake Union Urban Center can be measured by using one of 3 options (23.86.006.B):1. Average grade calculation2. Measured vertically at all points on the site 3. Measure the height at the midpoint of the longest street (9th Avenue)

SMC 23.48.011 EXTRA FLOOR AREA: n Minimum Requirements:

n Building to be certified LEED Gold.

n Transportation Management Plan.

n Energy Management Plan.

SMC 23.48.013 UPPER LEVEL DEVELOPMENT STANDARDS n If the project exceeds a height of 85’-0”, a 10’-0” setback will be required above 65’-0” along Boren

Ave. n Only 1 building containing nonresidential or residential use above 85’-0” is permitted along one

block face. n Only 1 building containing nonresidential use exceeding 85’-0” is permitted on a block. n No projects over 85’-0” in height exist or are proposed on the block.

SMC 23.48.14 STREET LEVEL DEVELOPMENT STANDARDS: n Primary pedestrian entrance. Each new structure facing a street is required to provide a primary

building entrance for pedestrians from the street or a street-oriented courtyard that is no more than 3 feet above or below the sidewalk grade.

n Minimum façade height: 25’ for Class II Pedestrian Streets. n Minimum façade setback: the street-facing facade of a structure may be set back up to 12 feet

from the street lot line subject to the following:1. The setback area shall be landscaped according to the provisions of Section 23.48.024.2. Additional setbacks are permitted for up to 30 percent of the length of portions of the street

facade that are set back from the street lot line, provided that the additional setback is located 20 feet or more from any street corner.

n Transparency: A minimum of 60% of facades on both Republican St. and Boren Avenue must be 60% transparent between 2’ and 8’ above the sidewalk.

n Blank Facades: For Republican St and Boren Avenue, blank facades are limited to 15’ in width.

SMC 23.48.024 LANDSCAPE AND SCREENING STANDARDS n Green Factor of .3 or greater is required. n Parking in Structures: On Class 1 and 2 Pedestrian Streets, parking is not permitted at street level

unless separated from the street by other uses, provided that garage doors need not be separated. The facade of the separating uses shall be subject to the transparency and blank facade standards in Section 23.48.014.

n Street trees required to City of Seattle standards.

SMC 23.48.025 DEMONSTRATION OF LEED RATING n Applicant has 180 days from final certificate of occupancy to demonstrate final LEED rating.

Penalty of $500 per day for every day after. Fee for missing points is based on construction cost. For this project, the penalty will be approximately $25,000 per point that was not achieved.

SMC 23.48.026 NOISE STANDARDS n All permitted uses are subject to the noise standards of Section 23.47A.018.

SMC 23.48.028 ODOR STANDARDS n All permitted uses are subject to the odor standards of Section 23.47A.020.

SMC 23.48.030 LIGHT AND GLARE STANDARDS n All permitted uses are subject to the light and glare standards of Section 23.47A.022. n Exterior Lighting must be shielded and directed away from adjacent uses.

SMC 23.48.032 REQUIRED PARKING AND LOADING n No minimum parking requirements in Urban Center. Maximum nonresidential parking is 1/1,000

gsf. n 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035, Loading

berth requirements and space standards. n Where access to a loading berth is from an alley, and truck loading is parallel to the alley, a setback

of 12 feet is required for the loading berth, measured from the centerline of the alley, as shown in Exhibit D for 23.47A.014. This setback shall be maintained up to a height of 16 feet.

SMC 23.55.030 SIGNS IN SM ZONES n 1 wall sign allowed for each 30 lineal feet of street frontage. n Maximum area for each wall sign is 672 square feet.

Z O N I N G D A T A

7 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 8: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

N

FOOD +

BEVERAGELOUNGE

WELCOME

ADMIN

CONFERENCE

KITCHEN

STORAGE

RESTROOM

TRASH/LOADING

ELEC

ENTRY

VESTIBULE

VEHICLE DROP-OFF

LIBRARY + PLUG

IN

1' -

6"2'

- 10

"11

"

2' - 0" ALLEY DEDICATION

120' - 0"

2' - 6" 2' - 8"

60' -

0"

45'-5"

2'-3

"

38'-0" SDOT STD

8'-6

"

42’-0” 42’-0”

42’-9”42’-6”

511 BOREN AVE. N3-STORY MASONRY BUILDING

550 TERRY AVE. N5-STORY CONCRETE BUILDING

plan SITE & LEVEL 1

C O M P O S I T E S I T E P L A N

REPUBLICAN STREET

ALL

EY BO

REN

AV

ENU

E

8 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 9: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

E D G R E S P O N S E D E S I G N G U I D E L I N E S

cs2-b-2 connection to the street PL3-II-II human activity - active facades

The ground level uses located along the sidewalks are the entry lobby, restaurant, bar, and lounge areas. Large storefront windows will connect these spaces to the pedestrian experience. A folding door system in the restaurant will allow the interior space to merge with the sidewalk on sunny days.

cs2-c-1 corner sites

The bay window projection on the corner is larger than the others, lending it prominence. Differentiated color and texture enhance the effect. The storefront glazing near the corner has a lower sill than in other areas and a custom canopy wraps the corner, creating further emphasis.

cs3-a-2 contemporary design

Angled facade panels, corner-wrapping windows, and color introduced subtly into reveals at panel edges all lend the building a unique and contemporary style.

