START P Reinventing the live/work highrise to foster the incubation + growth of Seattle’s startups
STARTUP TRENDS SEATTLE THE NEXT SILICON VALLEY Seattle now ranks 4th in the world as a global startup hub - intuit 2010 study
#4
STARTUP TRENDS NUMBER OF LOCAL STARTUPS There are over 806 startups in the Seattle metro area - startup seattle
806
STARTUP TRENDS LOCAL STARTUP GROWTH In Seattle the number of startups has increased by 110% since the recession in 2008 - startup genome SEATTLE STARTUP GROWTH OVER TIME 500 400 300 200
YEAR
2014
2013
2012
2011
2010
2009
2008
2007
2006
2005
2004
2003
2002
100
2001
TOTAL NUMBER OF STARTUPS
600
STARTUP INFO HIGH RISK OF FAILURE
75% of venture backed startups will fail
75%
- inc.com
STARTUP INFO STRUGGLE WITH RAPID SCALING Business startups that survive grow faster than more established companies - BDS data funded by the Ewing Marion Kauffman Foundation STARTUPS
ESTABLISHED COMPANIES
VS
+20% EMPLOYMENT GROWTH RATE
+4%
EMPLOYMENT GROWTH RATE
STARTUP INFO FOUNDER FINANCIAL INSTABILITY 73% of Entrepreneurs and startup founders receive a salary of $50,000 or less a year - compass
NUMBER OF STARTUP FOUNDERS
8000
6000
4000
2000
0
0-50K
50-75K
75-100K
100-125K
FOUNDERS SALARY IN $USD
125-175K
175K+
STARTUP INFO OFTEN DISCONNECTED AND ISOLATED According to the Start Up America Partnership (SUAP), part of the Obama administartions 2011 Start Up America initiative, “Too many entrepreneurs are disconnected from each other; from their communities; from their towns, cities, and states; from potential customers, funders, and talent; and from the many other resources that could help them.� - (SUAP)
STARTUP INFO NEED FOR COMMUNITY The Start Up America Partnership (SUAP) also found that what entrepreneurs overwhelmingly need and want “is the support, solace and help of other entrepreneurs. They crave role models and colleagues, mentorship and fellowship on their journey.” - (SUAP) Successful startups require the sustenance of community.
STARTUP SUCCESS CAN OFTEN BE DEPENDENT ON... affordable housing for financially insecure founders community interaction for networking and collaboration office space for rapid scaling up and down
AFFORDABLE HOUSING SUBSIDIZED + MICRO APARTMENTS Subsidized and micro units can provide affordable housing for financially unstable entrepreneurs and startup founders SUBSIDIZED
MICRO
OR
$1283/MO CITYWIDE RENT FOR MFTE 1 BEDROOM
MARKET RATE
VS
$666/MO
AVERAGE RENT FOR A MICRO UNIT IN SEATTLE
$1615/MO AVERAGE RENT FOR A 1 BEDROOM IN SEATTLE
AFFORDABLE HOUSING CITY WIDE LACK OF AFFORDABILITY The average apartment rent over the prior 6 months in Seattle has increased by $282 (17.5%) - Rent Jungle SEATTLE AVERAGE APARTMENT RENT OVER TIME $1897/MO
2000 1600
$1212/MO
$1589/MO
1200 800
YEAR
2015
2014
2013
2012
2011
2010
400
2009
AVERAGE RENT PER MONTH
2400
COMMUNITY CREATING A STARTUP ECOSYSTEM A strong community of startups and entrepreneurs can help each other to grow, network and exchange ideas “It’s my belief that vibrant startup ecosystems will create more successful startups, which lead to more startups.” - Scott Case, CEO of Startup America Partnership
COMMUNITY LACK OF A PHYSICAL STARTUP COMMUNITY While Seattle has a large number of online startup communities and events they lack a physical presence within downtown Seattle. Most of the startup events are held at incubators such as startup hall at UW or various coworking offices in southlake union and pioneer square.
