View Design Proposal - Seattle.gov

SEATTLE ARENA SEPTEMBER 17, 2013 DOWNTOWN DESIGN REVIEW BOARD | RECOMMENDATION PROJECT NUMBER: 301 4195 | 1700 FIRST AVENUE SOUTH

TABLE OF CONTENTS 1.0 PROJECT PROPOSAL | 03 PRIORITY DESIGN GUIDELINES DESIGN TEAM GUIDING PRINCIPLES PROJECT BACKGROUND | SITE BUILDING & PARKING SUMMARY ZONING SUMMARY DISTRICT PARKING

3.0 RESPONSE TO EARLY DESIGN GUIDANCE | 35

5.0 ARCHITECTURE | 71

SEATTLE DRB PRIORITY GUIDELINES & BOARD RECOMMENDATIONS

SUMMARY

DESIGN TEAM RESPONSE SUMMARY | PRIORITY GUIDELINES & EARLY DESIGN GUIDANCE

EVENT LEVEL +0’ (CURRENT)

DESIGN TEAM RESPONSE | PRIORITY GUIDELINES & EARLY DESIGN GUIDANCE

CLUB LEVEL +18’ (CURRENT)

4.0 SITE PLANNING | 43

MAIN CONCOURSE +40’ (CURRENT) BUILDING ELEVATION | NORTH

COMPOSITE SITE PLAN

BUILDING ELEVATION | WEST

HIGH USE DIAGRAM

BUILDING ELEVATION | SOUTH

MEDIUM USE DIAGRAM

BUILDING ELEVATION | EAST

LOW USE DIAGRAM

BUILDING SECTIONS | LONGITUDINAL

AWAY GAME USE DIAGRAM

BUILDING SECTIONS | TRANSVERSE

ENLARGED PLAZA PLAN

3D BUILDING SECTION | LONGITUNDIAL

SEATTLE DRB INITIAL RECOMMENDATIONS

PLAZA WATER CONCEPT

3D BUILDING SECTION | TRANSVERSE

DESIGN TEAM RESPONSE | SEATTLE DRB INITIAL RECOMMENDATIONS

DRUMLIN & LIVING MACHINE

WALL SECTIONS | FIRST STREET

DRUMLIN | FUNCTION & FORM

WALL SECTIONS | HOLGATE

3D RENDERINGS

WALL SECTIONS | PLAZA

OVERALL PLAN | SITE

3D RENDERINGS

OVERALL PLAN | TREES

EXTERIOR LIGHTING

OVERALL PLAN | WATER + FOG

SIGNAGE

MATERIALS | LANDSCAPE

SUSTAINABILITY

DISTRICT SIDEWALK ANALYSIS OCCIDENTAL AVE. INVENTORY EXISTING CONDITIONS INVENTORY

2.0 RESPONSE TO INITIAL RECOMMENDATIONS | 15

MATERIALS | PAVING & FURNISHINGS GREEN ROOF EXTERIOR LIGHTING

© 2013 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

SEATTLE ARENA © 2013 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED

2 TABLE OF CONTENTS

PROJECT INTRODUCTION Building upon the analysis, synthesis and design direction established in prior EDG submittals, the general intent of this document is to present the current design direction and provide detailed responses to the DRB’s initial recommendations given after the previous presentation. The project vision is to create an arena that reinforces linkages to downtown and invigorates its surroundings by strengthening the existing city fabric, providing a destination/ gathering place, and become a vital contributor to Seattle’s vibrant culture.


1 PROJECT INTRODUCTION


2

1.0 PROJECT PROPOSAL

PROJECT PROPOSAL

PRIORITY DESIGN GUIDELINES A SITE PLANNING & MASSING

RESPONDING TO THE LARGER CONTEXT 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 and variety in the downtown skyline.

B ARCHITECTURAL EXPRESSION RELATING TO THE NEIGHBORHOOD

B-1 Respond to the Neighborhood Context. Develop an architectural concept and compose the major building elements to reinforce desirable 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 neighboring or nearby less intensive 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 a unified building, so that all components appear integral to the whole.

C THE STREETSCAPE

CREATING THE PEDESTRIAN ENVIRONMENT

C-1 Promote Pedestrian Interaction. Spaces for street level uses should be designed to engage pedestrians with the activities occurring within 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, rein-force the building’s entry. C-5 Encourage Overhead Weather Protection. 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 Façade. To increase pedestrian safety, comfort, and interest, develop portions of the alley façade in response to the unique conditions of the site or project.


4 PRIORITY DESIGN GUIDELINES

PRIORITY DESIGN GUIDELINES (CONT.) D PUBLIC AMENITIES

ENHANCING THE STREETSCAPE & OPEN SPACE 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. 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.

E VEHICULAR ACCESS & PARKING MINIMIZING THE ADVERSE IMPACTS

E-1 Minimize Curb Cut Impacts. Minimize adverse impacts of curb cuts on the safety and comfort of pedestrians. 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-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. 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 the underside 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 safety and security in the immediate area.


5 PRIORITY DESIGN GUIDELINES

DESIGN TEAM 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 & PLACE

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.

SUSTAINABILITY

Apply the latest techniques for sustainable building and environmental design and construction to achieve the most energy and natural resource conserving facility of its’ kind anywhere in the world, meeting and exceed the City of Seattle energy codes and environmental guidelines.


6 DESIGN TEAM guiding principles

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7 PROJECT BACKGROUND | SITE

BUILDING & PARKING SUMMARY ADDRESS 1700 First Avenue South

USE Multi Purpose Arena

HEIGHT 165’-6” Highest Point 126’-0” Roof Line

PARKING 102 Stalls

TOTAL AREA Arena - 702,556SF Training Facility - 73,352SF Parking - 67,605SF

ARENA

TRAINING FAC. PARKING

Event Level / P1 183,708SF 9,118SF Club Level / P2 138,483SF 20,384SF Office Level / P3 6,717SF 20,384SF Main Concourse 84,679SF P4 8,754SF 17,719SF Training Level 1 26,968SF Upper Concourse 85,362SF Trainging Level 2 9,623SF Balcony One 11,527SF Balcony Two 43,170SF Balcony Three 30,108SF Balcony Four 29,885SF Bowl 95,634SF


8 BUILDING & PARKING SUMMARY

8th Ave. S.

I-90 S. Massachusetts St.

S. Dearborn St.

S. Lane St.

S. Weller St.

Hing Hay Park S. King St.

S. Main St.

S. Jackson St.

Atlantic Base

S. Holgate St.

Kobe Terrace + Danny Woo Gardens

S. Washington St.

Yesler Way

I-5

Union Station

6th Ave. S.

SODO Busway ryerson Base

4th Ave. S. King Street Station

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

3rd Ave. S.

BNSF Yard

Occidental Park Pioneer Place

Legend

Occidental Ave. S. 1st Ave. S.

Mic boundary

1st Ave. S.

downtown harborfront DOWNTOWN mIXED

Utah Ave. S. Alaskan Way

S. Atlantic St.

INDUSTRIAL commercial INDUSTRIAL general 1 + 2 pioneer square mixed INTERNATIONAL DISTRICT

bnsf SIG Yard

LOWRISE major institution stadium transition area overlay

Terminal 46

arena site proposed street vacation

NOTE: PROJECT Site ADJOINING BLOCKS HAVE 85’ HEIGHT LIMIT

250

500

1000

North


9 ZONING SUMMARY

600

4

800

WALK

4

800

BICYCLE

2

400

100

20,000

500 STALLS

Union Station

SODO Busway

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

4th Ave. S. King Street Station 3rd Ave. S.

v dA 2n

e.

E

n xte

sio

4th Ave. S.

. nS

2nd Ave. S.

20,100 EXISTING, PLANNED AND DEDICATED ARENA STALLS STALLS (%) LOCATION

CenturyLink Field

3,100 STALLS

.

EXISTING + FUTURE PLANNED PARKING WITHIN 15 MINUTE WALK ZONE

ryerson Base

684 STALLS

Occidental Ave. S. Occidental Park


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

Safeco Field

15 minute

3rd Ave. S.

BNSF Yard

5 minute

2,000 STALLS

Occidental Ave. S. 1st Ave. S.

62

exist. off-street parking

1st Ave. S.

850 +/STALLS

5

exist. on-street parking Potential parking

17

EXPANDED 15 MINUTE WALK ZONE NORTH OF SAFECO

16

6th Ave. S.

99

SR

Utah Ave. S. S. Atlantic St.

TOTAL

I-5

S. Holgate St.

3

FERRY TRANSIT


BUS TRANSIT

Atlantic Base

S. Dearborn St.

1200

S. Lane St.

6

S. Weller St.

RAIL TRANSIT

Hing Hay Park S. King St.

16200

S. Jackson St.

81

I-90

S. Main St.

AUTO

S. Washington St.

MODE NUMBER OF EVENT SPLIT (%) ATTENDEES

TRAVEL MODE

8th Ave. S.

Kobe Terrace + Danny Woo Gardens

S. Massachusetts St.

ARENA MODAL SPLIT

bnsf SIG Yard

Legend PARKING FACILITIES ARENA SITE

Terminal 46

POTENTIAL ARENA GARAGE (ADDITIONAL +/- 520 STALLS) SOUND TRANSIT STATION TRAIN STATION BUS/STREETCAR STOP

0

250 North

500

1000

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


10 DISTRICT PARKING

S. Holgate St.


8th Ave. S.

S. Dearborn St.

S. Lane St.

S. Weller St.

S. King St.

S. Jackson St.

S. Main St.

S. Washington St.

I-90

6th Ave. S.

SODO Busway

4th Ave. S. 4th Ave. S.

6’ sIDEWALK

15 minute 8’ sIDEWALK

1st Ave. S.

40’ sIDEWALK

40’ sIDEWALK

26’ sIDEWALK

3rd Ave. S.

12’ sIDEWALK


2nd Ave. S.

Occidental Ave. S.


6’ sIDEWALK S. on 3rd Ave. S.e n s i xt .E ve A d 2n

5 minute 80’ sIDEWALK/plaza

Occidental Ave. S.

16’ sIDEWALK 16’ sIDEWALK

16’ sIDEWALK

1st Ave. S.

16’ sIDEWALK 12’ sIDEWALK

Utah Ave. S. Alaskan Way

Legend walking distance stadium district EXTENTS arena site existing sidewalk

0

250

500

+-

1000

North


11 DISTRICT sidewalk analysis

surface parking

710’

proposed access road

safeco field parking structure

187’

plaza width: 80’ street width: 44’

safeco field plaza OCCIDENTAL AVE.

397’

sidewalk: 16’

row width: 50’

safeco field bus staging area

HOLGATE ST.

Arena site

680’

HOLGATE ST.

Legend

EDGAR MARTINEZ DR.

1ST AVE.

210’

safeco field garage exit 2-way vehicular circulation

UTAH AVE.

arena sponsor ownership proposed street vacation

0

60

120

240

North


12 OCCIDENTAL AVE. inventory

bnsf yard

safeco field parking

vinum wine importing

united warehouse

+5 parking spaces

3 parking spaces

10 parking spaces OCCIDENTAL AVE. S.

Legend

barcodes west

loading docks BUILDING entrances improved PEDESTRIAN ROUTES

9 parking spaces S. HOLGATE

seattle canine club

S. MASSACHUSETTS ST.

26 parking spaces

showbox sodo

offices + parking

bill the butcher

deli market mac’s smokehouse

ROW on-street parking within proposed street vacation row on-street parking outside proposed street vacation row vehicle circulation (major)

1ST AVE. S.

row vehicle circulation (minor) lotline vehicle circulation

rail circulation

retail

bar

workshop

offices

retail

DEFINED EDGES property line

0

40

120

240

North


13 EXISTING CONDITIONS inventory

2.0 RESPONSE TO INITIAL RECOMMENDATIONS

SEATTLE DRB INITIAL RECOMMENDATIONS A RESPONDING TO THE LARGER CONTEXT

B RELATING TO THE NEIGHBORHOOD CONTEXT

The Board agreed the revised and full height east office/practice wing was a good design move, as long as the ground floor provides activation to the adjacent plaza and the new, highly prominent north and west elevations defining the plaza are refined. Further comments:

The Board endorsed the revised scheme not getting taller, so as to maintain the visibility of the ‘landmark cone’ from adjacent streets, however the character of the louvered ‘wrapper’ and the ground-level visibility of the ‘cone’ were discussed at length.

1) Increase the transparency of the west office wall, and use more innovative glass or changeable panels to accomplish any graphics or signage on that important façade.(C-3)

1) The brown louvers provide a positive mid-scale device for the whole building, but they should display more variation and transparency, in particular responding to the different context and climate conditions of the 3 orientations. The current louvers are overly uniform and evoke institutions rather than culture and entertainment.(B-1, C-2)

2) Animate the arena north glass wall, which feels very institutional and predictable, with a more playful composition that relates the turbine/cone object within to the plaza, and ensure the primary entries are clear and have defining scale within that wall.(C-2, C-4)

4) Add more scale and interest on the north practice wall, which is a highly visible terminus to Occidental Street and the adjacent Mariners plaza.(A-1, B-4, C-3)

2) Maintain eye-level visibility out from the concourses, and consider adding balconies on the west wall over First Avenue, to break up the façade and provide exterior relief for patrons. The change in the wrapper façade treatment on Holgate was supported, including the balconies, material variation and horizontal shading, but more detailed information on the ground level uses and treatment are needed. More middle transparency is also needed, especially on the First Avenue corners and west wall, to ensure that the interior movement and energy is visible to pedestrians outside, on the streets and sidewalks.(B-3, C-1)

The Board agreed the turbine cone has become overly subdued and diluted as a skyline element. Regardless of color, the minimal 18” offset between blades means the ‘turbine’ is less legible. The organizing diagram of the “landmark object inside the contextual wrapper” needs to be re-affirmed throughout the scheme (see comments under B 3 below), even if the ‘object’ is less literally a turbine.

