november 30, 2012 - City of Seattle

SEATTLE ARENA

NOVEMBER 30, 2012

EARLY DESIGN GUIDANCE foundations of place Design Guidelines design options

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INTRODUCTION This document is the second in a series of City of Seattle Early Design Guidance (EDG) submittals made in reference to a proposed arena to be located within the “Stadium District”. Building upon the analysis and synthesis established in the first EDG submittal, the general intent of this document is to set the Guiding Principles for the project, respond to established Design Guidelines, and investigate architectural design options. The project vision is to create an arena that reinforces linkages to downtown and invigorates its surroundings by reinforcing the existing city fabric and providing a destination, gathering place, and becoming a vital contributor to Seattle’s vibrant culture.

TABLE OF CONTENTS 4

FOUNDATIONS OF THE PLAN GUIDING PRINCIPLES SITE LOCATION EXISTING SITE CONDITIONS 9 BLOCK CONTEXT STREET ELEVATIONS CITY CONTEXT ZONING EXISTING USE ACCESS TOPOGRAPHY TREE SURVEY SOLAR OPPORTUNITIES VIEW OPPORTUNITIES SITE OPPORTUNITIES

32 DESIGN GUIDELINES

DESIGN GUIDELINES SIZE AND FORM OPEN SPACE ZONES DEFINING PLACE / PEDESTRIAN COMFORT

44 DESIGN OPTIONS

OPTION 1: PROS AND CONS DETAILED VIEWS CONTEXT AERIAL VIEWS GROUND LEVEL COMPOSITE PLAN AT STREET EDGE STREET VIEWS OPTION 2: PROS AND CONS DETAILED VIEWS CONTEXT AERIAL VIEWS GROUND LEVEL COMPOSITE PLAN AT STREET EDGE STREET VIEWS PREFERRED OPTION: PROS AND CONS DETAILED VIEWS CONTEXT AERIAL VIEWS GROUND LEVEL COMPOSITE PLAN AT STREET EDGE STREET VIEWS MATERIALITY: ENTRY PLAZA FIRST AVENUE FACADE

72 ADDENDUM

SEATTLE ARENA november 30, 2012 © 2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED 360 Architecture, Inc. shall be deemed the author and owner of this document, and shall retain all common law, statutory and other reserved rights, including copyrights. Submission or distribution of this document pursuant to WSA Properties III, L.L.C. is not to be construed as publication in derogation of the reserved rights of 360 Architecture, Inc. In the event WSA Properties III, L.L.C. uses this document without the express prior written consent of 360 Architecture, Inc., WSA Properties III, L.L.C. releases 360 Architecture, Inc. from all claims and causes of action arising from such uses

2



3

foundations of the plan

GUIDING PRINCIPLES CONNECTIONS

Physically, visually and inspirationally connect the Stadium Transition Zone to the City and surrounding natural environment.

MOBILITY

Promote mobility connections from the existing transportation infrastructure.

PUBLIC SPACES

Extend the fan experience by continuing the Occidental Promenade and terminating it in a vibrant new public open space for the district.

CULTURE & SPACE

Inform the design of the site from historical cues that contribute to Seattle’s history and culture and embrace the future.

ENLIVEN THE STREET

Reinforce the strong north/south activity corridor along First Avenue by locating program spaces that support and enliven the pedestrian experience, creating a district gateway and arrival node at First Avenue and Holgate, and a primary new entry node at First Avenue and Massachusetts

LANDMARK + CONTEXT

Design a building and site that enhances the contextual urban fabric and creates a landmark building for Seattle.

SEATTLE ARENA november 30, 2012

5 guiding principles

© 2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED 360 Architecture, Inc. shall be deemed the author and owner of this document, and shall retain all common law, statutory and other reserved rights, including copyrights. Submission or distribution of this document pursuant to WSA Properties III, L.L.C. is not to be construed as publication in derogation of the reserved rights of 360 Architecture, Inc. In the event WSA Properties III, L.L.C. uses this document without the express prior written consent of 360 Architecture, Inc., WSA Properties III, L.L.C. releases 360 Architecture, Inc. from all claims and causes of action arising from such uses

DOWNTOWN

SS E R

P

0

CENTURY LINK FIELD

I-9

3R

DA VE

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UT AH

EX

SAFECO FIELD

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AV E

.

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E TIN

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M AR G D

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UCT IAD AY V NW

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6TH

ESS

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.

OC

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DE

NT AL

AV E

.


6 SITE LOCATION

A

B

A

B C

ARENA BLOCK 275,000 SF

E


F

D

C

D

E

F 7 EXISTING SITE CONDITIONS


A

B

C

C B

A


E G

D

H

F

I

D

F


E

G

H

I 8 9 bLOCK CONTEXT


A


A B

B


9 STREET ELEVATIONS: FIRST aVE


A

B

B

D


A

C

C


D 10 STREET ELEVATIONS: HOLGATE & Massachusetts


A

A B


B


11 STREET ELEVATIONS: RAILWAY



12 city context: SODO



13 city context: pioneer square



14 city context: contemporary seattle architecture


S. Holgate St.

S. Massachusetts St.

S. Dearborn St.

S. Lane St.

S. Weller St.

Hing Hay Park S. King St.

S. Jackson St.

Atlantic Base

S. Main St.

Yesler Way

8th Ave. S.

I-90

Kobe Terrace + Danny Woo Gardens

S. Washington St.

I-5

Union Station

6th Ave. S.

SODO Busway Ryerson Base

4th Ave. S.

2n

.E

sio

. nS

2nd Ave. S.

CenturyLink Field

.

Smith Tower

d

e Av

n xte

Occidental Ave. S.

Safeco Field

Edgar Martinez Dr. S.

3rd Ave. S.

4th Ave. S.

