ofNeighborhoeda.. jun .3 . l' 4 :55- 31mm The CityofSeatile Pioneer Pmsewa?orLBoaI-?d Mailidg Add ms: PO Box 94549 saga-ems; Street Address: 700 Silt-Ave Suite 1-700 SIS-PAS: A Declaration of Non-Significance was issued bythe Department of Planning and Development on June 1 1, 2015 .PSB 324/15 CERTIFICATE OF APPROVAL Date: October 22, 2015' Applicant: Myer Harrell 200 Terry Ave. Suite 200 Seattle- WA 98109 Work Location: 316 Alaskan Way S.- At. its July- 15, 2015 meeting, the Pioneer Square Preservation Board (Board) reVi-eWed. your application for a Certi?cate of Approval for Final design for demolition and new of an '1 mixed-use building. With arooft'op amenity at 31.6;Ajlaskan- Way The Board voted to recommend; denial of-the application to me in my capacity- as the Director oft-he Department - Orft' July'3'0', 2015', I tamed a appmving the application. After an. \atipeal of my? July 30 approval to the City of?Seattle Hearing Examiner, the Examiner remanded "the matter ?for submittal of?the' Board?s- wti'tten recommendation to the Director, and the 'i'SSuance of anew decision by the Director after receipt of that recommendation,? At its October 7, 2015 meeting, the Board approved its mitten recommendation to me, I have reviewed the application, the Board?s October 7., 2015 recommendation, and all of the Board?s meeting minutes. I have determined that the proposal conform-s to the Seattle, MuniCi'paI Code (SMC) Chapter 23,66, the Rules for the Pioneer Square Preservation District, and the Secretary oft'h-e Interior?s Standards for Rehabilitation; and I am approving the application with conditions as outlined below. Public Disclosure?fDiselaimer Statement Consistent with the Public Racerds .Aet, Chapter 42.56-RCW, all record's within. the possession of the City may be subject to a public disclosure request and may be distribon or copied. Records include and ateznot limited-to sign-in sheets,-comracts. emails, notes. correspondence, etc. Use-of its-ts of individuals" or directory 'En-lz?ormation (including address, phone or E-m?ai?l} may. not be used For commercial purposes. Administered by The Historic. Preservation Program The Seattle Department. of Neighborhoods ?Printed on Recycled Paper" The following Seattle M-Unicipal Code. District Rules, and Secretary of Interiors Standards are applicable to the application: Seattle Municipal Code 23 'l 5 Demolition. apprOV-al A. ersremeve-l of buildings-er other structures in the Disiriet is prohibited unless approved lay-the D-eparimeni efNeighberho-ods Directez. Except as provided in e'ubseetie-n- below. no approval shall be given for building demolition or removal unless the Following prerequisites are met: 1.. The Dimmer ef'Neighberh-eods, following. a recommendation by the Pre-servatiee Beard. determines that the building or s?tmcture has no architectural. or historic signi?cance; and. 2. U53. and design of the replacement structure has been appraised by the Deparime-nt of Neighborheeds Director; and Fried? acceptable to the Depa?mem Ofgh'borheedrs Di'recler of 3 Valid commimwm fer interim and long-term ?nancing for the leplaeem-ent structure has been secured.- l'r; addition to other preof, the Department of Neighborhoods Dii'eeter may accept a bond. later of credit or cash deges?it as a demenstratien that the project. has a?ec?; uat'e ?nancial backing t0 ensure campletien; and 4. Satisfectery arrangements have been made for retention elven}; part of the which the Department of Neighberheede Dimmer. tellewing a recommendation by the Preservation Beard. determines to be signi?cant; anti 5. 'SaiiS-lhelery assurance is provided that new eensiruetien will be completed within two (2) years el?deme-litien. 2.3.66.3 20 -- Permitted uses. A. All uses are pemuit?iedeutright exceptthese that are speci?cally pi?ehibi?ted 'bygSeetion 23.66122 em?l these that are su?hiect to special review as previe'ded in Section 23.66.1241. B. Essential Public Facilities. Eseemial public facilities shall also be reviewed- pureeam to {be previeiens of Chapter 23.30, EsSee?tiel Public Facilities. C. All use-3 not Specifically prohibited or subject to special review under Section 23.66.124 are permitted ?as both principal and accessory uses, except gas et-atiens, which are perm-med as accessei'y uses- enly in parking garages. 