3) The Board was very concerned the ‘object’ is no longer visible through the louvers or from the ground level corners or along First Avenue; program functions now fill the outside edges of the volume (especially at grade and along the south frontage) and prevent the ‘object’ from being seen from the sidewalk, or experienced at lower levels inside. (B-4, C-1)

3) Strongly support the wrapping balcony and the plaza animation/overlooks it creates, but revise the solid vertical fins that ‘capture’ the ends of that balcony.(D-1, D-3)

C CREATING THE PEDESTRIAN ENVIRONMENT The Board supported the retention of a transparent street wall along First and portions of Holgate, and the 8 ft setback with tall overhang, but requires more perspective drawings and details to ensure the use mix and pedestrian interest is maintained on these important and long frontages. The plaza edges are also important for full-year activation. 1) The purported transparency of the sizable stair triangles and all other ground level uses should be fully explained. The storage functions behind the north glass wall facing the plaza are not activating. The two lobbies appear narrow and constraining for pre-event screening and large exit surges, especially since the former north exterior stair is no longer available (the lobbies have gotten smaller, not larger since that was deleted). Provide diagrams and capacity analysis of how 20,000 people move into and vertically through these two lobbies and the rest of the concourses.(C-1, C-3, C-4) 2) The shape and material character of the object (clearly expressed by the previously deep offset blades) needs to be consistently carried down through the concourses and experienced in the entry lobbies and at grade by visitors. The current plans show no evidence of the oblong object at the ground level, which is packed with prosaic program (storage, lockers, marshalling, MEP) formerly located below grade. (B-4, C-1) 3) Consider more retail or activating uses along First Avenue, since the stairs and lobbies represent 40+% of that frontage, and they are typically inactive during non-event times. (C-1, C-3)

5) Consider a stronger angle to the top of the cone, and/or reversing the angle to promote south-facing solar opportunities.(A-2) 6) The 700 ft long east facing wrapper, including the repetitive louvers above a green wall, and the adjacent access road need more detailed study and presentation, as a fitting elevation facing the railroad, freeways and hills beyond; in some ways this is the ‘signature’ view seen by thousands who don’t visit SODO often.(A-1, B-1, C-2)

SEATTLE ARENa © 2013 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED

16 SEATTLE DRB INITIAL RECOMMENDATIONS

SEATTLE DRB INITIAL RECOMMENDATIONS (CONT.) D ENHANCING THE STREETSCAPE & OPEN SPACE The Board was very supportive of the enlarged, and mostly flat plaza at the northwest corner, and the flexible opportunity it creates for event-oriented and non-event public uses. The Board needs more detailed information about the landscape design of the plaza to ensure it has positive relationships with the arena entry, the two wrapping building facades, and the adjacent streets and properties.

E MINIMIZING THE ADVERSE IMPACT OF VEHICULAR ACCESS & PARKING The Board strongly supported the revised loading scheme, which eliminates docks directly onto Holgate. 1) The width of loading portals and parking levels facing east need to be resolved as part of the detailed east elevation studies referenced under A-6 above.(E-1, E-3)

1) Provide scenarios of different uses for the plaza and adjacent public right of way, including full capacity event, public event with arena closed, and various other options. Include event queueing needs, screening, and how the Mariners plaza, north side of Massachusetts, and Occidental Street might integrate.(B-3, C-4, D-1, D-2) 2) Consider more activating uses along both building edges of the plaza; the bike valet and ticket offices have limited activation times, and the deep plaza corner is far from adjacent streets for routine patrolling and surveillance. Provide lighting concepts.(C-3,D-5,D-6) 3) Approach the plaza design as a destination work of environmental art, with drama and appeal at all times. The stage, drumlins and geological metaphors are promising, but the water feature and various regulating lines need to be worked out with the building uses and practicalities.(A-1, D-1, D-3)


17 SEATTLE DRB INITIAL RECOMMENDATIONS

DESIGN TEAM RESPONSE | A.1 View from DRB Initial Recommendation Meeting[August 6, 2013]

Rendered View | North Lobby Looking North

DRB COMMENT [August 6, 2013]: a. responding to the larger context 1) Increase the transparency of the west office wall, and use more innovative glass or changeable panels to accomplish any graphics or signage on that important façade.(C-3)

DESIGN TEAM RESPONSE [SEPTEMBER 17, 2013]: The west office wall is glass with a perforated metal screen sun shading device. The sun shade will provide shading of the west facing offices while still allowing views out. After dark, the screen can be animated with LED, or be a projection surface for video or graphics.

OFFICES + TRAINING PROGRAM SCREENED WITH PERFORATED METAL PANELS + PROVIDES PLAZA PROJECTION SURFACE

Training Facility Plaza Screen Diagram


Rendered View | View of Training Facility West Wall

18 design team response | SEATTLE DRB INITIAL RECOMMENDATIONS



DRB COMMENT [August 6, 2013]: a. responding to the larger context 2) Animate the arena north glass wall, which feels very institutional and predictable, with a more playful composition that relates the turbine/cone object within to the plaza, and ensure the primary entries are clear and have defining scale within that wall.(C-2, C-4)

DESIGN TEAM RESPONSE [SEPTEMBER 17, 2013]: The plaza north wall is as transparent as possible to allow views into the building to see the object and the activity beyond. The glass is 4 sided butt glazed curtain wall to increase transparency and provide less visual prominence of the glass support system at the building facade. Naming Rights and Entry Signage have been added providing façade accents while allowing the architecture to remain transparent to reveal the activity within the facility.

/ INE

T UR

CO

B UR OT T T FEATURE WALL + CIRCULATION EN NM G I + BENCH SEATING ALONG AL NORTH PLAZA FACADE IDE

C

OC

AL NT

IS

AX

LED CANOPY + SEATTLE ARENA SIGN DEMARC MAIN ENTRANCE

North Wall Diagram


Rendered View | View of North Wall from Occidental




Rendered View | View of North Facade from Occidental

Rendered View | View of NW Corner

DRB COMMENT [August 6, 2013]: a. responding to the larger context 3) Strongly support the wrapping balcony and the plaza animation/overlooks it creates, but revise the solid vertical fins that ‘capture’ the ends of that balcony.(D-1, D-3)

DESIGN TEAM RESPONSE [SEPTEMBER 17, 2013]: The balcony wraps have been perforated allowing views out and play of light animating the façade.

LIGHT ANIMATES FACADE LIGHT ANIMATES FACADE

VIEWS OUT VIEWS OUT

North Balcony Wrap Diagram



DESIGN TEAM RESPONSE | A.4 Rendered View | North Elevation of Training Facility

Rendered View | North Elevation of Training Facility

DRB COMMENT [August 6, 2013]: a. responding to the larger context 4) Add more scale and interest on the north practice wall, which is a highly visible terminus to Occidental Street and the adjacent Mariners plaza.(A-1, B-4, C-3)

DESIGN TEAM RESPONSE [SEPTEMBER 17, 2013]: The North façade of the training facility, once monolithic, has been revised to reflect the uses of the building: office, training facility and parking. This provides more interest to the terminus of Occidental.

PRACTICE COURTS SCREEN WITH WOOD CLADDED WALLS + CLERESTORY GARAGE PARKING SCREENED WITH PERFORATED PANELS + LOUVER SYSTEM

M.E.P. SERVICES CONCEALED WITH TRAVERTINE DIMENSIONAL STONE


WOOD WRAP ARTICULATED WITH OPENINGS FOR LIGHT & VIEWS TOWARD OCCIDENTAL AVE

OFFICES + TRAINING PROGRAM SCREENED WITH PERFORATED METAL PANELS + PROVIDES PLAZA PROJECTION SURFACE

BIKE STORAGE SCREENED BY FROSTED GLASS STOREFRONT + GARAGE DOORS


Roof Structure Solar Opportunities

DESIGN TEAM RESPONSE | A.5 N | S SECTION

DRB COMMENT [August 6, 2013]: a. responding to the larger context 5) Consider a stronger angle to the top of the cone, and/or reversing the angle to promote south-facing solar opportunities.(A-2)

DESIGN TEAM RESPONSE [SEPTEMBER 17, 2013]: The angle springs from the contextual datum at the north end of the property and is set by the roof structure over the arena roof. This screens the slope of the arena roof structure. The angle of the object “bows” to the north as a connecting gesture to the downtown skyline. Solar Opportunities are envisioned for the low, more accessible roof surface above the training facilities.

WEST ELEVATION

Contextural Datum

ROOF GEOMETRY DIAGRAM



DESIGN TEAM RESPONSE | A.6 DRB COMMENT [August 6, 2013]: a. responding to the larger context 6) The 700 ft long east facing wrapper, including the repetitive louvers above a green wall, and the adjacent access road need more detailed study and presentation, as a fitting elevation facing the railroad, freeways and hills beyond; in some ways this is the ‘signature’ view seen by thousands who don’t visit SODO often.(A-1, B-1, C-2)

DESIGN TEAM RESPONSE [SEPTEMBER 17, 2013]: The east façade provides solar protected transparency for views from Beacon Hill and the vehicular south entry to the city from I-5. The full concept of a contextual wrapper with a landmark element is seen from these long views. The function of the training facility is expressed differently lessening the relentlessness of the façade. To ensure viability of the green wall, it has been removed from the building face and placed at the property line as a fence adjacent to the access road.

Rendered View | View from Beacon Hill



PM

N

DESIGN TEAM RESPONSE | B.1

PM

135°

WINTER SOLSTICE

LOUVER

SUMMER SOLSTICE AM

DRB COMMENT [August 6, 2013]:

90°

B. RELATING TO THE NEIGHBORHOOD CONTEXT 1) The brown louvers provide a positive mid-scale device for the whole building, but they should display more variation and transparency, in particular responding to the different context and climate conditions of the 3 orientations. The current louvers are overly uniform and evoke institutions rather than culture and entertainment.(B-1, C-2)

LOUVER

SUN PATH HIGH ► LOW

45° LOUVER

SOLAR OPTIMIZATION LOUVER GRADIENT (N°) VIEW TO TURBINE

AM

SOUTHEAST SUN PATH

DESIGN TEAM RESPONSE [SEPTEMBER 17, 2013]: The louvers modulate to provide views in and out of the façade. Additional variation in the louvers have been added to adapt to signage and enhance views in and out of the façade giving the façade more “motion” analogous to the activities housed inside the facility. AM

N

Jul

20

Jun

Aug

5

19 Sep

18

Apr

7

17 16

Oct

May

6

15

14 13 12 11 10

Nov

9

8 Mar Feb

PASSIVE SOLAR GAIN BENEFICIAL LESS FREQUENT OCCUPANCY PASSIVE SOLAR GAIN BENEFICIAL FREQUENT OCCUPANCY HIGH INTENSITY SOLAR LESS FREQUENT OCCUPANCY

AM

135°

SUMMER SOLSTICE

HIGH INTENSITY SOLAR FREQUENT OCCUPANCY

90°

N High intensity solar, Less frequent occupancy High intensity solar, Frequent occupancy


SOLAR DIAGRAM

WINTER SOLSTICE PM

Dec

Less frequent occupancy, Passive solar gain beneficial Passive solar gain beneficial, Frequent occupancy

LOUVER

45° LOUVER

LOUVER

SUN PATH HIGH ► LOW

SOLAR OPTIMIZATION LOUVER GRADIENT (N°) VIEW TO TURBINE

PM

NORTHWEST SUN PATH 24

design team response | SEATTLE DRB INITIAL RECOMMENDATIONS

Rendered View | West Facade Looking Southeast

Rendered View | West Facade Looking East

Rendered View | West Facade Looking Northeast

TURBINE TURBINE

EXIT STAIR

EXIT STAIR

TURBINE

CONCOURSE

CONCOURSE

45° LOUVER VIEW TO TURBINE - NORTHWEST CORNER 1ST AVENUE

90° LOUVER


45° LOUVER

90° LOUVER VIEW TO TURBINE - WEST FACADE 1ST AVENUE

135° LOUVER

CONCOURSE

90° LOUVER VIEW TO TURBINE - NORTHWEST CORNER 1ST AVENUE

135° LOUVER


DESIGN TEAM RESPONSE | B.2 DRB COMMENT [August 6, 2013]: B. RELATING TO THE NEIGHBORHOOD CONTEXT 2) Maintain eye-level visibility out from the concourses, and consider adding balconies on the west wall over First Avenue, to break up the façade and provide exterior relief for patrons. The change in the wrapper façade treatment on Holgate was supported, including the balconies, material variation and horizontal shading, but more detailed information on the ground level uses and treatment are needed. More middle transparency is also needed, especially on the First Avenue corners and west wall, to ensure that the interior movement and energy is visible to pedestrians outside, on the streets and sidewalks.(B-3, C-1)

VIEW FROM CLUB LEVEL CONCOURSE TO MAIN CONCOURSE AT FIRST AVENUE SIDE

DESIGN TEAM RESPONSE [SEPTEMBER 17, 2013]: The louvers modulate to maximize views in and out from the concourse while still shielding west facing glass from difficult solar conditions. While balconies will continue to be considered, we have currently located them adjacent to food service opportunities at the north and south ends of the building where they can be most programmatically beneficial. Views into the facility are maximized at entries to see the energy of the space with people on event days and to see the landmark object element that encloses the performance space.

BALCONY

PLAN AT CLUB LEVEL, FIRST AVENUE SIDE CLUB WITH OPTIONAL BALCONY



DESIGN TEAM RESPONSE | B.3 DRB COMMENT [August 6, 2013]: B. RELATING TO THE NEIGHBORHOOD CONTEXT 3) The Board was very concerned the ‘object’ is no longer visible through the louvers or from the ground level corners or along First Avenue; program functions now fill the outside edges of the volume (especially at grade and along the south frontage) and prevent the ‘object’ from being seen from the sidewalk, or experienced at lower levels inside. (B-4, C-1)

DESIGN TEAM RESPONSE [SEPTEMBER 17, 2013]: The object is the landmark statement as the building is viewed from afar. As one comes closer to the building, the contextual elements of the building are more pronounced. The object is visible at Entry Points at the north and south. The louvers have been modulated to enhance the view to the “object” where possible from nearby. Once patrons enter the building the object is a significant part of the circulation experience and the threshold to the performance space.