9 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 10: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

E D G R E S P O N S E D E S I G N G U I D E L I N E S

PL2-C WEATHER PROTECTION The proposed design includes continuous weather protection. The canopy will be metal and glass, similar to those found on surrounding buildings and congruent with the aesthetic of the main cladding system on the project.

pl3-a-1 entries - design objectives

A uniquely shaped and clad canopy will make the main entry immediately evident to pedestrians.

pl3-a-4 entries - ensemble of elements

Differentiated sidewalk pattern and color, a unique entry canopy, and benches and plantings in a 3' setback from the property line work together to create a coordinated and welcoming entry experience.

1 0 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 11: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

E D G R E S P O N S E D E S I G N G U I D E L I N E S

PL3-II-i human activity - public/private transition

Differentiated sidewalk pattern and color, a unique entry canopy, and benches and plantings in a 3' setback from the property line create a transition zone from main sidewalk up to the entry door.

PL3-II-III human activity - activity clusters

A retail corridor is emerging along Terry Avenue. The location of the main entrance on Republican Street and the position of the restaurant towards the west edge of the site build on this corridor.

PL4-a-1 Serving all modes of travelPL4-a-2 connection to all modes

The main entrance is oriented to the sidewalk and positioned close to the transit stops on Terry Avenue. Automobile arrivals will be accommodated with a curb-side drop off zone positioned in front of the main entrance.

Restaurant/LoungeEntry

REPUBLICAN

HARRISON

BO

RE

N

TER

RY

MERCER

Retail Storefronts Vehicle Drop-OffEntry

REPUBLICAN

HARRISON

BO

RE

N

TER

RYMERCER

Pedestrian-oriented streetAuto-oriented streetStreetcar lineBus linePedestrian through-wayFuture bike connection

1 1 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 12: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

FOOD +

BEVERAGELOUNGE

WELCOME

LIBRARY + PLUG

IN

ADMIN

CONFERENCE

KITCHEN

STORAGE

RESTROOM

TRASH/LOADING

ELEC

ENTRY

VESTIBULE

1' -

6"

2' - 0" ALLEY DEDICATION2"

3' -

2"

2' -

10" P

ROJE

CTIO

N11

"

3' - 11"

2' - 7" 2' - 8" PROJECTION

E D G R E S P O N S E D E S I G N G U I D E L I N E S

dc1-a-1 arrangement of interior uses - visibility

The spaces used most frequently by visitors and guests are visible from the sidewalk and are located immediately adjacent to the main entrance.

dc2-b-1 facade composition

A consistent material palette and design aesthetic driven by the module of the hotel rooms wraps around all four sides of the building, including the alley and property line facades.

Vertical notches on both west and east elevations and angular bays create a unified building design.

sw Perspective se Perspective

dc2-c-1 Secondary architectural features - visual depth and interest

Bay windows, angled facade panels, and recessed windows work together to add depth and visual interest to the main facades. At street level, storefront glazing, glass or steel and wood canopies, and plantings create an engaging pedestrian experience.

1 2 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 13: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

E D G R E S P O N S E D E S I G N G U I D E L I N E S

DC2-c-2 Secondary architectural features - dual purpose elements

Deeply recessed windows and streetscape canopies are examples of project elements that add depth, texture, and scale while serving more practical functions at the same time.

DC4-a-1 exterior finish materials

Variation in color and corrugation pattern add visual interest and variety to the building.

The proposed metal panel cladding is durable and attractive, with corrugations that add depth and texture to the facade. The materiality and metallic color palette reference the industrial and maritime heritage of the neighborhood, and complement nearby precast concrete buildings while keeping the streetscape bright on cloudy days.

Clean storefront window systems at ground level and notch incorporate sleek modernity to the project.

dc4-b-1 signage - scale and character

The hotel brand sign located at the entry is uniquely integrated where two different canopies interlock. The entry canopy's wood soffit creates a warm inviting character appropriate for its function.

Colored-flashing accents

Secondary corrugation pattern and color

Storefront glazing

1 3 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

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recommendation 1a

Cognizant of the applicant's approach to display the repetition of interior uses on the outside, the Board unanimously supported the asymmetrical bays. As part of moving the design forward, the Board would like to see a more playful and intentional approach to designing the facade; design the bays to provide a cohesive and unified architectural concept.

applicant response

A more lively layout of the projected bays adds character to the building while expressing the corner and demarcating the entry.

alternate scheme

The above scheme is one of several massing options explored while responding to the Board's request for more playful and intentional massing.

proposed schemeedg preferred scheme

E D G R E S P O N S E B O A R D G U I D A N C E - M A S S I N G S T U D Y

1 4 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 15: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

recommendation 1b

On the east facade, the Board suggested further study of the notch/seam expression to communicate a cohesive architectural concept. As currently shown, the vertical slot signifies an entry.

applicant response

The notch on the east elevation is now visually integrated with the storefront windows, wrapping the corner towards the entry.

The notch works in unison with the corner bay, larger storefront windows, a feature canopy, landscaping, and street furniture to highlight the corner.

recommendation 1c

The board strongly urged the applicant to use material detailing and color to convey the particular type of boutique hotel.

applicant response

An open and glassy ground floor with metal panel cladding on the upper levels indicate the modern-industrial character of the hotel Brand.

Color highlights create a charismatic building identity corresponding to the hotel's branding character. The highlights are integrated subtly into panel returns and window heads.

LED lighting will accentuate the vertical color-highlights at night, differentiating the hotel and restaurant from neighboring office buildings.

E D G R E S P O N S E B O A R D G U I D A N C E - F A C A D E T R E A T M E N T

1 5 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 16: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

6'-0

"

STEEL & GLASS CANOPYCONNECTS TO CURVED CANOPY@ OVERLAP

117'-3" STEEL & GLASS CANOPY LENGTH

44'-1" CURVED CANOPY LENGTH

3'-10" OVER P.L.