S. Royal Brougham Way

City Hall Park

King Street Station

3rd Ave. S.

BNSF Yard

Occidental Park Occidental Ave. S. 1st Ave. S. 1st Ave. S.

LEGEND STADIUM TRANSITION AREA OVERLAY

Utah Ave. S. S. Atlantic St.

Pioneer Place

Alaskan Way

ARENA SITE DOWNTOWN HARBORFRONT DOWNTOWN MIXED BNSF SIG Yard

INDUSTRIAL COMMECIAL INDUSTRIAL GENERAL 1 + 2 PIONEER SQUARE MIXED

Terminal 46

INTERNATIONAL DISTRICT LOWRISE MAJOR INSTITUTION Alaskan Way

NOTE: Terminal 30

PROJECT SITE ADJOINING BLOCKS HAVE 85’ HEIGHT LIMIT

0

250

500

1000

SEATTLE SEATTLEARENA ARENA NOVEMBER 30, 2012 november 30, 2012 © 2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED © 2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED 360 Architecture, Inc. shall be deemed the author and owner this document, and shall all common law, statutory and other reserved including copyrights. Submission or distribution this document pursuant to Properties WSA Properties III, L.L.C. be construed as 360 Architecture, Inc. shall be deemed the author and owner of thisofdocument, and shall retainretain all common law, statutory and other reserved rights,rights, including copyrights. Submission or distribution of thisofdocument pursuant to WSA III, L.L.C. is not istonot be to construed as publication in publication of the of reserved rights of 360 the event III, WSA Properties III, document L.L.C. useswithout this document without express prior of written consent of 360 Architecture, Inc., III, WSA Properties III, 360 L.L.C. releases 360 Inc. and fromcauses all claims and causes derogation of in thederogation reserved rights 360 Architecture, Inc.Architecture, In the event Inc. WSAInProperties L.L.C. uses this the express priorthe written consent 360 Architecture, Inc., WSA Properties L.L.C. releases Architecture, Inc.Architecture, from all claims of action arising of from such uses action arising from such uses

North

15 zoning ZONING

S. Holgate St.


S. Dearborn St.

S. Lane St.

S. Weller St.


S. Jackson St.

Atlantic Base

S. Main St.

Yesler Way

8th Ave. S.

I-90


S. Washington St.

I-5

Union Station

6th Ave. S.


4th Ave. S.

v dA 2n

E

sio

. nS

CenturyLink Field

2nd Ave. S.

.

Smith Tower

e.

n xte

Occidental Ave. S. Occidental Park

3rd Ave. S.

BNSF Yard

5 m in n ute Occidental Ave. S.

1st Ave. S. 1st Ave. S.


Pioneer Place

15 m inute

Safeco Field

Edgar Martinez Dr. Dr S.

3rd Ave. S.

4th Ave. S.


City Hall Park

King Street Station

Alaskan Way

Starbucks HQ

LEGEND

BNSF SIG Yard

WALKING DISTANCE STADIUM TRANSITION AREA OVERLAY ARENA SITE

Terminal 46

COMMERCIAL STADIUM MIXED USE Alaskan Way

PARKING INDUSTRIAL PUBLIC/INSTITUTIONAL

Terminal 30

0

250

500

SEATTLE SEATTLEARENA ARENA NOVEMBER 30, 2012 november 30, 2012 © 2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED © 2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED 360 Architecture, Inc. shall be deemed the author and owner this document, and shall all common law, statutory and other reserved including copyrights. Submission or distribution this document pursuant to WSAname Properties III,not L.L.C. not to be construed as in 360 Architecture, Inc. shall be deemed the author and owner of thisofdocument, and shall retainretain all common law, statutory and other reserved rights,rights, including copyrights. Submission or distribution of thisofdocument pursuant to [Owner¹s here] is to beisconstrued as publication publication of the of reserved rights of 360 In thename eventhere] WSA uses Properties III, L.L.C.without uses this without the express written consentInc., of 360 Architecture, WSA360 Properties III, L.L.C. 360 Architecture, from all claims andsuch causes of derogation of in thederogation reserved rights 360 Architecture, Inc.Architecture, In the event Inc. [Owner’s this document thedocument express prior written consentprior of 360 Architecture, [Owner’s name] Inc., releases Architecture, Inc. releases from all claims and causesInc. of action arising from uses action arising from such uses

1000

North

16 existing use EXISTING USE

I-90

8th Ave. S.

S. Holgate St.


S. Dearborn St.

S. Lane St.

S. Weller St.


S. Jackson St.

Atlantic Base

S. Main St.

Yesler Way

I-5

S. Washington St.


Union Station

6th Ave. S.


4th Ave. S.

2n

.E

sio

. nS

CenturyLink Field

2nd Ave. S.

.

Occidental Ave. S. Occidental Park Pioneer Place

15 m inute

Safeco Field

3rd Ave. S.

BNSF Yard

5 m in n nute Occidental Ave. S.


Utah Ave. S.

99

SR

S. Atlantic St.

Smith Tower

d

e Av

n xte


3rd Ave. S.

4th Ave. S.


City Hall Park

King Street Station

Starbucks HQ

LEGEND INTERSTATE/ STATE ROUTE ACCESS

BNSF SIG Yard

MAJOR TRUCK ROUTES TUNNEL

Terminal 46

FREIGHT RAIL LINES FREIGHT AND RAIL YARDS PARKING LOTS + GARAGES

Alaskan Way S.