SHORT TERM AFFORDABLE OFFICE SPACE COWORKING Coworking offices provides affordable short term office space that is ideal for startups COWORKING $375/mo
SPEC OFFICE $733/mo
VS
1-2 mo AVERAGE COWORKING LEASE PERIOD
3-5 yr
AVERAGE SPEC OFFICE LEASE PERIOD
COWORKING LACK OF COWORKING OFFICE SPACE PROPOSED SITE COWORKING INCUBATORS/ ACCELERATORS
ONLY 16 COWORKING OFFICES NEAR DOWNTOWN SEATTLE
“Even if we had 50 coworking spaces we wouldn’t be anywhere near capacity.” - Jacob Sayles Collaborative Space Alliance
LIVE/WORK COULD ADDRESS THE NEEDS OF STARTUPS A live/work building typology has the potential to provide: subsidized apartments + micro units for affordable housing startup community + ecosystem for community interaction coworking offices and commons for short term office space
SEATTLE’S CURRENT LIVE/WORK HIGH RISE TYPOLOGY Resident only roof top amenity THE TYPICAL URBAN LIVE/WORK TYPOLOGY
Separate elevators for different uses
High end market rate apartments Office only secure green space amenity
Large scale corporate Class a office space
EMPLOYEES GOING IN TO WORK
RESIDENTS GOING OFF TO WORK
PROBLEM STATEMENT The current live/work highrise typology creates isolation and does not address the needs of Seattle’s growing number of free lancers, entrepreneurs, and startups who’s success depends on flexible small scale office space, affordable housing, and interaction with the startup community.
MARKET RATE APARTMENTS
OUTDOOR AMENITIES
LARGE SCALE OFFICE SPACE
THESIS PROPOSITION A new live/work high rise in Belltown Seattle could provide coworking offices, subsidized apartments, and a community of startups that cultivates the success of existing small businesses and conceives new startups.
SUBSIDIZED APARTMENTS
STARTUP COMMUNITY
COWORKING OFFICES
DESIGN CONCEPTS REDEFINING THE LIVE/WORK TYPOLOGY THE REINVENTED LIVE/WORK TOWER TYPOLOGY
THE TYPICAL LIVE/WORK TOWER TYPOLOGY THE TYPICAL URBAN LIVE/WORK TYPOLOGY
VS
CORPORATE OWNED SKYLINE STARTUPS PLACE WITHIN
500+ STARTUPS AND SMALL BUSINESSES
BANK OF AMERICA BEACON CAPITOL US BANK
AMAZON
RUSSELL INVEST.
SAFECO
WESTIN
AMAZON
AT&T WELLS FARGO
SITE ANALYSIS NEIGHBORHOOD NEIGHBORHOOD BOUNDARIES PROPOSED SITE
5 MINUTE WALK RADIUS
UPTOWN SOUTH LAKE UNION
DENNY TRIANGLE BELLTOWN
DOWNTOWN
SITE ANALYSIS KEY ADJACENCIES PROPOSED SITE HUB FOR TRANSPORTATION + SMALL BUSINESS
ST
RE
ET
AMAZON HQ TECH EMPLOYMENT BASE + POTENTIAL NEW STARTUPS
BE
LL
BELL STREET FARMERS MARKET AFFORDABLE VENDING OPPORTUNITIES
FU
TU
RE
PIKE PLACE MARKET ESTABLISHED LARGE VENDING + EXPOSURE
A
M
A
ZO
N
WESTLAKE LARGE RETAIL OPPORTUNITIES + CONNECTIONS
H
Q
W
ES
FINANCIAL INSTITUTIONS VC FUNDING AND SMALL BUSINESS LOAN SOURCES
A TL
KE
M
AL
L
FIN
PI
AN
KE
CI
E
ST
ET
TIO
RK
ITU
MA
IN
AC
AL
PL
NS
