THIRD AND BATTERY BUILDING - Seattle

T H I R D A N D B A T T E R Y B U I L D I N G

Recommendation MeetingDecember 11, 2007

Martin Selig Real Estateruffcorn mott hinthorne stine

CONTENTS

1 Development Objectives2 Vicinity Maps3 Existing Conditions and Photo Key4 Streetscape5 Site Photographs6 Site Photographs7 Site Photographs8 Urban Analysis9 Narrative10 Narrative11 Conceptual First Floor Plan12 Conceptual Second Floor Plan13 Conceptual Third Floor Plan14 Conceptual Roof Plan15 Conceptual Landscape Plan16 Wall Section and Canopy Examples

17 View Looking NE 18 West Entry Vignette19 South Facade Vignette20 Alley Vignette21 North Facade Vignette22 Contextual West Elevation23 Contextual South Elevation24 Contextual North Elevation25 3rd Avenue Elevation26 Battery St. Elevation27 Wall St. Elevation28 Alley Elevation29 Enlarged West Elevation30 Enlarged South Elevation31 Enlarged North Elevation32 Enlarged East Elevation

THIRD AND BATTERYDESIGN REVISIONS

MARTIN SELIG REAL ESTATE - ruffcorn mott hinthorne stine

DECEMBER 11, 2007

1

Development Objectives

PROJECT DESCRIPTION

Address: 300 Battery StreetSite dimensions: 240' x 107'-9" (25,860 S.F.)Description:

Three-story commercial office building containing 20,986gross S.F. at the first floor, 24,462 gross S.F. at thesecond floor, 21,107 gross S.F. at the third floor, and2000 gross S.F. at the roof for a total of 68,555 gross S.F.The first floor consists of retail and accessory spaceswhile the top two floors consist of office space.One-and-a-half levels of below-grade parking, with atotal of 68 parking stalls is also provided.

LOCATION

Bordering streets: Property bounded by ThirdAvenue, Battery Street, WallStreet, and an alley.

Lot area: 25,860 S.F.Legal description: Lots 1 through 4 in block

35 of plat of the secondaddition to tha part of the City of Seattle as laid off byA.A. Denny and W.N. Bell (Commonly known as Bell andDenny's Second Addition to the City of Seattle),according to the plat thereof recorded in Volume ofPlats, page 77 records of King County, Washington;except the southwesterly 12.00 feet thereof taken forstreet purposes in King County Superior Court case no.52280, pursuant to ordinance No.13776 of said county.

ZONING INFORMATION

DOWNTOWN ZONESFire Zone: DowntownZoning Map: 108Base Zone: DMR/R 125/65Permitted Uses: Office and retail permitted

outrightStreet-Level Uses: Required on Class I Pedestrian

Streets. 75% of the streetfrontage must be in street leveluse.

Overhead WeatherProtection: Required on all street

frontage.Street classifications: Third Avenue - Class I

Pedestrian StreetBell Street - Class IIPedestrian StreetWall Street - Class IIPedestrian Street

DOWNTOWN MIXED RESIDENTIAL ZONEStructure height: 125'F.A.R. Base - 1; Maxiumum - 2Property Line Façades: Third AvenueMinimum FaçadeHeights: 35' where property line

façades are required, 25'elsewhere

Upper Level Setbacks: Required above 35'Façade Transparency: 60% on Class I Pedestrian

Street30% on Class II PedestrianStreet

SEATTLE CENTER

ELLIOTT BAY

BELLTOWN

Mercer St.

Denny WayVi

ne S

t.W

all S

t.Ba

ttery

St.

Bell S

t.

99

Fourth Ave.

Third Ave.

Fifth

Second Ave.

T



DECEMBER 11, 2007

2

CLASS I PED. ST.

CLASS I PED. ST.

CLA

SS II

PED

. ST.

CLA

SS II

PED

. ST.