23.66. i Prehibited uses A. The following, uses are probibiled in the Pioneer Square Preservation District asboth principal and uses: 23.66. 140'?: Heigh: A. Maximum. l-{eightg height is regulated by Section 2.349.178 Pioneer Square Mix-ed. Structure height. C. Roeftep features and additiene to 's'trueiur?es 4.. Heightlimim fer melt-op features j. 'EnclOsed rooftop recreational spaces for new structures Page 2 1) If included on new structures. enclosed rooftop recreational spaces and solar collectors may exceed the maximum height limit by up to 15 feet. The applicant shall: make a. commitment to achieve a LEED Gold rating or better or meet a substantially equivalent standard and demonstrate compliance with that commitment according to the provisions of subsections through 23.48.0213. and meet a Green Factor requirement of .30 or greater according to the provisions of Section 23.86.019. Each enclosed rooftop recreational Space shall include interpretive signage explaining the Sustainable features employed on or in the structure. Commercial. residential, or industrial uses shall not be esrablish-ed within. enclosed roo?oo recreational Spaces that a re allowed to exceed the maximum height limit under th-issubsection 23.66.140.-C.4.j.. D. New Structures. When new. are proposed in the District. the Board shall review the proposed height of'the Structure and make recommendations to the Department of'Nei-ghborhoods Director who may require design changes; to assure reasonable protection of views from Kobe- Terrace Park. 23.66.150 Structure setbacks. Except as allowed through the provisions of subsection for the PSM 85-120 zone in the area shown on Map A for. 2349.130: A. Structures located within Subarea A on Map for 23.66.12?2 and 23.66. i .50 shall cover the full width of the lot along Street lot lines and have st.reet~faeing recedes; that abut street lot lines for the. full width of portions ofa structure thetere up to 100 feet in height. l3. Structures located within Subarea on Map for 23.66.122 and 23.66150 shall abut street lot lines for the full width of the structure's street-facing facade. except as provided . . . . . . .. . . C. New structures- or portions of structures located with-in Subare-a on Map for 23.66.122-end 23.66.1150 shall cover the full width oft-he lot along street lot lines and have street-facing facades that abut street lot lines for the full width ofport-ioes of 3 Structure that are up to feet in height. For structures that exceed in height. all portion-s that exceed 3.00 feet in height she'll be set back at least is feet from street lot lines. D. For all Sub-areas, modi?cations to setback standards may-be pemitted by the Director of Neighborhbocls follow-ing review and .reeommen detion by the Preservation Board ifthe following criteria are met: A larger or "smaller setback will be compatible with and not adversely affect the streetscape or publicly?owned open Space: and 2. A larger or smaller setback will be compatible with other design elements. such as bulk. Size and profile. of the proposed building. 23.66160 Signs 23.66.170 Parking and Access C. If parking isprovided it shall be subject to the requirements of Seetion 2354.030. D. Standards for location ofeccess to parking Page 3 1. Access to parking and loading from alleys and. from streezs that. generally run easb?west is preferred to access from Avenues. If a lot abuts more than one right-of- way, the locatioo of access shall be determined by the Department of Neighborhoods Director in consultation with the Director This d'etemaih-atioh shall be made according to the. traf?c "cla'ssi ?oat-1011 of the street. depicted. 031 Map for 23.6.6170 Access shall be from rights-UF?way classi?ed as 'l?ollows. from the most. to least preferred. (a portion of 21 street that is included in more-than one category is considered as belonging only to the least preferred of the categories in width it is included), ex?ept when] the Department of Neighborhoods Director, following review and recommendation by the Board. determines that access from the preferred right-of?way would create a conditimz: alleys; access streets, regardless of pedestrian classi?cation; Class. pedestrian streets- mitmr arterial; Class pedestrian streets-principal. arterial; Class 31' pedestrian Street's-minor arterial; Class pedEStrian streetsp-rincipal arterial; principal transit streets. regardless of pedestrian classification: green streets. 