Rendered View | Southwest Entry


Rendered View | Northwest Entry


PLAYER PARKING

NBA HOME LOCKER

EAST CLUB

145'-6"

NBA HOME LOCKER SEWAGE HEAT RECOVERY

IT

BIKE VALET

TICKET OFFICE TEAM OFFICES

EVENT LEVEL GENERAL STORAGE

DRB COMMENT [August 6, 2013]: C. CREATING THE PEDESTRIAN ENVIRONMENT 1) The purported transparency of the sizable stair triangles and all other ground level uses should be fully explained. The storage functions behind the north glass wall facing the plaza are not activating. The two lobbies appear narrow and constraining for pre-event screening and large exit surges, especially since the former north exterior stair is no longer available (the lobbies have gotten smaller, not larger since that was deleted). Provide diagrams and capacity analysis of how 20,000 people move into and vertically through these two lobbies and the rest of the concourses.(C-1, C-3, C-4)

SEATTLE ARENa

SEATTLE ARENA


06/18/2013

IT WEST BUNKER CLUB

150'-0"

UP

PLAZA LOBBY

LOBBY

WEST CLUB

8'-6"

UP

Pedestrian Flow Diagram

BASKETBALL GENERAL STORAGE

UP

IT

UP TEAM STORE

UP

16'-0"

Pedestrian flow simulations provided by FSC, Inc.


14'-0"


The storage functions are pulled away from the exterior wall to provide a circulation area from parking. The walls will be treated with materials which extend the plaza in as well as an opportunity for graphics activating the space visually. The triangular stairs serve two purposes. First, the form directs flow from the street directly into the facility and focuses toward the object. The triangular stairs are transparent from the exterior allowing views into the circulation elements. The opaque walls on the interior of the stair element are opportunity for super graphics. The lobbies have been studied for entry and exit flow capacity and they are right-sized and work with the queuing areas in the plaza. Pedestrian flow simulations were performed to demonstrate a balance between the influx of spectators and the capacity of the escalators and stair. No significant queuing occurred at the base of the escalators or within the lobby for the estimated 60% of the 20,000 arena capacity expected to use this lobby.

BALCONY ABOVE

216'-0"

DESIGN TEAM RESPONSE [SEPTEMBER 17, 2013]:

UP TEAM RECEPTION

13'-6"

153'-0"

PLAZA

IT

BIKE VALET HOME HOCKEY TICKET OFFICE LOCKER ROOM

DESIGN TEAM RESPONSE | C.1

EAST BUNKER CLUB

VIP ENTRY

Event Level Detail | [August 6, 2013]

UP YEAR ROUND CLUB STAIR - SW

UP

TEAM STORE

527'-0"

Event Level Detail | [September 17, 2013]

28

SEATTLE ARENA

09/13/2013

design team response | SEATTLE DRB INITIAL RECOMMENDATIONS

VIP E

DESIGN TEAM RESPONSE | C.2 DRB COMMENT [August 6, 2013]: C. CREATING THE PEDESTRIAN ENVIRONMENT 2) The shape and material character of the object (clearly expressed by the previously deep offset blades) needs to be consistently carried down through the concourses and experienced in the entry lobbies and at grade by visitors. The current plans show no evidence of the oblong object at the ground level, which is packed with prosaic program (storage, lockers, marshalling, MEP) formerly located below grade. (B-4, C-1)

DESIGN TEAM RESPONSE [SEPTEMBER 17, 2013]: The object’s blade offset balance interior programmatic efficiency and visual impact from different distances. The object is experienced as patrons enter and move through the facility. It touches down at entries and locations around the concourse. Where the object is “pulled up” to reveal concourse amenities, the object remains ever-present above.

Rendered View | North Lobby



140’ +/-

140’ +/-

ELEVATED TERRACE WITH PRACTICE ELEVATED TERRACE FACILITY BELOW WITH PRACTICE FACILITY BELOW WATER FEATURE, TYP. WATER FEATURE, TYP. SMALL PLAZA TREESSMALL (20’ HT)PLAZA TREES (20’ HT)

OVERALL SITE PLAN The Seattle Arena establishes the southern extent of the Seattle Stadium District, the transition between the city center and light industrial uses.

170’+/-

RESTAURANT ENTRANCE

+/-

1ST AVE. S. 1ST AVE. S.

0

40

80

160

POTENTIAL STREET © 2013 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED TREES,POTENTIAL TYP. STREET 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 TREES, TYP.

DESIGN TEAM RESPONSE [SEPTEMBER 17, 2013]: The shift of raising the building out of the ground provides some challenges with activating uses at the ground floor. We have focused our efforts on providing active uses at First Avenue and at the plaza. Where active uses are not possible due to the functional requirements of the building we have focused on creating visually interesting and active facades and spaces through the use of transparency, feature walls and landscape zones.

Example Context image: Safeco Field


30’

S. HOLGATE ST.

S. HOLGATE ST.

SECONDARY VISITOR

16’

16’

+/-

170’+/-

feature stairs

WATER FEATURE,ENTRY TYP. WATER FEATURE, TYP. LEVEL ENTRY PLAZA Building Active Use PLAZA Diagram LEVEL ENTRY COLUMNAR TREES (40’ HT) RESTAURANT COLUMNAR TREES (40’ HT) RESTAURANT LARGE STREET BICYCLE RACKS, TYP. TREESLARGE (40’ HT)STREET BICYCLE RACKS, TYP. RESTAURANT ENTRANCE TREES (40’ HT)

OCCIDENTAL OCCID

PREFERRED OVER PREFERRED SIDEWALK WIDTH SIDEWALK W 30’

Rendered LOBBY View | Holgate Street View LOBBY

SEAT WALLS POTENTIAL STREET +LEANSEAT RAILS, TYP. TREES, TYP. WALLS POTENTIAL STREET +LEAN RAILS, TYP. TREES, TYP.

24’

TEAM STORE + YEAR ROUND CLUB & RESTAURANT

145’+/-


ENTRY STAIR TERRACE ENTRY STAIR TERRACE

24’

400’ +/-

MAIN CONCOURSE MAIN CONCOURSE

145’+/-


+45

+38

feature stairs

120’ +/-

C. CREATING THE PEDESTRIAN ENVIRONMENT 3) Consider more retail or activating uses along First Avenue, since the stairs and lobbies represent 40+% of that frontage, and they are typically inactive during non-event times. (C-1, ARENA SEATTLE JUNE 27, 2013 C-3)

+45

+38 +31.75

+31.75 +25.5

+/180’PRIMARY VISITOR+/180’ ENTRY

120’ +/-


TICKET OFFICE + BIKE

+23 +25.5

DESIGN TEAM RESPONSE | C.3

+20.5 +23 +18 +20.5

This strategy explores opportunities for establishing gateways into the district by extending the design elements - including paving, trees, and street furnishings - across 1st Avenue S. at S. Holgate Street and S. Massachusetts Street.

AVE. S. OCCIDENTAL AVE. S.

+18

The site strategy surrounds S. Holgate St. and S. Massachusetts St. and spans 1st Avenue S. with large tree alignments, paving and furnishings to OCCIDENTAL establish gateways.

400’ +/-

environments in Seattle.

VISUAL ACTIVATION

The site strategy uses the Arena block to establish the gateway on 1st Avenue S.

North

PREFERRED OVERALL SIDEWALK WIDTH PREFERRED OVERALL SIDEWALK WIDTH

RAIN GARDENS + SEATING STOOPS STREETSCAPE PLANTING, RAIN GARDENS + TYP. SEATING STOOPS STREETSCAPE PLANTING, TYP.

0 0

30

60 30

120 60

SEATTLE ARENA ARENA SEATTLE ARENA january JANUARY 22, 2013 ARENA

120

SITE

january JANUARY 22, 2013

© 2013 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED 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 360 Architecture, © 2013 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED publication in the derogation theshall reserved rights the of 360 Architecture, Inc. In the event WSA Properties III, L.L.C. uses this document without the expressrights, prior written of 360 Submission Architecture, WSA III, L.L.C. releases to 360WSA Architecture, Inc. from and causes ofasfrom such uses derogation reservedof rights of be 360deemed Architecture, Inc. In theowner event Properties III, L.L.C. this document without the express prior written consent of 360consent Architecture, Inc., WSA Properties III, Properties L.L.C. releases 360 Architecture, Inc. from all claims andall causes action arising Inc. author and ofWSA this document, and shalluses retain all common law, statutory and other reserved including copyrights. orInc., distribution of this document pursuant Properties III, L.L.C. is claims not toofbe construed 360ofArchitecture, publication in action arising from such uses 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 use 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 andall causes of and action arising action arising from such uses

Rendered View | First Ave. Street View


LEGEND: BIKE VALET

Circulation Route

TICKETING Occupancy in number of people TICKET QUEUING

xx p

540 p

HIGH USE DIAGRAM

62 p

182 p

ARENA

The following three use diagrams highlight the circulation routes and gathering areas associated with the Arena’s plaza space.

189 p

DESIGN TEAM RESPONSE | D.1 A hierarchy of space within the plaza has been reconfigured to more generously accommodate user walk and desire lines. Each diagram identifies a variety of activated gathering nodes at three levels of use highlighted on the bottom of each page.

562 p

Occupancy was studied for at-grade gathering spaces as well as drumlins, as the design team envisions these as heavily used elements within the plaza that clarify spatial organization and provide standing, sitting, performance and viewing options.


ARENA QUEUING

The following criteria were used: • •

maintain clear sight lines at plaza grade to potential away-game screen and for safety use low drumlin forms to define flexible gathering spaces for a variety of uses and events as well as a spectrum of spaces from large to more intimate. edges of drumlins are active edge for users to gather and gain prospect throughout the plaza. drumlin forms shall be maximum 30” off the ground at all edges and will not require guardrails. level of service calculations consider user comfort and experience as the plaza changes from event high energy to intimate with non-event day passive uses.

DRB COMMENT [August 6, 2013]: •

•

• D. ENHANCING THE STREETSCAPE & OPEN SPACE 1) Provide scenarios of different uses for the plaza and adjacent public right of way, including full capacity event, public event with arena closed, and various other options. Include event queueing needs, screening, and how the Mariners plaza, north side of Massachusetts, and Occidental Street might integrate.(B-3, C-4, D-1, D-2)

NORTH ENTRY 1975 p

106 p

HIGH USE DIAGRAM

LEGEND:

163 p

1ST AVENUE SOUTH

BIKE VALET

Circulation Route

North

20

40

80

TICKETING


Occupancy in number of people xx p

LEGEND:

The plaza and adjacent public right of way has been evaluated for a range of uses and use levels with objectives including:

HIGH USE Occupancy in number of people GAMEDAY AWAY GAME xx p

356 p

M

23 p

72 p

ARENA 361 p · Maximize flexibility of use. 146 p · Develop a public plaza which is comfortable, works and attracts users during events and for everyday use. 72 p 2013 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED · Respond to the Occidental ©Street axis and Mariners Plaza and the potential for 158 p coordinated events and activities to the north. · Provide for ease of pedestrian movement during any use level.

BEACH VOLLEYBALL + BASKETBALL HALF-COURT GAMES

HIGH USE DIAGRAM

356 p 23 p

72 p

72 p 158 p


The design has been refined in response tocourt the evaluation. sand volley 63 p

140 sf per couple)

1ST AVENUE SOUTH 20

North

40

ARENA

361 p 146 p

food rodeo carts and tables

41 p

PASSIVE USE LUNCHTIME USERS DAILY FOOD TRUCK

BALLROOM DANCING YOGA CLASS

1

The scenarios include the evaluation of full capacity event queuing and plaza use, moderate use with a range of activities including screen projection during away gamesNORTH andENTRY low level 1605 p use.

om dancers

LOW USE

TICKETING CONCERT FOOD RODEO

DRAFT

SEATTLE ARENA MEDIUM USE DIAGRAM


BIKE VALET

Circulation Route

80

NORTH ENTRY 1605 p

ballroom dancing

for ease of use in review.

HIGH USE

ballroom dancers (40 couples @ 140 sf per couple) GAMEDAY AWAY GAME

DRAFT

CONCERT FOOD RODEO

BEACH VOLLEYBALL + BASKETBALL HALF-COURT judgesGAMES



41 p

1 50 person yoga class

63 p

LOW USE

MEDIUM USE DIAGRAM

1ST AVENUE SOUTH

MEDIUM USE DIAGRAM

North

SEATTLE ARENA ARENa Note: Activity diagrams above are at same scale as plan diagram for ease of use in review.

ThisINC., diagramALL illustrates: © 2013 THREESIXTY ARCHITECTURE, RIGHTS RESERVED • • •

more than one activity can occur at once. activities can select intimate or more public spaces for use. drumlins provide space definition and edges for activation.

