Roy Street - DRB Booklet

ROY STREET

820 ROY STREET SEATTLE, WASHINGTON

WEST DESIGN REVIEW BOARD RECOMMENDATION PROPOSAL PROJECT#: 3019689

|

MEETING ON JANUARY 13, 2016

PROJECT DEVELOPMENT OBJECTIVES INTRODUCTION: The proposed project at 820 Roy Street is a design opportunity to simultaneously encompass the South Lake Union region’s roots while also creating a progressive design. Proposed is a unique office building with the goal of attracting an innovative tenant base - one that embodies the rich diverse history of the region.

PLACE: The site is a pivotal location within the urban context – at a nexus of research, commercial, residential, recreational, and natural uses. On a highly visible southeast corner of the head block of the Eastlake urban grid the location is equally at the edge of Queen Anne and South Lake Union and among the globally recognized institutions of Gates, Allen, UW, and Hutch as well as incubating biotech enterprise and established internet giants.

CULTURE: Seattle is a unique place of innovation and progressive transformation – a community that bridges between many diverse subcultures - grunge to high tech, finance to folk art, scientific research to natural exploration – with these divergent interests often being embodied within individuals or workplace communities.

VISION: To create a compelling workplace and retail environment by capitalizing on this exceptional setting and the unique progressive spirit of Seattle. We envision a place that expresses innovation in tune with nature – a place that is a platform for progressive workplace and retail culture – clear and honest in its design and expression with an integrity of material and detail that will differentiate and attract the next generation of workplace enterprise.

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TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

CONTENTS

4

PROPOSAL

5

SUMMARY CONTEXT ANALYSIS

8

EXISTING SITE CONDITIONS

9

ZONING DATA

12

COMPOSITE SITE PLAN

13

ITEMIZED RESPONSE TO EDG

18

FLOOR PLANS

22

COMPOSITE LANDSCAPE PLAN

26

ELEVATIONS

31

MATERIAL PALETTE

32

RENDERINGS

36

EXTERIOR LIGHTING PLAN

38

SIGNAGE PLAN

40

BUILDING SECTIONS

42

WINDOW SECTIONS

48

DEPARTURES

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 3

Aloha Street

PROPOSAL The proposed development is a sevenstory building comprised of 16,049 SF of retail use on the ground floor, with 162,963 SF of office space on the six floors above, and two levels of below grade parking with 179 stalls.

Valley Street

SITE

Westlake Avenue North

9th Avenue North

Dexter Avenue North

Roy Street

Mercer Street

4

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

Westlake

Queen Anne

DISTRICT AERIAL

Westlake

Un io n

La ke

So

ut h

Qu

ee n

An ne

South Lake Union

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 5

VICINITY ZONING OVERLAY

SM 85/65-125

SF 5000

LR3

LR3 RC SM-85

LR2

LR3

NC2-40

LR3 RC C1-65

C2-40

SM-125

NC3-40 SM 85/65-160 SM160/85-240 SM-85

LEGEND Commercial

NC3-85

Seattle mixed-use Neighborhood commercial Lowrise residential Single family residential

SM/R 55/85

SM 160/

SM-85

6

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

SM 85/240

85/240

NINE BLOCK PHOTOS

1

2

5

3

4

6

7

7 6

3

4 2 5

8

9

1 8

9

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 7

NINE BLOCK ZONING AND STRUCTURES DESIGN CUES NARRATIVE: Seattle City Light - Seattle Landmark Designation

City Owned Site - Potential Future Development Site

Future Development Site

ey

N

De

The neighboring Seattle City Light building has been landmarked, which means the views to the West are likely to remain unobstructed.

9 th

ce

r

ve

N

eN

SI T

St

E

d St

M

er

rA

Bro a

Project response: Glazing at South turns the corner at the SW building end as an alley side response to the building architecture.

Av

x te

Alo ha

St

Va ll

Av e

St

Ro y

8 th

Project response: Maximize views to the Northeast and Southwest by maximizing floor to floor heights and glazing.

Nearby bus routes, the streetcar and a heavy bicyclist presence make it easy to access the site. Pedestrian traffic occurs along 9th Ave North and Roy Street, making the East and South ends of the building most suitable to building entrances.

8-Story Residential Project Under Construction

St

Views from the project include Lake Union to the Northeast and the Space Needle to the Southwest. The site to the South is City Owned and could potentially turn into a future development site.

UW Medicine Lake Union

The site slope from the SW corner at the high point to the NE corner at the low point.

Project response: The slope of the site is a consideration for placement of entrances and design of the first floor. and its entries.

Va l

le

y

St

Project response: Provide ample protected bicycle parking and shower rooms to support cycling community.

Design to support an active streetfront along 9th Ave N and Roy Street.

We s tlak Lake Union

N Paul Allen Institute for Brain Science

Tap Plastics

KPG

Courtyard Marriott

Future Development Site

Cask and Trotter

Maaco Collison and Repair

Parking Lot

Tin Cup Coffee & Espresso 8

e Av e N

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

Art Marble 21

ZONING DATA

SM-85

floor area for mechanical equipment (but not roof mechanical), 5. Gross floor area for solar collectors and wind powered generators

Urban Village Overlay

SMC 23.48.010 Structure Height

South Lake Union Urban Center

85’ maximum height per SM-85 zone

Zoning Designation:

Airport Height Overlay Outer Transitional Surface

SEATTLE MUNICIPAL CODE (SMC): TITLE 23 - LAND USE CODE Subtitle III Land Use Regulations Division 2 Authorized Uses and Development Standards

requirements. The provisions apply to the area of a street facing facade between 2 feet and 8 feet above a sidewalk

None appears to be required as the height planting strips and curbs are currently in limit for non-residential use does not place and are proposed to remain. exceed 85’ SMC 23.53.015 Improvement 1.b. 30 percent of the street facing facade SMC 23.48.024.D: Street trees Requirements for Existing Streets in must be transparent. requirements Residential and Commercial Zones

1.d. Only clear or lightly tinted glass in windows, doors, and display windows are A departure is being pursued for an considered transparent. Transparent areas additional 20’ per the Living Building Pilot shall allow views into the structure or into E. A proposal to build a structure greater display windows from the outside. than 85 feet in height in the SM 85/652. Minimum facade height. A minimum 160 and SM 160/85-240 zones and façade height is required for the streetlocated north of Mercer Street and West facing facades of new structures, unless of Fairview Avenue within the South all portions of the structure are lower than Lake Union Urban Center, requires the the required minimum facade height listed applicant to show that the proposed below. structure height will not physically obstruct use of the flight path shown on c. On all other streets (not Class 1 or Map A for 23.48.010 or endanger aircraft Class 2 pedestrian), the minimum height operations for street-facing facades is 15 feet.

23.48.010 Map A shows the 105’ desired E. Development standards for required height and any roof structures is below street-level uses.

(Sections have been excerpted as the flight path of the South Lake Union None required as this is neither a Class applicable to proposed project) Flight Corridor.

1 Pedestrian Street nor a Neighborhood SMC 23.48.001 Extra Floor Area in Green Street per Map B for 23.48.014.

SMC 23.48.004 Permitted and Prohibited Seattle Mixed Zones The proposed structure complies with the Uses 2a. For max height under 85’ for primary building entrances elevations set nonresidential use, use Section at sidewalk grade. The building façade Office, retail and parking uses are 23.58A.024 to achieve all extra nonheight meets the minimum requirement of permitted outright. residential floor area on the lot.