WALKING DISTANCE ARENA SITE Terminal 30

0

SEATTLE SEATTLEARENA ARENA NOVEMBER 30, 2012 november 30, 2012

250

500

1000

North

17 Access: ACCESS: FREIGHT, RAIL, AND VEHICLES Freight, rail, and vehicular

© 2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED © 2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED 360 Architecture, Inc. shall be deemed the author and owner this document, and shall all common law, statutory and other reserved including copyrights. Submission or distribution this document pursuant to Properties WSA Properties III, L.L.C. be construed as 360 Architecture, Inc. shall be deemed the author and owner of thisofdocument, and shall retainretain all common law, statutory and other reserved rights,rights, including copyrights. Submission or distribution of thisofdocument pursuant to WSA III, L.L.C. is not istonot be to construed as publication in publication of the of reserved rights of 360 the event III, WSA Properties III, document L.L.C. useswithout this document without express prior of written consent of 360 Architecture, Inc., III, WSA Properties III, 360 L.L.C. releases 360 Inc. and fromcauses all claims and causes derogation of in thederogation reserved rights 360 Architecture, Inc.Architecture, In the event Inc. WSAInProperties L.L.C. uses this the express priorthe written consent 360 Architecture, Inc., WSA Properties L.L.C. releases Architecture, Inc.Architecture, from all claims of action arising of from such uses action arising from such uses

I-90

8th Ave. S.

S. Holgate St.


S. Dearborn St.

S. Lane St.

S. Weller St.


S. Jackson St.

Atlantic Base

S. Main St.

Yesler Way

I-5

S. Washington St.


Union Station

6th Ave. S.


4th Ave. S.

2n

.E

sio

. nS

CenturyLink Field

2nd Ave. S.

.


15 m inute

Safeco Field

3rd Ave. S.

BNSF Yard



Utah Ave. S.

99

SR

S. Atlantic St.

Smith Tower

d

e Av

n xte


3rd Ave. S.

4th Ave. S.


City Hall Park

King Street Station

LEGEND LINK LIGHT RAIL Starbucks HQ FUTURE LIGHT RAIL EAST LINK

SOUND TRANSIT STATION BNSF SIG Yard

SOUNDER COMMUTER RAIL TRAIN STATION FIRST HILL STREET CAR

Terminal 46

BUS ROUTES BUS/STREETCAR STOP INTERSTATE/ STATE ROUTE ACCESS

Alaskan Way S S..

WALKING DISTANCE ARENA SITE Terminal 30

0


250

500

1000

North

18 Access: ACCESS: TRANSIT RAIL, STREETCAR, AND BUS Transit rail, streetcar, and bus


I-90

8th Ave. S.

S. Holgate St.


S. Dearborn St.

S. Lane St.

S. Weller St.


S. Jackson St.

Atlantic Base

S. Main St.

Yesler Way

I-5

S. Washington St.


Union Station

6th Ave. S.


4th Ave. S.

2n

.E

sio

. nS

CenturyLink Field

2nd Ave. S.

.


15 m inute

Safeco Field

3rd Ave. S.

BNSF Yard



Utah Ave. S.

99

SR

S. Atlantic St.

Smith Tower

d

e Av

n xte


3rd Ave. S.

4th Ave. S.


City Hall Park

King Street Station

LEGEND

MAJOR PEDESTRIAN CORRIDORS BIKE ROUTES TRAILS AND IN STREET PATH

Starbucks HQ

SOUND TRANSIT STATION

BNSF SIG Yard

TRAIN STATION BUS/STREETCAR STOP PROPOSED PEDESTRIAN ONLY STREET BEFORE AND AFTER EVENTS

Terminal 46

INTERSTATE/ STATE ROUTE ACCESS Alaskan Way S S..

BUS ROUTES WALKING DISTANCE ARENA SITE

Terminal 30

0


250

500

1000

North

19 ACCESS: PEDESTRIAN AND Access: BICYCLE Pedestrian and Bicycle


+ HP 20 LEGEND STADIUM TRANSITION AREA OVERLAY ARENA SITE BUILDING OUTLINE

19

WATERSHED

BNSF YARD

WATER FLOW DIRECTION

18

CONTOUR LINE

+17.4

SLOPE DIRECTION

+18 18

6% 1.

6%

0.

17

0.9%

+LP 16

+ LP 16.5 OCCIDENTAL AVE AVE. S.

OCCIDENTAL AVE. S.

2%

16

17

18

+HP 18

S. HOLGATE ST.

S. MASSACHUSETTS ST.

0.8%

18

+HP 18

+16.8 1.5%

+18 8 18

+HP 18 1ST AVE. S.

17 16

+LP 15.8


0

40

80

160

North

20 Topography TOPOGRAPHY


1 MAPLE, 4” DBH

LEGEND STADIUM TRANSITION AREA OVERLAY ARENA SITE

10 CEDARS, 9-10” DBH

BUILDING OUTLINE DECIDUOUS TREE

BNSF YARD

5 MAPLES, 10-11” DBH

CONIFEROUS TREE

NOTES

9 LONDON PLANES 7-12” DBH

2 MAPLES, 7” DBH

2 CEDARS, 15” DBH

3 PINES, 14” DBH

5 PLUMS, 9” DBH

1 MAPLE, 9” DBH


OCCIDENTAL AVE. S.

1.

NO EXCEPTIONAL TREES EXIST ON SITE.

2.

CITY ARBORIST HAS REQUESTED REMOVAL OF LOCUSTS ON S. HOLGATE ST.

3.

LONDON PLANES TREES ON 1ST AVE. S. HAVE BEEN PRUNED, REMOVING CENTRAL LEADER TO FIT UNDER POWER LINES.

OCCIDENTAL AVE. S.