DRAFT HIGH USE

GAMEDAY AWAY GAME

CONCERT FOOD RODEO


20

40

80

28 1 31

design team response | SEATTLE DRB INITIAL RECOMMENDATIONS DESIGN TEAM RESPONSE: INITIAL DESIGN GUIDANCE BALLROOM DANCING YOGA CLASS


LOW USE

1

NBA HOME LOCKER SEWAGE HEAT RECOVERY

TICKET OFFICE

EMPLOYEE ENTRY

UP TEAM RECEPTION

FREIG ELEVAT

13'-6"

BIKE VALET

IT

EAST BUNKER CLUB

MARSHALLING

BALCONY ABOVE


14'-0"


UP

DESIGN TEAM RESPONSE | D.2

IT 150'-0"

ACCESS ROAD

WEST BUNKER CLUB

PLAZA LOBBY


WEST CLUB UP

D. ENHANCING THE STREETSCAPE & OPEN SPACE 2) Consider more activating uses along both building edges of the plaza; the bike valet and ticket offices have limited activation times, and the deep plaza corner is far from adjacent streets for routine patrolling and surveillance. Provide lighting concepts.(C-3,D-5,D-6)

STAIR - SW

UP TEAM STORE

VIP ENTRY

YEAR ROUND CLUB

IT

EVE GE ST

UP

LO

PERFORMER STAIR - SW

Event Level | Plaza Use Activation Diagram


SEATTLE ARENA

09/13/2013

ARENA

OCCIDENTAL AVENUE S

S MASSACHUSETTS STREET

As noted in C.3 the shift of raising the building out of the ground provides some challenges with activating uses at the ground floor. The entry to the training facility is located along the east side of the plaza providing an active use. The plaza itself provides much needed open space in the area and can be an active space during the work day. The lighting concept is to provide relatively brightly lit areas at queuing and gathering locations and a lower level of light at the drumlin objects and intermittent water features consistent with the idea of the natural landscape metaphor and to enhance the reflection of the building in the water features.

NORTH ENTRY

RESTAURANT

GOBO PROJECTOR, TYP. CANOPY, TYP.

1ST AVENUE SOUTH Plaza Lighting Diagram



BIKE VALET TICKETING

EPHEMERAL FOG TYP.

PLAZA WATER CONCEPT

ARENA

Water is added to the simple plane of paving, drumlins, and trees to amplify the powerful character of the Northwest.

DESIGN TEAM RESPONSE | D.3 Shallow sheets of water, some ephemeral and some permanent, create a changing experience.

Some days the plaza is dry and open and some days a drumlin becomes an island to climb on.

STONE PAVERS TYP.


DRUMLIN TYP.

The simple use of water brings a rich complexity to the public plaza, reflecting the constantly changing Northwest sky, people, and the Arena. This simple gesture makes a vibrant place when empty and a subtle back drop for the throngs during event days.

• XX DRB COMMENT [August 6, 2013]: 1 2 3 4 D. ENHANCING THE STREETSCAPE & OPEN SPACE 3) Approach the plaza design as a destination work of environmental art, with drama and Event geological Day Day appeal at all times. The stage, drumlins and metaphorsNon-Event are promising, but the minimum extents maximum extents water feature and various regulating lines need to be worked out with the building uses and EPHEMERAL WATER STRATEGY practicalities.(A-1, D-1, D-3)

EPHEMERAL WATER SCRIM,TYP.

NORTH ENTRY

1ST AVENUE SOUTH North

40 80 20 Plaza Water Diagram

DESIGN TEAM RESPONSE [SEPTEMBER 17, 2013]: The plaza design uses the integration of fixed abstracted drumlins and trees as the major elements on a taught paved plane referencing the historic tide flats. The ephemeral use of calm scrims of water expands and contact in relationship to use levels. The sheets of water are designed to reflect the sky, city and arena, responding to a constantly changing environment. Mist emits from the eastern sides of the low dark stone drumlins in reference to the seasonal mists on Puget Sound lowland tide flats and inlets. The drumlins are low and © 2013 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED designed for active use and appropriation. Lighting augments the mystery of the drumlins and water by highlighting the major pedestrian entry expanse and the washing the pavement at the edge of the building with light.

SEATTLE ARENA

TRAINING FACILITY BEYOND

ARENA NORTH FACADE 1

DRAFT

PLAZA WATER CONCEPT

DRUMLINS

All are coordinated with use levels and natural pedestrian movement. The plaza design is intended to be a memorable destination as part of the gateway into the district and central city.

WATER SCRIM, TYP.

The glaciation of the Puget Sound Trough created north-south drumlins, leaving some protruding out of the tide flats and river deltas. The abstracted drumlins continue this pattern, lifting out of the paving and ephemeral water planes to create low stone platforms for human occupation, people watching and performance. On low use days, the combination of reflective water, low drumlins, trees and buildings create pedestrian scale and identity.

DRUMLIN FORM

A

A1

SECTION A-A1

SEATTLE ARENa ARENA © 2013 THREESIXTY ARCHITECTURE, INC., ALL RIGHTS RESERVED

KEY PLAN

Plaza Elevation

DRAFT

29 33 2 A1

design team response DESIGN TEAM | SEATTLE RESPONSE: DRB INITIAL INITIAL RECOMMENDATIONS DESIGN GUIDANCE

DESIGN TEAM RESPONSE | E.1 DRB COMMENT [August 6, 2013]: E. MINIMIZING THE ADVERSE IMPACTS OF VEHICULAR ACCESS & PARKING 1) The width of loading portals and parking levels facing east need to be resolved as part of the detailed east elevation studies referenced under A-6 above.(E-1, E-3)

DESIGN TEAM RESPONSE [SEPTEMBER 17, 2013]: The necessary service functions that occur along the east façade are screened from the distant view by a green wall at the property line. This elevation will not be viewed from a public way and these service functions are screened from views from the public way.

PROPERTY LINE

East Elevation | With 12’ Green Screen

02 - CLUB LEVEL / P2 18' - 0"

15'-0"

LOADING DOCK

12' TALL GREEN FENCE

01 - EVENT LEVEL / P1 0"

9' - 0"

8"

11' - 0"

11' - 0"

ACCESS ROAD


8"

1' - 8"

Access Road Section

East Elevation | Without Screen


3.0 RESPONSE TO EARLY DESIGN GUIDANCE

SEATTLE DRB Priority guidelines and Board Recommendations comments from march 5, 2013

After visiting the site, considering the response to previous Board guidance provided by the proponents, and hearing public comment, the Design Review Board members (the Board) provided the following design guidance. The following EDG #4 guidance especially reinforces four key Downtown Design Guidelines the Board agreed are most relevant at this stage, and for convenience those four are briefly listed here; see the end of the report for the full list of Board identified priority guidelines.

A-2: Enhance the skyline. B-4: Design a well-proportioned and unified Building. C-1: Promote pedestrian interaction. D-1: Provide Inviting and Usable Open Space.

1 Holgate Street Ground Floor, Elevation and Loading

2 Building Base, Entries and Turbine Visibility

a) Ground Floor uses and façade: The Board applauded the replacement of the loading ramp with activating office uses along the ground floor sidewalk (booklet pg 73), and the mostly transparent treatment shown on pg 53. (C-1)

a) First Avenue: The Board applauded the 8 ft continuous building wall setback along First avenue (pg 73), the tall (about 19 ft) storefront proportion and integral overhang shown on section pg 20, and the largely transparent treatment of this 480 ft long wall shown on pg 21. The Board recommended changing the buff-color mass elements that resemble the Holgate stairs (pg 56), to a glass-like material, so the turbine blades within and at mid-block are more visible to the sidewalk. The Board also suggested re-consideration of the straight glass vestibule at the mid-block so the distinctive turbine blades encounter the sidewalk directly. Maintain the frontage of retail along the street, which is about 50%, not including the club/ restaurant. (C-1)

b) Elevation simplification: The Board agreed the stair towers provide vertical counterpoint, and should include glass strips as shown, but the central stack of louvers should incorporate more vertical lines to harmonize with the other elevations. (B-4) c) Loading Docks: The Board encouraged whichever scheme results in the maneuvering to be as internally contained as possible (so the loading doors can stay down), with the shortest possible door length along the sidewalk; that appears to be the Option A approach on pg 43, in concert with the angled docks shown on pg 47, resulting in a loading door about 25 ft wide, and the shared access road portal at about 28 ft wide. Any loading doors should incorporate translucent panels for pedestrian interest and night time glow (C-1).

b) Southwest entry: The Board appreciated the lightening of the facade louvers at the entry corner (pg 54), but suggests it be more pronounced and possibly lift up fully to the +23ft high main concourse level, to better expose the tall lobby volume and the blades, and better signify entrance. The Board encouraged an increased north setback of the southwest entrance doors, further off the intersection. (C-1 and C-4) c) Lighting: The Board emphasized that soffit and interior lighting that spills onto the adjacent sidewalks is critical for maintaining a safe and ‘open’ appearance during evening hours; these perimeter lighting fixtures should be on a building-wide circuit, not dependent on tenant hours or occupancy. (C-1 and D-5)


36 SEATTLE DRB PRIORITy guidlines & BOARD RECOMMENDATIONS (edg 4 DESIGN GUIDANCE)

SEATTLE DRB Priority guidelines and Board Recommendations (cont.) comments from march 5, 2013

3 Façade ‘Permeable Wrapper’, Materials and Turbine Visibility a) Façade character: The Board supported the basic language of vertical perforated metal louvers mounted on glass curtain wall, and encouraged the louvers to ‘ripple’ more (upper right on pg 57) and create various degrees of transparency. (B-4) b) Balcony Boxes: The Board supported exterior spaces for users, but was not supportive of the two orange boxes as shown; the frame color competes with the turbine, and the rigid symmetry appears forced. They suggested the boxes be of different sizes, placed more playfully around the building, and preferably focus on distinct viewpoints such as the cranes, or Mt Rainier (meaning a box on the upper south façade, which would be consistent with guidance 1b above). (B-4) c) Façade Height: The Board questioned why the complete façade treatment continues 20 ft above the un-occupied roof level, increasing shadow impacts on the plaza and obscuring the iconic turbine from adjacent streets and hills (see pg 52/58). The applicant rationale was not persuasive and they suggested the façade be lowered on the sides and north, or the upper 20 ft be executed in a light frame which reduces the perceived bulk of an already very large volume, and allows the turbine to be better seen. (A-2 and B-4)

4 Plaza Design, protection

Fin-wall

and

overhead

a) Plaza landscape design: The Board supported the revised plaza design and re-aligned stairs which better address First Avenue and create a more generous porch and upper terrace. They agreed the steps and walls at the west edge should be pulled south to create more buffer at the Massachusetts curb. The Board supported the inclusion of bike parking and the valet concept activates a blank wall at the end of Occidental. The Board recommended the public elevator be more visible at ground level (by pushing the west stair edge east, and/or pulling the elevator west), the mechanical equipment noise be fully mitigated, and the hedges not create any hiding or camping recesses. (D-1 and C-4)

5 Sustainability The Board reiterates the importance of a model, high performance building and an integrated approach to sustainability in the entire project. They emphasize further development of the strategies and opportunities presented at EDG #3, including but not limited to: transit, bike and vehicle-share incentives; green and cool roofs; rainwater harvesting and on-site reuse; permeable pavement and runoff detention; solar shading and high performance of a largely glazed envelope; daylighting and operable glazing; radiant floors and low velocity air systems; district plant opportunities; photo-voltaics and other renewable energy opportunities.

b) Fin Wall: After much discussion, the Board agreed the fin wall as shown was obscuring the primary entrance from First Avenue (pg 57), casting afternoon shadows on the public plaza (pg 66, summer and equinox, noon-5pm), obscuring good west views from the plaza steps, and enlarging the bulk of an already large arena volume (pg 51), with marginal use or purpose. The Board recommended deleting it, or reducing it to a smaller, shorter projection (not requiring a separate stair) above the northwest corner, signifying entrance but not blocking sun or westward views from the plaza’s terraces. The Board was intrigued by the notion of a projection screen for the seating terraces, but suggested this be a temporary/ movable element, possibly integrated into any overhead weather protection. (D-1) c) Weather protection: The Board agreed some weather protection on the plaza is valuable and should be studied further, but the sketch shown (incorporating the fin-wall) was too enclosing and too tall. They suggested canopies at several vertical levels, possibly trellis elements in the plaza itself, along the stair cut/ticket office, added to the upper terrace mechanical walls, and/ or the existing north wall. Without reinforcing the mega-scale of the building, such canopies could also add human scale and signify the two banks of primary entrance doors, which are currently ‘lost’ in the planer glass of the north walls (see pg 39). (D-1 and C-5)


37 SEATTLE DRB PRIORITy guidlines & BOARD RECOMMENDATIONS (edg 4 DESIGN GUIDANCE)

design team Responses to SEATTLE DRB Priority guidelines & Board Recommendations - edg 4 design guidance comments from march 5, 2013

PRIORITY GUIDELINES:

BOARD RECOMMENDATIONS:

A-2: Enhance the skyline

Holgate Ground Floor Elevation and Loading

Plaza Design Fin-wall and Overhead Protection DESIGN TEAM RESPONSE:

B-4: Design a well-proportioned and unified building.

DESIGN TEAM RESPONSE: The current scheme continues to provide activity at the Holgate entry and has an active streetscape with an undulating façade, green screen, enhanced planting and an alley of trees. This creates a progression from the east to the entry at the southwest corner. Loading is simplified and at a single level along the access road. It is safer and provides simpler maneuvers for truck traffic.

DESIGN TEAM RESPONSE:

Building Base Entries and Turbine Visibility


The current scheme continues to provide a building that is both contextual and a landmark. The object inside the contextual façade is visible from throughout the city as a landmark containing the energy and excitement of the events that will be hosted at this public venue.

The building is set in a district of large form buildings, stadia and structures, historic buildings of five to seven floors and infill buildings of one or two floors. The Arena is well proportioned while respecting the different scales of its neighbors with a pedestrian scale, a contextual scale and a landmark scale and is unified by a contemporary, yet contextual façade.

As stated above, the plaza provides more contiguous space at grade making it accessible, usable and flexible. Bike parking valet is prominently located at the auxiliary building housing training, team building and parking. Mechanical equipment is in roof wells and does not affect the ambiance of the plaza. The fin wall has been removed. Weather protection is provided through roof projections along First avenue at both entries and along the facades of the plaza.

Sustainability DESIGN TEAM RESPONSE: The building entries are clearly identifiable at two primary locations. The turbine maintains visibility through a predominantly transparent façade. The First avenue façade continues to be recessed and offers transparency for views into active uses along the street.