2. Curbcut width and the number of curiae-tits permitted per street 'l?romage shall be governed by Section 23.54.030. 3-. The sheet-level location of entrances and exits of all parking garages, it" pennit'ted. shall be permitted only if approved by the {Department of." I Neighborhoods Director after review and recommendation by the Presewation Board. Vi'ew-obscuring screening may be required as .11eed-ed to reduce adverse visual impacts on the immediate area. 23.66.1550 Exterior building design. To complement and enhance the historic. character. ofthe District and Lo retain Ehe quality and continuity of existing buildings. the following tequirements shall apply to exterior bui?l-d?ihg design: Page .4 A. Material-s. Unless an alternative material is approved by the Department of Neighborhoods Director following Board review and recommendation, exterior building. facades shall he brick. concrete tinted a "subduedor earthen color. sands-tone. or similar stone facing material commonly used in the District. Aluminum. painted metal, wood and other materials may be used for signs, window and door sashes and trim, and for similar purposes when approved by the Department of'Neighboshoods Director as compatible with adjacent. or original uses, following Board review and recommendation. B. Scale. Exterior. building facades shall be of a scale compatible with surrouhding solicits-es. Winslow pro-portions. floor height. comic-e line, street elevations and other elements ol?the building Facade-s shall relate to the scale of the buildings in the immediate are-2'1. C. Awnings. Aimings shall be functional. serving as weather protection flhl? pedestrians at street level. and shall overhang the sidewalk a minimum of five feet Awnings may be permitted on. Upper ?oors for the; purpose of climate control. All awnings shall be ofa design compatible with the Mchitecmre of buildings in themes. District Rules for the Pioneer Square Preservation District Hi. GENERAL GUIDELINES FOR REHABILITATION AND NEW CONSTRUCTION In addition to the Pioneer Square Preservation District Ordinance and Rules, The Secretary of the Interior?s Standards for Rehabilitation with Guidelines for Rehabilitatng Historic Buildings, and the complete series of Historic Buildings Preservation Briefs developed by the National Park Service shall serve as "guidelines for proposed exterior alterations and treatments, rehabilitation projects, and new construction, (W99) New .coostruc?on must be. visually compatibie with the predominant architectural styles, building materials and inherent historic character of the District, (799) Although new projects need not attempt to duplicate. original facades, the design process ought to involve serious consideration of the typical historic building character and detail within the District. The following architectural elements are typical throughout the District and will be .us'ed by the Board in the evaluation of requests for design approval: A. Site. The property line is: the line of thebuilding mass. Street facades are uniformly located at the front property lines, thus there is a strong Street edge definition. Building cornices, bay windows and ornament project beyond the main. Wall surface of some facades. B. Design. Building design is generally typi?ed by horizontal divisions which create distiHCtive base and cap levels. Facades may also be divided vertically by pilasters or wide piers Which form repetitiVe window bays. Street facades are also distinguished by heavy te-nninal- cornices and parapets, ornamental storefronts and entrance bays and repetitive window sizes and placement. C. Building Materials. The most common facing materialsare brick masonry and cut or msticatcdi sandstone, with limited use of terra cotta and tile. Wooden window sash, ornamental sheet metal,-carved stone and wooden or cast iron storefronts are also typically used throughout the District. stucco siding materials are generally not permitted. - (W99Color. Building facade-s are primarily composed of varied tones of red. brick masonry or gray sandstone. Unfinished brick, stone, or concrete masonry unit. surfaces maynot be painted. Painted color is applied to wooden window sash, sheet metal ornament and wooden or cast iron storefronts. Paint