25'-0

" CU

RVED

CAN

OPY

LEN

GTH

OVE

R P.

L.

4'-1

1"

HOTEL SIGN ONSTEEL AND GLASS CANOPY

61'-9

" STE

EL &

GLA

SS C

ANOP

Y LE

NGTH

FOOD +BEVERAGE WELCOME

ENTRYVESTIBULE

LIBRARY + PLUGIN

CONFERENCE

LOUNGE

KITCHEN

TRASH/LOADING

recommendation 2a

The Board supported the 15' ground floor height and setback and recommend further study of the relationship between the setback and massing above. A setback at the restaurant location could also be studied further to allow for more spillover sidewalk space.

applicant response

The ground floor height and setback have been maintained. The soffit material above the setback will match the metal wall panels, giving the building the effect of floating above a glass base.

recommendation 2b

The Board unanimously supported the continuous overhead canopy.

applicant response

A continuous canopy has been maintained.

OVERHEAD WEATHER PROTECTION COVERAGE

LEVEL 1

E D G R E S P O N S E B O A R D G U I D A N C E - G R O U N D F L O O R

14'-

0"

CE

ILIN

GA

T LE

VE

L 1

2'-2

" S

ETB

AC

KA

T E

NTR

Y

METAL PANEL SOFFIT

1 6 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 17: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

recommendation 3a

For the hotel, the entry is a node of activity. The Board supported the at grade planting and street furniture near the entry which recognizes this node of activity.

applicant response

Plantings and street furniture near the entry has been maintained.

recommendation 3b

The Board recommended studying the entry and taxi drop off relationship to accommodate both uses and circulation.

applicant response

The taxi drop off location will be located curb-side, near the hotel entry. The entry is located to one side of the drop off zone, meaning that passengers unloading will not conflict with circulation around the door.

E D G R E S P O N S E B O A R D G U I D A N C E - E N T R Y

1 7 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

FOOD +

BEVERAGELOUNGE

WELCOME

ADMIN

CONFERENCE

KITCHEN

STORAGE

RESTROOM

TRASH/LOADING

ELEC

ENTRY

VESTIBULE

VEHICLE DROP-OFF

LIBRARY + PLUG

IN

1' -

6"2'

- 10

"11

"

2' - 0" ALLEY DEDICATION

120' - 0"

2' - 6" 2' - 8"

60' -

0"

45'-5"

2'-3

"

38'-0" SDOT STD

8'-6

"

Page 18: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

LEGEND

PUBLIC

BOH

FOOD +

BEVERAGELOUNGE

WELCOME

LIBRARY + PLUG

IN

ADMIN

CONFERENCE

KITCHEN

STORAGE

RESTROOM

TRASH/LOADING

ELEC

ENTRY

VESTIBULE

1' -

6"

2' - 0" ALLEY DEDICATION2"

3' -

2"

2' -

10" P

ROJE

CTIO

N11

"3' - 11"

2' - 7" 2' - 8" PROJECTION

A

BB

A

TRANSFORMERVAULT

LIFT PIT

UTILITY/MECHANICAL

HOUSEKEEPING IDF/MDF ROOM

FITNESS

BICYCLEPARKING

WATER ACCESS

SHOWERBREAK ROOMWORK ROOM

GENERAL MGR

SALES MGRMAIN

ELECTRICAL

?ENGINEERING

1' -

4"7"

5' - 0"2' - 0" ALLEY DEDICATION

2"

A

BB

A

N

plan level 1

plan level b1

P R O P O S E D B U I L D I N G P L A N S

1 8 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 19: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

LEGEND

GUEST ROOM

PUBLIC

BOH

Room

KING A

KING ADA KING A KING A KING A

KING A KING B

QUEEN A

KING B

KING AKING AKING AKING AKING AKING AKING AKING AKING AKING C

2' -

10" P

ROJE

CTIO

N

2' - 8" PROJECTION

1' -

4"

2' - 0" ALLEY DEDICATION2"

A

BB

A

N

KING A

KING A

KING ADA KING A KING A KING A

KING A KING B

QUEEN A

KING B

KING BKING AKING BKING AKING BKING AKING BKING AKING BKING AKING B

BOH

2' - 8" PROJECTION

2' -

10" P

ROJE

CTIO

N1'

- 4"

2' - 0" ALLEY DEDICATION2"

A

BB

A

A

BB

A

BOILER ROOM

ELEV CONTROLROOM

ELEVATORVESTIBULE

2' -

10" P

ROJE

CTIO

N

2' - 8" PROJECTION

1' -

4"

2' - 0" ALLEY DEDICATION2"

LEVEL 142' - 10"

LEVEL 258' - 2 1/2"

LEVEL 367' - 10 1/2"

LEVEL 477' - 6 1/2"

LEVEL 587' - 2 1/2"

LEVEL 696' - 10 1/2"

LEVEL 7106' - 6 1/2"

LEVEL 8116' - 2 1/2"

ROOF127' - 4 1/2"

LEVEL B131' - 3"

UPPER ROOF 1137' - 4 1/2"

UPPER ROOF 2142' - 4 1/2"

TRASH/LOADINGFOOD +

BEVERAGEWELCOME

LIBRARY + PLUG

IN

FITNESSENGINEERING

UTILITY/MECHANICALTRANSFORMER

VAULT

5' -

0"10

' - 0

"11

' - 2

"9'

- 8"

9' -

8"9'

- 8"

9' -

8"9'

- 8"

9' -

8"15

' - 5

"11

' - 7

"

84' -

7"

KING A KING ADA KING A KING A KING A KING B

PAST PROPERTY LINE2' - 8" EXTENT OF PROJECTION

plan guest room levels without bays plan roof

section a east-west use diagramplan guest room levels with bays

P R O P O S E D B U I L D I N G P L A N S

1 9 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 20: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

BO

RE

N A

VE

NU

E N

OR

TH

URBAN STREETSCAPE - LANDSCAPE PLAN

REPUBLICAN STREET

LANDSCAPE BED, TYP.