The building is integrating HVAC, central plant, water savings and re-use, and building envelope strategies and evaluating renewable and district energy strategies to make the Arena one the most sustainable ever designed.

C-1: Promote pedestrian interaction Façade Permeable Wrapper Material and Turbine Visibility DESIGN TEAM RESPONSE:

The current scheme remains transparent and maximizes uses at grade promoting pedestrian interaction.

D-1: Provide Inviting and Usable Open Space DESIGN TEAM RESPONSE:

The current plaza scheme provides more contiguous space at grade making it accessible, usable and flexible. Introduction of natural forms and landscape creates an inviting, accessible space that enhances the connection of the Arena project to the culture and place of Seattle.



Façade wrapper is an augmented curtain wall that unifies the composition of the building while balancing the need for solar protection and the desire for views into the building and views from the building. Balconies are located at the north plaza and at the southeast corner. The façade no longer continues above the roof level.

38 DESIGN TEAM RESPONSE SUMMARY | SEATTLE DRB PRIORITIES AND BOARD RECOMMENDATIONS (edg 4 DESIGN GUIDANCE)

DESIGN TEAM RESPONSE DRB COMMENT [MARCH 5, 2013]: PLAYER PARKING ENTRANCE/EXIT

PARKING ENTRANCE/EXIT

SLOPE DN

UP NBA VISITORS

AUX. LOCKER

UP

EAST CLUB NBA HOME LOCKER

restaurant. (C-1) .

BIKE VALET

EMPLOYEE ENTRY

UP TEAM RECEPTION

FREIGHT ELEVATOR

13'-6"


TICKET OFFICE

LOADING DOCK/ BROADCAST TRUCKS

IT

EAST BUNKER CLUB

SEWAGE HEAT RECOVERY

SECURITY COMMAND

NHL VISITORS TRASH DOCK

PLAYER PARKING

SLOPE DN

ACCESS ROAD

The building entries are clearly identifiable at two primary locations. The turbine maintains visibility through a predominantly transparent façade. The First avenue façade continues to be recessed and offers transparency for views into active uses along the street.

MARSHALLING

Section Perspective | First Ave. BALCONY ABOVE

The building continues to have a setback from the property line, an integral overhang and a largely transparent façade. Buff colored mass elements have been replaced by glass which is treated to provide opaqueness where the program requires it. It is programmatically not desirable to eliminate program space to expose the turbine. This program space provides full-time active use along First Avenue.

Rendered View | First Ave Street View 356'-0"

33'-0"

2. Building Base, Entries and Turbine Visibility a) First Avenue: The Board applauded the 8 ft continuous building wall setback along First avenue (pg 73), the tall (about 19 ft) storefront proportion and integral overhang shown on section pg 20, and the largely transparent treatment of this 480 ft long wall shown on pg 21. The Board recommended changing the buff-color mass elements that resemble the Holgate stairs (pg 56), to a glass-like material, so the turbine blades within and at mid-block are more visible to the sidewalk. The Board also suggested re-consideration of the straight glass vestibule at the mid-block so the distinctive turbine blades encounter the sidewalk directly. Maintain the frontage of retail along the street, which is about 50%, not including the club/

710'-0"


14'-0"


UP

IT

IT

150'-0"


WEST BUNKER CLUB

PLAZA LOBBY

WEST CLUB UP STAIR - SW

UP TEAM STORE

VIP ENTRY

YEAR ROUND CLUB

UP LOBBY


Event Level @ First Ave.


SEATTLE ARENA

09/13/2013

39

EVENT LEVEL

DESIGN TEAM RESPONSE | SEATTLE DRB PRIORITIES AND BOARD RECOMMENDATIONS (edg 4 DESIGN GUIDANCE)

DESIGN TEAM RESPONSE DRB COMMENT [MARCH 5, 2013]:

SLOPE DN

NBA VISITORS

AUX. LOCKER

UP


TICKET OFFICE

EMPLOYEE ENTRY

UP TEAM RECEPTION

FREIGHT ELEVATOR

13'-6"

BIKE VALET


IT

EAST BUNKER CLUB


SECURITY COMMAND

NHL VISITORS TRASH DOCK

PLAYER PARKING

SLOPE DN

ACCESS ROAD

UP

DESIGN TEAM RESPONSE [SEPTEMBER 17, 2013]: The building entries are clearly identifiable at two primary locations. The turbine maintains visibility through a predominantly transparent façade. The First avenue façade continues to be recessed and offers transparency for views into active uses along the street.

PLAYER PARKING ENTRANCE/EXIT


At the southwest corner, the entry is clearly defined by a transparent glass wall and a lobby space that vertically extends through the entire height of the building. The turbine object hits the ground floor and is seen vertically throughout the building at the entry. The entry sets back to allow ample queuing for spectators.

MARSHALLING

Section Perspective | Holgate BALCONY ABOVE

Rendered View | First Ave & Holgate 356'-0"

33'-0"

2. Building Base, Entries and Turbine Visibility b) Southwest entry: The Board appreciated the lightening of the facade louvers at the entry corner (pg 54), but suggests it be more pronounced and possibly lift up fully to the +23ft high main concourse level, to better expose the tall lobby volume and the blades, and better signify entrance. The Board encouraged an increased north setback of the southwest entrance doors, further off the intersection. (C-1 and C-4)

710'-0"


14'-0"


UP

IT

IT

150'-0"


WEST BUNKER CLUB

PLAZA LOBBY

WEST CLUB UP STAIR - SW

UP TEAM STORE

VIP ENTRY

YEAR ROUND CLUB

UP LOBBY


Event Level @ First Ave.


SEATTLE ARENA

09/13/2013

40

EVENT LEVEL

DESIGN TEAM RESPONSE | SEATTLE DRB PRIORITIES AND BOARD RECOMMENDATIONS (edg 4 DESIGN GUIDANCE)

DESIGN TEAM RESPONSE DRB COMMENT [MARCH 5, 2013]: 3. Façade ‘Permeable Wrapper’, Materials and Turbine Visibility b) Balcony Boxes: The Board supported exterior spaces for users, but was not supportive of the two orange boxes as shown; the frame color competes with the turbine, and the rigid symmetry appears forced. They suggested the boxes be of different sizes, placed more playfully around the building, and preferably focus on distinct viewpoints such as the cranes, or Mt Rainier (meaning a box on the upper south façade, which would be consistent with guidance 1b above). (B-4) C-1) .

DESIGN TEAM RESPONSE [SEPTEMBER 17, 2013]: Façade wrapper is an augmented curtain wall that unifies the composition of the building while balancing the need for solar protection and the desire for views into the building and views from the building. Balconies are located at the north plaza and at the southeast corner. The façade no longer continues above the roof level. The balconies are provided at the north and south ends of the building and relate to the plaza and views to the south respectively. The balconies are architecturally integrated with the façade in lieu of being highlighted.

Section Perspective | Holgate

Rendered View | First Ave & Holgate

[March 5, 2013] Rendered View | First Ave.


41 DESIGN TEAM RESPONSE | SEATTLE DRB PRIORITIES AND BOARD RECOMMENDATIONS (edg 4 DESIGN GUIDANCE)

DESIGN TEAM RESPONSE

7’-0” OVERHANG 33'-0"



ACCESS ROAD

14’-0” OVERHANG

NBA VISITORS

AUX. LOCKER

TRASH DOCK PLAYER PARKING


7’-0” OVERHANG

13’-6” OVERHANG

As stated above, the plaza provides more contiguous space at grade making it accessible, usable and flexible. Bike parking valet is prominently located at the auxiliary building housing training, team building and parking. Mechanical equipment is in roof wells and does not affect the ambiance of the plaza. The fin wall has been removed. Weather protection is provided through roof projections along First avenue at both entries and along the facades of the plaza.

TICKET OFFICE

FREIGHT ELEVATOR

9’-0” OVERHANG

MARSHALLING

BALCONY ABOVE


14'-0"


UP

IT

The design provides overhangs at the north plaza, south entry, south facade and along First Avenue for weather protection of arena entry, office entry, retail entry and ticketing.

EMPLOYEE ENTRY

UP TEAM RECEPTION

13'-6"

BIKE VALET


IT

EAST BUNKER CLUB


SECURITY COMMAND

NHL VISITORS UP

SLOPE DN

356'-0"


SLOPE DN

UP

DRB COMMENT [MARCH 5, 2013]: 4. Plaza Design, Fin-wall and overhead protection c) Weather protection: The Board agreed some weather protection on the plaza is valuable and should be studied further, but the sketch shown (incorporating the fin-wall) was too enclosing and too tall. They suggested canopies at several vertical levels, possibly trellis elements in the plaza itself, along the stair cut/ticket office, added to the upper terrace mechanical walls, and/ or the existing north wall. Without reinforcing the mega-scale of the building, such canopies could also add human scale and signify the two banks of primary entrance doors, which are currently ‘lost’ in the planer glass of the north walls (see pg 39). (D-1 and C-5)

710'-0"

IT

150'-0" PLAZA

14’-0” OVERHANG


WEST BUNKER CLUB LOBBY WEST CLUB UP STAIR - SW

UP TEAM STORE

VIP ENTRY

YEAR ROUND CLUB

UP PERFORMER

LOBBY STAIR - SW

roof overhangs canopy locations

14’-0” OVER HANG 7’-0” OVERHANG

SEATTLE ARENA

09/13/2013


11’-6” CANOPY

7’-0” OVERHANG

EVENT LEVEL

42 DESIGN TEAM RESPONSE | SEATTLE DRB PRIORITIES AND BOARD RECOMMENDATIONS (edg 4 DESIGN GUIDANCE)

4.0 SITE PLANNING

BNSF PROPERTY

ACCESS ROAD

SAFECO FIELD PARKING STRUCTURE

TRAINING FACILITY

ARENA

STONE PAVERS, TYP. DRUMLIN, TYP. NORTH ENTRY

RESTAURANT

SOUTH ENTRY

S HOLGATE STREET

WSA PROPERTIES OWNERSHIP


OCCIDENTAL AVENUE S

1ST AVENUE SOUTH

40

80

160

North


DRAFT

44 1 2 COMPOSITE SITE PLAN

LEGEND: BIKE VALET

Circulation Route

TICKETING Occupancy in number of people TICKET QUEUING

xx p

540 p

HIGH USE DIAGRAM

62 p

182 p

ARENA

The following three use diagrams highlight the circulation routes and gathering areas associated with the Arena’s plaza space.

189 p

A hierarchy of space within the plaza has been reconfigured to more generously accommodate user walk and desire lines. Each diagram identifies a variety of activated gathering nodes at three levels of use highlighted on the bottom of each page.

562 p

Occupancy was studied for at-grade gathering spaces as well as drumlins, as the design team envisions these as heavily used elements within the plaza that clarify spatial organization and provide standing, sitting, performance and viewing options.


ARENA QUEUING

The following criteria were used: • • • • •

maintain clear sight lines at plaza grade to potential away-game screen and for safety use low drumlin forms to define flexible gathering spaces for a variety of uses and events as well as a spectrum of spaces from large to more intimate. edges of drumlins are active edge for users to gather and gain prospect throughout the plaza. drumlin forms shall be maximum 30” off the ground at all edges and will not require guardrails. level of service calculations consider user comfort and experience as the plaza changes from event high energy to intimate with non-event day passive uses.

NORTH ENTRY 1975 p

106 p

163 p


HIGH USE


GAMEDAY AWAY GAME

DRAFT

CONCERT FOOD RODEO



20

40


80

LOW USE

45 1 3 HIGH USE DIAGRAM

LEGEND: BIKE VALET

Circulation Route

TICKETING Occupancy in number of people xx p

356 p

MEDIUM USE DIAGRAM

23 p

72 p

ARENA

361 p 146 p

food rodeo carts and tables

72 p


158 p

sand volley court

NORTH ENTRY 1605 p

ballroom dancing

41 p

ballroom dancers

63 p

(40 couples @ 140 sf per couple) judges

1ST AVENUE SOUTH

50 person yoga class

North

Note: Activity diagrams above are at same scale as plan diagram for ease of use in review. This diagram illustrates: • more than one activity can occur at once. • activities can select intimate or more public spaces for use. • drumlins provide space definition and edges for activation.


HIGH USE

GAMEDAY AWAY GAME

DRAFT

CONCERT FOOD RODEO



20

40


80

LOW USE

46 1 4 MEDIUM USE DIAGRAM

LEGEND: BIKE VALET

Circulation Route

TICKETING Occupancy in number of people xx p

LOW USE DIAGRAM

8p

25 p

As level of use transitions from medium to low, the drumlins become destinations within the expansive plaza. People are drawn to and activate space by occupying drumlin edges. The edges provide backed seating opportunities that feel sheltered and safe for observing and enjoying the plaza.

ARENA

26 p 57 p


The simple forms establish visual clarity and organization. Functionally, this allows for clear site lines and a space that feels welcoming and defensible regarless of the activity level. Circulation routes have become simple desire lines for those cutting through the site and entering the training facility offices. Gathering spaces are anticipated at the south and west edges of drumlins to take advantage of sunlight. Areas with minimal gathering and circulation begin to define opportunities where water scrims and fog features could be used to activate the plaza.

NORTH ENTRY 2 food trucks

15 p

23 p


HIGH USE


GAMEDAY AWAY GAME

DRAFT

CONCERT FOOD RODEO



20

40


80

LOW USE

47 1 5 LOW USE DIAGRAM

LEGEND: BIKE VALET

Circulation Route

TICKETING Occupancy in number of people 130’ WIDE VIEWING SCREEN

xx p

AWAY GAME USE DIAGRAM

ARENA

As part of the design studies the industry standards for recommended video screen viewing distances to the plaza for potential away-game events has been evaluated. Viewing distance calculators estimate an ideal viewing distance of 130’- 200’ with a maximum recommended viewing distance of 242’ based on a view angle of 30 degrees (assume 130’ wide screen).*

30 VIEW CONE S. MASSACHUSETTS ST.

Viewing preferences do change based on vision and personal inclination, but these max. and min. recommendations provide a quantitative guide to inform design and creat an immersive experience. The main arena queuing area is strategically located in the prime viewing area of the plaza.

