a er ia l p hot o — d e s i g n c o n t e x t

The project is located at the south end of the Eastlake

Residential Urban Village. The urban fabric maps
closely to current zoning heights. North of site, building
heights are primarily 2–3 stories; at the project site,
they are 3–4 stories, south of the site, 4–6 stories.

Eastlake Avenue E
Eastlake Avenue E is an arterial with frequent transit
and heavy vehicular traffic. Eastlake is also an estab-
lished scenic route and route of the future streetcar.

North and east on Eastlake Ave E are 3-story residen-

tial and commercial structures (KIRO TV, Lake Union ➋
Terrace Apartments ➊, Arts Conservation Service ➋,
Abbey Park Apts, Villa Capri Apartments ➌) and a
➏ ➌
fa
ir y a le
vi

Eas
surface parking lot. ew pl a
av ce

tla
e E E
South/southwest of project site ➍, the remainder of
➐

ke
the block is currently undeveloped. A DRB proposal for E Howe St

Ave
a biotech building on the adjacent site (1818 Fairview

nu
Avenue E, DPD 3012732) received DRB recommenda-

eE
tion in September 2012.
➍
South on Eastlake Ave E, the buildings are larger scaled
biotech and mixed use buildings ➎. ➊
Yale Place E
Yale Place E is a 2-way side street. To the northwest on
Yale Place E are 3-story commercial structures (Hart
Crowser ➏, WCI Voice and Data Service). ➎
Across Yale Place E are 3 and 4-story apartments
(Delta Vista Apartments, Villa Capri Apartments ➌).

Unimproved E Howe Street ROW

The unimproved E Howe Street ROW extends from
Eastlake Ave E to Fairview Ave E. Currently it is used
for surface parking (Don Eduardo's, Hart Crowser)
and has an steep slope. If improved, it would connect
Lake Union with the E Howe Street Hillclimb, which
runs from 10th Avenue on Capitol Hill to the base of
Colonnade Park ➐ east of the site.

Fairview Ave E
Fairview Avenue E is also called the Cheshiahud Lake
Union Loop. It is a shared car/bike/pedestrian loop
Frequent transit
around Lake Union that provides public access to the
lake and connects the lakefront parks. Pedestrian (existing)

Pedestrian (future)
DPD #3014468, #3015480 EDG Meeting July 24, 2013
Bushnaq Studio 1823 Eastlake Ave E/ 1903 Yale Pl E 5
u rb an d e si g n a n a l y s i s

Design Cues/Opportunities
Design cues for the project derive from study of neigh-
borhood building scale/massing, open space, use and
site circulation. The project is an opportunity for a
contemporary project with parcel-based massing and
street level commercial nodes. It is also an opportunity
to create layered street level landscaping /open space
typical of many residential projects in the area and
pedestrian connections in and around the site.

Granular Building Scale: The project sites are situ-

ated in a zone of transition between typical Eastlake
“parcel based” structures (structures primarily on
➋ ➌ ➍
single parcels) and “half/full block structures” more
characteristic of South Lake Union that start south of
E Howe Street on Eastlake. 10

Commercial nodes: To the north of the site, Eastlake

Avenue E is characterized by nodes of street level
commercial at street intersections. Mid-block, between
nodes, the dominant building type is residential.

Urban-scale Movement: the Howe Street Hillclimb

is longest urban stairway in Seattle (388 steps). It
travels from 10th Avenue on Capitol Hill to the base
of Colonnade Park east of the site. The Hillclimb is
heavily traveled by runners and walkers.
➊ ➎ ➏ ➐
“Parcel-based” structures north of site. Includes typical examples of eclectic architecture that reflects the era in which it was designed and built.
Architectural Style: Throughout the neighborhood,
buildings reflect the era in which they were built. There
are older, more traditional brick buildings alongside
predominantly modern buildings from every decade.

➑ ➒ �� ��
“Half-block” structures south and west of site.

