Start Up by Matthew Fuhr

Page 1

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


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