SITE ANALYSIS INFORMATION AND ZONING Zoning Designation: DMC 240/290-400 Belltown Urban Center Village Seattle zoning map 109 23.49.058 Upper level development standards Average residential floor plates are limited in size - limited to 10,000 SF (average)if tower is below 290’ and limited to10,700 SF (average) if tower is above 290’. Maximum area of any residential floor is 11,500 SF. Façade modulation is required and façade lengths are limited: 0-85’ no limit 86-160’ facade limited to 155’ 161-240’ facade limited to 125’ 241-400’ facade limited to 100’
LENORA STREET
Tower Width - Upper level width limit does not apply and residential tower is limited already by area limitation. 5TH AVE
4TH AVE
3RD AVE
2ND AVE
Tower separation - Tower separation does not currently limit the development of this site, and the neighbors to the North may develop towers in the future providing adequate separation. 23.49.008 Structure height
VIRGINIA STREET
240’ height limit for non-residential uses 290’ height limit for residential use,without bonuses 400’ height limit for residential use,with bonuses 440’ height limit bonus for residential - 10% height allowance for common recreation area and mechanical facades above 400’ may not enclose an area greater than 9,000 SF. Unoccupied space for architectural interest is not counted as area. 23.49.011 Floor area ratio Base of 5, maximum of 7 FAR basis is presumed to be computed on all lots on the block to west of alley FAR basis = 360’ x 107’ = 38,054 SF x 7 Max FAR = 266,400 SF Max FAR
Site 19,288 sq ft Block 38,054 sq ft FAR of 7 38,054 x 7 = 266,400 sq ft
PROGRAM COWORKING OFFICE
AFFORDABLE HOUSING
COMMUNITY
PUBLIC MARKET
RESERVED PRIVATE OFFICES
5 BEDROOM DORM APARTMENTS
KITCHEN
10’ X 10’ POP UP SHOPS
RESERVED TEAM OFFICES
2 BEDROOM CONDOS
LOUNGE + COFFEE BAR
SHORT TERM LEASE RETAIL SPACE
RESERVED OPEN OFFICE DESKS
1 BEDROOM APARTMENTS
WORK DISPLAY GALLERY
FOOD CART SPACES
HOT DESKS
STUDIO MICRO APARTMENTS
IMPROMPTU PRESENTATION SPACE
CONFERENCE ROOMS PHOTO LAB MULTI MEDIA CENTER
PING PONG TABLE OUTDOOR BALCONY SPACE FOR A DESK SOUTHWESTERN EXPOSURE
ROOFTOP PATIO W/ BBQS GREEN ROOF
RETAIL/CAFES SMALL CAFE/RESTAURANT SPACE OUTDOOR SEATING
COMMUNITY GARDEN
EDUCATION/OUTREACH
GYM + FITNESS CENTER
LECTURE HALL + FLEX SPACE
DAY CARE
STREET FRONTAGE + ENTRANCE
PRINT ROOM
PET DAYCARE/DOG WALKERS
AV EQUIPMENT AND SEATING
WAREHOUSE + FULFILLMENT
BIKE STORAGE
DIGITAL FABRICATION LAB
GROUND FLOOR MARKET/COMMONS
INCUBATOR
CONTINUING EDUCATION CENTER
MENTORSHIP AND LECTURE SPACES
SERVER ROOM SHIPPING/RECIEVING MAILBOXES
ADDITIONAL STORAGE STORAGE UNITS
TEAM WORKSPACES SHARED LIVING SPACES
CIRCULATION ELEVATORS WITH CONTROLLED STOPS EXTERIOR STAIRS INTERIOR CONNECTING STAIRS
RESIDENTIAL URBAN FABRIC ANALYSIS RESIDENTIAL PROPOSED SITE 5 MINUTE WALK RADIUS
COMMUNITY + PARKS URBAN FABRIC ANALYSIS PARKS + COMMUNITY PROPOSED SITE
5 MINUTE WALK RADIUS
OFFICE URBAN FABRIC ANALYSIS OFFICE BUILDINGS PROPOSED SITE 5 MINUTE WALK RADIUS
PUBLIC MARKETS + RETAIL URBAN FABRIC ANALYSIS RETAIL/RESTAURANTS/CAFES PUBLIC MARKETS PROPOSED SITE