colors shall be appropriate to ensure-compatibility within the District, E. Building Base. Buildings are? allowed a base of approximately 18?24 inches. Base materials should be concrete, sand-stone, or granite, and may be poured, out to ?t or unit- paved. The color relationship between the sidewalk and building must be considered. Brick or tile materials should not be used except when existing walks are of the same material. G. Street Paving. Streetswiithin the District are to be paved. according to standard Engineering Depament practices with a weaving coat of asphalt concrete. H. Curbs. Where granite exists, it will be the required replacement material. In other instances the same Concrete and lampblack mixture used for the sidewall: will be used. Page 5 XV. STREET LIGHTING The three-?globe Chief Seattle bronze base light fixture currently used in? the Districtwill be the approved street lighting standard. Additional alternative lighting standards and ?xtures that are compatible. with the historic character of the Distrietmay be approved- by the Board for installation in conjunction with three?globe ?xtures as needed to .impreve pedestriamlevel lighting and pub-lie safety. (7M3) XVll. TREATMENT A. Standards Sidewalk paving and improvements shall be completed with one pound lamp-black per- cubie yard of concrete, scored at two?foot intervals. This material shall be used for all projects of 1/4 block 0r greater size. On small projects, if it is feasible, sidewalk material may be selected as for all projects of 1/4 block or greater siZe. On small projects, if it- is feasible, sidewalk material may be selected to match adjacent sidewalks in color, pattern and texture. ALLEYS A. Alley Paving, Alleys are to be paved with unit paving materials. Three types are acceptable in the District: remolded paving bricks, cobbles, and interlocking brick-tone pavers. Alleys should be repaired or re~paved in the original unit material when these materials remain avail-able. All other alleys should be paved. with remolded brick. The center drainage swale, peculiar to alleys, should be preserved. as. part of alley rte-paving. Unit paved alleys should not be patched wish any material other than approved unit paving. XX. RULES FOR TRANSPARENCY, SIGNS, AWNINGS AND CANOPIES The Pioneer Square Preservation Ordinance re?ects a policy to focus on structures, individually and collectively, so that they can. be. seen and appreciated. Sign proliferation or inconsistent paint colors, for example, are incompatible with. thisfoeus, and are expressly to be avoided. (8/93) B. General Signage Regulations- C. Speci?c Signage Regulations .1. Letter Size Secretary of InteriOr?s Sta-ndar'dsfor Rehabilitation The Secretary?s Standards for Rehabilitation, in particular Standard 9: New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize- the property. The new work shall be. differentiated from the old and shall be compatible with the massing. size, scale, and architectural features to protect the historic integrity of the property and its environment. Page 6 Findings 1. The building preposed for demolition is listed as noncontributing to the National Register District; and the Board agreed that that the structure had no architectural or historic significance, and that no portion 'o?f'the {lac-ado had signi?cance requiring retention. The Draft Environmental Impact Statement for the Livable Planning Study recognized that the proposed site could be redeveloped with a new building that could be up to 130 feet'tall and would fully extend to all property lines. A prior version of SMC 23.49.178.01 provided that a structure-shall not exceed by more than 15 feet. the height of the tallest structure on the block or the adjacent block fronts. The City Council. eliminated this provision from the code in 2011 by Ordinance 12358.9. Building height is. regulated by SMC 23.66.140.A and 23.49.1753, which-allows a structure to be built up to 120 feet if a bonus is earned. The exterior building design is addressed in SMC 2166.180. Scale is addressed through window proportions. ?oor height, cor-nice line, street. elevations, and other elements o-f'the building facades. Under SMC 23.66,! 