(4) BICYCLE RACKS/BIKE PARKING

SIGNATURE BENCH/SEATING

WASTERECEPTICAL

SIGNATURE BENCH/SEATING

ENTRY VESTIBULE

(2) BIKE RACKS/BIKE PARKING

STANDARD PAVING

ENHANCED PAVING TYPE B

ENHANCED PAVING TYPE AENHANCED PAVING TYPE B

IN-GROUND, ILLUMINATED PAVER LIGHTS(AT MAIN ENTRY)

TREE ACCENT LIGHTING, TYP.

LANDSCAPE BED, TYP.

DECIDUOUS SHADE TREE

LIMIT OF CONCRETE/WALK

IMPROVEMENTS

SCALE: 1/4” = 1’-0”

LEGEND

1. Columnar Norway Maple2. Jack Spratt New Zealand Flax3. Allium Mars4. Dwarf Strawberry5. Silver Anouk Spanish Lavender6. James Stirling Hebe7. Black Mondo Grass8. Kelsey's Dwarf Redosier Dogwood9. Cascade Oregon Grape10. Blue Sapphire Ceanothus11. Elijah Blue Fescue

entry conceptPlantings, unique paving pattern, and in-ground lighting highlight the main entry.Curved benches are the same language as curved entry canopy.planting & hardscape plan ground level

P R O P O S E D L A N D S C A P E P L A N S

N

1 3 5 7 8 11

2 4 6 8 9 10

2 0 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 21: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

LEVEL 2 GREEN ROOF SCALE: 1/4” = 1’-0”

LEVEL 2 VEGETATED GREEN ROOF(PUBLIC ACCESS RESTRICTED)

24”X24” SQ. PRECAST CONCRETE PAVER-COLOR TYPE A

24”X24” SQ. PRECAST CONCRETE PAVER-COLOR TYPE B

FULL CUT OFF ACCENT LIGHTING

PROPOSED HVAC

LOW-VOLTAGE ACCENT LIGHTING RECESSED IN PAVER

DROUGHT TOLERANT/ORNAMENTAL VEGETATED ROOF

ROOF DECK - LANDSCAPE PLAN SCALE: 1/4” = 1’-0”

GREEN ROOF

GREEN ROOF

GREEN ROOF

GREEN ROOF

STAIR WELL

STAIR WELLSERVICE ACCESS/UTILITY CLOSET

DECOMPOSED GRANITE EDGEPROPOSED CONDENSING

UNITS/HVAC24”X24” SQ. PRECAST CONCRETE

PAVERS FOR SERVICE ACCESS

36”X36” SQ. PRECAST

CONCRETE PAVERS

DECOMPOSED GRANITE EDGE

EMERGENCY EGRESS

ILLUMINATED 32” HT. HANDRAIL W/ PANELS

PHOTOVOLTAIC ARRAYS

42” HT. ILLUMINATED HANDRAIL W/ PANELS

AMENITY AREA “A”

DECOMPOSED GRANITE EDGEHANDRAIL W/ CLEAR PANELING FOR VISIBILITY OF PLANTS

AMENITY AREA “B”

DECORATIVE STRING LIGHT SYSTEM

(4) PLANTER BOXES TO SCREEN HVAC AND DELINEATE USE AREAS

LOW-GROW-FLOWERING ORNAMENTAL TREE

PREFABRICATED TREE PLANTER

42” HT. HANDRAIL W/ PANELS (INSIDE OF PARAPET)

(3) PLANTER BOXES TO SCREEN HVAC AND DELINEATE USE AREAS

ELEVATORS

LEGEND

1. Japanese Maple2. Texanum Japanese Privet3. Taunton's Yew4. Purple Sage5. Blonde Ambition Grass6. Huntington Carpet Rosemary

planting plan roof level

green roof concept 6-8 varieties, drought tolerant.6" depth soil medium.

P R O P O S E D L A N D S C A P E P L A N S

planting plan level 2

roof terrace concept

2 3 4 5 6

1

2 1 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 22: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

east elevation boren avenue

P R O P O S E D E L E V A T I O N S

south elevation republican street

2 2 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 23: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

west elevation alley

P R O P O S E D E L E V A T I O N S

north elevation facing neighbor

2 3 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 24: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

M A T E R I A L S & C O L O Rupper levels METAL SIDING

PRECEDENTArthaus, Portland

proposed panels

MWP-1 1' - 0" WIDE V-PROFILE METAL PANEL

MWP-2 1' - 0" WIDE FLAT METAL PANEL WITH SMALL V TEXTURE

Multiple colors and textures introduced through a sense of peeling at the bay windows and angled wall panels creates visual interest.