DMR/R 125/65

DMR/R 240/65

DMR/C 240/125

DMR/R 85/65

DMC 240/125DMR/R 125/65

AERIAL PHOTOGRAPH VICINITY MAP

Win

der

mer

e Bat

tery

Str

eet

Tunn

elSITE

CentennialTower

DevonshireApts.

FountainCourt Apts.

Fifth and Bell Building

Fire StationNo. 2 Seattle

Micro

AdamsApts.

TrianonBuilding US Bank

LexingtonConcordApts.

MarvinGardensInn

2312 ThirdAve. Condos

Park

ing

FlemingApts.

FOURTH AVE.

THIRD AVE.

WA

LL S

T.

BA

TTER

Y ST

.

DOWNTOWN

LAK

E U

NIO

NSEATTLE CENTER

ELLI

OT

BA

Y

SITE

North

Vicinity Maps



DECEMBER 11, 2007

3

(+11

0.0

)

(+11

2.0

)

(+11

4.0

)

(+116.0)

THIRD AVE.Class I Pedestrian Street

WA

LL S

T.C

lass

II P

edes

tria

n St

reet

BA

TTER

Y ST

.C

lass

II P

edes

tria

n St

reet

ALLEY

3 4 5

6

8

9

213,14

12

EXISTING 1-STORYCONCRETE FRAMEBUILDING

EXISTING PARKINGLOT, 63 STALLS

MULTI-FAMILYMIXED USE

OFFICES

OFFICE

PARKING

BANKPARKINGMIXED USE

MULTI-FAMILYMIXED USE

OFFICES

1

7

10

11

property line

pro

per

ty li

ne

pro

per

ty li

ne

property line

240'-0"

105

'-9"

Existing Conditions and Photo Key



DECEMBER 11, 2007

4

Streetscape

Third Avenue, looking west

Third Avenue, looking east (project site)



DECEMBER 11, 2007

5

AXONOMETRIC PHOTOGRAPH

SITE1 (project site left foreground)

2 (project site right foreground)

Site Photographs



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3 4 5

6 7 8

Site Photographs



DECEMBER 11, 2007

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Site Photographs

9 10 11

12 13 14



DECEMBER 11, 2007

8

GARAGE ACCESS FROM ALLEYas req'd by Land Use Code

Property Line

THIRD AVE.Class I Pedestrian Street

WA

LL S

T.C

lass

II P

edes

tria

n St

reet

MAIN ENTRY

2' ALLEY WIDENINGas req'd by Land Use Code

60% MIN. FACADE TRANSPARENCYas required on Class I pedestrian street

Existing street trees

Overheadweather protection

30% MIN. FACADE TRANSPARENCYas required on Class II pedestrian street

30% MIN. FACADE TRANSPARENCYas required on Class II pedestrian street

OFFICE LEASE SPACE

BA

TTER

Y ST

.C

lass

II P

edes

tria

n St

reet

LOBBYREQUIRED STREET-LEVEL USES

per Seattle Land Use CodeREQUIRED STREET-LEVEL USES

per Seattle Land Use Code

SCREENED LOADING ACCESS FROM ALLEYas requiredONE- WAY ALLEY

EDGE OF BATTERY STREET TUNNEL BELOWNo existing street trees along Battery

Urban Analysis

Property Line



DECEMBER 11, 2007

9

How does the design of 2400 Third Av-enue respond to the Belltown Context?

The following narrative addresses the comments re-ceived from the Design Review Board at our Early De-sign Guidance meeting on 13 February 2007, as well as the comments received in our Correction Notice from DPD dated 29 October 2007. References to the priori-tized Design Guildlines are noted throughout the narrative.

2400 Third Avenue is a proposed commercial offi ce and retail building located on Third Avenue between Wall and Battery Street in the geographic heart of Bell-town – Downtown Seattle’s northern neighborhood.

