14TH & MADISON
14TH & MADISON LOT SIZE: 26,068 SQ. FT. BUILDING SIZE: 162,000 SQ. FT. LOCATION: SEATTLE, WA PROJECT TYPE: CONCEPTUAL: RESIDENTIAL, MULTI-FAMILY
14TH & MADISON RESPECT THE NEIGHBORHOOD: SEEK AND UNDERSTAND CONTEXT RESPECT THOSE WHO DWELL: LIGHT IS THE PRIORITY This unbuilt mixed-use residential project can best be understood through two frameworks: the location and character of its urban intersection as well as that of the dweller seeking shelter in an urban environment with conflicting desires (to experience the city fully or to retreat to nature). FRAMEWORK 1: Seek and understand context Located just east of downtown Seattle, in the densely populated urban neighborhood of Capitol Hill, the project site exists on two scales: the overall existing urban fabric and that of its immediate context. The massing responds to the hard, urban edge of 14th & Madison, and breaks down in scale as it responds to the low-rise development to the east of the site, the open space of its neighbor to the south as well as the open space of nearby McGilvra Park. Our concept plays with the idea of creating two conditions: the “urban edge” and of the “private mews.” Rather than establishing a consistent form or material palette for the entire massing, each condition responds to its specific location and site factors. Occupying the 14th & Madison façade, the “urban edge” massing has a strong, uniform expression characterized by tactility and texture. The “private mews” massing is characterized by playfulness—both in materials and
fenestration. These two massings are broken by a vertical notch, the light core, which serves as a literal and figural break between the two conditions. FRAMEWORK 2: Light is the priority The exterior is informed by the interior. We began at the core and worked our way out. The units inform the structure, the exterior and the light. While simultaneously working with ideas about site and context, we were also working from the inside out. To that end, we kept this idea sacred: each resident, upon opening the door to their unit, has a direct view to the outside. The two massing conditions of the “urban edge” and “private mews” triggers two different spatial moods and residential experiences: the urban edge units are tight nests, characterized by views to the city/street and the private mews units are long and linear, with expansive views to nature/garden. 14th & Madison aims to unify the block—building upon the existing urban patterns while sensitively responding to the immediate context. At the same time these scales inform the unit design, illustrating the opportunity to create two contrasting resident experiences on a densely packed urban site.
SITE CONTEXT Capitol Hill neighborhood, Seattle
upper queen anne ECODISTRICT BOUNDARY
South lake union
Uptown
Capitol hill madison-miller
belltown
Denny triangle pike/pine
commercial core
first hill
SITE
12th avenue
23rd & union-jackson 14th ave
SITE
pioneer square chinatown-international district
t
ts snosn isdoi amda
E mE
greater duwamish
north rainier
SITE CONTEXT: MACRO The site exists on two scales: the overall existing urban fabric and thits immediate context. Our building massing seeks to respond to the shifting, changing site context and street grid.
site
14TH AVE
SITE CONTEXT: MICRO The massing responds to the hard, urban edge of 14th & Madison, and breaks down in scale as it responds to the low-rise development to the east of the site, the open space of its neighbor to the south as well as the open space of nearby McGilvra Park.
mcgilvra park
E pike st
t
ns
em
so adi
THE MADISON AVENUE BUILDING RESPONSE TO THE CORNER AND STREET GRID: ARCS, PROWS AND CHAMFERS Buildings along Madison Avenue respond to the corner and shifting street grid in three primary ways, in the form of the arc, prow and chamfer. These buildings hold the corner, regardless of what era they were built, what materials were used, whether an entry occupies it or not, or what use it holds.
SILVER CLOUD HOTEL
VIVA
TRACE LOFTS
PEARL APARTMENTS
CENTRAL CO-OP
1700 MADISON
LAWRENCE LOFTS
way
madison st
bro adw
e madison st
STORAGE
arcs chamfers prows
Site
SAAS
CITIZEN
1605 E MADISON
1785 E MADISON
20t ha ve
19t ha ve
ave 18t h
ave 17t h
16t ha ve
ave 15t h
14t ha ve
12t h
ave
13t ha ve
SITE
THE MADISON AVENUE BUILDING RESPONSE TO THE TOPOGRAPHY HOLDING THE STREET EDGE Buildings along Madison Avenue all hold the street edge, regardless of whether they hold residential or retail uses. They step up with the topography. Modulation, if any, occurs at building entries.
