Olympic Tower EDG

olympic tower
EARLY DESIGN GUIDANCE

EAST DESIGN REVIEW BOARD
20 DECEMBER 2017
DPD #3028357
Tab le of
contents
PROPOSAL ZONING DATA

Project Information . . . . . . . . . . . . . . . . . . 3 Zoning Code Summary . . . . . . . . . . . . . . . . 30
C O N T E X T A N A LY S I S DESIGN GUIDELINES
Zoning & Overlay Designations . . . . . . . . . . . 4
Design Guidelines . . . . . . . . . . . . . . . . . . . 40
Urban Design Analysis . . . . . . . . . . . . . . . . 6
ARCHITECTURAL CONCEPTS
Site Views & Sun Paths . . . . . . . . . . . . . . . . 8
Massing Options . . . . . . . . . . . . . . . . . . . 43
Adjacent Building Heights . . . . . . . . . . . . . . 12
Design Concept 01 . . . . . . . . . . . . . . . . . . 44
Community Nodes & Landmarks . . . . . . . . . . . 14
Design Concept 02 . . . . . . . . . . . . . . . . . . 48
Notable Architecture & Siting Patterns . . . . . . . 16
Design Concept 03 . . . . . . . . . . . . . . . . . . 52
Surrounding Uses & Structures . . . . . . . . . . . 18
Design Process Diagram . . . . . . . . . . . . . . . 56
Streetscapes . . . . . . . . . . . . . . . . . . . . . 22
DEPARTURES
Departures . . . . . . . . . . . . . . . . . . . . . . 68
EXISTING SITE CONDITIONS
Site Photographs . . . . . . . . . . . . . . . . . . . 26
SITE PLAN
Existing Site Conditions . . . . . . . . . . . . . . . 28
Preliminary Site Plan . . . . . . . . . . . . . . . . . 29
PROPOSAL
PROJE C T I NFOR M A T I ON
ADDRESS: 715 8TH AVE. SEATTLE
DPD PROJECT : #3028357
ARCHITECT: LANDSCAPE ARCHITECT: DEVELOPER:

ANKROM MOISAN ARCHITECTS SITE WORKSHOP TRANSFORMING AGE
38 NW DAVIS STREET, #300 222 ETRURIA STREET, #200 915 118TH AVE. SE, #110
PORTLAND, OR 97209 SEATTLE, WA 98109 BELLEVUE, WA 98005
503.245.7100 206.285.3026 425.559.6301
CONTACT: RYAN MIYAHIRA CONTACT:MARK BRANDS CONTACT:PAUL AIGNER
JP EMERY
D E VE LOP M E NT OB JE CT I V E S SITE
The proposed project is a 21-story independent senior living community with
underground parking.
The basic program includes:
nn 77 residential units
8T
HA
nn 186,127 SF gross square footage
VE
nn 23,000 SF amenity area
.
.
nn 76 parking stalls ST
MBIA
LU
CO
proje c t goa l s
Create a vibrant new senior living community that contributes to the
existing Skyline residences in First Hill. Provide safe connections to the
existing community and respond to the scale, context and character of the
neighborhood.
o ly m p i c t o w e r | P R O J E C T # 3 0 2 8 3 5 7 3
E A R LY D E S I G N G U I D A N C E 1 2 . 2 0 . 2 0 1 7
URBAN DESIGN ANALYSIS
upper queen anne

v icinity ma p
The project is located in the First Hill neighborhood,
“a rapidly growing, urban neighborhood with an
exciting and diverse mix of business and residents”
including residential, medical, historical, and cultural south lake union
uses. The site is located in the block just above uptown
Interstate 5 at the edge of the Commercial Core at
the corner of Columbia Street and 8th Avenue. captiol hill
madison-miller
denny triangle
belltown pike/pine
commercial core first hill

12th avenue
SITE 23rd & union-jackson
pioneer square chinatown-international district
greater duwamish
north rainier
4 o ly m p i c t o w e r | P R O J E C T # 3 0 2 8 3 5 7
zo n in g design at io n s
The site is located within the High Rise Zone with the
NC3-160 zone adjacent to the north and west. The
site is bounded by Columbia Street to the north and
8th Avenue to the east and is also located within the
First Hill Urban Center Village.
NC3 -160
HR
site
DOC1
U/450/U zoning designation boundaries
HR SITe
NC3 - 160
MIO - 240 - HR
MIO - 240 - HR
DOC1 U/450/U
UR B A N D E SIG N A NA LYS I S
TRANSPORTATION:
BO
RE
• Streetcar: Broadway
N
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• Bus lines: 2, 3, 4, 9, 12, 13, 43, 49, 60, 63, 64, 193, 303, 309, 630
E.
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STREET CHARACTERISTICS: SP
VE
H
AV
.
8TH AVENUE:
E .
• Access Street - provides access from principal arterials
7T
ST.
HA
• Narrow street mostly used by local residents
ON
VE
DIS
• Neighborhood Greenway desgnation - pedestrian friendly, MA
.
6T
large amount of tree canopy coverage
HA
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SIT
VE
OM
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T. R
COLUMBIA STREET: NS KF
5T
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IO AL
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• Access Street - provides access from minor arterials M E W
T
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• Narrow, cobblestone street used mostly by local residents I NU
.
5M
4T
• Steeply sloped - 15% grade
HA
ST.
VE
IA
MB
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LU site
CO
interstate site ST.

R RY
E
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Principal Arterials* major bus stops
Minor Arterials* streetcar station

S ST.
ME
JA
ACCESS STREET FIRST HILL PUBLIC REALM ACTION PLAN
streetcar rail STREET DESIGN CONCEPT PLAN

MADISON BRT
Bike Lane
PEDESTRIAN ZONE
SLOPE OF STREET IS GREATER THAN 9%
*Per Seattle Arterial Classifications Planning Map

**Per SDOT Seattle Transit Master Plan
par k to park path: fi rs t hi l l public realm act io n

wal ki ng l oop plan : 8 t h aven ue
“First Hill remains short of our parks and open space In 2015, the First Hill Public Realm Action Plan was
Ca
pi
N
goals by several acres, making every square foot of adopted by the City of Seattle as a new approach
to
University St First Hill
lH
Park the public realm and important part of creating a to consider the right of way as a way to connect
ill
Freeway Park
S healthy, green, and lush environment for all.” The parks and public space throughout First Hill to
Seneca St Park to Park Path aims to connect Freeway Park with serve working and residential populations in the
8th Avenue
the soon to be completed Yesler Terrace Park along neighborhood. In the Plan 8th Avenue is designated
Town Hall Virginia Mason
Minor Ave
Summit Ave
Boylston Ave
Seattle Medical Center
neighborhood greenways “creating a beautiful and as a Neighborhood Greenway, a residential street
Spring St
5
Seattle First safe walking route” whichOverall Concept
showcases Plan
the many with low volume of slower-moving vehicles which
Presbyterian
Church Hotel amenities unique to the neighborhood. integrates a series of design elements that enable
8th
8thAvenue
Avenue
Sorrento
Madison St 5 22’ street at 6 Enhanced landscape 7 Additional trees of pedestrians
8 Painted and cyclists to feel
and textured 9 safe and comfortable.
ADA accessible elements
intersection and extended similar species to crosswalks and ADA consistent throughout
throughout sidewalk plantings fill canopy ramps at all intersections street
Overall
OverallConcept
Concept Plan
Marion St
Plan
SITE St. James
5 522’
22’
street
street
at at CenterEnhanced
6 6 Enhanced
Swedish First Hill
landscape
landscape 7 7Additional
Additionaltrees
trees
of of 8 8Painted
Paintedand
and
textured
textured 9 9ADA
ADAaccessible
accessible
elements
elements
7th Ave
8th Ave
9th Ave
Terry Ave
Boren Ave
Cathedral
Medical
intersection
intersection
Columbia St and
andextended
extended similar
similarspecies
species
toto crosswalks
crosswalks and and
ADA
ADA consistent
consistent
throughout
throughout Residential
throughout
throughout sidewalk
sidewalkplantings
plantings fill fill
canopy
canopy ramps
rampsat at
allall
intersections
intersections street
street Senior
Housing Residential Apartments
Frye Art Residential Future Development
Museum Apartments with Potential Open
Downtown
Cherry St Seattle University

Space
Trinity 6 8
Residential
Residential
Central Area
Episcopal
Senior
Senior
Parish
5
Br
Housing
Housing Residential
Residential
Apartments
Apartments 8th Avenue 9
oa
James St
Future
Future
Development
Development
d
Residential
Residential
wa
Apartments
Apartments with
with
Potential
Potential
Open
Open
7
y
Space
Space Social Thift Park
Jefferson St 66 88 Parking with Resting Areas Parking/ Vacant Services Shop
Seattle University
View 55 8th
8th
Avenue
Avenue 99 Food
Park
Harborview SITE Residential Bank Church Church
Medical Center Terrace St 77 Apartments
Social
Social Thift
Thift
Parking
Parking
with
with
Resting
Resting
Areas
Areas Parking/
Parking/
Vacant
Vacant Park
Park
Services
Services Shop
Shop
5 LEGEND
James Street Columbia Street

Alder St 2017
Food
Food
James Street
Cherry Street Marion Street
Cherry Street
Residential
Residential Bank
Bank Church
Church Church
Church
Path (1.5 miles)
8th Avenue
Apartments
Apartments
Steep Path
Spruce St N
Alternative Path
Ye
sle Overall Concept Plan
Columbia Street
Columbia Street
rW Horiuchi Street Art
James Street
ay Fir
Marion Street
Marion Street
Cherry Street
St P-Patch Existing Street Trees Existing Streetlights
Public Open Space
5 22’ street at 6 Enhanced landscape 7 Additional trees of 8 Painted and textured ADA accessible
9 Trees
Proposed Street Existingelements
Pedestrian Streetlights
Yesler Major Institution intersection and extended N N similar species to crosswalks and ADAActive Zones
Proposed Pedestrian Streetlights
consistent throughout
Terrace
First Hill Streetcar throughout sidewalk plantings fill canopy ramps at all intersections street
International Park
District
Yesler FIRST HILL PUBLIC REALM ACTION PLAN
8TH AVENUE
Community Little Library Existing
Existing
Street
Street
Trees
Trees
Page 36
Center Existing Streetlights
Existing Streetlights
Proposed
Proposed Street
Street Trees
Trees Existing Pedestrian
Existing PedestrianStreetlights
Streetlights
*From First Hill Improvement Association Proposed
Proposed Pedestrian
PedestrianStreetlights
Streetlights *From First Hill Public Realm Action Plan
Active
Active
Zones
Zones Residential
Senior
Housing Residential Apartments
FIRST
FIRST
HILL
HILL
PUBLIC
PUBLIC
REALM
REALM
ACTION
ACTION
PLAN
PLAN
Future Development
8TH
8THAVENUE
AVENUE
Residential Page
Page
3636
Apartments with Potential Open
Space
6 o ly8 m p i c t o w e r | P R O J E C T # 3 0 2 8 3 5 7
5
7
8th Avenue E A R9LY D E S I G N G U I D A N C E 1 2 . 2 0 . 2 0 1 7
7
V IEWS & ORIENTA T I ON cascade mountains