5 MINUTE WALK RADIUS
PUBLIC TRANSPORTATION URBAN FABRIC ANALYSIS PUBLIC TRANSPORTATION FUTURE BIKE TRACKS PROPOSED SITE
5 MINUTE WALK RADIUS
ALL PROGRAMS URBAN FABRIC ANALYSIS PUBLIC TRANSPORTATION FUTURE BIKE TRACKS PROPOSED SITE
5 MINUTE WALK RADIUS
DESIGN CONCEPTS EXTENSION OF THE URBAN FABRIC THE REINVENTED LIVE/WORK TOWER TYPOLOGY
THE TYPICAL LIVE/WORK TOWER TYPOLOGY THE TYPICAL URBAN LIVE/WORK TYPOLOGY
CORPORATE SCALED
HUMAN SCALED
VS
DESIGN CONCEPT VERTICAL NEIGHBORHOOD
HUMAN SCALED ENVIRONMENT
VERTICAL NEIGHBORHOOD INTERDISCIPLINARY BUSSINESS PROFESSIONS/SERVICES
CREATIVE/TECHNOLOGY
INDUSTRIAL/RETAIL/FOOD
VERTICAL NEIGHBORHOOD INTERGENERATIONAL MARRIED AGE 30-60 WITH CHILDREN
SINGLE AGE 20-30
DATING OR MARRIED AGE 25-35 WITH PETS
VERTICAL NEIGHBORHOOD FLEXIBILITY AGE 20-30 / SINGLE
INCOME
AGE 25-35 / COUPLE
INCOME
AGE 30-60 / FAMILY
INCOME
$$$$$
$$$$$
$$$$$
BUSINESS SIZE
BUSINESS SIZE
BUSINESS SIZE
SPATIAL NEEDS
SPATIAL NEEDS
SPATIAL NEEDS
VERTICAL NEIGHBORHOOD UNITS AND SCALABLE OFFICES UNIT TYPES
UNIT TYPES
UNIT TYPES
325 SQ FT MICRO UNITS
500 SQ FT ONE BEDROOMS
900 SQ FT TWO BEDROOMS
4 BEDROOM CLUSTERS
OFFICE SPACE
= (1) 8’X8’ COWORKING SPACE
OFFICE SPACE
= (1) 8’X8’ COWORKING SPACE
OFFICE SPACE
= (1) 8’X8’ COWORKING SPACE
VERTICAL NEIGHBORHOOD MEMBERSHIP PACKAGES SHARED COMMONS
$350 /MO Unlimited access to shared work commons and all amenities
DEDICATED WORKSPACE
$450 /MO
LIVE WHERE YOU WORK
BUSINESS INCUBATOR
starting at:
starting at:
$800 /MO
$800 /MO + 20% equity
Unlimited access to shared work commons and all amenities
Unlimited access to shared work commons and all amenities
Unlimited access to shared work commons and all amenities
8’ x 8’ dedicated workspace
8’ x 8’ dedicated workspace
8’ x 8’ dedicated workspace
Choice of:
Choice of:
150 375 450 850
150 375 475 850
sf sf sf sf
cluster bedroom micro unit one bedroom unit two bedroom unit
sf sf sf sf
cluster bedroom micro unit one bedroom unit two bedroom unit
Access to seed funding, classes and one on one mentorship
VERTICAL NEIGHBORHOOD MEMBERSHIP PACKAGES
25%
33%
users 17% 25%
VERTICAL NEIGHBORHOOD BREAKING DOWN THE SCALE TOWER SCALE / 40 LEVELS
BLOCK SCALE / 6 LEVELS
POD SCALE / 3 LEVELS
FLOOR SCALE / 1 LEVEL
BLOCK FLOOR
POD
TOWER
DESIGN CONCEPTS DIVIDING INTO “BLOCKS” + “PODS”
POD
OFFICE RES COMM
DESIGN CONCEPTS INTERACTION WITHIN “PODS”
RESIDENTIAL
WC
CAFE
OFFICES
RESIDENTIAL
WC
KITCHEN
OFFICES
RESIDENTIAL
WC
FLEX SPACE / LOUNGE
DESIGN CONCEPTS INTERACTION WITHIN FLOORS OUTDOOR SPACES RESIDENTIAL
COMMONS
OFFICES
OUTDOOR SPACES
VERTICAL NEIGHBORHOODTRANSPORTATION SCALES
PUBLIC TRANSIT
ELEVATOR
PUBLIC SIDEWALKS
STAIRS AND HALLWAYS
VERTICAL NEIGHBORHOOD TRANSPORTATION SCALES
PUBLIC SIDEWALK
CREATES OPPORTUNITIES FOR INTERACTION ALONG STREET
TRANSIT
VERTICAL NEIGHBORHOOD TRANSPORTATION SCALES
INTERCONNECTING PUBLIC STAIR
CREATES OPPORTUNITIES FOR INTERACTION ALONG STAIRS
“BLOCK” ELEVATOR (STOPS ONLY EVERY 3 FLOORS)