TRACE LOFTS
PEARL APARTMENTS
CENTRAL CO-OP
1700 MADISON
LAWRENCE LOFTS
bro adw ay
VIVA
madison st
e madison st
CITIZEN
Site
1305 E MADISON
BULLITT CENTER
1605 E MADISON
1785 E MADISON
ave 20t h
19t ha ve
18t ha ve
ave 17t h
16t ha ve
15t ha ve
14t ha ve
ave 13t h
12t ha ve
SITE
LIGHT IS THE PRIORITY
urban edge
gl
ue
: li
gh
tc or
e
Conceptually, each massing has its own character, in response to the street, neighborhood and site context.
private
the URBAN EDGE and the PRIVATE MEWS.
mews
The massing breaks down into two distinct residential experiences:
views to the city, the street
urban edge: nest unit
private mews: elongated unit views to nature, the garden
nest unit: open 01/studio
TYPICAL UNITS: DESIGNING FROM THE INSIDE OUT We began at the core and worked our way out. We kept this idea sacred: each resident, upon opening the door to their unit, has a direct view to the outside.
elongated units: 1 bedroom, studio
FLOOR PLANS
Leasing/Lobby/Amenity
Create a distinct residential experience specific to site context and massing.
Retail/Commercial Residential Parking Pedestrian Entry
L1 -STREET LEVEL PLAN AT 14TH AVENUE
L2 - STREET LEVEL PLAN AT E MADISON/PIKE
14TH AVENUE
14TH AVENUE
14TH AVENUE
PRIVATE MEWS
Vehicular Entry
L3-L6 TYPICAL RESIDENTIAL FLOOR PLAN
SECTION
Level 7 414’ - 0”
Level 6
PRIVATE MEWS
Level 4 384’ - 0”
SIDEWALK
Level 5 394’ - 0”
14TH AVENUE
404’ - 0”
Level 3 374’ - 0”
Level 2 364’ - 0”
COURTYARD
Level 1 349’ - 0”
Level P1 338’ - 0”’
Level P2 328’ - 0’’
SECTION FACING NORTH
Residential Leasing/Lobby/Amenity Retail Parking
Key Plan
414’ - 0”
Level 6
Level 6
Level 6
404’ - 0”
404’ - 0”
404’ - 0”
Level 5 394’ - 0”
Level 5 394’ - 0”
Level 5 394’ - 0”
Level 3 374’ - 0”
SECTION THROUGH E PIKE AT LOBBY & AMENITY, FACING EAST
Level 4 384’ - 0”
SIDEWALK
Level 4 384’ - 0”
SIDEWALK
Level 7
414’ - 0”
E MADISON ST
Level 7
414’ - 0”
14TH AVENUE
Level 7
PRIVATE MEWS
SIDEWALK
E PIKE ST
SECTIONS
Level 4 384’ - 0”
Level 3 374’ - 0”
Level 3 374’ - 0”
Level 2 364’ - 0”
Level 2 364’ - 0”
Level 2 364’ - 0”
Level 1 349’ - 0”
Level 1 349’ - 0”
Level 1 349’ - 0”
Level P1 338’ - 0”’
Level P1 338’ - 0”’
Level P2 328’ - 0’’
Level P2 328’ - 0’’
SECTION THROUGH MEWS AT LOBBY & AMENITY, FACING NORTH
SECTION THROUGH 14TH AVENUE AT RETAIL, FACING SOUTH
• AT THE HIGHEST POINT OF THE SIDEWALK ADJACENT TO RETAIL, THE SIDEWALK IS APPROXIMATELY 6.5 FEET ABOVE THE RETAIL LEVEL.
Level P1 338’ - 0”’
Level P2 328’ - 0’’
SECTION THROUGH E MADISON AT RETAIL, FACING NORTHEAST
Residential Leasing/Lobby/Amenity Retail Parking
Key Plan
Key Plan
Key Plan
Key Plan
MADISON AVENUE EXPERIENCE
Retail/Commercial
Hold the corner by keeping a strong urban edge on a busy, fast-moving street.
Leasing/Lobby/Amenity Residential
PRIVATE MEWS
Pedestrian Entry
14T
HA VE NU
E
14TH AVENUE
Site Circulation
EP
IKE
ST
346’
347’
348’
349’
350’
351’
352’
353’
354’
355’
356’
357’
358’
359’
360’
361’
362’
363’
364’
E MADISON ST
PRIVATE MEWS EXPERIENCE
Leasing/Lobby/Amenity
Hold back from the property line to create a memorable experience for residents and be a good neighbor by breaking down the massing.
Residential Pedestrian Entry
E PIKE ST
E PIKE ST
Site Circulation
+364’
+347.7’
+349’
ISO
AD
EM
0’
36
T NS 1’ 36
9’ 34 2’
36 ADJACENT BUILDING’S COURTYARD +347.7’
3’ 36 E PIKE ST
PRIVATE MEWS PASSAGE
4’
36
GATE TO PRIVATE MEWS
5’
36
URBAN EDGE: CONCEPTUAL MASSING Occupying the 14th & Madison facade, the urban edge massing will have a strong, uniform expression, characterized by tactility, texture and refined detail.