SafEco field elliott bay downtown olympic mountains Skyline cascade tower
160 ft
SOUTH WEST NORTH EAST
100 ft
40 ft
8 o ly m p i c t o w e r | P R O J E C T # 3 0 2 8 3 5 7 SOUTH WEST NORTH EAST

VIEWS & O RIEN TAT IO N

cascade mountains
Safco field elliott bay downtown olympic mountains Skyline cascade tower
200 ft
SUR ROUND ING U S E S & S T R U CT U R ES 12
1. SKYLINE 13
2. SINGLE RESIDENTIAL
3. GERMAN HOUSE BUILDING
4. BRIGHT HORIZONS BUILDING
5. BAY RIDGE COURT
6. TRINITY EPISCOPAL PARISH
7. NORTHWEST HARVEST BUILDING
8. WEAT SEATTLE FB
9. 7TH AND JAMES APARTMENT
10. SEAPARK GARAGE
11. SEATTLE MUNICIPAL COURT
12. SEATTLE MUNICIPAL TOWER
13. BANK OF AMERICA FIFTH AVENUE PLAZA
14. PARKING
01
11
15. PARKING 14
16. CLARWOOD APARTMENTS 15 16
17
17. ENVOY APARTMENTS
10 24
18. APARTMENT AT COLUMBIA ST. 18 19
23
19. FREDERIC OZANAM HOUSE
20. BISHOP LEWIS HOUSE
22 21 20
21. THE BRADBURY APARTMENTS SITE
09
22. UNDER CONSTRUCTION OFFICE & APT.
23. ZINDORF APARTMENTS 08
24. 7TH & COLUMBIA BUILDING 07
05
02
06
legend 03
residential
office
retail 04
restaurant / cafe
religious institution
parking
01 SKYLINE 02 single residential 03 german house 04 BRIGHT HORIZONS 05 BAY RIDGE 06 TRINITY EPISCOPAL
building BUILDING COURT PARISH
07 NORTHWEST HARVEST
BUILDING 08 WEST SEATTLE
FB BUILDING 09 7TH & JAMES
APARTMENT 10 SEAPARK
GARAGE 11 SEATTLE MUNICIPAL
COURT 12 SEATTLE MUNICIPAL
TOWER
BANK OF AMERICA
13 5TH 14 PARKING 15 PARKING 16 CLARWOOD 17 ENVOY APARTMENTS 18 apartment
AVENUE PLAZA APARTMENTS @columbia st.
19 FREDERIC OZANUM
APARTMENTS 20 BISHOP LEWIS 21 The bradbury 22 office &
apartment 23 ZINDORF APARTMENTS 24 7TH BUILDING
& COLUMBIA
HOUSE apartments
LAND MA RKS A ND NE W D E V E L OPM EN T L ANDM ARKS, ART AND C U LTU RE

01 02 03 04 05 13 06
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07 . 01 - TOWN HALL SEATTLE / FOURTH CHURCH OF CHRIST, SCIENTIST 02 - HOTEL SORRENTO

ST
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M ST
14 08 CO R RY
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CH
15 16 .
S ST
17 18 ME
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09
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site 10
BO
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12
ER
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03 - BARONESS APARTMENT HOTEL 04 - DEARBORN HOUSE

AT
5E
historic landmarks
*Per Map of Designated Landmarks
ARTS AND CULTURE

*Per First Hill Improvement Association
PROPOSED or new DEVELOPMENT

*Per First Hill Improvement Association
05 - STIMSON / GREEN HOUSE 06 - SEATTLE FIRST BAPTIST CHURCH
P ROP OS ED/ NEW DEVEL OP MENT
800 COLUMBIA STREET

07 - ST. JAMES CATHEDRAL RECTORY / SITE
1/ This proposal is a design08 - FRYEtoMUSEUM
refinement an already 13 - 1001 MINOR AVE 16 - 620 TERRY AVE
PROJECT approved project consisting of a 300 foot residential INTRODUCTION | PROJECT OVERVIEW
HISTORY
tower housing approximately 287 units with four
levels of below grade parking, one level of lobby/
building services, and one level of roof deck amenities.
2/ The original DRB Recommendation Meeting was on
SITE CONTEXT 08.21.2013; the unit and parking counts in the project
are not changing with this proposal.
Designed to reflect its convenient residential location,

3/ the vision of this project is to provide high-density
DESIGN
OBJECTIVES
housing within walking distance to the nearby major
instuitions and downtown core. The proposed project
at this site is also readily accessible to other parts of
the city, because it is located near a variety of public
4/ transportation options.
BUILDING
DESIGN
In addition, this proposal maintains the original
DRB approved Open Space Park that will continue
to be a significant public benefit feature. At nearly
5/ 9,000 square feet with excellent southern solar
STREETSCAPE
exposure and landscaping, this two-tiered open space
09 - U.S. ASSAY OFFICE / GERMAN HOUSE 10 - TRINITY EPISCOPAL
will be an extraordinary amenity for the neighborhood
CHURCH 14 - 707 TERRY AVE 17 - 1050 JAMES ST
Broadstone First Hill 1050 James Street Design Review Meeting January 27, 2016 DPD #3019219 Encore Architects PLLC Alliance Realty Partners LLC 4
and the project’s residents.

6/ Westbank Frye Highrise | Project 3021510 | DRB Recommendation Meeting | 09.21.2016
TERRY AVENUE GREEN STREET CONCEPTS
83
DEPARTURES Scheme 1: STRAIGHT SHOT Scheme 2: MEANDER Scheme 3: STAGGERED
PROGRAM SUMMARY
* *
Terry Avenue is a designated Green street and the Terry street
frontage is to be developed to maximize pedestrian amenities
and mitigate the expansive Terry avenue sidewalk scale to the
west. The green street will include seating, lush planting and a
highlighted sense of passage and sequencing of spaces.
OVERALL
7/ 30 total occupied levels above grade
RESPONSES
*
TO DESIGN
*
GUIDELINES RESIDENTIAL
28 levels (287 residential units approx.)
1 level lobby / fitness Planting and seating oriented in different ways create various spaces
and experiences.
1 level services
8/
*
REPRESENTATIVE
PROJECTS PARKING
4 levels below grade (234 stalls approx.)
BIKE PARKING
*
Seat walls and planting create nooks for sculptural elements and rest.
*
72 stalls
EVENT
SPECIALTY PAVING
18 - 1001 JAMES ST
*
12 - YESLER TERRACE STEAM PLANT
*
11 - HARBORVIEW MEDICAL CANTER 15 - 800 COLUMBIA ST BROADSTONE FIRST HILL
Streetscape Opposite
PLANTING
CIRCULATION
DESIGN REVIEW BOARD MEETING #2 - 3/23/16
o ly m p i c1 t o w e r | P R O J E C T # 3 0 2 8 3 5 7 13
Meandering paths create Swales offer beauty
opportunities for lush and ecological function.
Daniels Real Estate, LLC | LMN Architects PROJECT #3022893 / DESIGN REVIEW BOARD SUBMITTAL / 06.22.2016
planting and a varied
1001 JAMES STREET (DPD #3019215)
sidewalk experience.
1001 James Street Early Design Guidance (DRAFT) Meeting Date TBD ENCORE architects E A R LY D E S I G N ENCORE
GUIDANCE 12.20.2017
Alliance Realty Partners, LLC architects 2
DESIGN C UE S
TOWER
PODIUM
PA T T E R N O F PO D IUM/T O WE R MA S S ING RELATION SH IP IN SITE VICIN ITY
800 COLUMBIA STREET

SC A L E O F N E I GHB
1/ ORHOOD MU
This proposal is a LTI FArefinement
design MILYto AanND R E TA IL INF O R MS PO D IUM MA S S ING A ND SCALE
already
PROJECT approved project consisting of a 300 foot residential
HISTORY
tower housing approximately 287 units with four
levels of below grade parking, one level of lobby/
building services, and one level of roof deck amenities.
2/ The original DRB Recommendation Meeting was on
SITE CONTEXT 08.21.2013; the unit and parking counts in the project
are not changing with this proposal.
Designed to reflect its convenient residential location,

3/ the vision of this project is to provide high-density
DESIGN
OBJECTIVES
housing within walking distance to the nearby major
instuitions and downtown core. The proposed project
at this site is also readily accessible to other parts of
the city, because it is located near a variety of public
4/ transportation options.
BUILDING
DESIGN
In addition, this proposal maintains the original
DRB approved Open Space Park that will continue
to be a significant public benefit feature. At nearly
5/ 9,000 square feet with excellent southern solar
STREETSCAPE
exposure and landscaping, this two-tiered open space
will be an extraordinary amenity for the neighborhood
and the project’s residents.
6/
DEPARTURES
PROGRAM SUMMARY
OVERALL
7/ 30 total occupied levels above grade
THANK YOU!
RESPONSES
TO DESIGN
GUIDELINES RESIDENTIAL
28 levels (287 residential units approx.)
1 level lobby / fitness
PORTLAND S E A T T L E
1 level services
8/
O F F I C E O F F I C E
6720 SW MACADAM 117 S MAIN
SUITE 100 SUITE 400
REPRESENTATIVE PORTLAND, OR S E AT T L E , WA
PROJECTS PARKING 9 7 2 1 9 9 8 1 0 4
503.245.7100 2 0 6 . 576 .1 6 0 0
4 levels below grade (234 stalls approx.) A N K R O M M O I S A N . C O M
P R O P O SE D N E I GHB ORHOOD E MPHA S IZE S G L A ZE D T O WE R S O N MA S S PO D IUMS