Belltown is an eclectic and diverse neighborhood with a rich ar-chitectural context expressed in an array of architectural forms, scales and styles. Recently, the neighborhood has experienced the construction of many highrise residential towers but with few exceptions, the immediate context surrounding the proposed project is dominated by low scale commercial offi ce and resi-dential buildings expressed in a variety of architectural styles.

B-1 The low horizontal architectural form and modern exte-rior expression of 2400 Third Avenue seeks to mediate and es-tablish a sympathetic transition between the scale and design of the recently constructed taller bulky towers and the smaller lower buildings that have existed in this neighborhood for many years. The proposed three story building covering a half block is similar in scale to many surrounding historic and iconic buildings in Belltown yet the modern design expresses current building systems and the values of today’s building tenants.

The architectural form of the proposed building is comprised of two / two story interlocking masses that acknowledge the scale of the neighborhood. The upper volume is expressed as a crys-talline transparent structure resting on a lower masonry / stone base. The upper form cantilevers to the west over a portion of the sidewalk along Third Avenue establishing a base for the build-ing and a strong relationship to this Class I Pedestrian Street.

C-1 The overhang provides a covered exterior space and human scale architecture for sidewalk retail activities. The north and south elevations of the masonry base of the build-ing step down to two stories in height creating outdoor ter-races for the third fl oor occupants and forming a strong re-lationship to the adjacent residential building to the north.

C-1, D-1 Meeting at the corners of the site, the build-ing’s two interlocking masses are setback from the street intersection to increase the available open space at the corner. The upper building mass is expressed as a tall clear glass corner creating an iconic architectural feature.

C-2 The exterior architectural expression of 2400 Third Av-enue is designed to be human scaled, fresh, and contempo-rary utilizing cladding materials with a sense of permanence and familiar to the neighborhood. The proposed design takes visual cues from other modern, contemporary and in-ternational style buildings in the neighborhood. The pro-posed design for the 2400 Third Avenue Building has much in common with the architectural expressions found in build-ings such as the Top Pot Donut on Fifth Avenue, the Banner Building on Western Avenue and the Group Health (former PI Building) on Wall Street. The base of the building front-ing the public streets is clad in a small scale (18” x 48”) dark granite plank with a textured fi nish and stainless steel accents. Large clear glass windows framed by stone walls provide rich architectural detail, visual interest and a high degree of vis-ibility into the retail located along the sidewalks on all streets.

C-2 Cantilevered door frames and window frames of polished stainless steel give the retail and build-ing entrances a scale consistent with adjacent store-front developments and a crisp modern appearance.

B-4, C-2 The west façade of the upper mass features fl oor to ceiling glass to expose the interior of the build-ing to the street below. The façade is modulated verti-cally and horizontally with strips of a contrasting glass color, projecting mullions and horizontal sunshades.



DECEMBER 11, 2007

10

C-6, D-5, E-3 The alley façade is conceived as another public face and is designed and detailed utilizing similar fi nish materials. The lower two fl oors of this elevation are clad in a dark brick with large windows concentrated at the building corners adjacent to the side-walks of the fl anking streets. The required building services such as the loading dock, dumpsters and below grade parking are located in the center of the block and hidden from view by overhead roll-up doors recessed into niches in the brick walls. The required garage exhaust louvers are also located on the sidewalls of this niche. The metal framed doors have an infi ll of translucent glass and are back-lit at night, creating the appearance of large lanterns and provid-ing a level of illumination for pedestrians using the alley at night.

B-4 Additional architectural detail will be provided to further recall details presently existing on other buildings in the Belltown Neighborhood. A projecting cornice is planned at the roof level of the building along Third Avenue. This detail is a modern inter-pretation of the traditional cornices that exist on many of the resi-dential buildings in the neighborhood and when lit from below will create a memorable building feature visible along Third Avenue.

C-1, C-2 The street level development at 2400 Third Avenue is designed to engage the neighborhood pedestrians by continu-ing the development of adjacent blocks to the north and south. The retail frontage is intended to express the scale of small shops and allows for fl exibility in locating shop entrances. The recessed shop fronts create variety in the building façade and establish a protected zone for exterior seating and display. This sidewalk zone will be further defi ned and distinguished from the remain-der of the sidewalk by utilizing a colored and textured concrete.