4 HORNBEAMS, 4” DBH 6 HORNBEAMS, 3-6” DBH

4 LOCUSTS, 8-11” DBH

2 MULTISTEM CRABAPPLES

S. HOLGATE ST.



4 SNOWBELL, 2” DBH

3 LONDON PLANES, 13” DBH

4 PEARS, 7” DBH

2 OAKS, 15” DBH

2 MAPLES, 5-7” DBH 1ST AVE. S.

4 PEARS, 7-10” DBH

0


40

80

3 OAKS, 7” DBH

160

North

21 Tree survey TREE SURVEY


LEGEND STADIUM TRANSITION AREA OVERLAY ARENA SITE BUILDING OUTLINE SUN: ALL YEAR-9:00AM - 5:00PM

BNSF YARD

SUN: ALL YEAR-NOON - 5:00PM SUN: SUMMER -9:00AM - 5:00PM NOTE : AREAS OF SUN ASSUME BUILDING HEIGHT BETWEEN 100’-160’

S. HOLGATE ST.

OCCIDENTAL AVE. S.


OCCIDENTAL AVE. S.

1ST AVE. S.

0


40

80

160

North

22 Solar Opportunities SOLAR OPPORTUNITIES


LEGEND ARENA SITE

FIRST HILL / SODO / BEACON HILL / MOUNT RAINIER

BUILDING OUTLINE CORRIDOR VIEWS EXPANSIVE VIEWS

BNSF YARD

NOTE: ABOVE 85’,VIEW OPPORTUNITY IS 360 DEGREES

SAFECO FIELD/ OCCIDENTAL AVE S.

CRANES/ WEST SEATTLE/ PORT OF SEATTLE

S. HOLGATE ST.

OCCIDENTAL AVE. S.


OCCIDENTAL AVE. S.

RAIL YARDS/ PORT OF SEATTLE/ WEST SEATTLE

0


1ST AVE. S.

40

80

160

North

23 view Opportunities: from site VIEW OPPORTUNITIESaway FROM THE SITE


LEGEND ARENA SITE

BEACON HILL / I-5

BUILDING OUTLINE CORRIDOR VIEWS EXPANSIVE VIEWS

BNSF YARD

S. HOLGATE ST. EAST APPROACH

NOTE: ABOVE 85’,VIEW OPPORTUNITY IS 360 DEGREES

SAFECO FIELD / OCCIDENTAL AVE. S.

1ST AVE. S. NORTH APPROACH 1ST AVE. S. SOUTH APPROACH

S. HOLGATE ST.

OCCIDENTAL AVE. S.


OCCIDENTAL AVE. S.

1ST AVE. S.

0


40

80

160

North

24 view Opportunities: site VIEW OPPORTUNITIEStoward TO THE SITE


Holgate St

Edgar Martinez Dr

Occidental Ave

Massachusetts St

1st Ave

Utah Ave


25 site opportunities: PROJECT SITE


Potentional Access Alternative

Holgate St

Edgar Martinez Dr

Service

Occidental Ave

Massachusetts St

1st Ave

Utah Ave


26 site opportunities: SERVICE


Holgate St

Edgar Martinez Dr

Occidental Ave

Massachusetts St

1st Ave

Utah Ave


27 site opportunities: PEDESTRIAN


Holgate St

Edgar Martinez Dr

Occidental Ave

Massachusetts St

1st A Ave

Utah Ave


28 site opportunities: OPEN SPACE


Holgate St

Edgar Martinez Dr

Potentional Access Alternative

Occidental Ave

Massachusetts St

1st Ave

Utah Ave


29 site opportunities: VEHICULAR


District Gateway

Occidental Ave

Holgate St

Edgar Martinez Dr

Major Entry Node

Minor Entry Node

1st Ave

Massachusetts St

District Gateway

Utah Ave


30 site opportunities: primary user ENTRY


Holgate St

398’

Edgar Martinez Dr

710’

Occidental Ave

Massachusetts St

1st Ave

Utah Ave


31 site opportunities: facade ACTIVATION


DESIGN GUIDELINES

SITE PLANNING AND MASSING

THE STREETSCAPE

PUBLIC AMENITIES

A-1 Respond to the physical environment. Develop an architectural concept and compose the building’s massing in response to geographic conditions and patterns of urban form found beyond the immediate context of the building site.

C-1 Promote pedestrian interaction. Spaces for street level uses should be designed to engage pedestrians with the activities occuringwithin them. Sidewalk-related spaces should be open to the general public and appear safe and welcoming.

A-2 Enhance the skyline. Design the upper portion of the building to promote visual interest.

C-2 Design facades of many scales. Design architectural features, fenestration patterns, and materials compositions that refer to the scale of human activities contained within. Building facades should be composed of elements scaled to promote pedestrian comfort, safety, and orientation.

D- 1 Provide inviting & usable open space. Design public open spaces to promote a visually pleasing, safe, and active environment for workers, residents, and visitors. Views and solar access from the principal area of the open space should be especially emphasized.

ARCHITECTURAL EXPRESSION B-1 respond to the neighborhood context. Develop an architectural concept and compose the major building elements to reinforce desireable urban features existing in the surrounding neighborhood. B-2 Create a transition in bulk & scale. Compose the massing of the building to create a transition to the height, bulk, and scale of development in neigboring or nearby lessintensive zones. B-3 Reinforce the positive urban form & architectural attributes of the immediate area. Consider the predominant attributes of the immediate neighborhood and reinforce desirable siting patterns, massing arrangements, and streetscape characteristics of nearby development. B-4 Design a well-proportioned & unified building. Compose the massing and organize the publicly accessible interior and exterior spaces to create a well proportioned building that exhibits a coherent architectural concept. Design the architectural elements and finish details to create unified building, so that all components appear


C-3 Provide active—not blank—facades. Buildings should not have large blank walls facing the street, especially near sidewalks. C-4 Reinforce building entries. To promote pedestrian comfort, safety, and orientation, reinforce the building’s entry. C-5Encourageoverheadweatherprotection. Encourage project applicants to provide continuous, well-lit, overhead weather protection to improve pedestrian comfort and safety along major pedestrian routes. C-6 develop the alley facade. To increase pedestrian safety, comfort, and interest, develop portions of the alley facade in response to the unique conditions of the site or project.