Early Design Guidance Packet DPD #3014468, # 3015480

6 1823 Eastlake Ave E/ 1903 Yale Pl E Bushnaq Studio
 U R B AN D E SIGN ANA L YSIS

Residential building Mixed-use building

Commercial building (existing) Proposed scheme

Commercial building (future) E Howe Street and E Blaine Street Hillclimbs

co
lon
na
pa
rk de

➋ ➏ ➒ ��
➍ ➐
➌

➊ ��
➎ ➑

p a rcel - b a s e d s t r u c t u re s (30–60' street fronts and 1,500–4,500 SF building footprints)  h a lf / f u ll bl o c k s t r u c t u re s (100–300' street fronts and 7,000– 60,000 SF building footprints) 

Analysis of site shows predominance of parcel based structures north of the site and larger half/full-block structures south of the site. Diagram also shows concentration of commercial uses at intersections.

DPD #3014468, #3015480 EDG Meeting July 24, 2013

Bushnaq Studio 1823 Eastlake Ave E/ 1903 Yale Pl E 7
u rb an d e si g n a n a l y s i s

Design Cues/Opportunities continued

Site specific circulation/topography: Eastlake, in gen-
eral, and the development sites, in particular, have
complex topography which typically slopes east-west
toward Lake Union.

Smaller, parcel-based structures often use of external

means of circulation to navigate site slopes. Ramps,
stairs, bridges are commonly used for site specific
transition elements that individualize the street level
experience.

Open Space/Landscaping: Colonnade Park, located

under I-5 between Howe and Blaine Street stairways,
is an inventive public open space in a neighborhood
where open space opportunities are limited. Street end
parks, the terraced Pea Patch and courtyard buildings
represent similar thinking at smaller scales

Design Constraints
No allies: Neither project site has an alley. Parking and Howe Street Hillclimb through Colonnade Park Louisa Street End Park
services will be located to prioritize pedestrian, com-
mercial streetscapes and future E Howe Street Park.

Power poles on Yale: massing designed around future

power pole locations.

Irregular site shape and topography: Parcel shapes,

length of street frontages and topography are a chal-
lenge for efficient building forms that address appro-
priate scale, massing and street-level development.

Future building at 1818 Fairview: Eastlake develop-

ment site needs to allow for light and air to all units
without counting on south and west exposure. All
proposed options in the packet have been developed
with 1818 Fairview project in mind.

Newton Street End Park Eastlake Pea Patch

Early Design Guidance Packet DPD #3014468, # 3015480

8 1823 Eastlake Ave E/ 1903 Yale Pl E Bushnaq Studio
 1 2 3 4 5 6 7 SITE ANALYSIS

STREET PANORAMAS
1 East Side of 13th Ave E
SITE

E Mercer St

2 West Side of 13th Ave E

ACROSS FROM SITE

E Mercer St

14 614 13th Ave E | #3021532 | EDG Packet | December 30, 2015

 2 3 South Side of E Mercer St
1

13th Ave E

SITE

12th Ave E

E Mercer St 4
4 North Side of E Mercer St
3

13th Ave E
13th Ave E

12th Ave E

614 13th Ave E | #3021532 | EDG Packet | December 30, 2015 15

 1 2 3 4 5 6 7 URBAN DESIGN ANALYSIS

STREET ENGAGEMENT & ENTRIES

In developing the proposed design alternatives, the surrounding

neighborhood was carefully studied, specifically how existing
buildings engage with the street and their respective entry conditions.
Common themes emerged and are cataloged and analyzed on the
following pages. This information provided inspiration for both how
to achieve effective engagement with the street as well as ways in
which to relate to the existing context. It also revealed ineffective
design strategies that the proposed alternatives seek to avoid.

block shape building with decorated entry

There is a predominance of block shaped buildings in the

neighborhood, similar in overall mass as well as unique ornamental
detail (specifically at entry and demarcation of vertical or horizontal
elements). This approach not only makes the entry inarguably clear it
also celebrates it and helps establish building and street character.