FORM CONCEPT EXPRESS MIXED USES
+ RESIDENTIAL
+ OFFICE
= COMMUNITY/PARKS
STARTUP HIGHRISE
FORM EVOLUTION SITE
19,300 SQ FT SITE
FORM EVOLUTION ZONING MASS ’
450
FORM EVOLUTION PROGRAM
COMMUNITY RESIDENTIAL
PARK
MARKET
OFFICE
EDUCATION
FORM EVOLUTION PODIUM ARTICULATION
FORM EVOLUTION SHIFT
RESIDENTIAL
OFFICE
FORM EVOLUTION VIEWS
FORM EVOLUTION STEP
RESIDENTIAL
OFFICE
FORM EVOLUTION DIVIDE
”
K LOC
“B
D”
“PO
FORM EVOLUTION SPLIT
OFFICE
FORM EVOLUTION SLOPE
OFFICE
FORM EVOLUTION INDENT
RESIDENTIAL
FORM EVOLUTION OUTDOOR SPACES
FORM EVOLUTION SOLAR ORIENTATION
7 AM
7 PM
FORM EVOLUTION GROUND LEVEL PEDESTRIAN STREET
CAFES/RETAIL
EDUCATION
VEHICLE ACCESS
POP UP SHOPS PED. STREET
FORM EVOLUTION FACADE ARTICULATION
FORM SECTION PERSPECTIVE LOOKING EAST rooftop community center
micro apartments
6 level “block”
gym + daycare
outdoor workspaces
lecture + event space
interior public market shops
tenant storage + warehousing
mechanical room/storage
FORM SECTION PERSPECTIVES LOOKING EAST
heat recovery ventilator
stack ventilation
automated operable skylight heat pumps
ground source heat wells
FORM SECTION PERSPECTIVE LOOKING NORTH community greenroof + garden
community patio
outdoor greenspace + bbq
outdoor workspace
coworking officespace daycare
popup retail shop
mechanical room/storage
garage entry ramp
FORM SECTION PERSPECTIVES LOOKING EAST
radient heating + cooling heat recovery ventilator
automated windows
heat pumps
400’ ground source heat wells
DECOUPLED SYSTEMS 21ST CENTURY BUILDING
HEATING/COOLING SYSTEM RADIENT FLOOR HEATING
RADIENT FLOOR COOLING
+ VENTILATION SYSTEM OPERABLE WINDOWS
HEAT RECOVERY VENTILATOR W/ DUCTS
FORM EXTERIOR PERSPECTIVE + COMMUNITY ENVELOPE horizontal shading devices operable windows
butt glazed mullions
double pane vision glass
single pane vision glass
metal grate for stack ventilation VIEW LOOKING NORTH ON 3RD AVE
FORM EXTERIOR PERSPECTIVE + COMMUNITY ENVELOPE horizontal shading devices operable windows
butt glazed mullions
double pane vision glass
single pane vision glass
metal grate for stack ventilation VIEW LOOKING NORTH ON 3RD AVE
FORM EXTERIOR PERSPECTIVE + OFFICE ENVELOPE
automated interior blinds vertical shading devices
spandrel glass
insulated metal panel
automated operable windows
VIEW LOOKING WEST ON LENORA ST
FORM EXTERIOR PERSPECTIVE + OFFICE ENVELOPE
automated interior blinds vertical shading devices
spandrel glass
insulated metal panel
automated operable windows
VIEW LOOKING WEST ON LENORA ST
FORM EXTERIOR PERSPECTIVE + RESIDENTIAL ENVELOPE manual blinds insulated metal panel
vertical shading devices
vision glass
spandrel glass
sliding glass door VIEW LOOKING SOUTH ON 3RD AVE
thermally isolated balcony
FORM EXTERIOR PERSPECTIVE + RESIDENTIAL ENVELOPE manual blinds insulated metal panel
vertical shading devices
vision glass
spandrel glass
sliding glass door VIEW LOOKING SOUTH ON 3RD AVE
thermally isolated balcony