BIKE PARKING
72 stalls
Westbank Frye Highrise | Project 3021510 | DRB Recommendation Meeting | 09.21.2016 83
Daniels Real Estate, LLC | LMN Architects PROJECT #3022893 / DESIGN REVIEW BOARD SUBMITTAL / 06.22.2016 1
STR EE TSC A PES
a’
1 : CO L UMBIA S T. FA CING T O NO R T HWEST
a site
O PPO SI T E
PR O J E C T SI T E
7th ave.
8th ave.
IMAGE BELOW
7 T H AV E N UE
8 T H AV E N UE
PARKING PA R K I N G
A - A ’ S E CT IO N
PA R K IN G PA R KING
P ROJ ECT SITE BEH IN D

ST REET SCAPES
2 : CO L UMBIA S T. FA CING T O S O UT HEAST
b’
site
A PPR OX I M A T E
BUILDING b
E N V E L O PE
8th ave.
7th ave.
IMAGE BELOW
8 T H AV E N UE
7 T H AV E N UE
26 STORY 3 ST O R Y
RESIDENTIAL R E T A I L & R E SI D E N T I A L
2 6 S T O RY B - B’ S E CT IO N
3 ST O R Y
RE S I D E N T I AL
R E T A I L & R E SI DE N TI A L
PR O JECT SITE
STR EE TSC A PES 3 : 8 T H AV E . FA CING T O NO R T HE A S T
site
c’
OPPOSITE
PROJECT SITE
columbia st.
cherry st.
CO L UMBIA S T R E E T
CHE R RY S T R E E T
IMAGE BEL OW
PARKING 25 STO RY 4 ST O RY
RESIDEN T I A L R E SI D E N T I A L
C - C’ S E CT IO N
PR O JE CT S IT E BE HIND
4 : 8 T H AV E . FA CING T O S O UT HW EST ST REET SCAPES
A PPR OX I M A T E
BUILDING
E N V E L O PE site
d’
cherry st.
columbia st.
CHE R RY S T R E E T
IMAGE BEL OW
2 STORY 3 ST O RY PA R K I N G
RESIDENTIAL O FFI C E
D - D’ S E CT IO N
PR OJEC T SIT E
E XIST ING SI T E CONDI T IONS
EXISTING SITE COND I T I ONS
The site is currently a surface parking lot enclosed with a

steel fence located at the corner of Columbia Street and
8th Avenue. There is a slight slope along 8th Avenue of
two feet. Columbia Street is steeply sloping with a grade
change of nearly 20 feet. COLUMBIA ST
There are no trees on the site, but there are existing
street trees. Street trees will be preserved to the extent
possible. 263.42
245.60
Vehicle access to the site currently occurs in two places
along the alley connecting Columbia Street and Cherry 120.08’
Street. There is wood stair providing pedestrian access
to the site at northeast corner.
OPPORTUNITIES:
• 8th Avenue is a designated Neighborhood Greenway Wood Stair
• Alley allows for vehicular access that does not affect
the character of the streetscape
• Proximity to existing Skyline community creates
ability to activate streetscape through design of
public space connection between the buildings
• Steep slope of Columbia Street allows back of house
and parking uses to be tucked below grade
119.96’
119.95’
CONSTRAINTS:
8TH AVE
• Steep slope of Columbia Street creates challenge to
activate street edge through program organization
and streetscape treatment
• Creating connection between Skyline communities
for less-ambulatory residents
265.80
242.70
Existing Vehicular access
Existing pedestrian access
120.07’
E XIST ING SI T E CONDI T IONS
SIT E PH O T O S
SITE SITE
a
site
C
a view towards northeast b view towards southeast
SITE
c view towards southwest
o ly m p i c t o w e r P R O J E C T # 3 0 2 8 3 5 7 21
SI T E PL AN
parking parking
area: sf area: sf
P R EL IMINA RY S I T E PLA N zoning:nc3 - 160 zoning:highrise
Columbia Street is a steeply sloped street. The proposal

has an outdoor seating area along the building and
cascading planters to treat storm water.
columbia street
8th Avenue is a tree-lined pedestrian friendly street
and designated as a neighborhood greenway. The main
entry is located along this street, as well as an outdoor
seating and gathering area near the intersection of 8th
and Columbia. The ground floor is active uses for the
residents and is setback generously from the street to
provide an active, attractive street amenity to enliven
the street. 8th Avenue is also the street between the
two parts of the Skyline Campus. Proximity to existing
Skyline community creates ability to activate streetscape
through design of public space connection between the
buildings.
26 story residential apartment
Vehicular access and loading areas are located off area: 45,000 sf
the alley so these do not affect the character of the proposing 21 story residential apartment zoning:highrise
streetscape spaces.
area: 10,500 sf
zoning:highrise
SKYBRI
alley DGE
8th avenue
3 story retail and
residential
zoning:nc3 - 160
Vehicular access
parking lot
resident access
3 story residential
zoning:hr
3 story office
22 o ly m p i c t o w e r | P R O J E C T # 3 0 2 8 3 5 7 zoning:hr
SI T E PL AN
S KYBRI DG E MERI T
•• Need to integrate our campus to save lives

PARKING PARKING •• First responder for all medical emergencies – life or death.
Currently occurs 7x/month, 86x/yearly.
•• Provides safe access to medical services between the two
buildings
•• Prevents Pedestrian Vehicular accidents
•• Residents with Impairments - chronic illness/co-morbitity’s, wheel
.
ST chair dependent, assistance with ambulation/walkers and canes,
M BIA
LU dementia, hearing, vision.
CO
•• This project will add vibrancy to the street, large percentage of
population will still use the at-grade crossing
CASCADE TOWER
9T
P U BL I C BENEFI T S U M MARY
HA
VE
.
OLYMPIC TOWER
•• Voluntary setbacks at ground level
•• Enhanced right - of - way improvements at sidewalk and
intersections
•• Park to park loop
3 - STORY RETAIL
AND RESIDENTIAL 3 - STORY
T.
8T
3 - STORY RESIDENTIAL YS
HA
R R
E
CH
VE
RESIDENTIAL
.
LEGEND
SKYBRIDGE
7T
HA
VE
.
SMC SECTION DESCRIPTION COMPLIANCE
ZONING DATA CHAPTER 23.41 -
DESIGN REVIEW
23.45.502 Multifamily
Z O N ING C OD E S U M M A RY Scope of Provisions, Highrise (HR)
23.45.504 Permitted Uses: Independent Senior Living is a residential use.

King county parcel numbers: TABLE A Residential Use Ground floor resident amenities on 8th Ave.
8590400455
23.45.510 Floor area ratio (FAR) limits
Site Area: 114,400 SF All gross floor area not exempt under subsection 23.45.510.E, including the area of stair penthouses
with enclosed floor space, counts toward the maximum gross floor area allowed under the FAR limits
Base zone: HR
Urban Village Overlays: First Hill Urban Village 23.45.510 8 on Lots 15,000 Square Feet or Less
TABLE B Lot is 14,400 square feet
Environmentally Critical Area: YES 40% steep slope Maximum FAR pursuant to 23.58A & 23.45.516: Base FAR of 8 = 115,200
13 for 240’ height or less
14 for greater than 240’ height Proposed height = 235’: FAR of 13 = 187,200
Proposed FAR = 135,803 = 9.4 complies
23.45.510.E Exempt Areas:

1. Underground Stories;
4. Portions of a story no more than 4’ above existing or finished grade,
whichever is lower; c. within multi-family structures in HR zone
6. Enclosed common amenity;
7. As allowance for mechanical space, 3.5% of gross floor area;
8. In HR zones, ground floor commercial uses meeting the requirements of Section
23.45.532, if the street level of the structure containing the commercial uses has a
minimum floor to floor height of 13 feet and a minimum depth of 15 feet.
23.45.514 Structure height base max is 160’ See 23.45.516.C.2

TABLE B Maximum height limit if extra residential floor area is gained under
Chapter 23.58A and Section 23.45.516 is 240 or 300
23.45.514.J.6 Elevator penthouses may extend above the applicable height limit by 16’
23.45.514.J.11 A structure may exceed the applicable height limit in the HR zone as follows: The area bounded by the facade is less than
6,500SF. so, the maximum height is 270 feet.
a. If the applicable height limit is 240 feet, the height of the structure may be increased
by 30 feet if the area bounded by the facades of the portion of the structure above 240
feet is no greater than 6,500 square feet, or if the area bounded by the facades at an
elevation that is halfway between 240 feet and the height of the structure is no greater
than 50 percent of the area bounded by the facades at a height of 240 feet.
23.45.516.C.1 Extra residential floor area may be gained in accordance with 23.58A; 24,549 SF additional FAR needed
ZONING DATA
Up to 100% of extra may be through affordable housing per 23.58A.014; Affordable housing option
Up to 40% may be through any combination of 40% of 24,549 SF = 9,820 SF
b. Neighborhood open space or payment in lieu
c. Neighborhood green street setback if allowed per 23.45.516.F b. Yes
c. Yes
23.45.516.C.2 Multifamily a. Proposed height is 240’

Scope of Provisions, Highrise (HR) Structure height
a. The applicable height limit is 240’ if extra floor area is allowed
23.45.516.F Neighborhood green street setback. Floor area may be gained for a neighborhood green street
MAP A setback according to the provisions of Chapter 23.58A by development on lots abutting one of
the streets or street segments within the First Hill Urban Village shown on Map A for 23.45.516.
23.45.518 Setbacks for HR greater than 85 feet 8th street:

TABLE C Lot line abutting a street: Up to 45’: 0’ required - street level
45’ high or less, 7’ average, 5’ min uses with street entry provided
0’ if there are street level uses with direct entry from the street Over 45’: 0’ required - street level
Greater than 45’, 10’ min; uses with street entry provided
Columbia Ave:
Up to 45’: Min 5’ / Ave >7’ provided
Over 45’: Departure requested
Alley Lot Line; Alley:

45’ or less, none Up to 45’: 2’ provided
Greater than 45’, 10’ min;
Over 45’: Departure requested
Neither Street Nor Alley Lot line abutting adjacent property:

45’ or less, 7’ average, 5’ min, except no setback abutting an Neighboring structure is 4’ from lot line.
existing structure built to the abutting lot line Up to 45’: 4’ provided; Departure requested
Greater than 45’, 20’ min; Over 45’: 30’ min provided
E. Additional structure setbacks may be required in order to meet the provisions

of Chapter 23.53, Requirements for streets, alleys and easements.
23.45.518.H Unenclosed decks and balconies may project a maximum of Proposed balconies comply
4 feet into required setbacks if each one is: with all requirements
1.no closer than 5 feet to any lot line;
2.no more than 20 feet wide; and
3.separated from other decks and balconies on the same facade of the
structure by a distance equal to at least ½ the width of the projection.
ZONING DATA 23.45.520.A HR zone width and floor size limits Complies
In HR zones, for structures over 85 feet in height, portions of structures above a Portion of building above 45’ high:
height of 45 feet are limited to a maximum facade width of 110 feet. 100’ along Columbia
1. A maximum facade width of 130 feet is permitted, provided that the average gross 100’ along 8th
floor area of all stories above 45 feet in height does not exceed 10,000 square fee
23.45.522 Amenity Area: Residential area: 125,077 SF

C. Amount of amenity area required in MR and HR zones. The required amount of amenity area in 5% 6,523 SF
MR and HR zones is equal to 5 percent of the total gross floor area of a structure in residential use 11,192 SF provided
D. General requirements. Required amenity areas shall meet the following conditions
1. All units shall have access to a common or private amenity area 1. Complies
2b. Enclosed amenity areas: In MR and HR zones, no more than 50 percent of the amenity
area may be enclosed, and this enclosed area shall be provided as common amenity area. 2. Complies: 4,964 SF outdoor
4.Private amenity areas common amenity. Using
a. There is no minimum dimension for private amenity areas, except that 50% max, total amenity = 9,928
if a private amenity area abuts a side lot line that is not a side street lot
line, the minimum horizontal dimension measured from the side lot line is 10 feet.
6. Parking areas, vehicular access easements, and driveways do not qualify as amenity area
23.45.524 Landscaping standards
23.45.524.A Green Factor requirement Will comply

Landscaping that achieves a Green Factor score of 0.5 or greater, determined as set forth Landscape to verify
in Section 23.86.019, is required for any lot within an MR or HR zone if construction of
more than one new dwelling unit or a congregate residence is proposed on the site.
23.45.536.B Parking in a structure. Complies

Parking may be located in a structure or under a structure, provided that no portion of a garage that
is higher than 4 feet above existing or finished grade, whichever is lower, shall be closer to a street
lot line than any part of the street-level, street-facing facade of the structure in which it is located;
23.45.536.C Access to parking Alley access is provided

Alley access required. Except as otherwise expressly required or permitted in subsections
23.45.536.C or 23.45.536.D, access to parking shall be from the alley if the lot abuts
an alley and one of the conditions in this subsection 23.45.536.C.1 is met.
a. The alley is improved to the standards of subsection 23.53.030.C; a. Alley is 16’ currently. 12’ min
(Alley needs to be 12’ ROW width Per table B 23.53.030)
23.54.015 Required parking
23.54.015.K Bicycle parking. (LT) long term (ST) short term 19 spaces are provided
TABLE D D residential uses:
LT- 1 per 4 units = 19 required
ST – none
Footnote 3. For congregate residences that are owned by a not-for-profit entity or charity,
or that are licensed by the State and provide supportive services for seniors or persons with
disabilities, the Director shall have the discretion to reduce the amount of required bicycle
parking if it can be demonstrated that residents are less likely to travel by bicycle.
23.54.015.A Parking required No parking required
ZONING DATA
TABLE B No Minimum Required - Use M. 76 spaces provided
All residential uses in commercial and multifamily zones within urban villages that are not Parking will be valet with semi-
within urban center or the Station Area Overlay District, if the residential use is located automated parking lifts
within 1,320 feet of a street with frequent transit service, measured as the walking distance
from the nearest transit stop to the lot line of the lot containing the residential use.
Table A says the same – Use K
23.54.030 Parking space standards Departure requested for aisle width

Residential use more than 5 spaces requires medium stall size: 8’-0”x16’-0” with 22’-0” aisle
23.54.035A Quantity Proposal is under the threshold

The minimum number of off-street loading berths required for loading berths and exempt per
for specific uses shall be set forth in Table A 23.45.532B ground floor uses
23.54.035.C Standards for Loading Berths Loading berth is not required.

1.Width and Clearance. Each loading berth shall be not less than ten (10) feet in 1. Complies. 10’ wide and clear above
width and shall provide not less than fourteen (14) feet vertical clearance.
2.Length
b.Low- and Medium-demand Uses. Each loading berth for low- and medium-demand uses,
except those uses identified in subsection C2d, shall be a minimum of thirty-five (35) feet in
length unless reduced by determination of the Director as provided at subsection C2c.
23.54.040 Solid waste and recyclable materials storage and access
23.54.040 Minimum area for shared space:

TABLE A Residential: 51-100 dwelling units 375 square feet plus 4 square feet for each additional unit above 50
76 units
26 x 4 = 104 SF + 375 SF = 479 SF
23.54.040.F Access for service providers to the storage space from the collection
location shall meet the following requirements:
2. For containers larger than 2 cubic yards and all compacted refuse containers:
a. Direct access shall be provided from the alley or street to the containers; a. Complies
b. Any gates or access routes for trucks shall be a minimum of 10 feet wide; b. Complies
23.58A.014 Bonus residential floor area for affordable housing

23.58A.014.C Payment option. Must be more than 85 feet high and approved by the director This option will be used to gain
extra residential floor area.
23.58A.040 Bonus floor area for open space amenities
23.58A.040.C.3 Performance options Per 23.45.516.C.1 40% max allowed

3. Bonus ratio. Unless otherwise specified in the provisions of the zone, amenities
may be used to gain bonus floor area according to the following ratios b. and c. will be used to gain extra residential
b.For a green street setback, area (5:1). floor area.
c. For a green street improvement area (5:1).
PRIORI T Y DESIGN GUIDELINES
CS1: Natural Systems and Site Features CS2: Urban Pattern and Form PL1: Connectivity
Use natural systems and features of the site and its surroundings as a
starting point for project design.
Strengthen the most desirable forms, characteristics, and patterns of
the streets, block faces, and open spaces in the surrounding area.
COVERED AREAS
Complement and contribute to the network of open spaces
around the site and the connections among them.
PROJECT DESIGN RESPONSES Cascading plants

PROJECT DESIGN RESPONSES PROJECT DESIGN RESPONSES
nn Shallow floor plates allow for maximum daylighting and solar gain as nn The 21 story building is shorter than the existing building to the east, Glass
nn Streetcanopy
setbacks are generous to allow for wider sidewalks, landscape Private ca
well as expansive views within units (CS1.B) but similar footprint. The tower has a thin floor plate and is situated and other amenities. Curb bulbs are provided at the corners. (PL1.A)
nn Large units in shallow floor plates allow for good natural cross closer to the street than the interior lot line. This allows maximum nn Heavy pedestrian traffic is expected between the existing buidling to
ventilation (CS1.B) views from the neighboring properties. (CS2.D) the east and the new building. wide sidewalks along with a crossing
nn Existing trees will be retained as much as possible and provide nn A strong street edge is created by both the tower and the base. The at the intersection are proposed.(PL1.B)
shade and buffer between the street and the building (CS1.D) base creates a strong street edge, and evokes a feeling of a solid nn Along 8th Ave, pedestrian amenites are proposed. A mix of seating,
base, but is primarily glass allowing interaction with the street. The planting, lighting and large windows into the main lobby and
nn Rain water will be collected and conveyed down to planters along
corner of the tower continues from the street level all the way to amenity space (PL1.B)
Columbia St. The planters will treat storm water and create a green
the top creating a dramatic corner presence. At the street level, the
edge for pedestrians. (CS1.E) nn The double height ground floor is highly porous, providing a strong
building is set back from the property line to provide seating and a
nn 8th Ave is relatively flat and is ideal for a seating area at the corner visual connection to the interior as pedestrians walk along both
generous entry. A canopy and seating will bring a pedestrian scale
and landscaped area towards the mid block. Columbia is steeply 8th and Columbia. Moreover pedestrian ameniries, such as seating,
to the corner. (CS2.C)
sloped and ideal for stepping storm water planters. (CS1.C) lighting landscaping encouradge people both inside and outside for
nn 8th Ave is a neighborhood green street. The base of the building is social interactions. (PL1.B)
set back generously from the street to allow for generous planting,
seating, trees, and sidewalks sidewalks. Two story windows into the
main lobby and resident amenities will create a visual interaction
with the street. (CS2.B)
nn The building is set back from the property line along steeply sloped
Columbia St to create seating areas and step planters (CS2.B)
nn The building is an extension of the existing project to the east.
Similar scale and bases of the towers relate to each other. (CS2.D)
28 o ly m p i c t o w e r | P R O J E C T # 3 0 2 8 3 5 7 Solid canopy Trellis

PRIORI T Y DESIGN GUIDELINES
PL2: Walkability PL3: Street-Level Interaction DC2: architectural concept
Create a safe & comfortable walking environment that is easy to navigate Encourage human interaction and activity at the street-level Integrate open space design with the design of the
and wall-connected to existing pedestrian walkways and features. with clear connections to building entries and edges. building so that each complements the other.
PROJECT DESIGN RESPONSES PROJECT DESIGN RESPONSES PROJECT DESIGN RESPONSES