PRIVATE MEWS: CONCEPTUAL MASSING As the building transitions to the low rise residential neighborhood to the east, the massing breaks down in scale. The private “mews” massing will be characterized by playfulness—expressed in the facade and fenestration.
14TH & MADISON RESPECT THE NEIGHBORHOOD: SEEK AND UNDERSTAND CONTEXT RESPECT THOSE WHO DWELL: LIGHT IS THE PRIORITY This unbuilt mixed-use residential project can best be understood through two frameworks: the location and character of its urban intersection as well as that of the dweller seeking shelter in an urban environment with conflicting desires (to experience the city fully or to retreat to nature). FRAMEWORK 1: Seek and understand context Located just east of downtown Seattle, in the densely populated urban neighborhood of Capitol Hill, the project site exists on two scales: the overall existing urban fabric and that of its immediate context. The massing responds to the hard, urban edge of 14th & Madison, and breaks down in scale as it responds to the low-rise development to the east of the site, the open space of its neighbor to the south as well as the open space of nearby McGilvra Park. Our concept plays with the idea of creating two conditions: the “urban edge” and of the “private mews.” Rather than establishing a consistent form or material palette for the entire massing, each condition responds to its specific location and site factors. Occupying the 14th & Madison façade, the “urban edge” massing has a strong, uniform expression characterized by tactility and texture. The “private mews” massing is characterized by playfulness—both in materials and
fenestration. These two massings are broken by a vertical notch, the light core, which serves as a literal and figural break between the two conditions. FRAMEWORK 2: Light is the priority The exterior is informed by the interior. We began at the core and worked our way out. The units inform the structure, the exterior and the light. While simultaneously working with ideas about site and context, we were also working from the inside out. To that end, we kept this idea sacred: each resident, upon opening the door to their unit, has a direct view to the outside. The two massing conditions of the “urban edge” and “private mews” triggers two different spatial moods and residential experiences: the urban edge units are tight nests, characterized by views to the city/street and the private mews units are long and linear, with expansive views to nature/garden. 14th & Madison aims to unify the block—building upon the existing urban patterns while sensitively responding to the immediate context. At the same time these scales inform the unit design, illustrating the opportunity to create two contrasting resident experiences on a densely packed urban site.
SITE CONTEXT Capitol Hill neighborhood, Seattle
upper queen anne ECODISTRICT BOUNDARY
South lake union
Uptown
Capitol hill madison-miller
belltown
Denny triangle pike/pine
commercial core
first hill
SITE
12th avenue
23rd & union-jackson 14th ave
SITE
pioneer square chinatown-international district
t
ts snosn isdoi amda
E mE
greater duwamish
north rainier
SITE CONTEXT: MACRO The site exists on two scales: the overall existing urban fabric and thits immediate context. Our building massing seeks to respond to the shifting, changing site context and street grid.
site
14TH AVE
SITE CONTEXT: MICRO The massing responds to the hard, urban edge of 14th & Madison, and breaks down in scale as it responds to the low-rise development to the east of the site, the open space of its neighbor to the south as well as the open space of nearby McGilvra Park.
mcgilvra park
E pike st
t
ns
em
so adi
THE MADISON AVENUE BUILDING RESPONSE TO THE CORNER AND STREET GRID: ARCS, PROWS AND CHAMFERS Buildings along Madison Avenue respond to the corner and shifting street grid in three primary ways, in the form of the arc, prow and chamfer. These buildings hold the corner, regardless of what era they were built, what materials were used, whether an entry occupies it or not, or what use it holds.
SILVER CLOUD HOTEL
VIVA
TRACE LOFTS
PEARL APARTMENTS
CENTRAL CO-OP
1700 MADISON
LAWRENCE LOFTS
way
madison st
bro adw
e madison st
STORAGE
arcs chamfers prows
Site
SAAS
CITIZEN
1605 E MADISON
1785 E MADISON
20t ha ve
19t ha ve
ave 18t h
ave 17t h
16t ha ve
ave 15t h
14t ha ve
12t h
ave
13t ha ve
SITE
THE MADISON AVENUE BUILDING RESPONSE TO THE TOPOGRAPHY HOLDING THE STREET EDGE Buildings along Madison Avenue all hold the street edge, regardless of whether they hold residential or retail uses. They step up with the topography. Modulation, if any, occurs at building entries.