*SMPTE (Society of Motion Pictures and Television Engineers) online calculator

130’

PREFERRED SCREEN VIEWING ZONE

NORTH ENTRY

Level of Service ‘D’ 2,470 people

200’ MAXIMUM COMFORTABLE VIEWING DISTANCE 230’



DRAFT

20

40

80

48 1 6 AWAY GAME USE DIAGRAM


ENLARGED PLAZA PLAN

ARENA

The north plaza is the Arena’s civic front door and the center of outdoor events. It establishes the formal entry and gestures north making Occidental an integral part of the arrival experience. The simple plane of paving, marked to delineate tidal influences, extends into the Arena in the Northwest tradition of blurring the edge between inside and out.

DRUMLIN TYP. S. MASSACHUSETTS ST.

Simple patterns mark pedestrian zones, entries and thresholds.

STONE PAVERS TYP.

Tall deciduous trees with exceptional seasonal color create constantly changing patterns on the Arena façade with the seasonal weather systems. Trees and low stone drumlins define the sequence of gathering areas from large to intimate.

NORTH ENTRY



DRAFT

20

40

80

49 1 7 ENLARGED PLAZA PLAN


PLAZA WATER CONCEPT

1

EPHEMERAL FOG TYP.

ARENA

Water is added to the simple plane of paving, drumlins, and trees to amplify the powerful character of the Northwest. Shallow sheets of water, some ephemeral and some permanent, create a changing experience.

4

Some days the plaza is dry and open and some days a drumlin becomes an island to climb on.


DRUMLIN TYP.

The simple use of water brings a rich complexity to the public plaza, reflecting the constantly changing Northwest sky, people, and the Arena. This simple gesture makes a vibrant place when empty and a subtle back drop for the throngs during event days.

1

Event Day minimum extents

2

3

3 STONE PAVERS TYP.

NORTH ENTRY

2

4

Non-Event Day maximum extents

EPHEMERAL WATER STRATEGY 1ST AVENUE SOUTH North


DRAFT

20

40

80

50 1 8 PLAZA WATER CONCEPT

TRAINING FACILITY BEYOND

ARENA NORTH FACADE

DRUMLINS WATER SCRIM, TYP.

The glaciation of the Puget Sound Trough created north-south drumlins, leaving some protruding out of the tide flats and river deltas. The abstracted drumlins continue this pattern, lifting out of the paving and ephemeral water planes to create low stone platforms for human occupation, people watching and performance. On low use days, the combination of reflective water, low drumlins, trees and buildings create pedestrian scale and identity.

DRUMLIN FORM

A

A1

SECTION A-A1

A1

KEY PLAN

A 10

20

40

CONCRETE PAVING, TYP


STAGING AREA

DRAFT

STONE PAVING, TYP.

WATER SCRIM, TYP.

51 1 9 DRUMLINs DRUMLINS

DRUMLIN | FUNCTION & FORM GLACIAL FORMS + PATTERNS • • •

forms carry north-south markings of glacial action drumlin as residual element within larger regional story references immense passage of time and landscape history of Pacific Northwest

GLACIAL LANDSCAPES

EDGES + TEXTURE • • •

variation in edge relationships with water suggests coastal patterns implied tidal influences substantial high quality textural materials

TEXTURE + EDGE PATTERNS


DRAFT

52 1 10 DRUMLIN | FUNCTION & FORM

DRUMLIN | FUNCTION & FORM WATER + LIGHT • • • •

relationship of stone to water reflection and movement play of shadow and light ephemerality and change over time

COASTAL FORMS + LIGHT

USE + PROGRAM • • •

forms support flexibility in program and use support creation of ‘human topography’ and eddies of activity during high use subsets of space provide pedestrian scale and allow intimate to highly social uses

HUMAN USE


DRAFT

53 2 11 DRUMLIN | FUNCTION & FORM


54 3D RENDERINGS | first and Massachusetts


55 3D RENDERINGS | plaza looking south


56 3D RENDERINGS | first Ave looking south


57 3D RENDERINGS | first and holgate

OVERALL PLAN | SITE The Seattle Arena is located on Seattle’s historic tide flats between the glacial drumlins of West Seattle and Beacon Hill. These forms, coupled with Puget Sound lowland forest, water in the form of a tidal influenced water table, fault line uplift and depressions, and silver colored Elliott Bay are critical to regional identity. The site strategy uses these features as points of departure to create place and form. Stone drumlins lift out of the plane of paving, providing areas for gathering, a stage, and various scaled public space.

WATER SCRIM ON PAVING

REFLECTION ON WATER

STONE DRUMLIN

DRUMLIN FORMS

PUGET SOUND DRUMLINS

Groves of trees provide scale, grandeur and a connection to the seasons. Water creates ephemeral sheets on the paved surfaces, reflecting sky, arena and people. These are simple regional attributes used in an abstracted form to make this arena specific to Seattle.


DRAFT

LINEAR PAVING

SEASONAL COLOR

58 16 1 OVERALL PLAN | SITE

ACCESS ROAD

TRAINING FACILITY

ARENA


RESTAURANT

SOUTH ENTRY

S HOLGATE STREET


OCCIDENTAL AVENUE S

1ST AVENUE SOUTH

40

80

160

North


DRAFT

59 17 2 OVERALL PLAN | SITE

OVERALL PLAN | TREES Plaza trees are a mix of majestic conifers and deciduous trees with seasonal color inspired by Puget Sound lowland forests. They establish pedestrian/plaza scale continuum. Street trees along 1st Avenue S. are large and umbrageous. They define , and support , the continuation of the 1st Avenue corridor from Pioneer Square. Tall, columnar trees along Holgate Street visually establish the Stadium District’s south gateway from near and far.

SEASONAL COLOR

VERTICAL FORM

PNW FOREST TYPOLOGY


DISTRICT STREET TREES

DRAFT

60 18 1 OVERALL PLAN | TREES

ACCESS ROAD

TRAINING FACILITY

ARENA


RESTAURANT

SOUTH ENTRY

S HOLGATE STREET


OCCIDENTAL AVENUE S

1ST AVENUE SOUTH

40

80

160

North


DRAFT

61 19 2 OVERALL PLAN | TREES

OVERALL PLAN | WATER + FOG Thin scrims of water create sheen and reflect light off dark stone and sawcut concrete. Reflections of building, sky and people create constant change. During times of lower use, fog emerges from the drumlins to the east. The misty atmosphere plays with light and drumlin silhouettes , in homage to early mornings in the Puget Sound basin.

EPHEMERAL MIST

ARCHITECTURAL FORM


SEASONAL PATTERNS

REFLECTIVITY

DRAFT

WATER SCRIM

RAIN

62 20 1 OVERALL PLAN | WATER + FOG

ACCESS ROAD

TRAINING FACILITY

ARENA


RESTAURANT

SOUTH ENTRY

S HOLGATE STREET


OCCIDENTAL AVENUE S

1ST AVENUE SOUTH

40

80

160

North


DRAFT

63 21 2 OVERALL PLAN | WATER + FOG


STREET TREES PLAZA TREES

SCALE + REGIONAL REFERENCE

PLANTINGS

Plants provide urban scale, seasonal pattern and ecological function from roof, to wall to ground plane.

SEASONAL COLOR

TEXTURE + MASS

ROOF + WALLS

MATERIALS | LANDSCAPE

VINES

RHYTHM + SCALE

RAINWATER TREATMENT

SEASONAL COLOR

GREENWALLS

DRAFT

SEDUM GREENROOF

64 22 1 MATERIALS | LANDSCAPE

WATER + MIST

WATER + EDGE + REFLECTED LIGHT

DRUMLIN

STONE DRUMLIN

PAVING

CONCRETE PAVING

FURNISHINGS

MATERIALS | PAVING + FURNISHINGS

SEATING

MIST

Carefully crafted durable concrete, stone and water is the simple, texturally rich material palette. These are selected for the capacity to be crafted, provide human scale and support the design concept.


STONE PAVING

DRAFT

PRECAST PERMEABLE PAVING

65 23 1 MATERIALS | PAVING & FURNISHINGS

GREEN ROOF + WALLS The diverse palate of sturdy, long-lived vines provides texture, pedestrian scale and constant seasonal change. Sedums create a continuous green roof surface and provide ecological function and seasonal change.

SEDUM (GREEN ROOF)

SEDUM (GREEN ROOF)

GREENWALL


BOSTON IVY

DRAFT

HOPS

CLEMATIS

66 24 1 GREEN ROOF GREEN + WALLS ROOF

ACCESS ROAD

TRAINING FACILITY

ARENA OCCIDENTAL AVENUE S

S HOLGATE STREET


GREEN WALL EXTENTS, TYP.

GREEN ROOF TYP.

1ST AVENUE SOUTH

40

80

160

North


DRAFT

67 25 2 GREEN ROOF

EXTERIOR LIGHTING Exterior lighting provides for safe use, experiential character, and identity of place. Soffit lights wrap the open space on the east and south edges to frame the plaza, provide pavement light wash, and pedestrian scale. The North Entry is marked by a wide lit paving plane extending north to S. Massachusetts Street, provided by large scale pole lights. The scrims of water reflect the color of the light and of the city, and arena. Small, discreet fixtures illuminate the “fissures” in the stone features.

DAPPLED LIGHT EFFECT

LUMIERE

DESCRIPTION

Hollywood 1704 is an ultra-compact HID image projector for use with a T6 ceramic metal halide lamp source. It is a powerful outdoor illuminator that delivers precision image projection over extended distances. It accepts industry standard Micro-E steel gobos. The fully adjustable mounting yoke utilizes a unique clutch locking mechanism for easy, precise aiming. A standard quick-release mechanism allows relamping without affecting aim or focus. Lumière's exclusive Siphon Protection System (S.P.S.) prevents water from siphoning into the fixture through its own lead wires.

Catalog #

®

Type

Project Comments

Date

Prepared by

SPECIFICATION FEATURES

A ... Material Housing and hood are precision-machined from corrosion-resistant 6061-T6 aluminum billet. Heavy-duty mounting yoke is fabricated from corrosion-resistant silicone aluminum.


B ... Finish Fixtures are double protected by a chromate conversionFIXTURE undercoating GOBO PROJECTOR and polyester powdercoat paint finish, surpassing the rigorous demands of the outdoor environment. A variety of standard colors are available.

E ... Gasket Housing and hood are sealed with a high temperature silicone o-ring gasket to prevent water intrusion. F ... Lens Tempered glass lens, factory sealed with high temperature adhesive to prevent water intrusion and breakage due to thermal shock. G ... Mounting Yoke Fully adjustable mounting yoke utilizes a unique clutch locking mechanism for easy, precise aiming. Stainless steel aim-locking mechanisms are standard.

DRAFT

C ... Hood Hood is removable for easy relamping. The flush lens design minimizes debris collection and prevents water and mineral stains

H ... Hardware Stainless steel hardware is standard to provide maximum corrosion-resistance.

J ... Ballast Remote electronic ballast/housing is standard (120/277V). Maximum remote mounting distance is 15'. Maximum remote mounting distance for an electronic ballast depends upon the ballast manufacturer and may require the use of special low capacitance wire, separate conduit runs for lead wires, or other special installation requirements. See ballast manufacturer's installation instructions or contact the factory for remote mounting distance and installation requirements. K ... Lamp Not included. Available from Lumière as an accessory - see reverse side of this page. L ... Gobos

HOLLYWOOD

68 26 1

1704 EXTERIOR LIGHTING 150W (max.) T6 Metal Halide

Projector

ACCESS ROAD

ARENA

NORTH ENTRY

RESTAURANT

SOUTH ENTRY

S HOLGATE STREET


OCCIDENTAL AVENUE S

GOBO PROJECTOR, TYP. CANOPY, TYP.

1ST AVENUE SOUTH

40

80

160

North


DRAFT

69 27 2 EXTERIOR LIGHTING

5.0 ARCHITECTURE


72 3D RENDERING | AERIAL SOUTHWEST VIEW

710'-0" 33'-0"



SLOPE DN

SLOPE DN

ACCESS ROAD

UP

MEP

190’ +/-

NBA VISITORS

AUX. LOCKER

TRASH DOCK

MEP

ARENA SITE

PLAYER PARKING

16’

EAST CLUB NBA HOME LOCKER ELEVATED TERRACE WITH PRACTICE FACILITY BELOW

140’ +/-

MEP


SECURITY COMMAND

NHL VISITORS UP

LOADING DOCK/ PREFERRED OVERALL BROADCAST SIDEWALK WIDTH TRUCKS IT

EAST BUNKER CLUB

EMPLOYEE ENTRY

WATER FEATURE, TYP. BIKE VALET

UP TEAM RECEPTION

SMALL PLAZA TREES (20’ HT)

FREIGHT ELEVATOR

13'-6"

TICKET OFFICE

14'-0"

180’+/145’+/-

150'-0"

120’ +/-

PLAZA

170’+/-

WEST BUNKER CLUB

WATER FEATURE, TYP. LEVEL ENTRY PLAZA LOBBY COLUMNAR TREES (40’ HT) LARGE STREET TREES (40’ HT)

UP

FIRST AVE. North 0

25

50

STAIR - SW

POTENTIAL STREET TREES, TYP.

30’

MEP MEP

EVENT LEVEL PREFERRED OVERALL GENERAL SIDEWALK WIDTH STORAGE

LOBBY RESTAURANT

BICYCLE RACKS, TYP.

+/-

16’ 1ST AVE. S.