nn Stepped planters will allow for resting points along the steeply nn The building frontage are set back significantly from the property nn The mass of the building is a solid base that houses primarily
sloped Columbia Street. (PL2.A)) line in order to provide a more expansive sidewalk environment resident amenties and a slender glass tower housing residential
nn Large windows at the ground floors, residential windows on 3rd floor and publicly accessible open space at the street. As shown in the areas. (DC2.A))
and a terrace on the 4th floor allow for surveillance of the street level landscape concept sketches, an integral design approach including nn The mass of the tower is broken up with recesses that break up the
activity. (PL2.B) planters, paving, and other appurtenances will create a dynamic mass into 4 quadrants. This is representative of the 4 units per floor
space with strong indoor-outdoor connections. (PL3.A) on the typical floor plate. Balconies also break up the mass of the
nn Weather protection elements are integrated into the facade in two
ways; Using the mass of the building for overhangs and through nn The main entry is for residents and enters into the main two story tower. (DC2.C)
canopies attached to the building. Canopies at the corner along lobby. The entry is identifiable through a large canopy and a nn The massing of the base is primarily rectilinear in response to the
with paving and seating will create a human scale element at the continuous paved pathway from the curb to the entry. It is flanked streets, but the tower continues to the ground to provide a strong
dramatic corner element. (PL2.C) by landscape on one side and hardscape with seating and amenities corner. (DC2.B)
on the other side. The reception area is directly in front of the entry.
nn The base is highly transparent at the street facades on the lower
A secondary entry along Columbia is provided with access to the
two floors and more solid on the residential 3rd floor and facing the
seating area at the corner. (PL3.A)
interior lot lines and the alley. (DC2.B)
nn Private residential units are on the upper floors with resident
nn Canopies will break up the mass at the ground floor (DC2.D)
amenities on level 1 and 2. This will encourage strong interaction
with the street. (PL3.B)
MA SSIN G OPTI ONS
ARCHI T ECT UR AL MASSING CONCEPTS
O PT IO N S CO MPARISO N
O P T I O N 0 1 : S QU A R E TOW E R O PT IO N 0 2 : AN GLED TOW ER OP TION 03: CURVED TOW ER (P REFERR ED )
C OD E C OMP LI A NT TOW ER + BASE TOW ER M ERGE IN TO BASE
Total Gross 188,000 square feet Total Gross 187,200 square feet Total Gross 186,000square feet
OPPORTUNITIES OPPORTUNITIES OPPORTUNITIES
nn Efficiency - Maximizing floor plates creates the same overall square nn Tower shape is taller and more slender and blocks less light and views. nn Curved tower shape appears the most slender and provides maximum
footage in two less stories. daylight access.
nn Tower is set back 30 feet from neighboring property line providing
nn Simple form and strong entry. buffer. nn The tower has both a strong visual connection to the street as well as a
distinct base.
nn Distinct podium and tower elements
nn The base is pulled back to provide seating and gathering areas at street
CONSTRAINTS
level to activate the street.
nn Larger floor plates create bulky mass for the tower. CONSTRAINTS
nn Strong and dramatic corner presence.
nn Building is closer to the neighbors to the south. nn Larger podium nn Tower is set back 30 feet from neighboring property line providing buffer.
nn Larger tower massing blocks the most views and light from the nn Tower is not visually connected to the street level. nn Typical floors have 4 corner units.
neighboring buildings.
nn Units are deeper and less desirable.
DEPARTURES: Yes CONSTRAINTS
nn Facade is monolithic
nn Podium creates a strong street edge, but no areas for seating. nn More complex building form
DEPARTURES: No DEPARTURES: Yes
E. E. E.
AV AV AV
H H H
8T 8T 8T
OP TIONS C OM PA R I S ON
i m age s wi t h o ut s k yb r i d g e f or e ac h op t io n
O PTION 0 1 : SQ UA R E TOW E R O PT IO N 0 2 : A NG L E D TOW ER OP TION 03: CURVED TOW ER (P REFERRED)

C O DE C OMPL I A NT T O WE R + BASE TOW ER M ERGE IN TO BASE
COLU COLU COLU

M BIA S M BIA S M BIA S
T. T. T.
E. E. E.
AV AV AV
H H H
8T 8T 8T
VIEW AN ALYSIS
O P T I O N 1 : S TRA I G HT O PT IO N 2 : A NG L E D OP TION 3: CURVED
blocked view blocked view blocked view
CO N C E PT 01: S QU A R E TOW E R
C OD E C OMPL I A NT
CON C EPT POD I U M

OPPORTUNITIES
nn Efficiency - Maximizing floor plates creates the
same overall sf in 2 less stories.
nn Simple form.
nn Strong entry.
CONSTRAINTS 8TH A
VE.
nn Larger floor plates create more bulky mass for
the tower.
nn Building is closer to the neighbors to the south.
7TH AV
.
nn Larger tower massing blocks the most views and ST
R RY
light from the neighboring buildings. E
E.
CH
nn More units per floor, but units are deeper.
nn Facade is monolithic
nn Podium creates a strong street edge, but no
areas for seating.
DEPARTURES
nn No
Height: 220 FT
Total: Gross Area: 188,000FT
Unit Count: 76
Parking Count:76
E.
AV
H
8T
CO
8TH AVE LU
MBI
A
ST
.
CO N CEPT 0 1 : SQU AR E T OWER

01 C OD E C OMP LIANT
site
02
01 02
Image without skybridge Image without skybridge
01
8TH AVE 02
8TH AVE
C OD E C OMPL I A NT level p3 floor plan
storage
mech. mech.
MAXIMUM
a HEIGHT +240’
10’ 20’
a’
parking
PROPERTY LINE
PROPERTY LINE
UNITS
AMENITY UNITS
UNITS
UNITS level p2 floor plan

UNITS mech. mech.
UNITS
UNITS
storage
UNITS
UNITS
UNITS
UNITS parking
UNITS
UNITS
7’ 7’
UNITS
AMENITY level p1 floor plan

UNITS amenity
COLUMBIA ST. LOUNGE
SIDEWALK AUDITRIUM mech.
storage
PARKING
AVERAGE
PARKING GRADE PLANE
PARKING
parking
A - A’ section
columbia st.
CO N CEPT 0 1 : SQU AR E T OWER

ground floor plan level 4 floor plan C OD E C OMP LIANT
lounge lounge
fitness. lounge.
gym
lobby. spa
yoga
8th ave.
salon
auditorium living
level 2 floor plan typical floor plan

units units
game livrary
units units units
lounge
level 3 floor plan penthouse floor plan legend

units amenity
units units units units
residential
entertainment
service
lounge units
units units units units
circulation
outdoor amenity
sun / shadow study
equinox- 10am equinox - 12pm equinox - 2pm
C OD E C OMPL I A NT
inte
inte
inte
rst
summer solstice: 21 june 2017
rst
with skybridge
rst
ate
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ate
sUNRISE: 5:11 AM SUNSET: 9:11 PM
8th
s
s
5
ave
t.
5
as
mbi solar declination: 23.43°
.
u
col
solar elevation at noon: 61.94°
winter solstice: 21 DECEMBER 2017

site
SUNRISE: 7:55 AM SUNSET: 4:21 PM
solar declination: - 23.44°
inte
inte
inte
without skybridge
rst
rst
rst
ate
ate
ate
s
s
5
5
summer solstice- 10am summer solstice - 12pm summer solstice - 2pm winter solstice- 10am winter solstice - 12pm winter solstice - 2pm
inte
inte
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with skybridge
rst
ate
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ate
rst
ate
s
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s
ate
5
5
s
s
s5
inte
inte
inte
without skybridge
inte
inte
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rst
rst
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5s
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THIS PAGE INTENTIONALLY LEFT BLANK
CO N C E PT 02: A NG L E D TOW E R
TOW E R + B A S E
CON C EPT POD I U M

OPPORTUNITIES
nn Tower shape is taller and more slender and
blocks less light and views.
nn Tower is set back 30 feet from neighboring
property line providing buffer.
nn Distinct podium and tower elements
8TH A
VE.
CONSTRAINTS
nn Larger podium
nn Tower is not visually connected to the street
7TH AV
.
level. ST
R RY
E
E.
CH
DEPARTURES
Yes
Height : 240 FT
Total Gross : 187,200 FT
Unit Count: 76
Parking Count:76
E.
AV
H
8T
CO
8TH AVE LU
MBI
A
ST
.
C O N CEPT 0 2 : ANGLED T OWER

01 T OWER + B ASE
site
02
01 02
01
8TH AVE 02
8TH AVE
TOW E R + B A S E level p3 floor plan
storage
10’ 20’ mech. mech.
MAXIMUM
a HEIGHT +240’
UNITS
AMENITY UNITS
PROPERTY LINE
a’
UNITS parking
UNITS
UNITS
UNITS
UNITS level p2 floor plan

UNITS mech. mech.
storage
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS parking
UNITS
UNITS
7’ 7’
UNITS
level p1 floor plan

legend
AMENITY
UNITS amenity
COLUMBIA ST. amenity
SIDEWALK AUDITORIUM storage
residential
PARKING mech.
AVERAGE storage entertainment
PARKING GRADE PLANE
PARKING
service
parking circulation
A - A’ section outdoor amenity
columbia st.
C O N CEPT 0 2 : ANGLED T OWER

ground floor plan level 4 floor plan T OWER + B ASE
livrary lounge
lounge
kitchen
fitness spa
lobby
8th ave.
auditorium
level 2 floor plan typical floor plan

unit unit
lounge
unit unit
living
level 3 floor plan penthouse floor plan

legend
unit
amenity
unit
unit unit
unit residential
entertainment
unit
unit service
lounge
unit unit unit circulation
outdoor amenity
sun / shadow study
TOW E R + B A S E
inte
inte
inte
rst
rst
with skybridge
rst
ate
ate
ate
8th
s
s
5
ave
t.
5
as
.
u
col

site
inte
inte
inte
without skybridge
rst
rst
rst
ate
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s
s
5
5
inte
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inte
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inte
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with skybridge
rst
ate
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ate
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5
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s5
inte
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without skybridge
inte
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s5
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5 s
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s5
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CO N C E PT 03: C U RV E D TOW E R (PR E F E RR E D )

TOW E R ME R GE I N TO B A S E
CON C EPT POD I U M

OPPORTUNITIES
nn Curved tower shape appears the most slender
and provides maximum daylight access.
nn The tower has both a strong visual connection
to the street as well as a distinct base.
nn The base is pulled back to provide seating and
gathering areas at street level to activate the
street. 8TH A
VE.
nn Strong and dramatic corner presence.
nn Tower is set back 30 feet from neighboring
property line providing buffer.
7TH AV
.
nn Typical floors have 4 corner units. ST
R RY
E
E.
CH
CONSTRAINTS
nn More complex building form
DEPARTURES
YES
Height : 240 FT
Total Gross : 185,000 FT
Unit Count: 76
Parking Count: 76
E.
AV
H
8T
CO
8TH AVE LU
MBI
A
ST
.
C ONC EP T 03: C U RV ED T OWER ( P R EFER R ED )

01 T OWER MER GE INT O B ASE
site
02
01 02
01
8TH AVE 02
8TH AVE
12/5/2017 2:30:30 PM
GENERAL NOTES - FLOOR PLANS
1.
2.
REFER TO SHEET A0.01 FOR 'PROJECT NOTES' APPLICABLE TO ALL PORTIONS OF THE WORK.
PRIOR TO FRAMING VERIFY THAT FINAL APPLIANCE AND PLUMBING FIXTURE SIZES/CLEARANCES MATCH
NOT FOR
3.
THOSE USED AS BASIS OF DESIGN SHOWN ON DRAWING Ax.xx.
REFERENCE SLAB PLANS FOR CONCRETE WALL LOCATIONS, UNO. COORDINATE WITH STRUCTURAL CONSTRUCTION
DRAWINGS.
4. SEE SHEETS A0.21 & A0.31 FOR WALL ASSEMBLIES.
5. SEE SHEET Ax.xx FOR TYPICAL FRAMING AND ACOUSTICAL DETAILS.
6. SEE FIRE/LIFE SAFETY SHEETS BEGINNING ON G2.xx FOR LOCATIONS OF FIRE EXTINGUISHER CABINETS.
7. SEE ENLARGED PLANS FOR DETAILED DIMENSIONS, WALL TAGS AND DOOR TAGS.
8. REFER TO STRUCTURAL DRAWINGS FOR COLUMNS, SHEAR WALL AND BEAM SIZES.
38 NORTHWEST DAVIS, SUITE 300