16 614 13th Ave E | #3021532 | EDG Packet | December 30, 2015

 U-shape building with recessed entry

The U-shape building is similarly prevalent in the neighborhood,

providing a central outdoor space as entry, with building enclosing
three sides. The character of these buildings vary, from traditional to
contemporary takes on the traditional. The open space provides light,
air and a shared space with potential for connection. The typology
affords an elongated entry which in some instances is experiential,
and others ambiguous and lacking in pedestrian scale. SITE

east mercer st

13th ave e
Building Study Key Map

614 13th Ave E | #3021532 | EDG Packet | December 30, 2015 17

 1 2 3 4 5 6 7 URBAN DESIGN ANALYSIS

STREET ENGAGEMENT & ENTRIES

l-shaped building with open corners

L-shaped buildings are located on numerous corners in

the neighborhood, leaving open space on the corner,
with building on two sides. Significant characteristics of
this typology include parking at the corner open space
with entries clear and close by or those with stairs and
landscaping, at times obscuring entry into the building.
The L-shape building’s presence is often not at the street
and in its place is asphalt or understated, if at times
ambiguous, entry. As a result, the building in effect pulls
back and recedes, as does it’s role in enhancing the
character of the street.

18 614 13th Ave E | #3021532 | EDG Packet | December 30, 2015

 SITE

east mercer st

13th ave e
Gabled house with
covered entry

Gable roofed houses are an iconic typology

that define the neighborhood, predominantly
in the north and east, single family zoned
areas. Influence ranges from Victorian to
Craftsman and buildings are characterized
by stairs up from the street to a covered entry
porch, with triangulated roof above. These
homes provide clear facades and character
to the street as well as breadth of building
scale in the neighborhood.

Building Study Key Map

614 13th Ave E | #3021532 | EDG Packet | December 30, 2015 19

 1 2 3 4 5 6 7 URBAN DESIGN ANALYSIS

STREET ENGAGEMENT & ENTRIES

mid-century to reCENT buildings

with semi-ambiguous (often side) entry

Numerous apartment buildings punctuate the neighborhood,

ranging in size from four floors to towers and all with a mid-
century modern aesthetic: rectilinear volumes and voids,
extruded roof or deck planes, neutral pastel color palette. Entries
are often to one side and ambiguous to passerby on the street.
Additionally, these buildings often have multiple faces to the
street, not designating a single identifying facade or entry. This
typology served as an example of strategies to avoid.

20 614 13th Ave E | #3021532 | EDG Packet | December 30, 2015

 Surrounding Uses
The neighborhood is dominated primarily by residential
and office use with a large amount of new development.
To the west, the busy arterial of Aurora Ave N separates
1/ the low-rise residential of Queen Anne from the multi-
DEVELOPMENT
OBJECTIVES family housing and office space found between Aurora
Ave N and Lake Union.

2/ Office
URBAN DESIGN
ANALYSIS Office (Under Construction) 12
11
Residential
3/

Westlake Ave N
ZONING DATA
Residential (Under Construction) Comstock St

6
Hotel 5
Lake
Retail Union
4/ Highland Dr
DESIGN
Parking

6th Ave N
GUIDELINES SITE
Institutional / Other 7

5/ Prospect St 1
SITE 1. 1101 Dexter Station 2

Aurora Ave N

Dexter Ave N
2. 1000 Dexter Ave

8th Ave N
3. Union SLU
4. The Neptune
Ward St
6/ 5. Dexter Apartments
ARCHITECTURAL 6. Westlake Steps (Under Construction)
CONCEPTS 3 4
7. 1101 Westlake (Under Construction)
8. Courtyard by Marriott 8
9. 810 Dexter Ave N
Aloha St
7/ 10. True North
POTENTIAL
DEPARTURES
11. The Casey Building
12. National Sign 10 9

5 PROJECT #3022702 / EARLY DESIGN GUIDANCE / 06.15.2016 LMN Architects | Capstone Partners LLC
 Vehicular & Pedestrian Access
Main points of access to surrounding buildings come
from the North/South directional streets since there is
a steep grade change in the East/West direction. Very
few access points are found off of Aurora Ave N due Ray Moore 1/
DEVELOPMENT
Bridge
to the high speed of traffic, divided median, and lack of OBJECTIVES
pedestrian crossing. Loading access to the residential
building directly to the north of the site currently
uses Highland Dr. A primary East/West pedestrian 2/
throughway will develop north of the site via the existing URBAN DESIGN
stair off of Aurora Ave N and continue to the proposed ANALYSIS