15’.

SMC 23.48.009 Floor Area Ratio SMC 23.48.013 Facade modulation.

23.48.022B - Open space requirement for Table A sets Base FAR at 4.5 and Max SM-85 not listed in this section. office uses FAR at 6.

SMC 23.48.014 Street-level development Quantity of open space. Open space in the C.3 All non-exempt floor area above the standards amount of 20 square feet for each 1,000 base floor area is extra floor area which square feet of gross office floor area is A.1. Primary pedestrian entrance. Each may be obtained, up to the maximum required for the following projects: 1. The new structure facing a street is required floor area, only through the provision of project is on a lot located in an SM zone to provide a primary building entrance for public amenities meeting standards of within the South Lake Union Urban Center pedestrians from the street or a street23.48.001 and Chapter 23.58A. that has a height limit for nonresidential oriented courtyard that is no more than 3 uses that exceeds 85 feet; and 2. The D.1 Floor area exempt from maximum feet above or below the sidewalk grade. project includes 85,000 or more square FAR limits includes gross floor area D. Transparency and blank facade feet of gross office floor area. underground, 4. 3.5 percent of chargeable Chapter 23.48 - SEATTLE MIXED

1. Street trees shall be provided in all planting strips. Existing street trees may count toward meeting the street tree requirement.

D.1 All streets abutting the lot have existing curbs and the right-of-way meets the minimum width requirement therefore no improvements are required.

The project will plant street trees according to the Seattle Department of Transportation standard.

SMC 23.54.015 Parking for Bicycles

SMC 23.48.032 – Required parking and loading

Below grade bicycle parking is provided, meeting the 1 space per 40,000 square feet of Office and 1 space per 4,000 square feet of Retail.

SMC 23.48.032.A: Off-street parking SMC 23.54.040 Solid Waste and spaces and bicycle parking are required Recyclable Materials Storage and Access according to Section 23.54.015, Required Table A for nonresidential development parking. between 101,000 – 200,000 square feet 1. Maximum parking limit for nonrequires 275 square feet of shared storage residential uses is limited to one parking space space per every 1,000 square feet of gross floor area in non-residential use.

SMC 23.53.005A – Access to lots Street or private easement abutment required 3. For non-residential uses... an amount of lot line sufficient to provide the required driveway width shall abut a street, or an alley improved to the standards of Section 23.53.030; or a private permanent vehicle access easement to a street meeting the standards of Section 23.53.025.

A 2’ dedication shall be provided at the alley, meeting the requirements of SMC 23.53.005 and standards of Section 23.53.030.

SMC 23.53.006 Pedestrian Access and Circulation Sections A and C are applicable to the proposed project. However sidewalks,

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 9

SITE CONTEXT

South Elevation - Roy Street Seattle City Light Building

Project Site

Tin Cup Espresso & Coffee

North Elevation - Broad Street and Roy Street Paul Allen Institute for Brain Science

10 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

UW Medicine Brotman Building

UW Medicine Lake Union

SITE CONTEXT

East Elevation - 9th Ave N Project Site

Maaco Collision Repair & Auto Painting

West Elevation - 9th Ave N Art Marble 21 Event Venue and Restaurant

TAP Plastics

Tin Cup Espresso & Coffee Shop

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 11

COMPOSITE SITE PLAN

SCL Landmark Building

SCL Building Parking Lot

Alley +40.70’

+32.67’

PL 251.28’

2’

4 2

1

B

3

7

PL 115.88’

6

Roy Street

5

Maaco

14697 SF

5’

LEGEND

3 1352 SF

Entry Potential Future Entry Vehicle Entry 3’

1

Office Lobby

2

Office Lounge

3

Retail Space (16049 SF)

4

ADA Parking

5

Loading

6

Trash / Recycling

7

Parking Entry

0

8

16

3’

6” 8’

+38.60’

+32.04’ 5’

9th Avenue N A 32

64

N

12 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

EDG RESPONSE 1

At Early Design Guidance, the Board supported an offset core concept with a transparent first floor level that engages a pedestrian-oriented layered streetscape.

11

2 10, 12 10, 12

LEGEND

3, 8

1 Offset the building core 2 Step the north bay and create a gasket for the north wall 3 Create transparency along two street frontages 3, 4, 5

4 Create a long and deep retail floor along 9th avenue 5 Open retail to streetfront with 20 foot glazing

9

6 Create wide, comfortable sidewalks along 9th avenue 7 Use pedestrian cues to indicate lobby entrance

Roy Street

9th Avenue N

8 Activate alley frontage with transparent southwest corner 9 Provide a deep canopy for pedestrians

3, 4, 5 7, 9

3, 5

6

10 High performance windows reduce building energy loads 11 Roof provides desirable amenity space and views 12 Provide deep set windows: 7 5/8� at E/W, 12� at S

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 13

9TH AVENUE NORTH VIGNETTE

1

6

7

LEGEND 1

Triple-glazed High Performance Windows (CS1.B.2, CS1.B.3)

2

Transparency at Street (CS2.B.2, PL2.B.3, PL2.B.1, DC1.A.1, DC1.A.4)

3

Pedestrian Frontage (PL1.B.2, PL1.III.i, PL2.C.3, PL3.C)

4

Weather Protection (PL2.C.1, PL2.C.2, DC2.A.2, DC2.C.1, DC2.D.1, DC2.D.2)

5

Optional Future Entry (DC1.A.3)

6

Facade Design (DC2.B.1, DC2.C.1)

7

Metal Panel (DC4.A.1)

8’ - 0”

12’ - 3”

5

14 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

6’ - 10”

3

4

2

DESIGN REVIEW PRIORITY GUIDELINES CS1.B.2 Daylight And Shading

PL2.B.1 Eyes on the Street

Maximize daylight for interior and exterior Create a safe environment by providing spaces and minimize shading on adjacent lines of sight and encouraging natural sites through the placement and/or design surveillance. of structures on site.

See response to CS2.B.2.

The project will maximize glazing on PL2.B.3 Street-Level Transparency certain facades to maximize natural Ensure transparency of street-level uses daylight on the interior. (for uses such as nonresidential uses or CS1.B.3 Managing Solar Gain residential lobbies), where appropriate, Manage direct sunlight falling on south by keeping views open into spaces behind and west facing facades through shading walls or plantings, at corners, or along devices and existing or newly planted narrow passageways. trees.

See response to CS2.B.2..

The project uses triple-glazed high PL2.C.1 Locations and Coverage performance glass to minimize heat gain Overhead weather protection is through window openings, as supported through project energy model and daylight encouraged and should be located at or near uses that generate pedestrian activity studies. such as entries, retail uses, and transit CS2.B.2 Connections to the Street stops.

Identify opportunities for the project to The project uses overhead canopies make a strong connection to the street adjacent to retail program on Roy Street and public realm. and 9th Avenue N. The project uses transparent facades at PL2.C.2 Design Integration ground level to engage pedestrians and Integrate weather protection, gutters create connections between the retail and downspouts into the design of the amenities and the street. structure as a whole, and ensure that it PL1.B.2 Adding to Public Life also relates well to neighboring buildings Seek opportunities to foster human in design, coverage, or other features. interaction through an increase in the size The project uses weather protection along and quality of project-related open space Roy Street and 9th Avenue N. to break available for public life. down building mass and create pedestrian The sidewalk along 9th Avenue N. is wide scale. enough to accommodate “cafe-style” PL2.C.3 People-Friendly Spaces seating and tables along the building Create an artful and people-friendly space frontage. beneath building.