PORTLAND, OR 97209
T 503.245.7100
1505 5TH AVE, SUITE 300

SEATTLE, WA 98101
T 206.576.1600
CO N C E PT 03:
1014 HOWARD STREET
SAN FRANCISCO, CA 94103
C U RV E D TOW E R (PR E F E RR E D )
T 415.252.7063
© ANKROM MOISAN ARCHITECTS, INC.
TOW E R ME R GE I N TO B A S E level p3 floor plan

10’ 31’ storage
12/5/2017 2:37:40 PM
NOT FOR
CONSTRUCTION
MAXIMUM
a HEIGHT +240’
UP
mech
PROPERTY LINE
UNITS
storage
12/5/2017 2:30:31 PM
UNITS AMENITY 38 NORTHWEST DAVIS, SUITE 300
1.
2.
NOT FOR
PORTLAND, OR 97209
a’ CONSTRUCTION
T 503.245.7100 3. REFERENCE SLAB PLANS FOR CONCRETE WALL LOCATIONS, UNO. COORDINATE WITH STRUCTURAL
DRAWINGS.
UNITS
OLYMPIC TOWER
1505 5TH AVE, SUITE 300 5.
6.
SEE SHEET Ax.xx FOR TYPICAL FRAMING AND ACOUSTICAL DETAILS.
SEE FIRE/LIFE SAFETY SHEETS BEGINNING ON G2.xx FOR LOCATIONS OF FIRE EXTINGUISHER CABINETS.
SEATTLE, WA 98101 7. SEE ENLARGED PLANS FOR DETAILED DIMENSIONS, WALL TAGS AND DOOR TAGS.
T 206.576.1600
parking
Transforming Age
1014 HOWARD STREET
SEATTLE, WA
715 8TH AVE
UNITS
T 415.252.7063
© ANKROM MOISAN ARCHITECTS, INC. PORTLAND, OR 97209
T 503.245.7100
UNITS
SEATTLE, WA 98101
T 206.576.1600
REVISION DATE REASON FOR ISSUE

1014 HOWARD STREET
T 415.252.7063
UNITS
C:\Users\norikoi\Documents\164990-17-SKYLINE2_17-0925_Schematic Pricing Set_norikoi.rvt

UNITS
level p2 floor 1plan LEVEL P3 LEVEL P3 FLOOR
UNITS
1/8" = 1'-0"
PLAN
mech elec. SCHEMATIC PRICING

SET
UNITS DATE PROJECT NUMBER
09.25.17 164990
SHEET NUMBER
UNITS mech PROJECT

A2.00
storage DN
UP
UNITS
UNITS
parking
UNITS
OLYMPIC TOWER
12/5/2017 2:30:31 PM
UNITS NOT FOR
Transforming Age
1. REFER TO SHEET A0.01 FOR 'PROJECT NOTES' APPLICABLE TO ALL PORTIONS OF THE WORK.
2. PRIOR TO FRAMING VERIFY THAT FINAL APPLIANCE AND PLUMBING FIXTURE SIZES/CLEARANCES MATCH
CONSTRUCTION
SEATTLE, WA
715 8TH AVE
3. REFERENCE SLAB PLANS FOR CONCRETE WALL LOCATIONS, UNO. COORDINATE WITH STRUCTURAL
DRAWINGS.
UNITS
UNITS 38 NORTHWEST DAVIS, SUITE 300

PORTLAND, OR 97209
T 503.245.7100
OLYMPIC TOWER
SEATTLE, WA 98101
T 206.576.1600
7’ UNITS 4’

1014 HOWARD STREET
T 415.252.7063
Transforming Age
AMENITY LEVEL P2 FLOOR
SEATTLE, WA
715 8TH AVE
PLAN
level p1 floor plan

UNITS UNITS
elec.
legend SCHEMATIC PRICING
SET
DATE
09.25.17
PROJECT NUMBER
164990
amenity
SHEET NUMBER
LOUNGE 1 P2 PARKING
A2.01
amenity
1/8" = 1'-0" PROJECT
COLUMBIA ST.
SIDEWALK AUDITORIUM DN
UP
residential
MECH
8' - 6"
AVERAGE entertainment
mech
6' - 8"
MECH
PARKING GRADE PLANE mech mech
MECH
BUILDING SECTION service
OLYMPIC TOWER
parking
circulation
Transforming Age
SCHEMATIC PRICING
SEATTLE, WA
715 8TH AVE
SET
A - A’ section DATE
09.25.17
PROJECT NUMBER
164990 outdoor amenity REVISION DATE REASON FOR ISSUE
o ly m p i c t o w e r | P R O J E C T # 3 0 2 8 315 7 2
SHEET NUMBER
NORTH - SOUTH SECTION NORTH - SOUTH SECTION

A4.02
48
3/32" = 1'-0" 3/32" = 1'-0"
990-17-SKYLINE2_17-0925_Schematic Pricing Set_norikoi.rvt
LEVEL P1 FLOOR
PLAN
SCHEMATIC PRICING
12/5/2017 2:30:32 PM
12/5/2017 2:30:34 PM
GENERAL NOTES - FLOOR PLANS GENERAL NOTES - FLOOR PLANS
1.
2.
3.
4.
5.
6.
7.
REFERENCE SLAB PLANS FOR CONCRETE WALL LOCATIONS, UNO. COORDINATE WITH STRUCTURAL
DRAWINGS.
SEE SHEETS A0.21 & A0.31 FOR WALL ASSEMBLIES.
SEE ENLARGED PLANS FOR DETAILED DIMENSIONS, WALL TAGS AND DOOR TAGS.
NOT FOR
CONSTRUCTION
1.
2.
3.
4.
5.
6.
7.
REFERENCE SLAB PLANS FOR CONCRETE WALL LOCATIONS, UNO. COORDINATE WITH STRUCTURAL
DRAWINGS.
SEE SHEETS A0.21 & A0.31 FOR WALL ASSEMBLIES.
SEE ENLARGED PLANS FOR DETAILED DIMENSIONS, WALL TAGS AND DOOR TAGS.
NOT FOR
CONSTRUCTION
8. REFER TO STRUCTURAL DRAWINGS FOR COLUMNS, SHEAR WALL AND BEAM SIZES. 8. REFER TO STRUCTURAL DRAWINGS FOR COLUMNS, SHEAR WALL AND BEAM SIZES.
columbia st.
38 NORTHWEST DAVIS, SUITE 300 38 NORTHWEST DAVIS, SUITE 300
PORTLAND, OR 97209 PORTLAND, OR 97209
T 503.245.7100 T 503.245.7100
1505 5TH AVE, SUITE 300 1505 5TH AVE, SUITE 300
SEATTLE, WA 98101 SEATTLE, WA 98101
T 206.576.1600 T 206.576.1600
1014 HOWARD STREET 1014 HOWARD STREET

SAN FRANCISCO, CA 94103 SAN FRANCISCO, CA 94103
T 415.252.7063 T 415.252.7063
C ONC EP T 03:
© ANKROM MOISAN ARCHITECTS, INC. © ANKROM MOISAN ARCHITECTS, INC.
C U RV ED T OWER ( P R EFER R ED )
ground floor plan level 4 floor plan T OWER MER GE INT O B ASE
LOUNGE
LIBRARY LOUNGE
UP
DN
UP UP
8th ave.
UP
12/5/2017 2:30:35 PM
12/5/2017 2:30:33 PM
SALON SPA
1. REFER TO SHEET A0.01 FOR 'PROJECT NOTES' APPLICABLE TO ALL PORTIONS OF THE WORK. NOT FOR 1.
2.
NOT FOR
2. PRIOR TO FRAMING VERIFY THAT FINAL APPLIANCE AND PLUMBING FIXTURE SIZES/CLEARANCES MATCH
CONSTRUCTION 3.
REFERENCE SLAB PLANS FOR CONCRETE WALL LOCATIONS, UNO. COORDINATE WITH STRUCTURAL CONSTRUCTION
OLYMPIC TOWER
OLYMPIC TOWER
3. REFERENCE SLAB PLANS FOR CONCRETE WALL LOCATIONS, UNO. COORDINATE WITH STRUCTURAL
DRAWINGS.
DRAWINGS.
auditorium
Transforming Age
Transforming Age
SEATTLE, WA
SEATTLE, WA
715 8TH AVE

715 8TH AVE
OUTDOOR LOUNGE
Living
PORTLAND, OR 97209
PORTLAND, OR 97209
T 503.245.7100
T 503.245.7100

SEATTLE, WA
REVISION 98101
DATE REASON FOR ISSUE
REVISION DATE
SEATTLE, WA 98101 REASON FOR ISSUE
T 206.576.1600
T 206.576.1600
1014 HOWARD STREET

1014 HOWARD STREET
T 415.252.7063
T 415.252.7063

level 2 floor plan typical floor plan LEVEL 1 FLOOR PLAN LEVEL 4 FLOOR PLAN
SCHEMATIC PRICING SCHEMATIC PRICING

SET SET
LOUNGE unit unit

1 LEVEL
DATE PROJECT NUMBER DATE PROJECT NUMBER
1 LEVEL 1 4
09.25.17 164990 09.25.17 164990
SHEET NUMBER SHEET NUMBER
1/8" = 1'-0" 1/8" = 1'-0"
PROJECT
A2.03 PROJECT
A2.06
DN
UP
UP
unit unit
OLYMPIC TOWER
OLYMPIC TOWER
10/16/2017 9:10:23 AM
12/5/2017 2:30:36 PM
NOT FOR NOT FOR
DN
Transforming Age
Transforming Age
1. REFER TO SHEET A0.01 FOR 'PROJECT NOTES' APPLICABLE TO ALL PORTIONS OF THE WORK. 1. REFER TO SHEET A0.01 FOR 'PROJECT NOTES' APPLICABLE TO ALL PORTIONS OF THE WORK.
2. PRIOR TO FRAMING VERIFY THAT FINAL APPLIANCE AND PLUMBING FIXTURE SIZES/CLEARANCES MATCH 2. PRIOR TO FRAMING VERIFY THAT FINAL APPLIANCE AND PLUMBING FIXTURE SIZES/CLEARANCES MATCH
CONSTRUCTION CONSTRUCTION
SEATTLE, WA
715 8TH AVE