B-4, C-5, D-4, D-5 Continuous overhead weather pro-tection of glass canopies with integrated signage and light-ing will be provided along Third Avenue, Wall and Bat-tery Streets to enhance pedestrian comfort and safety.

B-4, C-2, C-4, C-5, D-4, D-5 An enhanced and taller canopy is provided at the building lobby and main entrance to maximize visibility into the lobby as well as modulate the canopy over the length of the building façade. Also, the sidewalk canopy on Wall Street is lower and closer to the sidewalk to create a more inti-mate pedestrian scale along this predominately residential street. The canopy is designed to drain back to the build and into inter-

nal downspouts to minimize water spill on the public sidewalks.

C-1, D-1, D-2, D-3, D-6 To further enhance the pedestrian ex-perience and to build on Belltown’s tradition of distinctive land-scape elements, extensive planting areas with street trees are planned along Third Avenue and Wall Street. Abundant plant-ing is also planned along the widened Battery Street sidewalk but because of the tunnel below the sidewalk, the planting will be provided in raised planters. The raised planters will also pro-vide a sense of separation from the fast moving automobiles on Battery Street. Public artwork or seating benches will also be provided within the landscaped areas along Third Avenue.

B-4, D-1, D-2 Finally, the roof of 2400 Third Avenue will be developed with planting and seating areas to provide an outdoor open space available to the building occupants. The artful and graphic planting design surrounds the elliptically shaped mechanical penthouse and creates an exciting visu-al counterpoint when viewed from the taller adjacent buildings.



DECEMBER 11, 2007

11

Conceptual First Floor Plan

DNUP

UP

DN

2

2

3

3

4

4

5

5

6

6

7

7

8

8

9

9

A A

D D

E E

2A3.02

VAN

LOBBY

JAN

STREET LEVEL USE

ELECT.

ALL SITE TREESEXISTING

EL. 110' - 0"

(E)114

'-0"

(E)114

'-6"

(E)115

'-0"

(E)114

'-6"

(E)114

'-0"

(E)113

'-6"

(E)113

'-0"

(E)112

'-6"

(E)112

'-0"

(E)111'-6

"

(E)111'-0

"

(E)110

'-9"

(E)110

'-0"

(E)109'-6

"

(E)109'-0

"

(E)109'-0

"

(E)109'-6

"(E

)110

'-0"

(E)111'-0

"

(E)111'-6

"

(E)112

'-0"

(E)112

'-6"

(E)113

'-0"

(E)113

'-6"

NEWSIDEWALKWIDENING.MATCH (E)SIDEWALKTO THEEAST.

LINE OFBUILDING ABOVE

A3.01

1

A3.01

2

A3.01

4

A3.01

3

11' - 6" 30' - 0" 60' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 11' - 6"

(E) PLANTER,TYP.

(E) PARKINGMETER,TYP.

(E) RAMP DOWN TO PARKING GARAGE

(E) PLANTING

(E) PLANTING

(E) PLANTING (E) PLANTING

(E) PLANTING

(E) DRIVE-THRUBANK SERVICE

RAM

P U

(E) PARKING STALL (E) PARKING STALL

LINE OF(E)SIDEWALK

(E) ALLEYENTRANCE

(E) LOADINGSTALLS

(E) TUNNELEXHAUSTGRATE, TYP.