PL1.III.i Public Realm Amenity See response to PL1.B.2 and PL2.C.1.

New developments are encouraged to work with the Design Review Board and interested citizens to provide features that enhance the public realm.

PL3.C.1 Porous Edges

DC1.A.4 Views and Connections

DC2.D.2 Texture

Engage passersby with opportunities to interact visually with the building interior using glazing and transparency. Create multiple entries where possible and make a physical and visual connection between people on the sidewalk and retail activities in the building.

Locate interior uses and activities to take advantage of views and physical connections to exterior spaces and uses.

Design the character of the building, as expressed in the form, scale, and materials, to strive for a fine-grained scale, or “texture,” particularly at the street level and other areas where pedestrians predominate.

See response to CS2.B.2.

PL3.C.1 Visibility

See response to CS2.B.2.

DC2.B.1 Facade Composition Design all building facades—including alleys and visible roofs— considering the composition and architectural expression of the building as a whole.

Ensure that all facades are attractive and well-proportioned.

Maximize visibility into the building interior and merchandise displays.

Consider fully operational glazed wallThe facade follows the “grid” concept with sized doors that can be completely opened cues to the industrial history of the area. to the street, increased height in lobbies, DC2.C.1 Visual Depth and Interest and/or special lighting for displays.

Add depth to facades where appropriate by incorporating balconies, canopies, PL3.C.1 Ancillary Activities awnings, decks, or other secondary Allow space for activities such as sidewalk elements into the façade design. Add vending, seating, and restaurant dining to detailing at the street level in order to occur. Consider setting structures back create interest for the pedestrian and from the street or incorporating space in encourage active street life and window the project design into which retail uses shopping (in retail areas). can extend.

The architecture is recessed along 9th See response to PL1.B.2 Avenue N. to create depth and articulation at the pedestrian level. The windows at DC1.A.1 Visibility the office level are recessed 7 5/8” from Locate uses and services frequently used face of glass to face of trim to create by the public in visible or prominent areas, depth and dynamic shadow play on the such as at entries or along the street face of the building. front..

DC2.D.1 Human Scale See response to CS2.B.2 Incorporate architectural features, DC1.A.3 Flexibility elements, and details that are of human scale into the building facades, entries, Build in flexibility so the building can retaining walls, courtyards, and exterior adapt over time to evolving needs, such as spaces in a manner that is consistent with the ability to change residential space to the overall architectural concept. commercial space as needed.

See response to PL2.C.2 The building frontage along 9th Avenue has been designed to incorporate future retail entries at each bay, as needed.

See response to CS2.B.2.

The street level canopy uses rich, aged reclaimed fir timber taken from the existing site.

DC4.A.1 Exterior Finish Materials Building exteriors should be constructed of durable and maintainable materials that are attractive even when viewed up close. Materials that have texture, pattern, or lend themselves to a high quality of detailing are encouraged.

The building at the ground plane uses storefront glass to create connectivity between the retail program and the streetfront. Columns, when exposed, are left as unfinished concrete to create contrast with the storefront glass and communicate their structural purpose.

The street level canopy uses exposed reclaimed fir soffit. The office levels are clad in a blackened metal panel system organized into a systematic grid around the punched openings.

See response to PL1.B.2.

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 15

ROY STREET VIGNETTE

1

6

5’ - 0” 7

LEGEND 1

Triple-glazed High Performance Windows (CS1.B.2, CS1.B.3)

2

Transparency at Street (CS2.B.2, PL2.B.3, PL2.B.1, DC1.A.1, DC1.A.4)

3

Pedestrian Frontage (PL1.B.2, PL1.III.i, PL2.C.3, PL3.C.1, PL3.C.2)

4

Weather Protection (PL2.C.1, PL2.C.2, DC2.A.2, DC2.C.1, DC2.D.1)

5

Corner Gateway (CS2.C.1)

6

Facade Design (DC2.B.1, DC2.C.1)

7

Metal Panel (DC2.D.2, DC4.A.1)

8

Office Lobby Entry (PL3.A.1, PL3.A.4)

9

Corner Retail Space (DC1.A.2)

5

18’ - 10”

6’ - 0”

11’ - 0”

8

16 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

3

4

2

9

DESIGN REVIEW PRIORITY GUIDELINES CS1.B.2 Daylight And Shading

PL2.C.1 Locations and Coverage

PL3.C.1 Porous Edges

DC2.B.1 Facade Composition

DC2.D.2 Texture

Maximize daylight for interior and exterior spaces and minimize shading on adjacent sites through the placement and/or design of structures on site.

Overhead weather protection is encouraged and should be located at or near uses that generate pedestrian activity such as entries, retail uses, and transit stops.

Engage passersby with opportunities to interact visually with the building interior using glazing and transparency. Create multiple entries where possible and make a physical and visual connection between people on the sidewalk and retail activities in the building.

Design all building facades—including alleys and visible roofs— considering the composition and architectural expression of the building as a whole.

Ensure that all facades are attractive and well-proportioned.

Design the character of the building, as expressed in the form, scale, and materials, to strive for a fine-grained scale, or “texture,” particularly at the street level and other areas where pedestrians predominate.

The project will maximize glazing on certain facades to maximize natural daylight on the interior.

CS1.B.3 Managing Solar Gain Manage direct sunlight falling on south and west facing facades through shading devices and existing or newly planted trees.

The project uses overhead canopies adjacent to retail program on Roy Street and 9th Avenue N. PL2.C.2 Design Integration Integrate weather protection, gutters and downspouts into the design of the structure as a whole, and ensure that it also relates well to neighboring buildings in design, coverage, or other features.

The project uses triple-glazed high performance glass to minimize heat gain through window openings, as supported The project uses weather protection along through project energy model and daylight Roy Street and 9th Avenue N. to break studies. down building mass and create pedestrian scale.

CS2.B.2 Connections to the Street PL2.C.3 People-Friendly Spaces Identify opportunities for the project to make a strong connection to the street Create an artful and people-friendly space and public realm. beneath building.

The project uses transparent facades at ground level to engage pedestrians and create connections between the retail amenities and the street.

PL2.B.1 Eyes on the Street Create a safe environment by providing lines of sight and encouraging natural surveillance.

See response to PL1.B.2 and PL2.C.1.

PL3.A.1 Design Objectives Design primary entries to be obvious, identifiable, and distinctive with clear lines of sight and lobbies visually connected to the street.

See response to CS2.B.2.

The project opens up the corner of Roy Street and 9th Avenue N. with a 30’ glass lobby and retail space.

PL2.B.3 Street-Level Transparency

PL3.A.2 Ensemble of Elements

Ensure transparency of street-level uses (for uses such as nonresidential uses or residential lobbies), where appropriate, by keeping views open into spaces behind walls or plantings, at corners, or along narrow passageways.

Design the entry as a collection of coordinated elements including the door(s), overhead features, ground surface, landscaping, lighting, and other features.

The facade follows the “grid” concept with The street level canopy uses rich, aged cues to the industrial history of the area. reclaimed fir timber taken from the existing site.