0.2 miles

Westlake Ave N
pedestrian pathway through Westlake Steps. Pedestrian
paths across Aurora Ave N are limited to Ray Moore
Bridge 0.2 miles to the north and at the underpass at 3/
Comstock St
Mercer St 0.35 miles to the south. ZONING DATA

Pedestrian Building Access Lake

Union
Vehicular Access Highland Dr 4/
DESIGN
SITE

6th Ave N
Pedestrian Throughway GUIDELINES

Prospect St 5/
Building Under Construction SITE

Aurora Ave N

Dexter Ave N

8th Ave N
Ward St
6/
ARCHITECTURAL
CONCEPTS

Aloha St
7/
POTENTIAL
DEPARTURES
0.35 miles

Aurora Underpass
at Mercer St

LMN Architects | Capstone Partners LLC PROJECT #3022702 / EARLY DESIGN GUIDANCE / 06.15.2016 6
 Traffic & Transit 99

The main North/South arterials of Westlake Ave

N, Dexter Ave N, and Aurora Ave N connect the
neighborhoods to the north with the Seattle downtown
1/ core by public transportation and designated bike lanes.
DEVELOPMENT
OBJECTIVES The South Lake Union Streetcar also runs nearby
providing an alternate mode of transportation.

2/ Bus Route
URBAN DESIGN
ANALYSIS
Street Car

Westlake Ave N
Bike Lane

3/ Comstock St
ZONING DATA
Bike Lane

Lake
Bus Stop
Union
4/ Street Car Highland Dr
DESIGN
SITE

6th Ave N
GUIDELINES
Seaplane

5/ Building Under Construction Prospect St

SITE

Aurora Ave N

Dexter Ave N

8th Ave N
6/ Ward St
ARCHITECTURAL
CONCEPTS

Aloha St
7/
POTENTIAL
DEPARTURES

99

7 PROJECT #3022702 / EARLY DESIGN GUIDANCE / 06.15.2016 LMN Architects | Capstone Partners LLC
 Existing Streetscape Ribbon windows
SITE
Pedestrian connection
5-7 story facades parallel to street from Aurora Ave N

1/
DEVELOPMENT
OBJECTIVES

2/
URBAN DESIGN
ANALYSIS

3/
ZONING DATA
B View from Dexter Ave N looking West Transparent materials at pedestrian level
Primary building entry
OPPOSITE OF SITE 5-7 story facades parallel to street
Parking entrance
4/
DESIGN
GUIDELINES

5/
SITE

6/
ARCHITECTURAL
CONCEPTS
A View from Dexter Ave N looking East

7/
POTENTIAL
DEPARTURES
B A

11 PROJECT #3022702 / EARLY DESIGN GUIDANCE / 06.15.2016 LMN Architects | Capstone Partners LLC
 Existing Streetscape Low-rise development across Aurora Ave N OPPOSITE OF SITE

1/
DEVELOPMENT
OBJECTIVES

2/
URBAN DESIGN
ANALYSIS

3/
ZONING DATA
D View from Aurora Ave N looking West No materiality change at street level
SITE Secondary building entry

4/
DESIGN
GUIDELINES

5/
SITE

6/
ARCHITECTURAL
CONCEPTS
C View from Aurora Ave N looking East

7/
POTENTIAL
DEPARTURES

D C

LMN Architects | Capstone Partners LLC PROJECT #3022702 / EARLY DESIGN GUIDANCE / 06.15.2016 12
 Context Analysis Summary
Dexter Ave N
• Primary facade/primary entry
• Rectilinear building forms
1/ • 5-7 story facades parallel to the street at the
DEVELOPMENT
OBJECTIVES sidewalk edge 3-part stepped roof line
• Lighter vehicular traffic and heavier pedestrian and
bicycle traffic leads to more building access points
2/ to be located along Dexter Ave N
URBAN DESIGN • Street level materiality is more transparent to create
ANALYSIS a friendlier pedestrian experience
• Above the street level zone is a more solid building
mass with punched openings
EXPANSION
3/
ZONING DATA Highland Drive
• Tertiary facade
• Buildings step with the grade change between
Dexter Ave N and Aurora Ave N
4/ • Existing loading access to adjacent residential
DEXTER AVE N
DESIGN
GUIDELINES
building
• Pedestrian corridor created between Aurora Ave N
and Westlake Ave N by existing stair and proposed
new stair
5/ Primary building entrance
Dexter Ave N Aerial (image from February, 2015)
SITE
Aurora Ave N
• Secondary facade/secondary entry
• High speed traffic and less pedestrians leads to Primary building entrance
Aurora Ave N acting as the secondary facade of the
6/ building
Transparent materials and retail uses enhance pedestrian experience
ARCHITECTURAL
CONCEPTS • Minimal pedestrian and vehicular access points due Horizontal ribbon windows
to high speed traffic and divided median Shared garage entry
• Does not present the same street level materiality
change that is found on Dexter Ave N
7/
POTENTIAL
DEPARTURES