FORM EXTERIOR PERSPECTIVE + PODIUM ENVELOPE terrecotta rain screen
spandrel glass
operable window
popup shop
AERIAL VIEW LOOKING NORTHEAST
FORM EXTERIOR PERSPECTIVE + PODIUM ENVELOPE terrecotta rain screen
spandrel glass
operable window
popup shop
AERIAL VIEW LOOKING NORTHEAST
FORM EXTERIOR PERSPECTIVES
VIEW LOOKING EAST ON LENORA ST
FORM EXTERIOR PERSPECTIVES
VIEW LOOKING NORTH FROM COLUMBIA TOWER
BLOCK COMPONENTS
POD B
BLOCK
POD A
BLOCK FLOORPLANS POD A LEVEL 01
LEVEL 02
LEVEL 03
BLOCK FLOORPLANS POD B LEVEL 01
LEVEL 02
LEVEL 03
BLOCK SECTION LOOKING NORTHEAST
POD B
POD A
BLOCK SECTION LOOKING NORTHEAST
POD B
POD A
STACK VENTILATION
STARTUP LIFE 7 AM MICRO UNIT
7 AM
STARTUP LIFE 7 AM MICRO UNIT
“I’m going to go get some coffee in the commons. Are you almost done?”
“Yes I’ll be there in a few minutes I just need to finish this call with my east coast client”
7 AM
STARTUP LIFE 8 AM COMMONS KITCHEN
8 AM
STARTUP LIFE 8 AM COMMONS KITCHEN “Hey Jeff, looks like you had a late night. Do you want me to make you some coffee?”
“Yes please. I was up all night preparing my presentation for today, you should drop by for it”
8 AM
STARTUP LIFE 9 AM GROUND LEVEL MARKETPLACE
9 AM
STARTUP LIFE 9 AM GROUND LEVEL MARKETPLACE
“Hey Cory, I was about to grab something quick for breakfast. Did you just get off the bus?”
“Yeah, I just got off the Rapid Ride from Ballard. Where were you going to get breakfast at?”
9 AM
STARTUP LIFE 10 AM COMMONS FLEX SPACE
10 AM
STARTUP LIFE 10 AM COMMONS FLEX SPACE
“Thanks for all of your helpful feedback everyone, I really apprciate it!”
10 AM
STARTUP LIFE 11 AM SKY PARK
11 PM
STARTUP LIFE 11 AM SKY PARK
“Want to play some ping pong? hmm.. how bout loser buys lunch? Best of 3.”
“Sounds good man. Challenge accepted.”
11 PM
STARTUP LIFE 12 PM OUTDOOR WORKSPACE
12 PM
STARTUP LIFE 12 PM OUTDOOR WORKSPACE
“I came up with a new idea for an innovative app last night. Let me know what you think.” “It seems like a really strong concept. If you want I could help you code part of it.”
12 PM
STARTUP LIFE 2 PM DEDICATED WORKSPACES
2 PM
STARTUP LIFE 2 PM DEDICATED WORKSPACES
“Hey Kevin, we’re rebranding our company and I was wondering if you knew any graphic designers?”
“Yes I do! I just finished working on a project with James from down stairs. He does really great work”
2 PM
STARTUP LIFE 4 PM COMMONS FLEX SPACE
4 PM
STARTUP LIFE 4 PM COMMONS FLEX SPACE
“Yes of course, just let me send out this email really quick.”
“Mom can you help me with this math problem?”
4 PM
STARTUP LIFE 5 PM CONFERENCE ROOM
5 PM
STARTUP LIFE 5 PM CONFERENCE ROOM “Yeah that sounds good. I’ll meet you there at 6.” “That went really well! We should go to happy hour and celebrate”
5 PM
STARTUP LIFE 6 PM COMMONS CAFE
6 PM
STARTUP LIFE 6 PM COMMONS CAFE “Hey, I’m Lisa, Sarah’s business partner.” “This is my bf Eric from 2 pods down.”
6 PM
STARTUP LIFE 7 PM APARTMENT BALCONY
7 PM
STARTUP LIFE 9 PM