PL3.C.2 Visibility DC2.C.1 Visual Depth and Interest DC4.A.1 Exterior Finish Materials Maximize visibility into the building Add depth to facades where appropriate interior and merchandise displays. by incorporating balconies, canopies, Building exteriors should be constructed Consider fully operational glazed wallawnings, decks, or other secondary of durable and maintainable materials sized doors that can be completely opened elements into the façade design. Add that are attractive even when viewed up to the street, increased height in lobbies, detailing at the street level in order to close. Materials that have texture, pattern, and/or special lighting for displays. create interest for the pedestrian and or lend themselves to a high quality of encourage active street life and window detailing are encouraged.

See response to CS2.B.2. shopping (in retail areas).

The building at the ground plane uses DC1.A.1 Visibility The architecture is recessed along 9th storefront glass to create connectivity Locate uses and services frequently used Avenue N. to create depth and articulation between the retail program and the by the public in visible or prominent areas, at the pedestrian level. The windows at streetfront. Columns, when exposed, such as at entries or along the street the office level are recessed 7 5/8” from are left as unfinished concrete to create front.. face of glass to face of trim to create contrast with the storefront glass and depth and dynamic shadow play on the communicate their structural purpose.

See response to CS2.B.2 face of the building.

The street level canopy uses exposed DC1.A.2 Gathering Places reclaimed fir soffit. The office levels are DC2.D.1 Human Scale clad in a blackened metal panel system Maximize the use of any interior or exterior Incorporate architectural features, organized into a systematic grid around gathering spaces. elements, and details that are of human the punched openings.

The office lobby is a large, double height scale into the building facades, entries, space to accommodate informal meetings retaining walls, courtyards, and exterior and waiting space for office workers and spaces in a manner that is consistent with office visitors. The corner retail area is the overall architectural concept. open and welcoming to the public life on See response to PL2.C.2 the corner.

See response to CS2.B.2.

DC1.A.4 Views and Connections Locate interior uses and activities to take advantage of views and physical connections to exterior spaces and uses.

See response to CS2.B.2.

See response to PL2.C.2.

See response to CS2.B.2.

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 17

LEVEL 02 FLOOR PLAN

B

3

1

LEGEND 1

Shell Office Space

2

Balcony

3

Open to Lobby Below

2

A

0

8

16

32

64

N

18 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

LEVEL 03 -06 FLOOR PLAN

B

1

LEGEND 2

1

Shell Office Space

2

Balcony

A

0

8

16

32

64

N

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 19

LEVEL 07 FLOOR PLAN

B

3

1

LEGEND 1

Shell Office Space

2

Terrace

3

Skylight

A

0

8

16

32

64

N

20 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

3

3

2

ROOF FLOOR PLAN

1

2

B 6

4

6

5

6

5

3

LEGEND

A

0

8

16

1

Solarium

2

Deck

3

Seating Area

4

Urban Agriculture

5

Landscape Planting

6

Skylight

32

64

N

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 21

FO

6

5

P

P

P

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4

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P

P

TV

UP UP UP UP UP

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2"DEC

LOBBY

P

P

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STATE OF WASHINGTON LICENSED LANDSCAPE ARCHITECT

ELEC

P

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111

GARAGE ENTRY

LA

ELEC

8' FO

FO

TREE 3'-6" MIN. TO F.O.C.

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AREAS: BIKE EX. LIGHT RACK POLE TREES TO REMAIN ARE TO BE PROTECTED & PRESERVED PER STND PLAN 132, BIORETENTION CSC/SOIL STANDARD PLAN DETAIL & THE TVSPP: IN R.O.W., TYP. 1. ALL SOIL AREAS DISTURBED OR COMPACTED DURING CONSTRUCTION, AND TREE PROTECTION FENCING REQUIRED AROUND ENTIRE DRIP LINE ON EX. TREE TO BE NOT COVERED BY BUILDINGS OR PAVEMENT, SHALL BE AMENDED WITH 16' TYP.THE PERMIT SITE (TREE 14'PROTECTION TYP. AREA = TPA).

STREET TREES PROPOSED STREET TREE. COORDINATE SPECIES W/ NEW REMOVED, BIKE COMPOST AS DESCRIBED BELOW. - FENCING MUST BE INSTALLED PRIOR TO DEMOLITION AND GROUND TREES ACROSS 9TH AVE N, LAYOUT APPROVED BY BILL RACK PROPOSED EX. TREE, TO BE PRESERVED AND PROTECTED 2.

SUBSOIL SHOULD BE SCARIFIED (LOOSENED) 4 INCHES BELOW AMENDED DISTURBANCE. AMES, CITY OF SEATTLE FORESTER, 6.26.2015, TYP. B IN THIS LOCATION. -LIGHT SAND BLAST WHERE INDICATED TS PER ** DROUGHT TOLERANT PLANT REFERENCES: LAYER, TO PRODUCE 12-INCH DEPTH OF UN-COMPACTED SOIL, EXCEPT - FENCING MUST BE KEPT IN PLACE FOR THE DURATION OF ACER RUBRUM 'SCARSEN' SCARLET SENTINEL MAPLE 2-1/2" B&B PER PLAN TOR PLANT LIST - SUNSET WESTERN GARDEN BOOK WHERE SCARIFICATION WOULD DAMAGE TREE ROOTS OR AS DETERMINED CONSTRUCTION. 9TH AVE N APPROVED BY BILL AMES, CITY OF SEATTLE FORESTER, 6.26.2015.

CAL. T - GREAT PLANT PICKS: THROUGH JOINT

BY THE ENGINEER. MODIFICATION BY APPROVAL OF PROJECT PLANNER ONLY. ELISABETH C. MILLER BOTANICAL GARDEN MATERIALS LIST - STREET LEVEL 3.

COMPOST RIGHT-OF-WAY PLANTING AREAS: SHALL BE TILLED IN TO 8 INCH DEPTH INTO EXISTING SOIL OR TREE PROTECTION NOTES: NO SOIL DISTRUBANCE OR ACTIVITLY ALLOWED WITHIN FENCED AREA, PLACE 8 INCHES OF COMPOST-AMENDED SOIL PER SOIL SPECIFICATION. BUT NOT LIMITED TO: MATERAIL STORAGE/STOCKPILING, BIKE (PER COS SUCH STD AS, PLAN 142) SHRUBS 1. TREES TO REMAIN ARE TORACK BE PROTECTED & PRESERVED PER STND PLAN 132, COMMON NAME SIZE COND. SPACING 4.

PLANTING BEDS SHALL RECEIVE 3" OF COMPOST TILLED INTO 8" DEPTH, OR CONCRETE PAVING TRENCHING/TUNNELING, PARKING, DUMPING OR WASHING. U" RACK CITY OF SEATTLE DETAIL, CSC/SOIL STANDARD"INVERTED PLAN DETAIL & THEPER TVSPP: MAY SUBSTITUTE 8" OF IMPORTED SOIL CONTAINING 35-40% COMPOST BY 30"EXCEPTIONS: O.C. ILEX CRENATA 'CONVEXA' ** CONT. JAPANESE HOLLY GAL. PER COS STD. PLAN 4201 W/ COORDINATE THE FOLLOWING INSPECTION OF TREE PROTECTION SDOT URBANAND INSTALL PER MFG. RECOMMENDATIONS 1. 2.