IT

RESTAURANT ENTRANCE

TEAM STORE

VIP ENTRY

24’


IT

OCCIDENTAL AVE. S. MEP

HOLGATE

EVENT LEVEL GENERAL STORAGE ENTRY STAIR TERRACE BASKETBALL UP GENERAL STORAGE

MAIN CONCOURSE

S. HOLGATE ST.

400’

+/-

BALCONY ABOVE

+45

+38

+31.75

+25.5

+23

+20.5

+18

OCCIDENTAL AVE. CIDENTAL AVE. S.

356'-0"

MARSHALLING

PREFERRED OVERALL SIDEWALK WIDTH

WEST CLUB SEAT WALLS +LEAN RAILS, TYP. UP YEAR ROUND CLUB

RAIN GARDENS + STREETSCAPE PLANTING, TYP.

UP

POTENTIAL STREET TREES,PERFORMER TYP.

LOBBY STAIR - SW

SEATING STOOPS

100

SEATTLE ARENA

SEATTLE ARENA 09/13/2013

SEATTLE ARENA ARENA


january JANUARY 22, 2013


0

30

60

120

North

73

EVENT LEVEL event level +0’

14 PlAN SITE PLAN

UP

MEP

CLUB MEP

UP

TEAM OFFICES

MAIN KITCHEN/COMMISSARY

MEN WOMEN

14'-0"

CONCOURSE OUTDOOR BALCONY

14'-0"

UP

CONCESSION

MEP

WOMEN MEN PRESS FACILITIES

OPEN TO BELOW

OPEN TO BELOW CLUB UP

North 0

25

50

UP

UP

CIRCULATION BUILDING ADMINISTRATION OFFICES

100

SEATTLE ARENA



74

CLUB LEVEL club level +18’

UP

RAINIER BAR

MEP

CLUB UP

MEP

TEAM OFFICES

CIRCULATION

BALCONY

OPEN TO BELOW

CLUB

OPEN TO BELOW

UP

North 0

25

50

100

SEATTLE ARENA



75

MAIN CONCOURSE main concourse +40’

UP

14'-0"


UP

GAME OPS STORAGE TURBINE

OFFICIAL LOCKER # 1 NW ELEVATOR

SUITE

SUITE

IT OFFICIAL LOCKER #2

OVERHANG ABOVE PREMIUM WOMENS LOBBY 92' CEILING

16 DOOR ENTRANCE

MEN

UP

WOMEN

UP

MERCHANDISE CENTRAL STORAGE

WEST CLUB

ELEC.

TEAM STORE

CLUB KITCHEN-WEST

UP STAIR - SW VIP ENTRY

8'-6"

PLANTERS

PROPERTY LINE CANOPY OVERHEAD

North 0

10

20

YEAR ROUND CLUB

RETAIL / CLUB ENTRY

40

FIRST AVENUE


76 EVENT LEVEL | North LOBBY

ELECTRICAL SWITCHBOARD ROOM

ENG UPLINK ROOM

PERFORMER

SHOW POWER SUITE

SUITE

SUITE

MAIN ELECTRONIC EQUIP.

SHOW POWER SUBSTATION

PROPERTY LINE

MARSHALLING

CENTURYLINK CROSS CONNECT DEMARC

ICE SUPPORT ICE PAINT / STORAGE

IT

GREENWALL

ELEVATOR SW EVENT LEVEL GENERAL STORAGE

PREMIUM MENS

TURBINE ABOVE

JAN. LOBBY 92' CEILING UP

33'-6"

UP

ELEC.

LANDING ABOVE SECURITY

WEST CLUB PERFORMER

CLUB MEN

UP

JAN

10 ENTRANCE DOORS

CLUB WOMEN STAIR - SW

UP

WATER SERVICE 7'-0"

PROPERTY LINE

North 0

10

20

40


24'-0"

8'-6"

CANOPY ABOVE

OVERHANG

FIRST AVENUE

77 EVENT LEVEL | SOUTH LOBBY

PARKING ENTRANCE/EXIT 24'-0"

SLOPE DN

22'-0" 8'-6"

37'-6"


ACCESS ROAD

24'-6"

12' HIGH GREEN WALL

GARAGE ATTENDANT

PROPERTY LINE

SCL TRANSFORMER VAULT

TF - STAIR

GARAGE RAMP

NBA HOME NBA HOME STEAM SAUNA NBA HOME TRAINING

UP

NBA HOME GROOMING, TLT, SHOWER

PRIMARY SWITCHGEAR

NBA HOME TRAINER

NBA HOME HEAD COACH

STORM WATER DETENTION

FIRE WATER STORAGE

NBA HOME LOCKER

GRAY WATER DETENTION

NBA HOME TEAM LOUNGE

HALLWAY

FIRE PUMP ROOM


WATER SERVICE

North 0

10

20

40


HOME HOCKEY PLAYERS LOUNGE

GARAGE VESTIBULE TF - STAIR

BIKE STORAGE ENTRANCE

NBA HOME VIDEO

STORMWATER PUMP ROOM

HALLWAY

BIKE VALET

NBA HOME COACHES

PLAYER PARKING 16 STALLS

GRAY WATER PUMP ROOM

22'-0"

STAIR - NE

NBA HOME COACHES LOCKERS

MAIN SWITCHBOARD

7'-6"

27'-6"

NBA HOME HYDRO

TICKET OFFICE 12 POS

TF - ELEVATOR TEAM RECEPTION

ENTRY TO TEAM OFFICES

HOME HOCKEY EQUIPMENT

HOME HOCKEY STREET LOCKERS

HOME HOCKEY HEAD COACH HOME HOCKEY HYDRO

HOME HOCKEY LOCKER ROOM

78 EVENT LEVEL | LOADING DOCK

24'-6"

12' HIGH GREEN WALL ACCESS ROAD

SLOPE UP

SLOPE DN

NBA/ NHL VISITORS SHOWERS

NBA/ NHL VISITORS TRAINING

NBA/ NHL VISITORS TLT.

7'-0"

8'-6"

7'-0" BUILDING OVERHANG 114'-6" DOCK DOOR

NHL VISITORS EQUIPMENT NHL VISITORS HYDRO

NHL VISITORS

NHL VISITORS ASST. COACHES

SECURITY COMMAND

31'-0"

NHL VISITORS COACHES LOCKERS UP CLUB MEN CLUB WOMEN

NETWORK INTERCONNECT HSAN

ELEC.

EMPLOYEE CHECK IN

TRASH DOCK LEAGUE IT EQUIP STORE

DOCK TOILET

EAST CLUB KITCHEN

DOCK TOILET

EMPLOYEE ENTRY

IT

FOOD SERVICE DOCK

FIRST AID SUITE

SUITE

SUITE

SUITE

SUITE

PREMIUM WOMEN


PROPERTY LINE

BREAK ROOM

EAST BUNKER CLUB

STAIR - SE

SHOW POWER

MARSHALLING North 0

10

20

40


SLAB BELOW RETRACTABLE

FREIGHT ELEVATOR MACHINE FREIGHT ROOM ELEVATOR

GREEN WALL

79 EVENT LEVEL | LOADING DOCK

Occidental


80 BUILDING ELEVATION | NORTH


81 BUILDING ELEVATION | WEST


82 BUILDING ELEVATION | SOUTH


83 BUILDING ELEVATION | EAST

PROPERTY LINE

PROPERTY LINE

542'-6"

13 - BALCONY LEVEL 4 / PRESS LEVEL

168'-0"

100' - 0" 11 - BALCONY LEVEL 3 89' - 6" 10 - BALCONY LEVEL 2 79' - 0" 08 - BALCONY LEVEL 1 68' - 6" 06 - UPPER CONCOURSE

93'-6"

58' - 0" 04 - MAIN CONCOURSE / P4 40' - 10" 02 - CLUB LEVEL / P2

HOLGATE ST.

18' - 0"

SERVICE LOADING DOCK

ENTRY

PLAZA

01 - EVENT LEVEL / P1

50

100

PROPERTY LINE

25

370'-6"

SEATTLE ARENA

15 - UPPER ROOF (TOS) 126' - 0" 14 - CATWALK LEVEL 110' - 6" 13 - BALCONY LEVEL 4 / PRESS LEVEL

153'-0"

100' - 0" 11 - BALCONY LEVEL 3


84

BUILDING SECTIONS | LONGITUDINAL

89' - 6" 10 - BALCONY LEVEL 2

79' - 0" 08 - BALCONY LEVEL 1 68' - 6" 06 - UPPER CONCOURSE

3' - 0"

0

PROPERTY LINE

0"

58' - 0" 04 - MAIN CONCOURSE / P4

PROPERTY LINE

PROPERTY LINE

542'-6"

13 - BALCONY LEVEL 4 / PRESS LEVEL

168'-0"

100' - 0" 11 - BALCONY LEVEL 3 89' - 6" 10 - BALCONY LEVEL 2 79' - 0" 08 - BALCONY LEVEL 1 68' - 6" 06 - UPPER CONCOURSE

93'-6"

58' - 0" 04 - MAIN CONCOURSE / P4 40' - 10" 02 - CLUB LEVEL / P2

HOLGATE ST.

18' - 0"

SERVICE LOADING DOCK

ENTRY

PLAZA

01 - EVENT LEVEL / P1

370'-6" PROPERTY LINE

PROPERTY LINE

0"

15 - UPPER ROOF (TOS) 126' - 0" 14 - CATWALK LEVEL 110' - 6" 13 - BALCONY LEVEL 4 / PRESS LEVEL

153'-0"

100' - 0" 11 - BALCONY LEVEL 3 89' - 6" 10 - BALCONY LEVEL 2 79' - 0" 08 - BALCONY LEVEL 1

93' - 0"

68' - 6" 06 - UPPER CONCOURSE 58' - 0" 04 - MAIN CONCOURSE / P4 40' - 10" 02 - CLUB LEVEL / P2

1ST AVENUE

SERVICE ROAD

18' - 0" 01 - EVENT LEVEL / P1 0"


0

25

50

BUILDING SECTION

100


85 BUILDING SECTION | TRANSVERSE


86 3D BUILDING SECTIONS | LONGITUDINAL


87 3D BUILDING SECTION | TRANSVERSE

PAINTED STEEL 12 - LOW ROOF (TOS)

16' - 6"

92' - 0"

METAL PANEL 09 - MECHANICAL MEZZANINE

17' - 6"

75' - 6"

GREY PAINTED STEEL 06 - UPPER CONCOURSE

17' - 2"

58' - 0"

VERTICAL LOUVER BRUSHED ALUMINUM 04 - MAIN CONCOURSE / P4 40' - 10"

22' - 10"

CURTAINWALL GLAZING SYSTEM - CLEAR ANODIZED FRAME

HIGH PERFORMANCE CLEAR GLASS

02 - CLUB LEVEL / P2

1' - 6"

6' - 0"

6' - 3"

18' - 0"

7' - 6"

18' - 0"

BRUSHED ALUMINUM LOUVER

PAINTED STEEL

STONE CLADDING TRAVERTINE


TRAVERTINE


88 WALL SECTIONS | first street section_1

PAINTED STEEL 12 - LOW ROOF (TOS)

16' - 6"

92' - 0"

METAL PANEL 09 - MECHANICAL MEZZANINE

17' - 6"

75' - 6"

GREY PAINTED STEEL 06 - UPPER CONCOURSE 58' - 0"

17' - 2"

VERTICAL LOUVER BRUSHED ALUMINUM

CURTAINWALL GLAZING SYSTEM - CLEAR ANODIZED FRAME 04 - MAIN CONCOURSE / P4


22' - 10"

40' - 10"

PAINTED STEEL 02 - CLUB LEVEL / P2 18' - 0"

CANOPY W/ TRESPA CLADDING 18' - 0"

10' - 9 1/2"

7' - 6" 1' - 6" 6' - 0"

BRUSHED ALUMINUM LOUVER



DARK WALNUT TRESPA


89 WALL SECTIONS | first street section_2

CANOPY W/ TRESPA CLADDING 12 - LOW ROOF (TOS) 92' - 0"

34' - 0"

SEDUM ROOF


DARK WALNUT TRESPA 06 - UPPER CONCOURSE

17' - 2"

58' - 0"

04 - MAIN CONCOURSE / P4 40' - 10"

22' - 10"

THERMAL TUBE LOUVER


STONE TILE - TRAVERTINE 2' - 6"

13' - 9 1/2" 02 - CLUB LEVEL / P2

VESTIBULE

18' - 0"

18' - 0"

SOLAR TUBE COLLECTORS

CANOPY W/ TRESPA CLADDING


TRAVERTINE


90 WALL SECTIONS | holgate section_1

12 - LOW ROOF (TOS) 92' - 0"

DARK WALNUT TRESPA

34' - 0"


TRESPA SOFFIT GUARDRAIL 29' - 8"

TRAVERTINE 06 - UPPER CONCOURSE 58' - 0"

3' - 6"

10' - 0"

04 - MAIN CONCOURSE / P4 40' - 10"


22' - 10"

12' - 10"


16' - 3 1/2"

MECH. LOUVERS CLEAR ANODIZED

10' - 0"

02 - CLUB LEVEL / P2 18' - 0"

METAL LOUVERS

CANOPY W/ TREPSA CLADDING 18' - 0"

2' - 6"

17' - 2"

TRESPA SOFFIT

"GREEN" WALL


GREEN WALL


91 WALL SECTIONS | holgate section_2

12 - LOW ROOF (TOS) 92' - 0"

13' - 0"

PAINTED STEEL CANOPY W/ TRESPA CLADDING

METAL PANEL

10 - BALCONY LEVEL 2

13' - 0"

79' - 0"

07 - TRAINING LEVEL 2 66' - 0"

12' - 0"

DARK WALNUT TRESPA 05 - TRAINING LEVEL 1

12' - 0"

54' - 0"

CURTAINWALL SYSTEM 4 SIDED SSG

04.5 - PARKING LEVEL 4 42' - 0"

12' - 0"

METAL SCREEN


03 - OFFICE LEVEL / P3

12' - 0"

30' - 0"