10C, the Rules for the Pioneer Square Preservation District do not control the "use and development-standards for the District, and are used to clarify the adopted standards. - The Rules for the Pioneer Square Preservation DistriCt provide that the Secretary of Interior?s Standards for Rehabilitation with Guidelines for Rehabilitati'ng Historic Buildings and the I - Historic Buildings Preservation Briefs shall serve as guidelines for ne-w'conStru-ction. 10. ll. 12. Page 7 The applicant documented their commitment to LEED Gold and a'Greeo Factor of .3 or better to earn the. enclosed comm-on recreation space on the reeftoo The roofmp recreational space complies. with the required height, coverage limits, and setbacks. The applicant has provided proof acceptable to the Director that a valid cenimitment for financing for the-replacement has been scoured; and satisfactory assurance has been provided that new construction will be completed within two years of demolition. The losses proposed in the building are perm-med uses. The applicant provided view studies from Homerous locations in Kobe Park demonstrating the project was minimally visible in a couple of view-studies. Design changes are not required to assure reasonable. protection of views from Kobe Terrace Park. The property is built to ihe property line at the street. The Structure has a setback and a change immaterial at 10.0 feet. 13. i4. l5. 16. 17. Page 3 Access to parking is oft" the alley as preferred in SMC 23.66.i?0. With respect to the building?s exterior design: I The building?s style. reflects Picneer Square Preservation District?s Warehouse character with the heavy vertical and horizontal brick pilastets and a rigorous, repetitive use of large window bays. 6 The building is designed to be compatible with the character of the large historic warehouse structures along Alaskan Way such as 83 S. King and 619 Western Ave. Window proportions are designed to evoke the scale and of the-adjacent historic structures with the; 2 2 groupings and recessed brick openings. 0 The materials are brick, aluminum, and wood with a glass system on the top. The building has a base, middle, and top. The building is divided vertically by pi'lasters which. form repetitive window bays. The building design evolved to carry 'a heaVy brick pilastet down to the ground plane on. the Jackson Street Facade. The proposed canopies are at least 5- feet and are divided per the storefront bays and attached. by cables reminiscent of other historic canopy styles. The base includes glass storefront systems common to other buildings in the District. in The corner entrance is demarcated by a different style canopy. The street lights, sidewalks, and curbs conform to the District Standards. The alley- retains idstoric brick and existing patches will be repaired to mitigate the removal of. brick at the apron to allow for an ADA accessible crossing. .. The proposed address sign complies with the letter-size limits. 0 The new construction is differentiated by use of a tnodem color brick, canopy style, use of glass on the upper stories, use of spandrel giass, and windows style. Scale is addressed by the setback of the project?s massing above the 100 foot level and change in material to a glass system to appear lighter and reduce the perception of scaie, the of the windows; the use of awnings and ground floor base line, the cornice pattern at. 100 feet and the use of windows on the north facade. Scale is tit-rthEI address through the cmditi?ons of this Ceztificate of Approval. The proposed project is generally consistent. with the scale, mass, and size of other new developments in Pioneer Square. including. buildings at 200 Occidental, 45-0. Alaskan, 58.9 Occidental, and 528 Occidental that are located along the waterfront and in the district?s central core. The proposed project is generally consistent with the Secretary of Interior Standards, in particular Standard 9. The existing structure is nonconttiboting to the federal Pioneer Square- Skid Road Historic District. Thenew construction is compatible in massing, size, and scale to the typical historic architectural developmth through the use of heavy masonry, zero?lot- line development, strong verticai bays, and. a facade composition with a clear base, middle, and top arrangement iociadiogastrong cornice. The new construction is differentiated from the historic through, among other means, the use of a modern material palette and upper-level setbacks to reSpect the adjacent historic structures. 