ALL SOIL AREAS DISTURBED OR COMPACTED DURINGWITH CONSTRUCTION, TREE PROTECTION FENCING REQUIRED AROUND ENTIRE DRIP LINE ON VOLUME. MULCH AFTER -SAND COATED EXPANSION JOINTS PROTECTION IS TO BE APPLIED 0 8' PLANTING 16'WITH 2-4 INCHES OF ARBORIST WOOD PHASE OF NOT FORESTRY. COVERED TREE

BY BUILDINGS OR PAVEMENT, SHALLAT BEDEMOLITION AMENDED WITH THE PERMIT SITE (TREE PROTECTION AREA = TPA).

NANDINA DOMESTICA 'GULF STREAM' ** CHIP MULCH OR APPROVED EQUAL. 'GULF STREAM' HEAVENLY BAMBOO 1 GAL. CONT. 24" O.C. Landscape Plan - Rendered -SAW CUT CONTROL PROJECT. JOINTS COMPOST AS DESCRIBED BELOW. - FENCING MUST BE INSTALLED PRIOR TO DEMOLITION AND GROUND 5. SETBACKS: TO PREVENT UNEVEN SETTLING, DO NOT COMPOST-AMEND 2.

SUBSOIL SHOULD BE SCARIFIED (LOOSENED) 4 INCHES BELOW AMENDED scale 1/8" = 1' - 0" DISTURBANCE. TREE PROTECTION 1 GAL. 24" O.C. SOILS WITHIN 3 FEET OF UTILITY INFRASTRUCTURES (POLES, VAULTS, METERS, CONT. POLYSTICHUM MUNITUM ** SWORD FERN -LIGHT SAND BLAST WHERE INDICATED LAYER,REMOVAL TREE NOTES: TO PRODUCE 12-INCH DEPTH OF UN-COMPACTED SOIL, EXCEPT - FENCING MUST BE KEPT INSTANDARD PLACE FORDETAILS THE DURATION OF SCARLET SENTINEL MAPLE 2-1/2" B&B PER PLAN PER COS 132 & 133 ETC.). WITHIN ONE FOOT OF PAVEMENT EDGE, CURBS AND SIDEWALKS SOIL WHERE SCARIFICATION WOULD DAMAGE TREE ROOTS OR AS DETERMINED CONSTRUCTION. ESTER, 6.26.2015.

CAL. CARPET T ROSA 'AMBER' FLOWER 24" O.C. CONT. 1.

'AMBER' FLOWER CARPET ROSE TREE REMOVAL 1 GAL. IS UNDER SEPARATE PERMIT. TREE MUST SHOULD BE POSTED BE COMPACTED TO APPROXIMATELY 90% PROCTOR TO ENSURE A FOR THROUGH JOINT

BY THE ENGINEER. MODIFICATION BY APPROVAL OF PROJECT PLANNER ONLY. 14 DAYS BEFORE PERMIT ISSUANCE. FIRM SURFACE. 3. COMPOST SHALL BE TILLED IN TO 8 INCH DEPTH INTO EXISTING SOIL OR NO SOIL DISTRUBANCE OR ACTIVITLY ALLOWED WITHIN FENCED AREA, 30" O.C. HICK'S YEW 5 GAL. CONT. TAXUSX X MEDIA 'HICKSII' 6.

REFER TO CITY OF SEATTLE STANDARD SPECIFICATIONS: PLACE 8 INCHES OF COMPOST-AMENDED SOIL PER SOIL SPECIFICATION. SUCH AS, BUT NOT LIMITED TO: MATERAIL STORAGE/STOCKPILING, BIKE RACK 8-02 TOPSOIL TYPE B. NOTES: 4. LANDSCAPE PLANTING BEDS SHALL RECEIVE 3" OF COMPOST TILLED INTO 8" DEPTH, OR 30" O.C. DAVID'S VIBURNUM GAL.OFCONT. TRENCHING/TUNNELING, PARKING, DUMPING OR WASHING. VIBURNUM DAVIDII "INVERTED U" RACK PER5 CITY SEATTLE DETAIL, 9-14.1 TOPSOIL TYPE A - IMPORTED, TOPSOIL TYPE B - REUSED AMENDED SITE DRB Submittal 12/21/2015 * DROUGHT TOLERANT PLANTS PER PER MFG. RECOMMENDATIONS MAYPROJECT SUBSTITUTE 30" O.C. 8" OF0.30 IMPORTED ** DROUGHT TOLERANT PLANT REFERENCES: CONTAINING JAPANESE HOLLY 35-40% COMPOST BY 1 GAL. CONT. 1.

2. COORDINATE INSPECTION OF TREE PROTECTION WITH SDOT URBAN MEETS SEATTLESOIL GREEN FACTOR SCORE. INSTALL Design Development 9/25/2015 SOIL. PLANTING SOIL, ARBORIST WOOD CHIP MULCH, AND COMPOSTED GREEN SEATTLE GREEN FACTOR PLANT LIST VOLUME. MULCH AFTER PLANTING - SUNSET WESTERN GARDEN BOOK WITH 2-4 INCHES OF ARBORIST 2.

ALL PROPOSED FORESTRY. TREE PROTECTION IS TO BE APPLIED AT DEMOLITION PHASE OF PLANTING AREAS SHALL BE WATERED WITH ANWOOD IN-GROUND, MATERIAL (MULCH).

MARK ISSUE DATE CHIPAUTOMATIC MULCH OR APPROVED 'GULF STREAM' HEAVENLY BAMBOO 1 GAL. CONT. EQUAL. - GREAT PLANT PICKS: 24" O.C. PROJECT. IRRIGATION SYSTEM, WITH EXCEPTION OF MULCH BEDS AT GROUNDCOVERS Job Number 161500.000 5.

SETBACKS: TO PREVENT UNEVEN ELISABETH C. MILLER BOTANICAL GARDEN SETTLING, DO NOT COMPOST-AMEND MATERIALS LIST - STREET LEVEL RIGHT-OF-WAY PLANTING AREAS: TREE PROTECTION NOTES: EXISTING TREES. PLANT LIST Drawn DH TREE PROTECTION 1 GAL. CONT. 24" O.C. SOILSSEE WITHIN FEET OF UTILITY INFRASTRUCTURES SWORD FERN (POLES, VAULTS,REQUIREMENTS METERS, EPIMEDIUM X PERRALCHICUM ** HYBRID EPIMEDIUM 1 GAL. CONT. 3.

COS 3STD 12" O.C. PLANS 100 SERIES FOR ADDITIONAL PLANTING TREE REMOVAL NOTES: (PER COS STD PLAN 142) 1. TREES TO AND REMAIN ARE TO BE PROTECTED & PRESERVED PER STND PLAN 132, A PER COS STANDARD DETAILS 132 & 133 BOTANICAL NAME SYM COMMON NAME Checked SIZE COND. SPACING ETC.).

WITHIN ONE FOOT OF PAVEMENT EDGE, KK CURBS SIDEWALKS SOIL AND DETAILS. CONCRETE PAVING CSC/SOIL STANDARD PLAN DETAIL & THE TVSPP: 24" O.C. 1. TREE REMOVAL IS UNDER SEPARATE PERMIT. TREE MUST BE POSTED FOR 'AMBER' FLOWER CARPET ROSE GAL. CONT. SHOULD BE COMPACTED TO APPROXIMATELY 90% PROCTOR TO ENSURE A Approved OPHIOPOGON P. 1'NIGRESCENS'** 1 GAL. CONT. BLACK MONDO GRASS 12" O.C. KK PER COS STD. PLAN 420 W/ THE FOLLOWING EXCEPTIONS: 1. ALL SOIL AREAS DISTURBED OR COMPACTED DURING CONSTRUCTION, AND TREE PROTECTION FENCING REQUIRED AROUND ENTIRE DRIP LINE ON 14 DAYS BEFORE PERMIT ISSUANCE. FIRM SURFACE. -SAND COATED EXPANSION JOINTS TITLE NOT COVERED BY BUILDINGS OR PAVEMENT, SHALL BE AMENDED WITH 30"STREET O.C. TREES SEATTLE GREEN FACTOR NOTES: THE PERMIT SITE (TREE PROTECTION AREA = TPA).