SEATTLE, WA
715 8TH AVE
3. REFERENCE SLAB PLANS FOR CONCRETE WALL LOCATIONS, UNO. COORDINATE WITH STRUCTURAL 3. REFERENCE SLAB PLANS FOR CONCRETE WALL LOCATIONS, UNO. COORDINATE WITH STRUCTURAL
DRAWINGS. DRAWINGS.
4. SEE SHEETS A0.21 & A0.31 FOR WALL ASSEMBLIES. 4. SEE SHEETS A0.21 & A0.31 FOR WALL ASSEMBLIES.
5. SEE SHEET Ax.xx FOR TYPICAL FRAMING AND ACOUSTICAL DETAILS. 5. SEE SHEET Ax.xx FOR TYPICAL FRAMING AND ACOUSTICAL DETAILS.
6. SEE FIRE/LIFE SAFETY SHEETS BEGINNING ON G2.xx FOR LOCATIONS OF FIRE EXTINGUISHER CABINETS. 6. SEE FIRE/LIFE SAFETY SHEETS BEGINNING ON G2.xx FOR LOCATIONS OF FIRE EXTINGUISHER CABINETS.
LIVING
7. SEE ENLARGED PLANS FOR DETAILED DIMENSIONS, WALL TAGS AND DOOR TAGS. 7. SEE ENLARGED PLANS FOR DETAILED DIMENSIONS, WALL TAGS AND DOOR TAGS.
8. REFER TO STRUCTURAL DRAWINGS FOR COLUMNS, SHEAR WALL AND BEAM SIZES. 8. REFER TO STRUCTURAL DRAWINGS FOR COLUMNS, SHEAR WALL AND BEAM SIZES.


PORTLAND, OR 97209
T 503.245.7100

SEATTLE, WA 98101
T 206.576.1600
1014 HOWARD STREET

T 415.252.7063
LEVEL 2 FLOOR PLAN LEVEL 8-19 FLOOR

PLAN
level 3 floor plan penthouse floor plan SCHEMATIC PRICING

SET
legend SCHEMATIC PRICING
SET
1 LEVEL 8
DATE PROJECT NUMBER
1 LEVEL 2
DATE PROJECT NUMBER
09.25.17 164990
unit
09.25.17 164990
SHEET NUMBER
SHEET NUMBER
1/8" = 1'-0"
1/8" = 1'-0"
A2.04 A2.08
unit unit unit amenity
PROJECT
PROJECT
unit
residential
UP
entertainment
unit
LOUNGE unit service
OLYMPIC TOWER
OLYMPIC TOWER
unit unit unit circulation
Transforming Age
Transforming Age
SEATTLE, WA
SEATTLE, WA
715 8TH AVE
715 8TH AVE

REVISION DATE REASON FOR ISSUE REVISION DATE
outdoor amenity
REASON FOR ISSUE
Files\Active Phase\Revit\Archive\164990-17-SKYLINE2_17-0925_Schematic Pricing Set.rvt
990-17-SKYLINE2_17-0925_Schematic Pricing Set_norikoi.rvt
LEVEL 3 FLOOR LEVEL 20 FLOOR
PLAN PLAN
SCHEMATIC PRICING SCHEMATIC PRICING

sun / shadow study
TOW E R + B A S E
inte
inte
inte
rst
rst
with skybridge
rst
ate
ate
ate
s
8th
s
s
5
5
ave
t.
as
.
u
col

site
inte
inte
inte
solar elevation at noon: 18.91° without skybridge
rst
rst
rst
ate
ate
ate
s
s
5
5
inte
inte
inte
inte
inte
rst
inte
rst
rst
with skybridge
rst
ate
ate
rst
ate
rst
ate
s
ate
s
ate
5
5
s5
s5
s5
inte
inte
inte
without skybridge
inte
inte
inte
rst
rst
rst
rst
ate
ate
rst
rst
ate
ate
s
ate
s
ate
5
5
s
s
s
5
5
CO N C E PT 03: C U RV E D TOW E R (PR E F E RR E D )

TOW E R ME R GE I N TO B A S E
01: code compliant base allowable massing 02: smaller floor plates = taller and more slender tower
03: shifting a tower core for podium program elements 04: tower shape and enhance verticality
C ONC EP T 03: C U RV ED T OWER ( P R EFER R ED )

building elevation at columbia street looking at southeast T OWER MER GE INT O B ASE
COLUMBIA CENTER (960 FT)
SEATTLE MUNICIPAL TOWER (720 FT)
SKYLINE I (250 FT)
SKYLINE II (240 FT)
ST. JAMES IMMIGRANT

ASSICTANCE BLDG (30 FT)
7TH & COLUMBIA BUILDING (35 FT)
M AT E R I A L E X A M P L E S
ARCHI T ECT UR AL CONCEPTS 1. WINDOW SYSTEM
Silver Mullions with Clear Glass
2. MECHANICAL PENTHOUSE
MAT E RIA LS Ventilated Louver Panels
01: ALUMINUM WINDOW WALL SYSTEM WITH 02: MECHANICAL PENTHOUSE SCREEN
3. SILVER MULLIONS WHITE 4. WOOD SOFFIT
DriDesign Metal Panel
04: SOFITTS AT PODIUM - STAINED WOOD

5. BOARD FORM CONCRETE
5.
03: CLADDING AT BASE - METAL COMPOSITE

PANEL
05: BOARD FROM CONCRETE

olympic tower transforming age
12.05.2017 ankrom moisan architects, inc.
ARCHI T ECT UR AL CONCEPTS
01
site
01
02
site
02
03
site
03
L ANDSCAPE CONCEPTS
LAND SC A PE CONT E XT
POLYCLINIC PARKING 800 COLUMBIA
COLUMBIA ST. Polyclinic parking landscape 800 Columbia open space
SKYLINE II
Bishop Lewis House
BISHOP
LEWIS
8TH AVE.
HOUSE
SKYLINE I
Skyline I
L ANDSCAPE CONCEPTS
LAN DSCAPE SIT E PLAN
Water wall
stormwater feature
New curb ramps COLUMBIA ST.
and crosswalks
Ramp with
handrails
DESIGN APPROACH:
Stormwater planters Canopy above
w/ patio above
SKYLINE I • Tie sites into Park to Park Loop and
Green Street concept plan
2
1 Special paving • Reinforce walking corridors, wide

sidewalks, generous landscape, rest
Furnishings points, and safe street crossings

Furnishings
• Create a “moment” in the Park to Park Loop
Metal planter • Embrace design language found on adjacent
system
streets (Columbia St., Cherry St., 8th Ave.)
Sky B
Metal planter system ridge • Unite Skyline buildings through common
paving treatments, furnishings, and
Bike parking Special paving overall landscape language
SKYLINE II 8TH AVE.
L ANDSCAPE CONCEPTS
LAND SC A PE S E CT I ONS
Existing condition
L ANDSCAPE CONCEPTS
LAN DSCAPE SECT IO N S
Existing condition
L ANDSCAPE CONCEPTS
P R ECED E NT IM A GE S - S T R E E T S CAP E
SPECIALTY CONCRETE PAVING WOOD BENCHES CAFE STYLE SEATING
METAL PLANTERS CASCADING STORMWATER PLANTERS CANOPY INTEGRATED LIGHTING
L ANDSCAPE CONCEPTS
P REC EDENT IMAGES - RO O F T ERRACE
SEATING/LOUNGE AREAS COVERED AREAS ACTIVE AREAS
DOG ZONE FIRE PIT LANDSCAPE/RESIDENT GARDENING
departures
DEPART URES
ITEM SUMMARY DEPARTURE REQUEST

1. Parking Aisles
SMC 23.54.030.E Parking aisle width shall be provided according to the requirements of Exhibit C for 23.54.030: Project proposes reduced parking aisle width of 16’-10”. Building footprint has been reduced
• Parking angle: 90 degrees = Aisle Width: 22.0 feet to the extent possible while meeting minimum dimensions allowable in critical program spaces
including providing Seattle City Light vault clearances, building core, and parking spaces.
The proposed departure allows the project to provide underground parking that eliminates
visual impacts of the parking from the streetscape while creating a generous pedestrian
experience along the 8th Avenue designated green street that wraps the corner to Columbia
Street with active interior spaces along these edges. Valet parking is used for all parking on
site minimizing conflicts that could otherwise arise from individual resident parking.
The following design guidelines will be better supported: CS2.B, PL1.A, DC1.A, DC1.C
2. Setbacks and Separations 45 feet or less in height

SMC 23.45.518.C Lot line that abuts neither a street nor alley: 7-foot average setback; 5-foot minimum setback, except that Project proposes reduced setback on lot line that abuts neither a street nor alley of 4-feet.
no setback is required for portions abutting an existing structure built to the abutting lot line Building footprint has been reduced to the extent possible while meeting minimum dimensions
allowable in critical program spaces including providing Seattle City Light vault clearances,
building core, and parking spaces.
The proposed departure allows the project to provide underground parking that eliminates
visual impacts of the parking from the streetscape while creating a generous pedestrian
experience along the 8th Avenue designated green street that wraps the corner to Columbia
Street with active interior spaces along these edges.
The following design guidelines will be better supported: CS2.B, PL1.A, DC1.A, DC1.C
3. Setbacks and Separations Greater than 45 feet in height

SMC 23.45.518.C Lot line abutting a street: 10-foot minimum setback Project proposes that podium extends into the setback limits for the portion of the building
Lot line abutting an alley: 10-foot minimum setback greater than 45 feet in height along a portion of the lot line abutting Columbia Street, a portion
of the lot line abutting the adjacent property, and along the lot line abutting the alley a maximum
Lot line abuts neither a street nor alley: 20-foot minimum setback of 17’-5”.
The proposed departure allows the project to provide a generous entry and pedestrian
experience along the 8th Avenue designated green street. The datum line created in designing
this primary building entry emphasizes the human scale of this space and carries throughout the
design of all facades, creating an architectural composition which establishes a strong podium.
The following design guidelines will be better supported: PL1.A, DC2.B.1; DC2.D.1
DEPART URES
PARKING AISLES
SMC 23.54.030..E
Parking aisle width shall be provided according to the 240 FT HEI GHT L I MI T
requirements of Exhibit C for 23.54.030:
• Parking angle: 90 degrees = Aisle Width: 22.0 feet COL UMBI A ST. A
DEPARTURE REQUEST
25’ - 10”
7’
10’
ELECTRICAL VAULT
P208
ELECTRICAL
min. to provide
1201 SF
Project proposes reduced parking aisle width of 19’-2”