D- 2 Enhance the building with landscaping. Enhance the building and site with substantial landscaping—which includes special pavements, trellises, screen walls, planters, and site furniture, as well as living plant material. D- 3 Provide elements that define the place. Provide special elements on the facades, within public open spaces, or on the sidewalk to create a distinct, attractive, and memorable “sense of place” associated with the building.

VEHICULAR ACCESS AND PARKING

E-1 Minimize curb cut impacts. Minimize adverse impacts of curb cuts on the safety and comfort of pedestrians. E-2 Integrate parking facilities. Minimize the visual impact of parking by integrating parking facilities with surrounding development. Incorporate architectural treatments or suitable landscaping to provide for the safety and comfort of people using the facility as well as those walking by. E-3 Minimize the presence of service areas. Locate service areas for trash dumpsters, loading docks, mechanical equipment, and the like away from the street front where possible. Screen from view those elements which for programmatic reasons cannot be located away from the street front.

D-4 Provide appropriate signage. Design signage appropriate for the scale and character of the project and immediate neighborhood. All signs should be oriented to pedestrians and/or persons in vehicles on streets within the immediate neighborhood. D-5 Provide adequate lighting. To promote a sense of security for people downtown during nighttime hours, provide appropriate levels of lighting on the building facade, on theunderside of overhead weather protection, on and around street furniture, in merchandising display windows, and on signage. D- 6 Design for personal safety & security . Design the building and site to enhance the real and perceived feeling of personal saftey and security in the immediate area.

33 design guidelines


SITE PLANNING AND MASSING A-1 Respond to the physical environment. Develop an architectural concept and compose the building’s massing in response to geographic conditions and patterns of urban form found beyond the immediate context of the building site. A-2 Enhance the skyline. Design the upper portion of the building to promote visual interest.

A-1 RESPOND TO THE PHYSICAL ENVIRONMENT

A-2 ENHANCE THE SKYLINE


34 Size & form: connecting the city


ARCHITECTURAL EXPRESSION B-1 respond to the neighborhood context. Develop an architectural concept and compose the major building elements to reinforce desireable urban features existing in the surrounding neighborhood. B-2 Create a transition in bulk & scale. Compose the massing of the building to create a transition to the height, bulk, and scale of development in neigboring or nearby lessintensive zones. B-3 Reinforce the positive urban form & architectural attributes of the immediate area. Consider the predominant attributes of the immediate neighborhood and reinforce desirable siting patterns, massing arrangements, and streetscape characteristics of nearby development. B-4 Design a well-proportioned & unified building. Compose the massing and organize the publicly accessible interior and exterior spaces to create a well proportioned building that exhibits a coherent architectural concept. Design the architectural elements and finish details to create unified building, so that all components appear integral to the whole.

B-1 RESPOND TO THE NEIGHBORHOOD CONTEXT.

B-2 CREATE A TRANSITION IN BULK & SCALE; B-4 DESIGN A WELL PROPORTIONED & UNIFIED BUILDING


B-3 REINFORCE THE POSITIVE URBAN FORM & ARCHITECTURAL ATTRIBUTES OF THE IMMEDIATE AREA. 35 size & form: connecting the neighborhood


THE STREETSCAPE C-1 Promote pedestrian interaction. Spaces for street level uses should be designed to engage pedestrians with the activities occuringwithin them. Sidewalk-related spaces should be open to the general public and appear safe and welcoming. C-2 Design facades of many scales. Design architectural features, fenestration patterns, and materials compositions that refer to the scale of human activities contained within. Building facades should be composed of elements scaled to promote pedestrian comfort, safety, and orientation. C-3 Provide active—not blank—facades. Buildings should not have large blank walls facing the street, especially near sidewalks. C-4 Reinforce building entries. To promote pedestrian comfort, safety, and orientation, reinforce the building’s entry. C-5 Encourage overhead weather protection.

C-1 PROMOTE PEDESTRIAN INTERACTION; C-6 DEVELOP THE ALLEY FACADE

Encourage project applicants to provide continuous, well-lit, overhead weather protection to improve pedestrian comfort and safety along major pedestrian routes. C-6 develop the alley facade. To increase pedestrian safety, comfort, and interest, develop portions of the alley facade in response to the unique conditions of the site or project.

C-2 DESIGN FACADES OF MANY SCALES; C-3PROVIDEACTIVEFACADES;C-4REINFORCEBUILDINGENTRIES


C-5 ENCOURAGE OVERHEAD WEATHER PROTECTION

36 size & form: connecting the street


LEGEND STADIUM TRANSITION AREA OVERLAY ARENA SITE

BUILDING OUTLINE

PEDESTRIAN / PLAZA ZONE SIDEWALK ZONE

BNSF YARD

STREET ZONE

16’+/-

GATEWAY NODE

34’+/-

Occidental / Massachusetts Street Zone Sidewalk Zone Existing

150’+/-


140’+/-

Plaza Zone

30’+/16’+/-

16’+/-

Sidewalk Zone Existing

8’+/- 40’+/-

S. Holgate St. Sidewalk Zone.

OCCIDENTAL AVE. S.

OCCIDENTAL AVE. S.

40’+/-

S. HOLGATE ST.

80’+/-

Safeco Garage Plaza

16’+/-

60’+/-

1st Ave S. Sidewalk Zone

GATEWAY NODE

GATEWAY NODE

16 +/16’

1ST AVE. S.

A-1

RESPOND TO THE PHYSICAL ENVIRONMENT.

C-1

PROMOTE PEDESTRIAN INTERACTION.

D-2

ENHANCE THE BUILDING WITH LANDSCAPING.

D-3

PROVIDE ELEMENTS THAT DEFINE PLACE.