6 story street wall Recessed 6 story street wall Potential recess Potential 6 story street wall
facade in building facade
Dexter Ave N Elevation

17 PROJECT #3022702 / EARLY DESIGN GUIDANCE / 06.15.2016 LMN Architects | Capstone Partners LLC
 1/
DEVELOPMENT
OBJECTIVES
3-part stepped roof line

2/
URBAN DESIGN
ANALYSIS

EXPANSION

3/
ZONING DATA

AURORA AVE N Minimal pedestrian and vehicular access

Secondary building entrance 4/
DESIGN
GUIDELINES

Aurora Ave N Aerial (image from February, 2015) 5/

SITE

Materiality at pedestrian level is 6/

different than on Dexter Ave N ARCHITECTURAL
CONCEPTS
Horizontal ribbon windows

7/
POTENTIAL
DEPARTURES

Potential 5 story street wall Potential recess 5 story street wall Recessed facade 5 story street wall
in building facade
Aurora Ave N Elevation

LMN Architects | Capstone Partners LLC PROJECT #3022702 / EARLY DESIGN GUIDANCE / 06.15.2016 18
Josephin u m Bon M a rche , M AC y 's ,
14 Story Apartments pa rking g a r age
261 Affordable Housing Units 9 Story Parking Structure
Built in 1907 844 Parking Stalls
Beaux-Arts style | Steel-Concrete Built in 1960
153 Feet Tall Street Front Retail
Modernist | Cast-In-Place Concrete
The Josephinum was built in a Beaux-Arts Style in
1907 as a hotel. The 14 story building occupies the Adjacent to the eastern facade of the proposed
Northeast corner of Second and Stewart. The south project site is The Bon Marche parking garage,
facade, along Stewart Street facing the North portion built in 1960. The parking garage's unique cast-in-
of Equity's property, stylistically details the raised place concrete form is representative of the clean
first story with cornices and a rythmic row of arched modernist aesthetic of the 1950s and 60s. The
windows with stained glass inlays, providing a human structure has been retrofitted with screens and
scale. The main entry along Second Avenue, centered advertising. Now the Macy's Parking Garage, the
in the facade which mimics Stewart Street. base building has been infilled with retail along Third
Avenue and Pine Street. The proposed project
will continue the retail corridor along Pine Street,
B roa dacres bu i ld ing enlivening the currently inactive zone, and connecting
9 Story Retail | Commercial Office the retail corridor to Pike Place Market.

Built in 1907
Street Front Retail Bon M a rche , M AC y 's
Chicago School Style | Steel-Concrete
7 Story Retail Center
133 Feet Tall
Built in 1928
The Chicago School Style, or Commerical Style, Street Front Retail
architecture informed the articulation of the facade
Art Moderne, Art Deco | Steel and Masonry
utilizing a steel structure limiting the amount of
exterior ornamentation and in place framed large 80 Feet Tall
plate-glass windows. The retail base is currently
vacant; Nordstrom Rack was the previous tennant, Macy's, previously The Bon Marche, is a major
but a 20,000 square foot grocery store, H Mart, a retail anchor along the Pine Street corridor. The
facade is patterned with stone textures and large
site
New Jersey-based Asian grocery chain, is planned for
the space. The proposed retail will complete the Pine inset openings that fit into slender vertical frames.
Street retail corridor. Ornament and detail coupled with horizontal
overhangs meet at pedestrian level, providing human
H a ight Bu i ld ing scale and weather protection.