CONT. HICK'S YEW 5 GAL. 6.

REFER TO CITY OF SEATTLE STANDARD SPECIFICATIONS: MULCH AT EX. TREES, 4" DEPTH -SAW CUT CONTROL JOINTS COMPOST AS DESCRIBED BELOW. - FENCING MUST BE INSTALLED PRIOR TO DEMOLITION AND GROUND 8-02 TOPSOIL TYPE B. LANDSCAPE NOTES: TREE, TO BE PRESERVED AND PROTECTED PER CITY OF SEATTLE DEPARTMENT OF PLANNING AND 2. SUBSOIL SHOULD BE SCARIFIED (LOOSENED) 4 INCHES BELOW AMENDED 30"EX. O.C. DAVID'S VIBURNUM 5 GAL. CONT. 9-14.1 TOPSOIL TYPE A - IMPORTED, TOPSOIL TYPE DISTURBANCE. B - REUSED AMENDED SITE DRB Submittal 12/21/2015 -LIGHT SAND BLAST WHERE INDICATED DEVELOPMENT DIRECTOR'S RULE 10-2011, THE -FOLLOWING LAYER, TO PRODUCE 12-INCH DEPTH OF UN-COMPACTEDLANDSCAPE SOIL, EXCEPT PLAN 1.

PROJECT MEETS 0.30 SEATTLE GREEN FACTOR SCORE. FENCING MUST BE KEPT IN PLACE FOR THE DURATION OF ACER RUBRUM 'SCARSEN' SCARLET SENTINEL MAPLE 2-1/2" B&B Design Development 9/25/2015 PER PLAN SOIL. PLANTING SOIL, ARBORIST WOOD CHIP MULCH, AND COMPOSTED LANDSCAPE INFORMATION: WHERE SCARIFICATION WOULD DAMAGE TREE ROOTS OR AS DETERMINED

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2-1/2" CAL.

B&B

PER PLAN

SHRUBS JAPANESE HOLLY

1 GAL.

CONT.

30" O.C.

NANDINA DOMESTICA 'GULF STREAM' **

'GULF STREAM' HEAVENLY BAMBOO

1 GAL.

CONT.

24" O.C.

POLYSTICHUM MUNITUM **

SWORD FERN

1 GAL.

CONT.

24" O.C.

1 GAL.

CONT.

24" O.C.

ILEX CRENATA 'CONVEXA' **

ROSA 'AMBER' FLOWER CARPET

'AMBER' FLOWER CARPET ROSE

TAXUSX X MEDIA 'HICKSII'

HICK'S YEW

VIBURNUM DAVIDII

DAVID'S VIBURNUM

TREE PROTECTION NOTES: 1.

-LIGHT SAND BLAST WHERE INDICATED T

THROUGH JOINT BIKE RACK "INVERTED U" RACK PER CITY OF SEATTLE DETAIL, INSTALL PER MFG. RECOMMENDATIONS

TREE PROTECTION PER COS STANDARD DETAILS 132 & 133

Ulmus parvifolia ‘Emer II’ 30" O.C. 5 GAL. CONT. Allee Elm (to remain on Roy Street) 30" O.C. 5 GAL. CONT.

2.

TREE REMOVAL NOTES: 1.

HYBRID EPIMEDIUM

1 GAL.

CONT.

12" O.C.

OPHIOPOGON P. 'NIGRESCENS'**

BLACK MONDO GRASS

1 GAL.

CONT.

12" O.C.

3.

RIGHT-OF-WAY PLANTING AREAS: (PER COS STD PLAN 142) 1.

2.

3.

4.

5.

TREE REMOVAL IS UNDER SEPARATE PERMIT. TREE MUST BE POSTED FOR

Acer rubrum ‘Scarsen’ 14 DAYS BEFORE PERMIT ISSUANCE. Scarlet Sentinel Maple (to match LANDSCAPE NOTES: 1. PROJECT MEETS 0.30 SEATTLE GREEN FACTOR SCORE. ex. on 9th Street) 2. ALL PROPOSED

GROUNDCOVERS EPIMEDIUM X PERRALCHICUM **

TREES TO REMAIN ARE TO BE PROTECTED & PRESERVED PER STND PLAN 132, CSC/SOIL STANDARD PLAN DETAIL & THE TVSPP: TREE PROTECTION FENCING REQUIRED AROUND ENTIRE DRIP LINE ON THE PERMIT SITE (TREE PROTECTION AREA = TPA).

- FENCING MUST BE INSTALLED PRIOR TO DEMOLITION AND GROUND DISTURBANCE. - FENCING MUST BE KEPT IN PLACE FOR THE DURATION OF CONSTRUCTION. MODIFICATION BY APPROVAL OF PROJECT PLANNER ONLY. NO SOIL DISTRUBANCE OR ACTIVITLY ALLOWED WITHIN FENCED AREA, SUCH AS, BUT NOT LIMITED TO: MATERAIL STORAGE/STOCKPILING, TRENCHING/TUNNELING, PARKING, DUMPING OR WASHING. COORDINATE INSPECTION OF TREE PROTECTION WITH SDOT URBAN FORESTRY. TREE PROTECTION IS TO BE APPLIED AT DEMOLITION PHASE OF PROJECT.

PLANTING AREAS SHALL BE WATERED WITH AN IN-GROUND, AUTOMATIC IRRIGATION SYSTEM, WITH EXCEPTION OF MULCH BEDS AT EXISTING TREES. SEE COS STD PLANS 100 SERIES FOR ADDITIONAL PLANTING REQUIREMENTS AND DETAILS.

6.

ALL SOIL AREAS DISTURBED OR COMPACTED DURING CONSTRUCTION, AND NOT COVERED BY BUILDINGS OR PAVEMENT, SHALL BE AMENDED WITH COMPOST AS DESCRIBED BELOW. SUBSOIL SHOULD BE SCARIFIED (LOOSENED) 4 INCHES BELOW AMENDED LAYER, TO PRODUCE 12-INCH DEPTH OF UN-COMPACTED SOIL, EXCEPT WHERE SCARIFICATION WOULD DAMAGE TREE ROOTS OR AS DETERMINED

BY THE ENGINEER. COMPOST SHALL BE TILLED IN TO 8 INCH DEPTH INTO EXISTING SOIL OR PLACE 8 INCHES OF COMPOST-AMENDED SOIL PER SOIL SPECIFICATION. PLANTING BEDS SHALL RECEIVE 3" OF COMPOST TILLED INTO 8" DEPTH, OR MAY SUBSTITUTE 8" OF IMPORTED SOIL CONTAINING 35-40% COMPOST BY VOLUME. MULCH AFTER PLANTING WITH 2-4 INCHES OF ARBORIST WOOD CHIP MULCH OR APPROVED EQUAL. SETBACKS: TO PREVENT UNEVEN SETTLING, DO NOT COMPOST-AMEND SOILS WITHIN 3 FEET OF UTILITY INFRASTRUCTURES (POLES, VAULTS, METERS, ETC.). WITHIN ONE FOOT OF PAVEMENT EDGE, CURBS AND SIDEWALKS SOIL SHOULD BE COMPACTED TO APPROXIMATELY 90% PROCTOR TO ENSURE A FIRM SURFACE. REFER TO CITY OF SEATTLE STANDARD SPECIFICATIONS: 8-02 TOPSOIL TYPE B. 9-14.1 TOPSOIL TYPE A - IMPORTED, TOPSOIL TYPE B - REUSED AMENDED SITE SOIL. PLANTING SOIL, ARBORIST WOOD CHIP MULCH, AND COMPOSTED MATERIAL (MULCH).