SEATTLE ARENA NOVEMBER 30, 2012 november

C-4

REINFORCE BUILDING ENTRIES.

D-1

PROVIDE INVITING AND USABLE OPEN SPACE. 0

40

80

160

North

37 open OPEN space SPACE zones ZONES

© 2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED 360 Architecture, Inc. shall be deemed the author and owner of this document, and shall retain all common law, statutory and other reserved rights, including copyrights. Submission or distribution of this document pursuant to WSA Properties III, L.L.C. is not to be construed as publication in publication in the derogation the reserved rights of 360 Inc. Architecture, Inc. In the event WSA L.L.C. uses this document without the written expressconsent prior written of 360 Inc., Architecture, Inc., WSA III, L.L.C. releases 360 Inc. Architecture, Inc. from claims causes of from such uses derogation of reservedofrights of 360 Architecture, In the event WSA Properties III, Properties L.L.C. usesIII, this document without the express prior of 360consent Architecture, WSA Properties III, Properties L.L.C. releases 360 Architecture, from all claims and all causes of and action arising action arising from such uses

GATEWAY NODE

1

STREET TREES DEFINE GATEWAY, DISTRICT, + PEDESTRIAN EXPERIENCE

2

STREET TREES + FACADE ESTABLISH PEDESTRIAN SCALE

S. HOLGATE ST. SIDEWALK ZONE

1

OCCIDENTAL AVE. S.

FURNISHINGS + ARTWORK + BUSKERS INVITE USE + ESTABLISH IDENTITY

4

HYDROLOGY + SEASONAL COLOR IN PLANTING

3

5 2

5

4

2

GATEWAY NODE S. HOLGATE ST.

3

1 ST AVENUE S. SIDEWALK ZONE 1ST AVE. S.

5 D-2

STOOPS SUPPORT INFORMAL STREET LIFE + BUSKERS ENHANCE THE BUILDING WITH LANDSCAPING.

D-3



D-6

DESIGN FOR PERSONAL SAFETY + SECURITY.

0

40

80

160

North

38 DEFINING PLACE/PEDESTRIAN COMFORT: S.defining HOLGATE place/pedestrian STREET + 1 ST AVENUEcomfort: S. ZONES s. holgate street + 1st avenue s. zones


1

2

CASCADING STAIRS + CITY LIVING

VIEWS FROM ABOVE

GATEWAY NODE PLAZA ZONE OCCIDENTAL AVE. S.

1 3

RAINWATER + SEATTLE SEASONS

5

FURNISHINGS + URBAN LIFE + LOVED LANDMARKS

4

HISTORY IN WOOD PAVING

3 S. HOLGATE ST.


2 4 5

1ST AVE. S.

D-2


D-3



D-6


0

40

80

160

North

39 defining place/pedestrian comfort: DEFINING PLACE/PEDESTRIAN COMFORT : PLAZA ZONE plaza zone


BNSF YARD

1

2

PROCESSION + CELEBRATION

PREGAME GATHERING + FOOD

OCCIDENTAL AVE. S.

3

4

SIDEWALK ZONE OCCIDENTAL / MASSACHUSETTS STREET ZONE

1 2 3 4

3

URBAN COMFORT + CITY LIFE

S. HOLGATE ST.

2


1

OCCIDENTAL AVE. S.

SAFECO GARAGE PLAZA PEDESTRIAN ZONE

1ST AVE. S.

GATEWAY NODE D-2


D-3


4

PLAZA ZONE PROVIDE ELEMENTS THAT DEFINE PLACE.

D-6

SEASONAL CHANGE + LANDMARK + PUBLIC ART


0

40

80

160

North

40 place/pedestrian comfort: DEFINING PLACE/PEDESTRIAN COMFORT :defining OCCIDENTAL / MASSACHUSETTS STREET occidental / massachusetts street ++ PEDESTRIAN pedestrian ZONE zone


1

SEASONAL PATTERNS: PLANTS + WATER

2

PAVING + HISTORIC USE + HYDROLOGY + MULTIPLE USE

3

GENEROUS STREETS + PLAZAS + LANDMARKS + MEMORY

D-2


D-3



D-6


41 defining place/pedestrian comfort: DEFINING PLACE/PEDESTRIAN COMFORT: MATERIALS materials


1

plaza + Paths + stairs lights

2

large scale lighting features

3

intimate lighting details


42 defining place/pedestrian comfort: lighting


1

EXTERIOR GRAPHIC EXPERIENCE

2

WAYFINDING

1 2

Edgar Martinez Dr

Occidental Ave

2

PAGENTRY GRAPHICS

Utah Ave

NOVEMBER november 30, 2012

2

KEY PLAN 0

SEATTLE ARENA

1

1

Holgate St

3

3

3

Massachusetts St

1st Ave

1

40

80

160

North

43 defining place/pedestrian comfort: DEFINING PLACE/PEDESTRIAN COMFORT: MATERIALS signage

© 2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED 360 Architecture, Inc. shall be deemed the author and owner of this document, and shall retain all common law, statutory and other reserved rights, including copyrights. Submission or distribution of this document pursuant to WSA Properties III, L.L.C. is not to be construed as publication in derogation of reservedofrights of 360 Architecture, In the event WSA Properties III, Properties L.L.C. usesIII, this document without the express prior of 360consent Architecture, WSA Properties III, Properties L.L.C. releases 360 Architecture, from all claims and all causes of and action arising publication in the derogation the reserved rights of 360 Inc. Architecture, Inc. In the event WSA L.L.C. uses this document without the written expressconsent prior written of 360 Inc., Architecture, Inc., WSA III, L.L.C. releases 360Inc. Architecture, Inc. from claims causes of from such uses action arising from such uses

DESIGN OPTIONS

OPTION 01

THISIMAGEISILLUSTRATIVEANDSHOWSPOTENTIALBUILDING SHAPES ONLY. NO EXTERIOR COLOR OR FINISHES ARE SHOWN.