7 Story Residential Apartments

Built in 1909 o lympic tower
42 Residential Units 12 Story Retail | Commerical Office
Street Front Retail
Built in 1929
Chicago School Style | Steel-Concrete
Street Front Retail
88 Feet Tall
Art Deco, Neo-Gothic | Steel-Concrete Structure
The Haight Building exhibits a simple two-part 148 Feet Tall
vertical block façade composition divided by nine bays
at Pine Street and four bays at Second Avenue. It is The building consists of a ten-story reinforced
clad with a smooth greenish-cream color stone that concrete and terra cotta tower set back from 3rd
has been painted. Exterior architectural features are Avenue but flush with Pine Street, on top of a three-
limited to a prominent sheet metal cornice with dentil story, originally two-story, base. The majority of the
course and entablature ornament. The storefront facade consists of large windows, bringing natural
level is distinguished by a prominent intermediate light. Art Deco terra cotta ornamentation accentuates
stone cornice and original mezzanine level windows the base and crown of the structure.
that include an Art Nouveau-inspired arched window/
glazing configuration.

05.07.2013 15
2 ND & P I N E N eig h b o r h o o d C o n t ex t
COPYRIGHT 2013 WEBER THOMPSON | 12-023
bergm a n lu gg age
2 Story Mixed-Use Office | Retail
Built in 1916
Architectural THEMES:
• 1521 serves as precedent as the closest four hundred foot residential tower in proximity
Beaux-Arts style | Steel-Masonry
to the project site. The modulation of the floor plates, coupled with the vertical fin and
patterned facade slenderizes the mass, providing human scale and cotextual relationships
This small retail building enhances the pedestrian through proportioning.
experience, maintaining ornate detail across the • The surrounding architecture takes on a scale and rhythm through large facade openings
rhythm of vertical between openings. that are repeated across Second Avenue and Pine Street. Almost every surrounding building
focuses detail at the pedestrial level and at the crown of the building, drawing the eye
upward, and mimizing articulation throughout the mass of the building to accentuate the large
openings inset into the structure, allowing for more daylight into the structures and views out
to the surroundings.
• Terra cotta and stone details, with inset storefronts at street level envelope the adjacent
structures. In particular along the retail core running East-West along Pine Street.

1521 secon d av en u e
Plymo uth on stewa rt 38 Story Residential Apartments

8 Story Retail | Apartments Built in 2007

Built in 1901 Street Front Retail

Street Front Retail Modernism | Concrete

Early Modernism | Steel 440 Feet Tall

96 Feet Tall
Completed in 2008, 1521 Second Avenue serves as
Plymouth on Stewart, previously Hotel St. Regence, a precedent for height and scale for the proposed
is stylistically considered early modernism. Little to project. The crown, modulation, screen and fins
no ornament, the geometry of this building remains define the four fragments that compose the building,
simple, with clean lines. The building reaches up to each utilizing a mix of white metal panels, mullion
ninty-six feet in height about the height of The Bon patterning and glazing in different ways to emphasize
Marche garage to the East of the project site. The four slender sheets of glass extruding toward the
base of the building houses a restaurant, and abuts, sky. Similar to 1521, the proposed project will use
modulation to slenderize the tower, and vary glazing
site
Stewart street, which is a main artery into Pike Place
Market. transparencies, decks, fins, and mullions to create a
pattern wrapping around the structure.

c a ffe d'a rte doy le

2 Story Mixed-Use Office | Retail 4 Story Retail | Commercial Office
Street Front Retail Built in 1919
Approximately 88 Feet Tall Street Front Retail
Renaissance Revival | Steel-Concrete Structure
The low rise structure inhabiting Caffé D'arte rounds
the corner of Second and Stewart, just catty-corner 49 Feet Tall
to the project site. This project site does have high-
rise development potential of up to four hundred feet Renaissance revival is reflected in the large windows
as well. set in tall arched bays clad with terra cotta. This
maintains the large opening and rhythm of verticals
that are mimiced on the surrounding buildings lining
Second Avenue and Pine Street. The retail base of the
Doyle building will provide a strong connection with
the proposed project site retail along Pine Street,
creating continuity and enhancing access to Pike Place
Market.