TRACE LOFTS
PEARL APARTMENTS
CENTRAL CO-OP
1700 MADISON
LAWRENCE LOFTS
bro adw ay
VIVA
madison st
e madison st
CITIZEN
Site
1305 E MADISON
BULLITT CENTER
1605 E MADISON
1785 E MADISON
ave 20t h
19t ha ve
18t ha ve
ave 17t h
16t ha ve
15t ha ve
14t ha ve
ave 13t h
12t ha ve
SITE
LIGHT IS THE PRIORITY
urban edge
gl
ue
: li
gh
tc or
e
Conceptually, each massing has its own character, in response to the street, neighborhood and site context.
private
the URBAN EDGE and the PRIVATE MEWS.
mews
The massing breaks down into two distinct residential experiences:
views to the city, the street
urban edge: nest unit
private mews: elongated unit views to nature, the garden
nest unit: open 01/studio
TYPICAL UNITS: DESIGNING FROM THE INSIDE OUT We began at the core and worked our way out. We kept this idea sacred: each resident, upon opening the door to their unit, has a direct view to the outside.
elongated units: 1 bedroom, studio
FLOOR PLANS
Leasing/Lobby/Amenity
Create a distinct residential experience specific to site context and massing.
Retail/Commercial Residential Parking Pedestrian Entry
L1 -STREET LEVEL PLAN AT 14TH AVENUE
L2 - STREET LEVEL PLAN AT E MADISON/PIKE
14TH AVENUE
14TH AVENUE
14TH AVENUE
PRIVATE MEWS
Vehicular Entry
L3-L6 TYPICAL RESIDENTIAL FLOOR PLAN
SECTION
Level 7 414’ - 0”
Level 6
PRIVATE MEWS
Level 4 384’ - 0”
SIDEWALK
Level 5 394’ - 0”
14TH AVENUE
404’ - 0”
Level 3 374’ - 0”
Level 2 364’ - 0”
COURTYARD
Level 1 349’ - 0”
Level P1 338’ - 0”’
Level P2 328’ - 0’’
SECTION FACING NORTH
Residential Leasing/Lobby/Amenity Retail Parking
Key Plan
414’ - 0”
Level 6
Level 6
Level 6
404’ - 0”
404’ - 0”
404’ - 0”
Level 5 394’ - 0”
Level 5 394’ - 0”
Level 5 394’ - 0”
Level 3 374’ - 0”
SECTION THROUGH E PIKE AT LOBBY & AMENITY, FACING EAST
Level 4 384’ - 0”
SIDEWALK
Level 4 384’ - 0”
SIDEWALK
Level 7
414’ - 0”
E MADISON ST
Level 7
414’ - 0”
14TH AVENUE
Level 7
PRIVATE MEWS
SIDEWALK
E PIKE ST
SECTIONS
Level 4 384’ - 0”
Level 3 374’ - 0”
Level 3 374’ - 0”
Level 2 364’ - 0”
Level 2 364’ - 0”
Level 2 364’ - 0”
Level 1 349’ - 0”
Level 1 349’ - 0”
Level 1 349’ - 0”
Level P1 338’ - 0”’
Level P1 338’ - 0”’
Level P2 328’ - 0’’
Level P2 328’ - 0’’
SECTION THROUGH MEWS AT LOBBY & AMENITY, FACING NORTH
SECTION THROUGH 14TH AVENUE AT RETAIL, FACING SOUTH
• AT THE HIGHEST POINT OF THE SIDEWALK ADJACENT TO RETAIL, THE SIDEWALK IS APPROXIMATELY 6.5 FEET ABOVE THE RETAIL LEVEL.
Level P1 338’ - 0”’
Level P2 328’ - 0’’
SECTION THROUGH E MADISON AT RETAIL, FACING NORTHEAST
Residential Leasing/Lobby/Amenity Retail Parking
Key Plan
Key Plan
Key Plan
Key Plan
MADISON AVENUE EXPERIENCE
Retail/Commercial
Hold the corner by keeping a strong urban edge on a busy, fast-moving street.
Leasing/Lobby/Amenity Residential
PRIVATE MEWS
Pedestrian Entry
14T
HA VE NU
E
14TH AVENUE
Site Circulation
EP
IKE
ST
346’
347’
348’
349’
350’
351’
352’
353’
354’
355’
356’
357’
358’
359’
360’
361’
362’
363’
364’
E MADISON ST
PRIVATE MEWS EXPERIENCE
Leasing/Lobby/Amenity
Hold back from the property line to create a memorable experience for residents and be a good neighbor by breaking down the massing.
Residential Pedestrian Entry
E PIKE ST
E PIKE ST
Site Circulation
+364’
+347.7’
+349’
ISO
AD
EM
0’
36
T NS 1’ 36
9’ 34 2’
36 ADJACENT BUILDING’S COURTYARD +347.7’
3’ 36 E PIKE ST
PRIVATE MEWS PASSAGE
4’
36
GATE TO PRIVATE MEWS
5’
36
URBAN EDGE: CONCEPTUAL MASSING Occupying the 14th & Madison facade, the urban edge massing will have a strong, uniform expression, characterized by tactility, texture and refined detail.
PRIVATE MEWS: CONCEPTUAL MASSING As the building transitions to the low rise residential neighborhood to the east, the massing breaks down in scale. The private “mews” massing will be characterized by playfulness—expressed in the facade and fenestration.