NORTHWEST AERIAL

DESIGN OPTION 1

A iconic, transparent building that maximizes open plaza space along First Avenue, Massachusetts and Holgate. This option amplifies its views with its transparency creating a 360 view of Seattle’s landmarks.


SOUTHWEST AERIAL

PROS

• Highly transparent Façade provides maximum visual connectivity from and into the building • Public open space balanced across site and promotes connection from Occidental to First Avenue and Holgate • Landmark, iconic form

CONS

• Less reinforcement of North-South activity corridor • Highly transparent façade may create challenges with Seattle Energy Code • Programmatically less-flexible Façade • Less Street Frontage activity on 1st Avenue and Holgate • Less responsive to contextual urban fabric

46 option 1: pros and cons




NORTHWEST DETAIL

SOUTHWEST DETAIL THISIMAGEISILLUSTRATIVEANDSHOWSPOTENTIALBUILDING SHAPES ONLY. NO EXTERIOR COLOR OR FINISHES ARE SHOWN.

*ASSUMED HEIGHT APPROXIMATELY 130’-160’

1ST AVENUE ELEVATION


47 option 1: detailed views




PHOTO CREDIT: PORT OF SEATTLE - DON WILSON

FERRY VIEW

0


500

1000

2000

SOUTHWEST PORT AERIAL

0

500

1000

2000

48 option 1: context aerial views




NORTHWEST CONTEXT AERIAL

0


500

1000

2000

BEACON HILL VIEW

0

500

1000

2000

49 option1: context aerial views


training facility 140’

service entrance

club

252’ service / food commissary

50’

entry lobby

287’

entry lobby open plaza

0’0”

team store

ticketing and administration club

open plaza

0’0”

0


40

80

160

North

50 option 1: ground level composite plan at street edge



1ST AVENUE LOOKING NORTH

0


500

1000


1ST AVENUE LOOKING SOUTH

0

250

500

1000

51 option 1: street views



HOLGATE STREET LOOKING WEST

0


500

1000


OCCIDENTAL AVENUE LOOKING SOUTH

0

250

500

1000



OPTION 02



NORTHWEST AERIAL

DESIGN OPTION 2 A simple, efficient, cost effective building that maximizes function, architectural footprint and street frontage. The plaza is a street level and all vertical movement to concourse is located on the buildings interior. This option blends well with its surroundings and takes a reserved posture in the urban context.


SOUTHWEST AERIAL

PROS

• Strong Visual and inspirational connections to downtown to the north • Programmatically Flexible Façade • Great Public Space at NW Corner ideal for large civic gatherings • Enhances the contextual urban Fabric by maximizing street frontage on 1st Avenue and Holgate

CONS

• Contextual façade provides less transparency from and into building • Public open space gathered in NW corner may feel less intimate on non-game days • Emphasis on contextual façade diminishes landmark, iconic presence

54 option 2: pros and cons




NORTHWEST DETAIL





55 option 2: detailed views






FERRY VIEW

0


500

1000

2000

0

500

1000

2000






0


500

1000

2000

BEACON HILL VIEW

0

500

1000

2000




nba office

service entrance

club

253’

entry lobby

257’

service / food commissary

162’ 0’0”plaza open roof edge above

0’0”

team store

ticketing and administration entry lobby

club

entry lobby

0’0”

0


40

80

160

North

58 option 2: ground level composite plan at street edge




0


500

1000



250

0

500

1000





0


500

1000



250

0

500

1000



option 03 - PREFERRED



NORTHWEST AERIAL

OPTION 3 - PREFERRED

A civic expression that maximizes the footprint of the site to create a “front porch” to downtown,1st Avenue and Occidental St. The stepped plaza gradually transitions to the concourse level. This option creates a balanced approach of solid and transparent massings to frame views of Seattle’s landmarks while maintaining a flexible facade for 1st Avenue and Holgate St.


SOUTHWEST AERIAL

PROS

• Strong Visual and inspirational connections to downtown to the north • Transparency at interior public circulation is maximized to allow views to and from and create wayfinding by landmarks • Programmatically Flexible Façade • Terraced entry plaza and multiple outdoor decks allows for different scales of activities and create a ceremonial civic“front porch” • Design Inspired by Site History • Balances response to contextual urban fabric while providing a beacon as an iconic landmark

CONS

• Open space gathered to northwest – terraced design less ideal for very large gatherings • Contemporary fenestration approach relies on materiality to blend with context

62 option 3 - preferred: pros and cons




NORTHWEST DETAIL





63 option 3 - preferred: detailed views





FERRY VIEW

0


500

1000

2000


0

500

1000

2000

64 option 3 - preferred: context aerial views





0


500

1000

2000

BEACON HILL VIEW

0

500

1000

2000

65 option 3 - preferred: context aerial views



nba office

service entrance

club

roof edge above service / food commissary

198’ open plaza

entry lobby

330’ 29’0” ticketing and administration

0’0”

sloped lawn

entry lobby

club

entry lobby

0’0”

0


40

80

160

North

66 option 3 - preferred: ground level composite plan at street edge




0


500

1000



0

250

500

1000

67 option 3 - preferred: street views




0


500

1000



0

250

500

1000

68 option 3 - preferred: street views



KILDEN PERFORMING ARTS CENTER

SEATTLE ARENA

ART PERFORMANCE


BALLARD BRANCH LIBRARY

MODAVICENTERFORTHEPERFORMINGARTS

Muziek Gebouw 69 materiality: entry plaza



COPENHAGEN OPERA HOUSE

SEATTLE ARENA

STREETSCAPE


NATIONWIDE ARENA

MINT MUSEUM

PIONEER SQUARE

70 preferred option: first avenue facade


THIS IMAGE IS ILLUSTRATIVE AND SHOWS POTENTIAL BUILDING SHAPES ONLY. NO EXTERIOR COLOR OR FINISHES ARE SHOWN.