05.07.2013 16
2 ND & P I N E N eig h b o r h o o d C o n t ex t
COPYRIGHT 2013 WEBER THOMPSON | 12-023
CONTEXT ANALYSIS
EET
STR
LARGE OPENINGS AND ORNATE STE
WAR
T

TREATMENT AT STREET LEVEL

2ND AVENUE
RESIDENTIAL ABOVE
STREET LEVEL

Josephinu m STRONG HORIZONTAL S ITE H A IG HT BUILDING PINE STREET

DATUMS WITH SETBACK

VERTICAL CIRCULATION
STRUCTURE EXPRESSES THE
ANCHORS HORIZONTAL
OPEN PARKING STRUCTURE
RUN TO THE STREET LEVEL

SOCIAL SERVICES AND PLACE OF

E A S T Side of second Av enue WORSHIP AT STREET LEVEL
STRONG VERTICAL STRUCTURE MIMICS THE
BROADACRES BUILDING, CONTINUING THE RETAIL BASE
RHYTHM ALONG SECOND AVE MINIMAL FACADE TREATMENT
OFFICE/COMMERICAL USE MAXIMIZES GLAZED FACADE
b roadacres Building ABOVE STREET LEVEL ca ffe d'arte OFFICE SPACE ABOVE
STREET LEVEL

MIXED RETAIL /OFFICE BASE

FUTURE GROCERY
Wes t Side of second Av enue MINIMAL FACADE TREATMENT
STRONG VERTICAL STRUCTURE
ORGANIZES THE FACADE AND CREATES A
MAXIMIZES GLAZED FACADE MAIN ENTRY LOBBY
RHYTHM ALONG SECOND AVENUE

05.07.2013 17
2 ND & P I N E c o n t ex t analysis : S E c o nd Av enue E le vat i o ns
COPYRIGHT 2013 WEBER THOMPSON | 12-023
CONTEXT ANALYSIS
EET
T STR
WAR
STE

STRONG HORIZONTAL

2ND AVENUE
DATUMS WITH SETBACK
STRUCTURE EXPRESSES THE
OPEN PARKING STRUCTURE
PINE STREET

M AC Y ' S M AC Y ' S PA R K ING G A R AG E

S ITE

South Side of S te wart S tree t

Josephinu m BERG M A N LUGG AG E

LARGE OPENINGS AND ORNATE SOCIAL SERVICES AND PLACE OF LARGE OPENINGS BETWEEN ORNATE DETAILS BETWEEN
No rth Side of S te wart S tree t TREATMENT AT STREET LEVEL WORSHIP AT STREET LEVEL VERTICALS VERTICALS

05.07.2013 18
2 ND & P I N E c o n t ex t analysis : S t e w ar t S t ree t E le vat i o ns
COPYRIGHT 2013 WEBER THOMPSON | 12-023
CONTEXT ANALYSIS
EET
T STR
WAR
STE
STRONG HORIZONTAL
DATUMS WITH SETBACK

2ND AVENUE
STRUCTURE EXPRESSES THE
OPEN PARKING STRUCTURE

Broadacres Building S ITE Macy ' s Parking G arage PINE STREET

RETAIL ENTRY
RETAIL BASE AT STREET LEVEL

CONTINUOUS RETAIL BASE DATUM

MINIMAL FACADE TREATMENT

MAXIMIZES GLAZED FACADE

MAJOR THOROUGHFARE AND GRID SHIFT, RETAIL ENTRY RETAIL ENTRY RETAIL BASE AT STREET LEVEL
No rth Side of Pine S tree t FOCUSING VANTAGE POINT TO SITE

Oly mpic Tow er OFFICE/COMMERICAL USE

ABOVE STREET LEVEL H A IG HT BUILDING RESIDENTIAL ABOVE
STREET LEVEL DOY LE

CONTINUOUS RETAIL BASE DATUM

South Side of Pine Street

STRONG VERTICAL STRUCTURE ORGANIZES RESIDENTIAL
RETAIL BASE AT MAIN ENTRY LOBBY ENTRY RETAIL ENTRY RETAIL ENTRY RETAIL BASE AT STREET LEVEL
BOTH FACADES AND CREATES A RHYTHM
STREET LEVEL
ALONG THE PINE STREET RETAIL CORRIDOR

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