P207
404 SF
typical and 16’-10” minimum. Building footprint has TRASH / LOADING

P206
1351 SF
scl req.
been reduced to the extent possible while meeting clearances
minimum dimensions allowable in critical program ALL OWABLE
8TH AVENUE
FIRE PUMP
UP P209
DN
23’ - 8”
spaces including providing Seattle City Light vault
486 SF
ALL EY
120’
FOOTPRI NT B
DN
clearances, building core, and parking spaces. min. core

c dimension
The proposed departure allows the project to provide OVER 45 FT
underground parking that eliminates visual impacts
16’ - 10”
min. drive aisle typ. drive aisle
19’ - 2”
of the parking from the streetscape while creating a width (departure) width (departure)
generous pedestrian experience along the 8th Avenue
designated green street that wraps the corner to
20’
Columbia Street with active interior spaces along these
7’
edges. Valet parking is used for all parking on site min. parking
39’ - 6”
minimizing conflicts that could otherwise arise from AL L OWABLE FOO TP R I NT stack dimension
individual resident parking. UP 45 FT
7’
1 departure
The following design guidelines will be better
10’ 10’
request area
supported: CS2.B, PL1.A, DC1.A, DC1.C 120’
LEVEL p2
Table C - HR Setbacks Setbacks for structures greater than 85 feet in height
Lot line that abuts neither a street nor For portions of a structure:
alley • 45 feet or less in height: 7-foot average setback; 5-foor minimum setback, except that no setback is
required for portions abutting an existing structure built to the abutting lot line;
• Greater than 45 feet in height: 20-foot minimum setback
DEPART URES
Property Line
Property Line
Average Setback (<45’)
Setback (45’+)
Minimum Setback (45’+)

240’
setbacks and separations: 45 feet

or less in height
113’ - 0” SMC 23.45.518
Lot line that abuts neither a street nor alley:
A
7-foot average setback; 5-foot minimum setback, except
that no setback is required for portions abutting an
existing structure built to the abutting lot line
DEPARTURE REQUEST
11,362 sf Project proposes reduced setback on lot line that abuts
neither a street nor alley of 4-feet. Building footprint
B has been reduced to the extent possible while meeting
108’ - 0”
c minimum dimensions allowable in critical program

spaces including providing Seattle City Light vault
clearances, building core, and parking spaces.
The proposed departure allows the project to provide
underground parking that eliminates visual impacts
of the parking from the streetscape while creating a
generous pedestrian experience along the 8th Avenue
designated green street that wraps the corner to
Columbia Street with active interior spaces along these
edges.
1 departure
4'
7'
request area The following design guidelines will be better

supported: CS2.B, PL1.A, DC1.A, DC1.C
LEVEL 1
10' 20'
7' 7'
45’ Podium
legend
Varies due to Columbia Street slope
(see Departure 2)
5'
63’ - 6”
40’ - 0”
potential development volume not in use

COLUMBIA STREET
A (9,000 SF - 7,223 SF) X 189’ - 0” = 335,853 cubic feet

4' 4' LEVEL 1 (254’-10”)
Avg Grade Plane (254’-5”)
departure request area
1 17,544 CUBIC FEET
2 16,705 CUBIC FEET
3 STORY APARTMENTS
1 + 2 = 34,249 cubic feet
section a
DEPART URES
greater than 45’ in height greater than 45’ in height
74’ - 6”
100’ - 0”
setbacks and separations: greater columbia st.
3’ - 0”
than 45 feet in height A
SMC 23.45.518
Lot line abutting a street: 10-foot minimum setback
Lot line abutting an alley: 10-foot minimum setback
Lot line abuts neither a street nor alley: 20-foot minimum
setback A
A
90’ - 0”
7,223 sf
alley
108’ - 0”
90’ - 0”
DEPARTURE REQUEST
Project proposes that podium extends into the setback
limits for the portion of the building greater than 45
feet in height along a portion of the lot line abutting
Columbia Street, a portion of the lot line abutting the 9,000 sf
A
adjacent property, and along the lot line abutting the
2
alley a maximum of 17’-5”.
The proposed departure allows the project to provide B
15’ - 0”
a generous entry and pedestrian experience along
the 8th Avenue designated green street. The datum
line created in designing this primary building entry D E PA R T U R E R E Q U E S T A R E A
emphasizes the human scale of this space and carries
throughout the design of all facades, creating an
1’ - 6”
architectural composition which establishes a strong
17’ - 5”
podium.
The following design guidelines will be better

supported: PL1.A, DC2.B, DC2.D Table C - HR Setbacks Setbacks for structures greater than 85 feet in height
Lot line abutting a street For portions of a structure:
legend • 45 feet or less in height: 7-foot average setback; 5-foot minimum setback, except that no setback is
required for frontages occupied by street level uses or dwelling units with a direct entry from the street;
potential development volume not in use
A (9,000 SF - 7,223 SF) X 189’ - 0” = 335,853 cubic feet
Lot line abutting an alley Rear lot line abuts an alley:
departure request area For portions of a structure:
1 17,544 CUBIC FEET • 45 feet or less in height: no setback required
2 16,705 CUBIC FEET • Greater than 45 feet in height: 10-foot minimum setback
1 + 2 = 34,249 cubic feet
Lot line that abuts neither a street nor For portions of a structure:
alley • 45 feet or less in height: 7-foot average setback; 5-foor minimum setback, except that no setback is
required for portions abutting an existing structure built to the abutting lot line;
DEPART URES
Property Line
Property Line
Setback (45’+)
Minimum Setback (45’+)

240’
a a
a
189’
240’
POTENTIAL
DEVELOPMENT
AREA NOT IN USE
10' 10'
7'
DEPARTURE DEPARTURE REQUEST AREA
8TH AVENUE
REQUEST AREA 45’ Podium
E
NU 2
45'
VE
HA
8T
45'
LEVEL 1 (254’-10”)
Avg Grade Plane (254’-5”)
2' 16'
4 STORY APARTMENTS
CO
LU M
BIA Y
STR LE
EE T AL
section B
PORTLAND SEATTLE SAN FRANCISCO
38 NW Davis Street 1505 5th Avenue 1014 Howard Street
Suite 300 Suite 300 San Francisco, CA 94103 © 2017
Portland, OR 97209 Seattle, WA 98101 Nothing shown here may be reproduced in any way
T 503.245.7100 T 206.576.1600 T 415.252.7063 without the consent of Ankrom Moisan Architects. www.ankrommoisan.com

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olympic tower

EARLY DESIGN GUIDANCE

PROPOSAL ZONING DATA

ARCHITECT: LANDSCAPE ARCHITECT: DEVELOPER:

upper queen anne

commercial core first hill

SITE 23rd & union-jackson

pioneer square chinatown-international district

interstate site ST.

Minor Arterials* streetcar station

streetcar rail STREET DESIGN CONCEPT PLAN

SLOPE OF STREET IS GREATER THAN 9%

*Per Seattle Arterial Classifications Planning Map

par k to park path: fi rs t hi l l public realm act io n

Cherry St Seattle University

James Street Columbia Street

rW Horiuchi Street Art

V IEWS & ORIENTA T I ON cascade mountains

SOUTH WEST NORTH EAST

SOUTH WEST NORTH EAST

8 o ly m p i c t o w e r | P R O J E C T # 3 0 2 8 3 5 7 SOUTH WEST NORTH EAST

VIEWS & O RIEN TAT IO N

SOUTH WEST NORTH EAST

SOUTH WEST NORTH EAST

SUR ROUND ING U S E S & S T R U CT U R ES 12

LAND MA RKS A ND NE W D E V E L OPM EN T L ANDM ARKS, ART AND C U LTU RE

07 . 01 - TOWN HALL SEATTLE / FOURTH CHURCH OF CHRIST, SCIENTIST 02 - HOTEL SORRENTO

03 - BARONESS APARTMENT HOTEL 04 - DEARBORN HOUSE

ARTS AND CULTURE

PROPOSED or new DEVELOPMENT

P ROP OS ED/ NEW DEVEL OP MENT

800 COLUMBIA STREET

Designed to reflect its convenient residential location,

and the project’s residents.

DEPARTURES Scheme 1: STRAIGHT SHOT Scheme 2: MEANDER Scheme 3: STAGGERED

PA T T E R N O F PO D IUM/T O WE R MA S S ING RELATION SH IP IN SITE VICIN ITY

800 COLUMBIA STREET

Designed to reflect its convenient residential location,

P R O P O SE D N E I GHB ORHOOD E MPHA S IZE S G L A ZE D T O WE R S O N MA S S PO D IUMS

Westbank Frye Highrise | Project 3021510 | DRB Recommendation Meeting | 09.21.2016 83

STR EE TSC A PES

P ROJ ECT SITE BEH IN D

STR EE TSC A PES 3 : 8 T H AV E . FA CING T O NO R T HE A S T

4 : 8 T H AV E . FA CING T O S O UT HW EST ST REET SCAPES

EXISTING SITE COND I T I ONS

The site is currently a surface parking lot enclosed with a

Existing Vehicular access

Existing pedestrian access

a view towards northeast b view towards southeast

c view towards southwest

Columbia Street is a steeply sloped street. The proposal

•• Need to integrate our campus to save lives

23.45.504 Permitted Uses: Independent Senior Living is a residential use.

23.45.510.E Exempt Areas:

23.45.514 Structure height base max is 160’ See 23.45.516.C.2

23.45.516.C.2 Multifamily a. Proposed height is 240’

23.45.518 Setbacks for HR greater than 85 feet 8th street:

Alley Lot Line; Alley:

Neither Street Nor Alley Lot line abutting adjacent property:

E. Additional structure setbacks may be required in order to meet the provisions

23.45.522 Amenity Area: Residential area: 125,077 SF

23.45.524 Landscaping standards

23.45.524.A Green Factor requirement Will comply

23.45.536.B Parking in a structure. Complies