NORTHWEST AERIAL THIS IMAGE IS ILLUSTRATIVE AND SHOWS POTENTIAL BUILDING SHAPES ONLY. NO EXTERIOR COLOR OR FINISHES ARE SHOWN.



THIS IMAGE IS ILLUSTRATIVE AND SHOWS POTENTIAL BUILDING SHAPES ONLY. NO EXTERIOR COLOR OR FINISHES ARE SHOWN.

1ST AVENUE LOOKING SOUTH THIS IMAGE IS ILLUSTRATIVE AND SHOWS POTENTIAL BUILDING SHAPES ONLY. NO EXTERIOR COLOR OR FINISHES ARE SHOWN.

MINT MUSEUM 1ST AVENUE LOOKING NORTH 71 preferred option: POTENTIAL DESIGN CONCEPTS


SEATTLE ARENA

DECEMBER 07, 2012

EARLY DESIGN GUIDANCE ADDENDUM


addendum

TABLE OF CONTENTS ADDENDUM

ACCESS: ATTENDEE ARRIVAL DIRECTION VISION: CONNECTION TO PLACE city context: INDUSTRIAL NeighbORHOOD option 2 - UPDATED ground level composite plan at street edge OPTION 3 - PREFERRED: iconic form OPTION 3 - PREFERRED: EXPERIENTIAL VIEWS OPTION 3 - pREFERRED: PLACEMAKING Plazas and balconies OPTION 3 - pREFERRED: Vision of Occidental Pedestrian Promenade option 3 - preferred: UPDATED ground level composite plan at street edge


Union Station

6th Ave. S.

SODO Busway

NUMBER OF EVENT ATTENDEES

81

16200 *

RAIL TRANSIT

6

1200

BUS TRANSIT

3

600

FERRY TRANSIT

4

800

WALK

4

800

BICYCLE

2

400

100

20,000

AUTO

TOTAL

Ryerson Base

* USING AN AVERAGE VEHICLE OCCUPANCY OF 2.69 RESULTS IN 6,000 VEHICLES

4th Ave. S. King Street Station

e.

E

sio

. nS

2nd Ave. S.

CenturyLink Field

Occidental Ave. S. Occidental Park

15 minute

Safeco Field

ASSUMPTION

3rd Ave. S.

IF THE ESTIMATED MODE SPLIT IS 81% VIA AUTO, PARKING DISTRIBUTION PROVIDES AN INDICATION OF PEDESTRIAN ACCESS DISTRIBUTION

BNSF Yard

S. Lander St.

Av

n xte

4th Ave. S.


3rd Ave. S.

d 2n

MODE SPLIT (%)

TRAVEL MODE S. Holgate St.

S. Dearborn St.

S. Lane St.

S. Weller St.

S. King St.

S. Jackson St.

S. Main St.

S. Washington St.

Hing Hay Park

ARENA MODAL SPLIT

Occidental Ave. S. 1st Ave. S. 1st Ave. S.

99

SR


neer ace

I-5

Atlantic Base


mith wer

8th Ave. S.


.

y Hall Park

I-90

EXISTING + FUTURE PLANNED PARKING WITHIN 15 MINUTE WALK ZONE

Starbucks HQ

LEGEND

BNSF SIG Yard

PARKING FACILITIES

20,100 EXISTING, PLANNED AND DEDICATED ARENA STALLS Terminal 46

LOCATION

STALLS (%)

EXIST. OFF-STREET PARKING

62

EXIST. ON-STREET PARKING

5

POTENTIAL PARKING

EXPANDED 15 MINUTE WALK ZONE NORTH OF SAFECO

SEATTLE SEATTLEARENA ARENA DECEMBER december 7, 2012 07, 2012

SOUND TRANSIT STATION TRAIN STATION BUS/STREETCAR STOP INTERSTATE/ STATE ROUTE ACCESS

17 Alaskan Way S.

16

SOURCE: PARAMETRIX MULTIMODAL TRANSPORTATION ACCESS AND PARKING STUDY DATED 23rd MAY 2012. FURTHER REFINEMENT 30 OF DATA WILL BE DEVELOPED Terminal AS PART OF THE EIS PROCESS CURRENTLY UNDERWAY.

WALKING DISTANCE ARENA SITE

0

250

500

1000

North

76 ACCESS: ATTENDEE ARRIVAL DIRECTION ACCESS:

© 2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED © 2012 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED 360 Architecture, 360 Architecture, Inc. shall Inc. shall be deemed be deemed the author the author and owner and owner of thisofdocument, this document, and shall and shall retainretain all common all common law, statutory law, statutory and other and other reserved reserved rights,rights, including including copyrights. copyrights. Submission Submission or distribution or distribution of thisofdocument this document pursuant pursuant to WSA to Properties WSA Properties III, L.L.C. III, L.L.C. is not istonot be to construed be construed as publication as in derogation publication of in thederogation reserved rights of the of reserved 360 Architecture, rights of 360 Inc.Architecture, In the event Inc. WSAInProperties the event III, WSA L.L.C. Properties uses this III, document L.L.C. useswithout this document the express without priorthe written express consent prior of written 360 Architecture, consent of 360 Inc., Architecture, WSA Properties Inc., III, WSA L.L.C. Properties releases III, 360 L.L.C. Architecture, releases 360 Inc.Architecture, from all claims Inc. and fromcauses all claims of action and causes arising of from such uses action arising from such uses

• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• • •

THE MOUNTAIN

SALISH SEA

INTEGRATE NATURAL CONTEXTCONNECT WITH VIEWS, LIGHT, AND WATER

CULTURAL