2 4 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 25: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

M A T E R I A L S & C O L O R

Color highlights identify with the hotel brand colors and expressive personality.

upper levels color highlightsneighborhood PRECEDENTsSouth Lake Union

other PRECEDENTs

accent colors

CONCEPTUAL DETAILS

HORIZ ZEE FURRG

MTL WALL PNL - MWP2

PREFIN MTL FLSHG

DA5.26

8

3.000°NON-CONT. VERT. ZEE FURRG

HORIZ ZEE FURRG, CUT TO PROVIDE ANGLED ATTACHEMENT FOR CLADDING

MTL WALL PNL

PREFIN MTL FLSHG

D

A5.2614

A5.264

1' - 0"

1 1/

2"

1' - 0"

1 1/

2"

1"

40" COVERAGE

1 3/8"7 7/8"

METAL WALL PANEL - MWP2CONCEALED FASTENER PANEL - VERTICAL

METAL WALL PANEL - MWP1CONCEALED FASTENER PANEL - VERTICAL

METAL WALL PANEL - MWP3EXPOSED FASTENER PANEL - VERTICAL

1

A3.113

E

HORIZ ZEE FURRG, CUT TO PROVIDE ANGLED ATTACHEMENT FOR CLADDING

MTL WALL PNL

PREFIN MTL FLSHG A5.024

A5.022

TYPA5.02

2TYP

A5.268 SIM.

4"

4"

22 GA. PRE-FINISHED METALCORNER TRIM-FINISH TO MATCH PANELS-SEE ELEVATIONS

USE PANEL CUT-OFF ASFILLER IF PANEL IS CUT

WRB

METAL WALL PANEL-SEE ELEVATION FOR TYPE

CONT. HORIZ. FURRING

MINERAL WOOLINSULATION

SAM

8"

8"

4" MAX.

4" M

AX.

22 GA. PRE-FINISHED METALCORNER TRIM

-FINISH TO MATCH PANELS-SEE ELEVATIONS

METAL WALL PANELS-SEE ELEVATION FOR TYPE

USE PANEL CUT-OFF ASFILLER IF PANEL IS CUT

CONT. HOIZONTAL FURRING

MINERAL WOOL INSULATION

WRB

8"

8"

SAM OVER WRB

VERT. CLIPATTACHMENT

METAL WALL PANEL

AIR SPACE

CONTINUOUS HORIZONTALFURRING, PERFORATED

VERT. CLIP ATTACHMENT

MINERAL WOOL INSULATION

WRB

LAP WRB OVER SAM

LAP SAM OVER METAL FLASHING

22 GA. PRE-FINISHED METALFLASHING W/ DRIP EDGE & CONT.CLEAT-COLOR TO MATCH PANELS

6"

1/2"

1/2"

ALIGN WITHWINDOW HEAD-TYP.

LEVEL 7106' - 6 1/2"

LEVEL 8116' - 2 1/2"

1

A3.1131

A3.21

1

A5.26

2

A5.26

3

A5.26

SEE 'TAPEREDFLASHING' - AXON

1"

20 GA. METAL FLASHINGPRE-FORMEDW/ CLEAT

USE CONCEALED FASTENERS

20 GA. PRE-FINISHED/PRE-FORMED METAL FLASHING-FINISH TO MATCH FINISHOF MWP-1

1'-0"

1/2"

ALIGN TO FACE OF WINDOWFRAME ABOVE & BELOW

MWP-2-SEE ELEVATION FORCOLOR FINISH

MWP-1

METAL FURRING

BEND AND CUT ENDOF MWP-1 PANEL

VERIFY10 1/2"

VERIFY7"

1 1/

2"

1"

EXTERIOR FACE OF WINDOW FRAME

END DAMS1"

1"

DRIP EDGE

WINDOW SILL FLASHING ATTAPERED OPENING

SLOPED SURFACE

E

20 GA. METAL FLASHING-FINISH TO MATCH W-12 PANEL

20 GA. PRE-FINISHED/PRE-FORMEDMETAL FLASHING-ACCENT COLOR

CUT PANEL

ANGLE TO ALIGN WITH WALL BELOW/ABOVEMWP-1

1'-0"

6 8

E

7

D

A5.026

6 8

E

7

D

A5.269

8

E

PROJECT NUMBER

© ANKROM MOISAN ARCHITECTS, INC.