DRB Submittal Design Development MARK

ISSUE

Job Number Drawn

A

Checked Approved

SEATTLE GREEN FACTOR NOTES:

MULCH AT EX. TREES, 4" DEPTH

PER CITY OF SEATTLE DEPARTMENT OF PLANNING AND DEVELOPMENT DIRECTOR'S RULE 10-2011, THE FOLLOWING LANDSCAPE INFORMATION: 1. IN REQUIRED LANDSCAPE AREAS, AT LEAST 25% OF ALL PLANTINGS MUST BE DROUGHT TOLERANT. 2. PROJECT MEETS 0.30 SEATTLE GREEN FACTOR SCORE, SEE SPREADSHEET FOR CALCULATIONS.

LANDSC

Copyr 6

5

4

3

2

Ilex crenata ‘Convexa’ Compact Japanese Holly

Nandina domestica ‘Moon Bay’ ‘Moon Bay’ Heavenly Bamboo

Rosa ‘Amber’ Flower Carpet ‘Amber’ Flower Carpet Rose

Epimedium perralch. ‘Frohnleiten’ ‘Frohnleiten’ Epimedium

Ophiopogon p. ‘nigrescens’ Black Mondo Grass

Polystichum munitum Sword Fern

1

Viburnum davidii David’s Viburnum

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 23

ROOF ME

ME

ME

land

WALKING SURFACE, FLUSH W/ DECKING

URBAN AGRICULTURE IN PLANTER, 24" DEPTH, TYP.

CANOPY ABOVE

ME

ME

ME

ME

TU TU

ME

ME

+8"

ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

ME

dune

ME

TU TU

U TU TTU

+8" ME

ME

ME

+8" TU TU

+8" ME

shore

l 10’

l 20’

ME BENCHES

ME

l 0’

ME

N>

24 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

MOUNDED SOIL, +8", TYP.

GREEN ROOF

FALL PROTECTION TYP. CONFIRM LOCATION AND EXTENT W/ ARCH.

land

Bench and Decking

Outdoor Kitchen

dune

Urban Rooftop Agriculture

Shore Pine and Grass Mounds

Boardwalk

shore

Decking and Informal Fire and 36� Cable Railing and Killer View

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 25

SOUTH ELEVATION

8 +160’ Upper Roof 20’ +140’ Roof 15’

4 MP-1

+125’ Level 07

MP-1

14’ +111’ Level 06 14’ +97’ Level 05 14’ +83’ Level 04 14’

LEGEND MP-1

Charcoal Metal Panel

MP-3

Light Grey Metal Panel

1

Lobby Entry

2

Retail at Southeast Corner

3

Office Lounge

4

Window with Operable Lite

5

Storefront glazing

6

Street Canopy with Reclaimed Fir Soffit

7

Street Planting

8

Landscaped Green Roof

9

2’ Alley Dedication Setback

10

Seattle City Light Building

0

8

16

+69’ Level 03

9 14’

+55’ Level 02

18’ 6 +40.70’ +38.60’

32

Roy Street 10

3, 5 PL

64

26 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

7

1

6

2, 5 PL

17’ +38’ Corner Retail

EAST ELEVATION

MP-1

MP-2

8

4 SM-85 FOR ADJACENT PROPERTY

MP-1

9

MP-3

LEGEND MP-1 Charcoal Metal Panel MP-2 Articulated Grey Metal Panel MP-3 Light Grey Panel 1 Retail Entry 2 Corner Retail Entry 3 Retail at Southeast Corner 4 Window with Operable Lite +38.60’

PL

3, 5

2

6

7

5 Storefront glazing

+32.04

9th Avenue N 5

6

1

PL

6 Street Canopy with Reclaimed Fir Soffit 7 Street Planting

10

8 Landscaped Green Roof 9 Balcony 10 Existing Maaco building

0

8

16

32

64

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 27

NORTH ELEVATION

5

+160’ Upper Roof MP-3

BUILDING HEIGHT PER LIVING BUILDING PILOT: 105’ ABOVE AVERAGE GRADE PLANE

20’ +140’ Roof

2

MP-1 15’

1 MP-3

+125’ Level 07 14’

SM-85 FOR ADJACENT PROPERTY

+111’ Level 06 MP-4 14’ +97’ Level 05 14’ +83’ Level 04 14’ +69’ Level 03

LEGEND

6

MP-1

Charocal Metal Panel

MP-3

Light Grey Panel

MP-4

Striated Light Grey Panel

1

Terrace

2

Window

3

Street Canopy with Reclaimed Fir Soffit

4

Street Planting

5

Landscaped Green Roof

6

2’ Alley Dedication Setback

7

Existing Maaco building

0

8

16

7

+55’ Level 02

3

23’ +32’ Retail

4

32

14’

+32.04’

PL

64

28 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

+32.67’

PL

WEST ELEVATION

8

3

MP-3

MP-2

4

9

2 MP-1 3

LEGEND MP-3

MP-1

Charcoal Metal Panel

MP-2

Articulated Gray Metal Panel

MP-3

Light Grey Panel Metal Panel

+40.70 Alley

+32.67 6 PL

11

13

10

10

4

12

5

1, 3

7 PL

0

8

16

1

Office Lounge

2

Window with Operable Lite

3

Butt-glazed storefront

4

Fixed Window

5

Concrete

6

SCL Vault

7

Street Planting

8

Landscaped Green Roof

9

Terrace

10

Loading

11

Parking Ramp

12

ADA Parking

13

Trash / Recycling

32

64

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 29

MATERIAL INSPIRATION - SAWMILL CHARACTER

30 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

MP-1

MATERIALS

MP-2

MP-3

MP-4

LEGEND MP-1 Charcoal metal panel MP-2 Articulated metal panel MP-3 Light grey metal panel MP-4 Silver-grey striated metal panel 1 Concrete 2 Cutainwall glazing 3 Charcoal window trim 4 Reclaimed fir timber

4

3

2

1

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 31

VIEW FROM LAKE UNION

PROPOSAL

32 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

PERSPECTIVE FROM ROY STREET

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 33

PERSPECTIVE FROM 9TH AVENUE

34 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

PERSPECTIVE FROM LEVEL 07 OFFICE

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 35

SITE LIGHTING PLAN 3

3

1

1

LEGEND 1

Existing Street Lamp

2

Recessed Downlight in Canopy

3

Wall Mounted Luminaire

0

8

16

32

64

N

2

36 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

1

2

1

LIGHTING DETAILS

‘Volt’ Recessed Channel Lighting

‘Acculux’ Recessed Downlight

‘Bega’ Wall Luminaire

‘Bega’ Shielded Wall Luminaire

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 37

SIGNAGE CONCEPTS 1

1

2

LEGEND 1

Retailer Signage

2

Wayfinding Signage

1

38 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

2

SITE SIGNAGE PLAN

1

2

Roy Street

9th Avenue N

LEGEND 1 Potential “Roy Street” Signage Location 2 Potential Retail Signage Location 1