02 - CLUB LEVEL / P2 18' - 0"

2' - 6"

METAL SCREEN

12' - 6"

TICKETS 01 - EVENT LEVEL / P1 0"

CABLE HANDRAIL


92 WALL SECTIONS | plaza east section_1

12 - LOW ROOF (TOS) 92' - 0"

PAINTED STEEL CANOPY W/ TRESPA CLADDING

DARK WALNUT TRESPA

BUILDING SIGNAGE

CURTAINWALL SYSTEM 4 SIDED SSG

74' - 0"

GREY PAINTED STEEL

8'-0"

8'-0"

8'-0"


BALCONY 02 - CLUB LEVEL / P2 18' - 0"

CABLE HANDRAIL

18' - 0"

BUILDING SIGNAGE

VESTIBULE 01 - EVENT LEVEL / P1 0"

LED SCREEN


93 WALL SECTIONS | plaza south_2

12 - LOW ROOF (TOS)

16' - 4"

92' - 0"

DARK WALNUT TRESPA

38' - 0"

STOREFRONT GLAZING SYSTEM

19' - 8"

TRESPA WALL PANEL DARK WALNUT COLOR

GREY PAINTED STEEL

PAINTED STEEL 05 - TRAINING LEVEL 1

12' - 0"

54' - 0"

VERTICAL LOUVER BRUSHED ALUMINUM 04.5 - PARKING LEVEL 4

12' - 0"

6' - 0"

PARKING

6' - 0"

42' - 0"



12' - 0"

6' - 0"

02 - CLUB LEVEL / P2 18' - 0"

METAL SCREEN PARKING RAMP - C.I.P. CONCRETE STRUCTURE 18' - 0"

PARKING

6' - 0"

30' - 0"



CAST IN PLACE CONCRETE


94 WALL SECTIONS | nORTH WALL_1

12 - LOW ROOF (TOS) 92' - 0"

PAINTED STEEL COLUMN

DARK WALNUT TRESPA

38' - 0"


METAL SCREEN

TRAINING FACILITY

GREY PAINTED STEEL 05 - TRAINING LEVEL 1 54' - 0"

12' - 0"

PAINTED STEEL

04.5 - PARKING LEVEL 4 42' - 0"

12' - 0"

VERTICAL LOUVER BRUSHED ALUMINUM



12' - 0"

PROPERTY LINE

30' - 0"

02 - CLUB LEVEL / P2

12' TALL GREEN FENCE GARAGE ENTRY

METAL SCREEN

18' - 0"

18' - 0"

ACCESS ROAD 01 - EVENT LEVEL / P1 0"

CAST IN PLACE CONCRETE


95 WALL SECTIONS | EAST WALL_1


96 3D RENDERING | NORTHWEST AERIAL


97 3D RENDERING | VIEW FROM BEACON HILL


98 3D RENDERING | VIEW FROM OCCIDENTAL


99 3D RENDERING | 1ST & MASS LOOKING SOUTHEAST


100 3D RENDERING | 1ST & MASS LOOKING SOUTHEAST


101 3D RENDERING | NORTH EXTERIOR BALCONY


102 3D RENDERING | FIRST AVE LOOKING SOUTH


103 3D RENDERING | SOUTHWEST VIEW


104 3D RENDERING | SOUTH ENTRANCE


105 3D RENDERING | SOUTHEAST VIEW


106 3D RENDERING | HOLGATE


107 3D RENDERING | NORTH LOBBY


108 3D RENDERING | NORTH LOBBY LOOKING NORTH


109 3D RENDERING | RAINIER BAR

EXTERIOR LIGHTING

Rendered View | Southwest Aerial Night View

Rendered View | First Ave. & Massachusetts


110 EXTERIOR LIGHTING

External Shading Strategies:

Ventilation Heat Recovery at Air Handling Units: - Reduces heating energy required to pre-warm ventilation air

- Vertical Fins block solar radiation in concourse areas

VHR

- Enables use of 100% outside air with no recirculation

- Overhangs block solar radiation at ground level - All shading devices will help to reduce peak cooling loads and annual cooling loads

SUSTAINABILITY

- Angles of fins selected to maintain views

1 HVAC STRATEGIES

Displacement Ventilation + Radiant Heating/ Cooling:

• A displacement ventilation system for the arena bowl supplies air from under the seats, providing occupants with 100% outside air (no recirculation) directly in the occupied zone. This saves energy while improving indoor air quality and thermal comfort • Air handling units are provided with heat recovery to pre-warm incoming ventilation air. This saves heating and energy use of a traditional 100% outside air system • Radiant slab heating and cooling in concourse and lobby areas minimizes the amount of heating and cooling required for these spaces by directly offsetting loads from the building’s glazing. This eliminates wasteful reheat common to traditional HVAC systems • Sewer heat transfer is used to both pull heat from the sewer in winter and reject heat to the sewer in summer. This reduces heating energy by approximately 70% while eliminating cooling towers, which would consume approximately 1.8M gallons per year to meet the building’s cooling load • Building and Sports Lighting applications (LEDs vs. Metal Halide); integrated with program and geometry

- Solar loads directly absorbed by radiant slabs - Heating provided by low energy slab heating - Ventilation air provided directly to occupied zones - Eliminates re-heat energy waste

Sewage Heat Recovery: -Reduces heating energy by ~70%

Displacement Ventilation: Seating Bowl - More direct delivery allows for enhanced thermal comfort in seating areas.

-Saves large quantities of water Heat Pump

-Enables “Load Sharing” between heating and cooling systems

- Higher temperature supply air and stratification saves energy - 100% outside air with no recirculation Heat Exchanger


Sewer

-Consolidates heating and cooling equipment

111 SUSTAINABILITY

SUSTAINABILITY (cont.) 2 BUILDING ENVELOPE

3 WATER SAVING STRATEGIES

• Sun control vertical fins on the east and west elevations angled to reduce heat gains and maintain views • Daylighting of Entrance Lobbies and Concourses will be provided and controlled by the vertical fins • Daylighting for the Team Offices, Training Areas and NBA Practice Courts will be provided (per NBA) • High-performance glass is being chosen that selectively reduces solar heat gain and admits natural light • South façade has horizontal evacuated tube solar thermal collectors above glazed window openings to simultaneously control sun and heat water for use in the building’s lavatories and showers • Northerly summer afternoon sun is shaded from glazing by balcony walkway overhangs • Green Roof & Green Walls are provided in conformance with the City of Seattle ‘Green Factor’ requirement

•

Rainwater is retained and evapotranspirated by the Green Roof and roof drainage is collected and stored for storm water control and the rainwater harvesting for nonpotable landscape irrigation use • Plaza paving system includes permeable pavers with sub paver drainage system, bioswales and ‘drumlins’ • Coordinated with landscape and civil, including water features with seasonal pooling, rainwater collection storage and re-use. ‘Living Machine’ provides onsite, ecological wastewater treatment, transforming incoming wastewater to reclaimed water available for toilet flushing and irrigation use • Cooling towers are replaced by the sewerage heat dispersal system, eliminating all makeup water (and chemical treatment) used for heat rejection (building cooling), and for producing ice for the skating rink

• ‘Living Machine’ provides on-site, ecological wastewater treatment, transforming incoming wastewater to reclaimed water available for toilet flushing and irrigation use • Low-flow plumbing fixtures will be selected and installed in public toilets, team locker rooms and showers

LIVING MACHINE SYSTEM SCHEMATIC/LAYOUT: NORTH PEDESTRIAN PLAZA LIVING MACHINE SYSTEM DIAGRAM Living Machine Benefits: • Arena Bragging Rights: Only Arena in U.S.A with Sewer Reuse • 11 Year Payback Period for $1.1 Million Up-Front Costs with Savings of $2,000,000 at 20 Years • Meets Department of Ecology Objectives for Combined Sewer Overflow Reduction • Eligible for up to 11 LEED Credits • Provides Significant Public Benefit by Eliminating 4.5 Million Gallons of Sewer Per Year • Sewer Flow Reduction: 99% • Non-Potable Water Use Reduction: 90% • Overall Water Use Water Reduction: 70%

Sun control fins on exterior glazing

PRIMARY TANK AND FLOW EQUALIZATION CHAMBER VOLUME = 5,400 CF (LOCATED BELOW GRADE)

Wastewater System Layout


STAGE 1: TIDAL FLOW CELLS

STAGE 2: VERTICAL FLOW CELLS

REUSE TANK

SURFACE AREA = 1,000 SF CELL DEPTH = 10 FEET (PARTIALLY BELOW GRADE)

SURFACE AREA = 1,000 SF CELL DEPTH = 10 FEET (PARTIALLY BELOW GRADE)

VOLUME = 4,900 CF (BELOW GRADE)

Living Machine Diagram

112 SUSTAINABILITY

SUSTAINABILITY (cont.) 4 WASTE MANAGEMENT – RECYCLING

5 ALTERNATIVE ENERGY

• Collection and transport of trash (compost) and recyclable materials to loading dock for pick-up by Seattle Public Utility. Comingled recyclables will be placed in bins and dumpsters separate from compostable debris. Food service products will be served in compostable containers in conformance with city guidelines

• Allow for future photo-voltaic solar collector array on roof areas as mandated by the City of Seattle codes • The area required could possibly be offset by or complement the Green Roof system • Integration of solar thermal collectors into south façade forming sun control trellises above south facing curtainwall glazing provides reduced heat gain and domestic water system preheat

City of Seattle’s Current Municipal Solid Waste Flow Waste for Disposal Collected Commercial

Collected Residential

Self-haul

North Recycling and Disposal Station

Large Trucks

Organics Collected Commercial


Recyclables Self-haul


Self-haul

Collected Commercial

Eastmont Transfer Station

South Recycling and Disposal Station

or Rabanco’s 3rd and Lander Street Transfer Station

ARGO Intermodal Yard (Union Pacific)

Roosevelt Landfill

Columbia Ridge Landfill

Recycle Processor: Metals, Paper, Wood Waste,

Cedar Grove Composting

Tires, Glass, Plastics, Used Oil, etc.

Dotted Line = minor flow

City of Seattle’s Current Municipal Solid Waste Flow


Solar Tube Collector

Rendered View | Holgate Street View

113 SUSTAINABILITY

SIGNAGE

CENTRAL DISTRICT

PLAYER PARKING

Roof Signage

BEACON HILL

2

I-90 MEP

INTERNATIONAL DISTRICT

190’ +/-

ARENA SITE MEP

16’

PREFERRED OVERALL SIDEWALK WIDTH

I-5

MEP

S. Lane St.

6th Ave. S.

S. Dearborn St.

S. Weller St.

S. Jackson St.

S. Main St.

Yesler Way

Airport Way S.

S. King St.

140’ +/-

FIRST HILL

LOADING DOCK

SODO / INDUSTRIAL DISTRICT

ELE VATED TERR ACE WITH PR ACTICE FACILITY BE LOW

8th Ave. S.

WATER FE ATURE, TY P. SMALL PLAZA TREES (20’ HT)

6th Ave. S.

1st Ave. S.

5m mii nu n u te e

S. Lander St.

Occidental Ave. S.

S. Atlantic St.

Utah Ave. S.

CENTRAL BUSINESS DISTRICT

MEP

MEP

HARBOR ISLAND

120’ +/-

LEVEL ENTRY PLAZA

Alaskan Way S.

COLUMNAR TREES (40’ HT)

BEACON HILL FIRST HILL

L OB B Y

SE AT WALLS +LEAN RAILS, TYP.

WALKING DISTANCE

POTENTIAL STREET TREES, TY P.

3

PROPOSED STREET VACATION STADIUM TRANSITION AREA OVERLAY

24’

16’

+/-

RES TAURANT ENT R ANC E

MEP

CENTRAL DISTRICT

RE S TAURA N T

BI CYCLE R ACKS, TY P.

MEP

SODO/INDUSTRIAL DISTRICT PREFERRED OVERALL SIDEWALK WIDTH

30’

LARGE STREET TREES (40’ HT)

3 | SECONDARY VISITOR ENTRY SIGNAGE

PIONEER SQUARE

INTERNATIONAL DISTRICT

1 170’

1 | MAIN VISITOR ENTRY SIGNAGE

OCCIDENTAL AVE. S.

L E GE N D

15 5m minute

1st Ave. S.

WATER FE ATURE, TY P.

+/-

WATERFRONT

3rd Ave. S.

S. Holgate St.

Safeco Field

145’+/-

Main Entry Signage S. MASSACHUSETTS ST.

ENTRY S TAIR TERR ACE

4th Ave. S.

S. HOLGATE ST.

180’

+45

PIONEER SQUARE

MAIN C ONC OURS E

CenturyLink Field


. nS

+38

.E ve dA 2n 2nd Ave. S.

+31.75

+25.5

+23

CENTRAL BUSINESS DISTRICT +/-

+20.5

+18

IDENTAL AVE. S.

400’ +/-

OFFICE

s io


n x te


SODO Busway 4th Ave. S.

SITE

NORTH ENTRY

1ST AVE. S.

CL POTENTIAL STREET TREES, TY P.

Y

S OUR C E : C I TY OF S E ATTLE EC ON OMI C

PLAN

RAIN GARDENS + PREFERRED OVERALL HARBOR ISLAND STREETS CAPE PLANTING, TY P. SIDE WALK WI DTH

EXTERIOR SIGNAGE LOCATION

DEVE L OP ME N T SOUTH ENTRY

SE ATING S TOOPS

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Alternate entry signage (SIGN PLACED ABOVE ENTRY - NOT SHOWN IN MOCKUPS)

2 | Concept Sketch


2 | HIGHWAY SIGNAGE 114 SIGNAGE

SEATTLE ARENA SEPTEMBER 17, 2013 DOWNTOWN DESIGN REVIEW BOARD | RECOMMENDATION PROJECT NUMBER: 301 4195 | 1700 FIRST AVENUE SOUTH

DRAFT