SCALE

SHEET NUMBER

REVISION

117 SOUTH MAIN STREET, SUITE 400SEATTLE, WA 98104T 206.576.1600

6720 SW MACADAM AVENUE, SUITE 100PORTLAND, OR 97219T 503.245.7100

DATE

STRUCTURAL & CIVIL818 STEWART STREET, SUITE 1000SEATTLE, WA 98101T 206.332.1900

DCI ENGINEERS

MECHANICAL / ELECTRICAL / PLUMBING1725 WESTLAKE AVENUE NORTH, SUITE 300SEATTLE, WA 98109T 206.285.7100

RUSHING

LANDSCAPE1101 BANNOCK STREETDENVER, CO 80204T 303.892.1166

NORRIS DESIGN

6/2/

2015

4:1

1:38

PM

As indicated

143480A5.26

DESIGNDEVELOPMENT

SOU

TH L

AKE

UN

ION

HO

TEL

SLU

LO

DG

ING

LLC

1016

REP

UBL

ICAN

STR

EET,

SEA

TTLE

, WA

9810

9

05/07/2015

EXTERIOR DETAILS

REVISION DATE REASON FOR ISSUE

A5.26 | 1/2" = 1'-0"3 EXTERIOR PLAN DETAIL @ L2 & L7

A5.26 | 1/2" = 1'-0"1EXTERIOR PLAN DETAIL AT ANGLED WINDOW BAY - IN BETWEENWINDOWS - L3 - L6

A5.26 | 3" = 1'-0"10 METAL PANEL PROFILES

A5.26 | 1/2" = 1'-0"2 EXTERIOR PLAN DETAIL AT ANGLED WINDOW BAY - L3 - L6

A5.26 | 3" = 1'-0"13METAL PANEL OUTSIDE CORNER -TYPICAL

A5.26 | 3" = 1'-0"12METAL PANEL INSIDE CORNER -TYPICAL

A5.26 | 3" = 1'-0"11METAL PANEL THROUGH-WALLFLASHING

A5.26 | 1/2" = 1'-0"5 ENLARGED ELEVATION OF WINDOW BAYS

A5.26 |6 PARTIAL AXON AT WINDOW BAYS

A5.26 | 3" = 1'-0"14MTL PANEL CORNER DETAIL ATANGLED BAY

A5.26 | 1" = 1'-0"7 TAPERED FLASHING - AXON

A5.26 | 3" = 1'-0"8 DETAIL AT TAPERED JOINT FLASHING

A5.26 | 1/2" = 1'-0"4BEXTERIOR PLAN DETAIL ATCORNER WINDOW BAY - L2 - L7

A5.26 | 1/2" = 1'-0"4AEXTERIOR PLAN DETAIL BELOWCORNER WINDOW - L2-L7

A5.26 | 3" = 1'-0"9 DETAIL AT 70D CORNER

A5.26 | 3" = 1'-0"4 DETAIL - INTERIOR CORNER FLASHING

HORIZ ZEE FURRG

MTL WALL PNL - MWP2

PREFIN MTL FLSHG

DA5.26

8

3.000°NON-CONT. VERT. ZEE FURRG

HORIZ ZEE FURRG, CUT TO PROVIDE ANGLED ATTACHEMENT FOR CLADDING

MTL WALL PNL

PREFIN MTL FLSHG

D

A5.2614

A5.264

1' - 0"

1 1/

2"

1' - 0"

1 1/

2"

1"

40" COVERAGE

1 3/8"7 7/8"

METAL WALL PANEL - MWP2CONCEALED FASTENER PANEL - VERTICAL

METAL WALL PANEL - MWP1CONCEALED FASTENER PANEL - VERTICAL

METAL WALL PANEL - MWP3EXPOSED FASTENER PANEL - VERTICAL

1

A3.113

E

HORIZ ZEE FURRG, CUT TO PROVIDE ANGLED ATTACHEMENT FOR CLADDING

MTL WALL PNL

PREFIN MTL FLSHG A5.024

A5.022

TYPA5.02

2TYP

A5.268 SIM.

4"

4"

22 GA. PRE-FINISHED METALCORNER TRIM-FINISH TO MATCH PANELS-SEE ELEVATIONS

USE PANEL CUT-OFF ASFILLER IF PANEL IS CUT

WRB

METAL WALL PANEL-SEE ELEVATION FOR TYPE

CONT. HORIZ. FURRING

MINERAL WOOLINSULATION

SAM

8"

8"

4" MAX.

4" M

AX.

22 GA. PRE-FINISHED METALCORNER TRIM

-FINISH TO MATCH PANELS-SEE ELEVATIONS

METAL WALL PANELS-SEE ELEVATION FOR TYPE

USE PANEL CUT-OFF ASFILLER IF PANEL IS CUT

CONT. HOIZONTAL FURRING

MINERAL WOOL INSULATION

WRB

8"

8"

SAM OVER WRB

VERT. CLIPATTACHMENT

METAL WALL PANEL

AIR SPACE

CONTINUOUS HORIZONTALFURRING, PERFORATED

VERT. CLIP ATTACHMENT

MINERAL WOOL INSULATION

WRB

LAP WRB OVER SAM

LAP SAM OVER METAL FLASHING

22 GA. PRE-FINISHED METALFLASHING W/ DRIP EDGE & CONT.CLEAT-COLOR TO MATCH PANELS

6"

1/2"

1/2"

ALIGN WITHWINDOW HEAD-TYP.

LEVEL 7106' - 6 1/2"

LEVEL 8116' - 2 1/2"

1

A3.1131

A3.21

1

A5.26

2

A5.26

3

A5.26

SEE 'TAPEREDFLASHING' - AXON

1"

20 GA. METAL FLASHINGPRE-FORMEDW/ CLEAT

USE CONCEALED FASTENERS

20 GA. PRE-FINISHED/PRE-FORMED METAL FLASHING-FINISH TO MATCH FINISHOF MWP-1

1'-0"

1/2"

ALIGN TO FACE OF WINDOWFRAME ABOVE & BELOW

MWP-2-SEE ELEVATION FORCOLOR FINISH

MWP-1

METAL FURRING

BEND AND CUT ENDOF MWP-1 PANEL

VERIFY10 1/2"

VERIFY7"

1 1/

2"

1"

EXTERIOR FACE OF WINDOW FRAME

END DAMS1"

1"

DRIP EDGE

WINDOW SILL FLASHING ATTAPERED OPENING

SLOPED SURFACE

E

20 GA. METAL FLASHING-FINISH TO MATCH W-12 PANEL

20 GA. PRE-FINISHED/PRE-FORMEDMETAL FLASHING-ACCENT COLOR

CUT PANEL

ANGLE TO ALIGN WITH WALL BELOW/ABOVEMWP-1

1'-0"

6 8

E

7

D

A5.026

6 8

E

7

D

A5.269

8

E

PROJECT NUMBER

© ANKROM MOISAN ARCHITECTS, INC.