1

2

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 39

BUILDING SECTION A

9

6

+160’ Upper Roof

20’ +140’ Roof 5

15’ +125’ Level 07

5

14’ +111’ Level 06

5

14’ +97’ Level 05

5

14’ +83’ Level 04

5

14’ +69’ Level 03 7

5

14’ +55’ Level 02 3

2

1 8

LEGEND

+39’ +38’

1

Corner Retail

2

Office Lobby

3

Office Lounge

4

Parking

5

Shell Office Space

6

Green Roof

7

30’ Lobby Space

8

Street Planting

9

Skylight

0

8

16

4 4

PL

32

64

40 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

PL

17’ +38’ Corner Retail

BUILDING SECTION B 9

9

6

9

10

5 SM-85 FOR ADJACENT PROPERTY 5

5

5

8

5

7

5

11 3

2

1

LEGEND +37’ +32’ 4

4

PL

PL

1

Retail

2

Office Lobby

3

Office Entry

4

Parking

5

Shell Office Space

6

Green Roof

7

30’ Lobby Space

8

Street Planting

9

Skylight

10 Terrace 11 Existing Maako Building 0

8

16

32

64

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 41

OFFICE WINDOW SECTION AT SOUTH ELEVATION

1

2

3

4

5

LEGEND 1

Charcoal Metal Panel

2

Extruded Window Trim

3

Operable Window

4

Fixed Window

5

Triple-glazed High Performance Lite, typical

6

Enlarged Detail Area

6

42 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

ENLARGED TRIM DETAIL

12” EDGE OF TRIM TO FACE OF GLASS

4

1

2

3

LEGEND 1

Aluminum Window Trim

2

Charcoal Metal Panel

3

Semi-rigid insulation

4

High performance glass

ACTUAL SIZE WHEN PRINTED AT 11” x 17”

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 43

OFFICE WINDOW SECTION ATOFFICE EAST AND WESTSECTION ELEVATIONS WINDOW

1 1

2 2

3

3

4

5 4

LEGEND LEGEND 5

1 1Charcoal Metal Panel Charcoal Metal Panel 2 2Extruded Window Trim Extruded Window Trim 3 3Operable Window Operable Window 4 4Fixed Window Fixed Window Triple-glazed High Performance Lite,typical typical 5 5Triple-glazed High Performance Lite, Enlarged Detail Area 6 6Enlarged Detail Area

6 6

W-T 701 HOLDINGS VII LLC | 820 Street | Project 3019689| West | Design Review Board Recommendation Proposal | 01.13.2016 44 44 TALON PRIVATE CAPITAL | 820 Roy Roy Street | Project 3019689 Design Review Board Recommendation Proposal | 01.13.2016

ENLARGED TRIM DETAIL ENLARGED TRIM DETAIL 7 5/8”

12” EDGE OF TRIM TO FACE OF GLASS

4 4

LEGEND 1 1

2 2

3 3

5

1

Aluminum Window Trim

2

Charcoal Metal Panel

3

Semi-rigid insulation

4

High performance glass

5

Stool

LEGEND 1

Aluminum Window Trim

2

Charcoal Metal Panel

3

Semi-rigid insulation

4

High performance glass

5

Stool

ACTUAL SIZE WHEN PRINTED AT 11” x 17” ACTUAL SIZE WHEN PRINTED AT 11” x 17”

TALON PRIVATE CAPITAL Roy Street 3019689 Design ReviewBoard BoardRecommendation RecommendationProposal Proposal || 01.13.2016 01.13.2016 | 45 W-T 701 HOLDINGS VII LLC | | 820 820 Roy Street| |Project Project 3019689| West | Design Review

PRECEDENTS

46 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

PRECEDENTS

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 47

REQUESTED DEPARTURES In pursuance of Seattle DPD’s Living Departure #1: Building Pilot Program (SMC 23.40.060), Increased height limit from 85’ to 105’ this project is requesting the following SMC 23.41.012.D.2.e.2 departures: • • •

A departure is requested from the zoning designations height limit (SM-85) to Increase in FAR allow a greater floor to floor height. This Quantities of parking required, will result in greater daylight penetration minimum and maximum parking limits into the building, reducing energy consumption, creating a better workplace experience and better supporting the neighborhood design guidelines for sustainability.

Height increase

105’

105’

85’

85’

Daylighting study

48 TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016

Level P1 Bike Amenities (for general reference)

Departure #2:

Departure #3:

Increased FAR by 15% above applicable limit

Change in percentage allocation of small and large stalls

SMC 23.41.012.D.2.c

SMC 23.41.012.D.2.f

A departure is requested to increase FAR from the applicable base of 6.0 to 6.9 Or 15%. With a site area totaling approximately 29,274 sf, 6.9 FAR equals approximately 201,991 GSF representing a 26,347 sf increase. This increase gives the project the additional value needed to pursue the Living Building Pilot and its requisite sustainable measures, also better supporting the neighborhood design guidelines for sustainability.

A departure is requested to increase the percentage of small stalls from 65% to 77% and to decrease the percentage of large stalls from 35% to 23%. Due to the particular site geometry we have maximized an efficient parking layout for large and small stalls. We are oversizing the bicycle facilities (72 bike stalls are provided) and believe the provision of a higher than typical proportion of small stalls better supports the goals of the Living Building Pilot, the neighborhood Design Guidelines for sustainability and the city’s 2050 Carbon Neutral Action Plan.

PLACE min. 450 sf urban agriculture can be amenity for tenants and/or vendor for ground level retail

* Note: see p. 24 for current roof plan

ROY STREET LIVING BUILDING PILOT STORMWATER Roof capture to cistern

ENERGY

MATERIALS

ENERGY High performance glazing LED lighting VRF mech with outside air

Non-Red List, building on Bullitt, Van Dusen, other project specifications. Also establish baseline T/I spec for tenant build-out

Min. 25% reduction from baseline WATER Min. 75% reduction from baseline STORMWATER Min. 50% reduction PLACE Limits to Growth Urban Agriculture

WATER Low flow fixtures Stormwater capture

BIOPHILIA Views and amenities for tenants at roof level

Habitat Exchange Human Powered Living MATERIALS Red List

BEAUTY Inspiration and education at lobby. Also reuse of on site materials of timber, etc.

PLACE

PLACE Retail with pedestrian and bike emphasis, also potential vendor for rooftop agriculture

Human powered living, bicycle amenities including locker rooms, showers, bike racks in garage and at street level

STORMWATER Cistern and detention tank within parking garage also offsets water use reduction

Embodied Carbon Responsible Industry Living Economy Sourcing Net Positive Waste BEAUTY Beauty and Spirit Inspiration and Education

DAYLIGHT 14’ floor to floor height will allow for high levels of daylight penetration

TALON PRIVATE CAPITAL | 820 Roy Street | Project 3019689 | West Design Review Board Recommendation Proposal | 01.13.2016 | 49