18. The existing garage that is proposed for demolition, unlike other garages listed as ?historic, contributing? under the National Register due to their'archite-ctural integrity and association with the period of signi?cance ofthe district, lacks the ability to convey its historic signi?cance due to the extensive alterations to the building?s cladding, parapet, and windows, among other features, Therefore the building is considered historic, non-contributing. Conclusions 1. The propoSed project?s height is consistent with SMC and 23.49.1?3. 2. The exterior design of the proposed project is consistent with SMC 23.66180. 3. The proposed project is otherwise consistent with applicable Seattle Municipal Codes, District Rules, and Secretary of Interiors Standards. Decision I . The Certi?cate of. Approval for ?nal design for the demolition of a non-contributing structure and new construction of an ll-storyj lZO-foot?tall mixed-use building with a rooftop amenity is approved. 2. The use for 200 residential units on floors 2? i i; 4, 984 square feet ofretail on the ground ?oon and 79 parking spaces on ?oors 0 - 1.5 is approved. 3. Materials-and plantings shall be according to the attached Final Certificated Approval Book sec Atacama-n: to this decision and the materials; and the com "samples shown at'the July 15, 2015 Pioneer Square Preservation Board meeting. 4. The following are conditions of this Certi?cate of Approval: Page '9 a To diminish the perception of mass at the upper level, the uppermost amenity ?oor shall be set back 4 feet from the eastern facade of the floor below for a totai of 5 feet from. the eastern facade of the project at courtyard level. The project?s cornice line-at the 100 feet datum separating the upper two ?top? stories: from. ?middle? residential floors below shall be revised to provide additional detailing and depth. Speci?c-ally, the cornice line shall be changed from two course ofbrick soldier coursing to one course of bridge soldier c-oursing above three cor?oel courses of rowlock coursing. The applicant shall submit revised construction drawing pages that reflect the renderings and drawings 3de in Attachment A, PSPB Final Certi?cate of Approval - Modi?c-ations to Design, for staf?fto verify compliance with the renderings and conditions stated above. 5. This action is authorized by SMC Chapter 23.66, and does not waive the owner?s obligation-s with regard to other complying with permits and plans. KatW, hector I Department of Neighborhoods Genna Nashem Pioneer Square Preservation Beard Coordinator (206) 684-0227 cc: Diane Sugimu?ra, DPD Alan Oriya, DPD Katherine Kiowaiczyk, SDOT Molly Bordonaro, Own-er interested Parties on Listed on Attachment Case File Attachment A: PSPB Final. Certi?cate of Approval Modi?cations to Design Attachment 8: Final Certi?cate of Approval Book Attachment C: List of interested Parties To obtain a sign permit call; Steve Sampson, Seattle Department of Planning and DevelOpment, at (206) 684-8419. To obtain a street use permit call, Seattle Department of Transportation, at (206) 684-5267. NOTICE TO APPLICANT: Werk must occur-exactly according to approved plans and speci?cations. revisions, omissions, or additions to plans and speci?cations must be reviewed and approved by the Preservation. Board prior to implementation. APPEAL PROCEDURE: Any interested poison may appeal the above decision to the City Hearing Examiner. The appeal and a copy of this decision must- be ?led with the Hearing Examiner, PO Box 94729, Seattle Municipal Tower, 700 Ave, Suite 4000, Seattle, WA, 98124-4729, before 5:00 pm. on the 14 day-following the date of issuance of this certi?cate, and must be accompanied by a $85500 ?ling fee in. the form of a check payable to the City Treasurer. Appeais must be in writing and. must cleari'y state obj tact-ions to the decision. - A copy of the appeal shall also be served upon the Departmentof Neighborhoods Director, PO Box 94649, Seattle Municipal Tower, 9'00 5th Ave, Suite 1700, Seattle, WA 981244649. Page 10 EXPIRATION OF CERTIFICATES OF APPROVAL: Certificates shanexpire eighteen months from the date ofissuance unless the Department of Neighborhoods Director determines that extenuating circumstances justify extension of the expiration date. Page 1]