SCALE

SHEET NUMBER

REVISION

117 SOUTH MAIN STREET, SUITE 400SEATTLE, WA 98104T 206.576.1600

6720 SW MACADAM AVENUE, SUITE 100PORTLAND, OR 97219T 503.245.7100

DATE

STRUCTURAL & CIVIL818 STEWART STREET, SUITE 1000SEATTLE, WA 98101T 206.332.1900

DCI ENGINEERS

MECHANICAL / ELECTRICAL / PLUMBING1725 WESTLAKE AVENUE NORTH, SUITE 300SEATTLE, WA 98109T 206.285.7100

RUSHING

LANDSCAPE1101 BANNOCK STREETDENVER, CO 80204T 303.892.1166

NORRIS DESIGN

6/2/

2015

4:1

1:38

PM

As indicated

143480A5.26

DESIGNDEVELOPMENT

SOU

TH L

AKE

UN

ION

HO

TEL

SLU

LO

DG

ING

LLC

1016

REP

UBL

ICAN

STR

EET,

SEA

TTLE

, WA

9810

9

05/07/2015

EXTERIOR DETAILS

REVISION DATE REASON FOR ISSUE

A5.26 | 1/2" = 1'-0"3 EXTERIOR PLAN DETAIL @ L2 & L7

A5.26 | 1/2" = 1'-0"1EXTERIOR PLAN DETAIL AT ANGLED WINDOW BAY - IN BETWEENWINDOWS - L3 - L6

A5.26 | 3" = 1'-0"10 METAL PANEL PROFILES

A5.26 | 1/2" = 1'-0"2 EXTERIOR PLAN DETAIL AT ANGLED WINDOW BAY - L3 - L6

A5.26 | 3" = 1'-0"13METAL PANEL OUTSIDE CORNER -TYPICAL

A5.26 | 3" = 1'-0"12METAL PANEL INSIDE CORNER -TYPICAL

A5.26 | 3" = 1'-0"11METAL PANEL THROUGH-WALLFLASHING

A5.26 | 1/2" = 1'-0"5 ENLARGED ELEVATION OF WINDOW BAYS

A5.26 |6 PARTIAL AXON AT WINDOW BAYS

A5.26 | 3" = 1'-0"14MTL PANEL CORNER DETAIL ATANGLED BAY

A5.26 | 1" = 1'-0"7 TAPERED FLASHING - AXON

A5.26 | 3" = 1'-0"8 DETAIL AT TAPERED JOINT FLASHING

A5.26 | 1/2" = 1'-0"4BEXTERIOR PLAN DETAIL ATCORNER WINDOW BAY - L2 - L7

A5.26 | 1/2" = 1'-0"4AEXTERIOR PLAN DETAIL BELOWCORNER WINDOW - L2-L7

A5.26 | 3" = 1'-0"9 DETAIL AT 70D CORNER

A5.26 | 3" = 1'-0"4 DETAIL - INTERIOR CORNER FLASHING

2 5 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 26: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

M A T E R I A L S & C O L O Rlower level pedestrian orientedbrand PRECEDENTA lobby with high connectivity to the streetscape.

canopy precedentsBlack metal & wood highlight entry area, warm up streetscape.

Thin profiles, no perimeter beam, and cantilevered glass for a feeling of lightness and transparency.

concept precedentHigh visibility of interior functions will increase activity and street life at ground level.

Structural siliconemullions for clean,unobstructed glass.

2 6 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 27: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

P R O P O S A L R E N D E R I N G S

perspective se corner

2 7 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

Page 28: 1016 REPUBLICAN - Seattle.gov Home 1 long term bicycle parking space required for each 20 keys. n 2 short term bicycle .Loading berths shall be provided pursuant to Section 23.54.035,

P R O P O S A L R E N D E R I N G S

perspective republican sw corner perspective boren east facade

Materiality of bay windows and location of color accents is simpler than on the south facade, differentiating between the two streetscapes and recognizing the more complex massing of the Boren facing facade.

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L I G H T I N G C O N C E P T S

topAccentuate materiality & stand out.

light on texture

visible interior

led strip lights and color highlights

pavement lightingcolored glow

bottomAccentuate ground-level interior program & activate the streetscape.

2 9 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

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P R O P O S E D L I G H T I N G P L A N

N

plan SITE lighting

SEATTLE STREET LIGHT

canopy mounted lights

LANDSCAPE ACCENT LIGHTING

LANDSCAPE ACCENT LIGHTING

SOFFIT MOUNTED DOWN LIGHTING

SOFFIT MOUNTED DOWN LIGHTING

IN-GROUND PAVER LIGHTS

DOWN LIGHTS INTEGRATED INTO CANOPY

3 0 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

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BO

RE

N A

VE

NU

E N

OR

TH

URBAN STREETSCAPE - LANDSCAPE PLAN

REPUBLICAN STREET

LANDSCAPE BED, TYP.

(4) BICYCLE RACKS/BIKE PARKING

SIGNATURE BENCH/SEATING

WASTERECEPTICAL

SIGNATURE BENCH/SEATING

ENTRY VESTIBULE

(2) BIKE RACKS/BIKE PARKING

STANDARD PAVING

ENHANCED PAVING TYPE B

ENHANCED PAVING TYPE AENHANCED PAVING TYPE B

IN-GROUND, ILLUMINATED PAVER LIGHTS(AT MAIN ENTRY)

TREE ACCENT LIGHTING, TYP.

LANDSCAPE BED, TYP.