(E) CURB RAMPTO REMAIN

NEW CURB RAMP

NEW CURBRAMP

OVERHEAD SECTIONAL DOORS

8' -

0"

EDGE OF CANOPY ABOVE

EDGE OFCANOPYABOVE

EDGE OFCANOPYABOVE

10

10

FF

B B

38' -

10

1/2

"22' -

4"

1

1

3' - 7"

2' -

6"

35' -

6"

EL. 111' - 0"

EL. 112' - 0"

MENWOMEN

3A3.02

R 10

' - 0"

EL. 112' - 0"

STREET LEVEL USE

EL. 113' - 6"

EL. 111' - 0"

14'-0" CLEAR HEIGHT

5A3.10

C C

RAM

PD

OW

N

BIC

YCLE

MECHANICAL

ELECTRICALLOADING

RECYCLE

TR

ASH

Third Avenue

Bat

tery

Wal

l

Alley



DECEMBER 11, 2007

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Conceptual Second Floor Plan

UP

UP

DN

DN

2

2

3

3

4

4

5

5

6

6

7

7

8

8

9

9

A A

D D

E E

2A3.02

MEN

ELEC.

WOMEN

A3.01

1

A3.01

2

A3.01

4

A3.01

3MECH

FUTURE T.I. CORRIDOR

10

10

F

F

B B

CANOPYBELOW

CANOPY BELOW

CANOPY BELOW

11' - 6" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 11' - 6"

38' -

10

1/2

"22' -

4"

1

1

35' -

6"

2' -

6"

MECH

JAN.

3A3.02

FAR DIMENSION

8' - 0"

5A3.10

C C

Room

Third Avenue

Bat

tery

Wal

l

Alley



DECEMBER 11, 2007

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Conceptual Third Floor Plan

DN

DNUP

2

2

3

3

4

4

5

5

6

6

7

7

8

8

9

9

A A

D D

E E

2A3.02

A3.01

1

A3.01

2

A3.01

4

A3.01

3

1A3.10

10

10

F

F

B

B

MECHMEN

WOMEN

JAN

ELEVATORLOBBY

FUTURE T.I. CORRIDOR

CANOPYBELOW

CANOPY BELOW

11' - 6" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 11' - 6"38' -

10

1/2

"22' -

4"

1

1

SUNSHADES ABOVE

2' -

6"

35' -

6"

MECH

3A3.02

ROOFROOF

SUNSHADES BELOW

SUNSHADES ABOVE

CANOPY ABOVE

FAR DIMENSION

5A3.10

C C

Third Avenue

Bat

tery

Wal

l

Alley



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Conceptual Roof Plan

DN

2

2

3

3

4

4

5

5

6

6

7

7

8

8

9

9

A A

D D

E E

2A3.02

10

10

F

B B

1

1

11' - 6" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 11' - 6"

38' -

10

1/2

"22' -

4"

35' -

6"

2' -

6"

ELEVATORMACHINEROOM

SUNSHADES BELOW

3A3.02

COOLING TOWERS

155' - 0"

155' - 0"

SUNSHADESBELOW

ROOFBELOW

CANOPY BELOW

SUNSHADES BELOW

ROOFBELOW

5A3.10

C C

PATIO

MECHANICAL

PLANTING AREASEE LANSCAPE PLAN

ROOF MATERIAL

Third Avenue

Bat

tery

Wal

lAlley



DECEMBER 11, 2007

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Conceptual Landscape Plan

2’ Radius, 2’-6” Height

3’ Square, 1’-6” Height

SCULPTURAL STONE BENCHSCULPTURAL STONE BENCH

PATIO

MECHANICAL ROOF

ROOF BELOW

RAISED PLANTING

BEDS

RAISED PLANTING

BEDS



DECEMBER 11, 2007

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Wall Section and Canopy Examples

Canopy Illumination (LED)

Pedestrian Illumination



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View Looking North-East



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West Entry Vignette



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South Facade Vignette



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Alley Vignette



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North Facade Vignette



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Contextual West Elevation



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Contextual South Elevation



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Contextual North Elevation



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3rd Ave. Elevation



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Battery St. Elevation



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Wall St. Elevation



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Alley Elevation

Electrical Bike / Trash / Van Loading Garage Access

Garage Exhaust Vents (In wall of niche)

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Documents

THIRD AND BATTERY BUILDING - Seattle