DECIDUOUS SHADE TREE

LIMIT OF CONCRETE/WALK

IMPROVEMENTS

SCALE: 1/4” = 1’-0”

LEVEL 2 GREEN ROOF SCALE: 1/4” = 1’-0”

LEVEL 2 VEGETATED GREEN ROOF(PUBLIC ACCESS RESTRICTED)

24”X24” SQ. PRECAST CONCRETE PAVER-COLOR TYPE A

24”X24” SQ. PRECAST CONCRETE PAVER-COLOR TYPE B

FULL CUT OFF ACCENT LIGHTING

PROPOSED HVAC

LOW-VOLTAGE ACCENT LIGHTING RECESSED IN PAVER

DROUGHT TOLERANT/ORNAMENTAL VEGETATED ROOF

ROOF DECK - LANDSCAPE PLAN SCALE: 1/4” = 1’-0”

GREEN ROOF

GREEN ROOF

GREEN ROOF

GREEN ROOF

STAIR WELL

STAIR WELLSERVICE ACCESS/UTILITY CLOSET

DECOMPOSED GRANITE EDGEPROPOSED CONDENSING

UNITS/HVAC24”X24” SQ. PRECAST CONCRETE

PAVERS FOR SERVICE ACCESS

36”X36” SQ. PRECAST

CONCRETE PAVERS

DECOMPOSED GRANITE EDGE

EMERGENCY EGRESS

ILLUMINATED 32” HT. HANDRAIL W/ PANELS

PHOTOVOLTAIC ARRAYS

42” HT. ILLUMINATED HANDRAIL W/ PANELS

AMENITY AREA “A”

DECOMPOSED GRANITE EDGEHANDRAIL W/ CLEAR PANELING FOR VISIBILITY OF PLANTS

AMENITY AREA “B”

DECORATIVE STRING LIGHT SYSTEM

(4) PLANTER BOXES TO SCREEN HVAC AND DELINEATE USE AREAS

LOW-GROW-FLOWERING ORNAMENTAL TREE

PREFABRICATED TREE PLANTER

42” HT. HANDRAIL W/ PANELS (INSIDE OF PARAPET)

(3) PLANTER BOXES TO SCREEN HVAC AND DELINEATE USE AREAS

ELEVATORS

P R O P O S E D L I G H T I N G F I X T U R E S

FacadeLED Strip lightingaccentuates color accents.

roof terraceDecorative lighting creates a relaxed atmosphere.

Street LevelSoft glow at overhang soffits and benches,in-paving lighting. LEVEL TWO

3 1 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

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Simple letters mounted to the top of the glass canopy. The sign mounted to the glass canopy would appear to float just in front of the solid canopy.

S I G N A G E C O N C E P T S

proposed sign location above corner bay facing boren avenueproposed sign location above entry canopy facing republican street

3 2 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t

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LEVEL 142' - 10"

LEVEL 258' - 2 1/2"

LEVEL 367' - 10 1/2"

LEVEL 477' - 6 1/2"

LEVEL 587' - 2 1/2"

LEVEL 696' - 10 1/2"

LEVEL 7106' - 6 1/2"

LEVEL 8116' - 2 1/2"

ROOF127' - 4 1/2"

LEVEL B131' - 3"

UPPER ROOF 1137' - 4 1/2"

UPPER ROOF 2142' - 4 1/2"

TRASH/LOADINGFOOD +

BEVERAGEWELCOME

LIBRARY + PLUG

IN

FITNESSENGINEERING

UTILITY/MECHANICALTRANSFORMER

VAULT

5' -

0"10

' - 0

"11

' - 2

"9'

- 8"

9' -

8"9'

- 8"

9' -

8"9'

- 8"

9' -

8"15

' - 5

"11

' - 7

"

84' -

7"

KING A KING ADA KING A KING A KING A KING B

PAST PROPERTY LINE2' - 8" EXTENT OF PROJECTION

LEGEND

GUEST ROOM

PUBLIC

BOH

LEVEL 142' - 10"

LEVEL 258' - 2 1/2"

LEVEL 367' - 10 1/2"

LEVEL 477' - 6 1/2"

LEVEL 587' - 2 1/2"

LEVEL 696' - 10 1/2"

LEVEL 7106' - 6 1/2"

LEVEL 8116' - 2 1/2"

ROOF127' - 4 1/2"

LEVEL B131' - 3"

UPPER ROOF 1137' - 4 1/2"

UPPER ROOF 2142' - 4 1/2"

GENERAL MGR SALES MGR

UTILITY/MECHANICAL

HOUSEKEEPING

FOOD +

BEVERAGEKITCHEN STORAGE

5' -

0"10

' - 0

"11

' - 2

"9'

- 8"

9' -

8"9'

- 8"

9' -

8"9'

- 8"

9' -

8"15

' - 5

"11

' - 7

"

84' -

7"

KING A KING A

PAST PROPERTY LINE2' - 10" EXTENT OF PROJECTIONS

BUILDING SECTION A EAST/WEST BUILDING SECTION B NORTH/SOUTH

P R O P O S E D S E C T I O N S

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N

To provide a primary pedestrian entrance only along Republican Street, rather than along both Republican Street and Boren Avenue.

a. general facade requirements1. Primary pedestrian entrance. Each new structure facing a street is required to provide a primary building entrance for pedestrians from the street or a street-oriented courtyard that is no more than 3 feet above or below the sidewalk grade.

CS2-B-2 CONNECTION TO THE STREETdc1-a-1 visibilityPL3-II-II HUMAN ACTIVITY - ACTIVE FACADES

The Republican Street entrance is adjacent to the corner, providing easy access from both streets.

Additional entrances would clutter the east facade and interrupt the landscape setback without enhancing pedestrian access. In order to provide meaningful separation between the two entrances, an additional vestibule and exterior ramp would be required, obstructing useability and visibility of the interior from the streetscape.

smc 23.48.014 street-level development standards

site plan level 1

request how departure meets design guidelines

Proposed Republican Street entrance

Boren Avenue entrance option 2

Boren Avenue entrance option 1

D E P A R T U R E R E Q U E S T

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T H A N K Y O U

3 5 A n k r o m M o i s a n A r c h i t e c t s & S L U L O D G I N G L L C 1 0 1 6 R E P U B L I C A N - d r b r e c o m m e n d a t i o n p a c k e t