early design guidance - seattle - lowrise 3 overlay zones: ... sept/mar 9:00am shadow lines dec...

EARLY

DESIGN

GUIDANCE

111 21st Avenue Seattle, WA 98122SDCI Number: 302578209 December, 2016

Cadence 21st Ave

SDCI

2

Vision Team Objectives

• Enhance the community by working with the exiting Clairemont Apartments to create greater design opportunities for both developments.

• Reinforcing the network of open space in the neighborhood by providing distinctive common areas and multi-use open areas

• Respond to and support the ever increasing multi-modal lifestyle of current and future residents in the community

Cadence: Cadence Real Estate is recognized as one of the premiere value-add property managers and real estate investors in the Northwest. We seek to create a high standard of living for our residents.

GGLO: We seek to bring the essence of community alive in each of our projects – believing that the fundamental desire to interact and feel a part of something can be evoked through design. This perspective runs deep through our practice, helping ensure our solutions have the most positive impact in any context and place. We believe it’s both the opportunity and responsibility of design to inspire the best aspects of community. To create belonging, improve lives, spark opportunity, foster relationships and create unforgettable personal moments.

KPFF: Partnering with the world’s most thoughtful professionals to engineer extraordinary places, KPFF is a multi-office, multi-discipline engineering firm. We’re driven by a commitment to our core values of Excellence, Trust, Relationships, Stability, and Passion; defining our professional practice, how we are organized and our commitment to our clients and employees.

The Central District has a rich history and an authentic sense of place that we value and look to augment with our proposed design. Working directly with the existing Clairemont Apartment building to the South, our objective is to weave a design solution that is thoughtful, vibrant and livable into the rich community.

The design features two residential building segments, each with one stair, positioned over a central courtyard. The program consists of 28 market rate studio efficiency dwelling units, surface parking for approximately 3 vehicles, a residential lobby/leasing area that will function for both the existing Clairemont Apartments and the new apartments, a ground level amenity lounge, two rooftop terraces, one trash collection area, and bicycle storage for approximately 23 bikes. Neither building includes an elevator, but a lift will be provided in the East building to allow for accessible access from the lobby to the courtyard.

We are committed to making this next stage in the evolution of the Clairemont a success for both its residents and the community.

Design Professional:

GGLO1301 1st Ave,Suite 301Seattle, WA 98101

Contact: Alex Kenton(206) 902-5457

Owner:

Cadence Real Estate2930 Westlake Ave N,Suite 100Seattle, WA 98109

Contact: John Fenton(206) 914-3241

City of Seattle:

Department of Construction & InspectionP.O. Box 34019Seattle, WA 98124

Contact:Crystal [email protected]

Residential Units:Approximately 28 Efficiency Dwelling Units

Leasing Office:Approximately 400 sf of Residential Leasing Space

Parking Stalls:Approximately 3 on Site Parking Stalls

Address: 111 21st Ave, Seattle, WA 98122

Parcel:982670-1220

Base Zone:LR3 - Lowrise 3

Overlay Zones:Frequent TransitDetached Accessory Dwelling Units23rd & Union-Jackson (Residential Urban Village)

3

Vicinity Map

16

Table of Contents

01

02

03

04

Development Objectives

Urban Design Analysis

Site Planning

Zoning Analysis

03

04

12

05 Design Guidelines 18

04

06

07

Design Opportunities

Departures

20

34

21st Ave

20th Ave

19th Ave

18th Ave

17th Ave

16th Ave

15th Ave

14th Ave

13th Ave

12th Ave

Interstate 5

Interstate 90 Express

Bro

adw

ay

E Jefferson St

E Terrace St

E Alder St

E Spruce St

E Fir St

E Yesler St

S Main St

S Jackson St

SiteBailey Gatzert Elementary School

Garfield High School

Judkins Park & Playfield

Frink Park

Leschi Elementary School

23rd & Jackson Urban Village Center

Powell Barnett Park

Seattle University

Swedish Medical Center

5 Minute Walking Distance

10 Minute Walking Distance

S King St

S Weller St

S Lane St

S Dearborn St

22nd A

ve

23rd A

ve

24th Ave

25th Ave

26th Ave

27th Ave

29th Ave

30th Ave

32nd A

ve

33rd A

ve

31st Ave

ML K

ing Jr W

ay

Pratt Park

Spruce Street Mini Park

Wisteria Park

08 Comment Responses 37

4

LR2Lowrise

2

Site: LR3Lowrise 3

Major Arterial Street & Bus Line

LR3Lowrise 3

LR3Lowrise 3

LR3Lowrise 3

NC1-40NeighborhoodCommercial 1

21st Ave South

21st Ave

20th AveE Fir Street

E Spruce Street

E Yessler Street

22nd Ave

20th Ave South

19th Ave South NC1-40

LR3-RCLowrise 3

Residential-Commercial

Site Zoning Axonometric

Urban Design Analysis

Major Arterial & Bus Line Existing Path Providing Access to 20th & 21st Avenues Access & Entrances to Neighboring Buildings

5

Sun, Wind & Light

Sun Access Site Shading Mask

Annual Wind Exposure in Hours

Sept/Mar 9:00am Shadow Lines Dec 9:00am Shadow Lines June 9:00am Shadow Lines

Sept/Mar 12:00pm Shadow Lines Dec 12:00pm Shadow Lines

Sept/Mar 6:00pm Shadow Lines Dec 6:00pm Shadow Lines

June 6:00pm Shadow Lines

400

200

0-3 mph

4-7 mph

N N

W E

5am

6am

7am

8am

9am10am

11am12pm1pm

Shading Object

June February / October

2pm3pm

4pm

5pm

6pm

7pm

S

80°

70°

60°

50°

40°

30°

20°

10°

800

600

1200

1000 1400

8-12 mph

13-17 mph

18-24 mph

April / August December

March / September

6

Architectural Context:

E Yessler Way

E Fir Street

21

st Ave

20

th Ave

19

th Ave

22

nd A

ve

23

rd A

ve

21

st Ave S

20

th Ave S

22

nd A

ve S

23

rd A

ve SCommunity Context & Nodes Map

0’ 65’ 130’

Site

7

4

9

10

6

8

3

2

5

1

11

12

Site

New or Proposed Multifamily

Existing Multifamily

7

Neighborhood Context

1. The Clairemont Apartments

Open Space Context

Community Context

2. Green House Cafe 3. Spruce Apartments 4. Broadcast Coffee Roasters

6. Spruce Street Mini Park 7. Pratt Park 8. Dr Blanche Lavizzo Park

9. New Hope Missionary Baptist Church 10. Central Area Health Care Center 11. Tolliver Temple Church of God 12. First Place School

5. Vida Rowhomes

8

Contextual Patterns:

Facade is setback too far from the street to reinforce a positive urban frontage

Front setback should not be so large, implying suburban

aesthetic.

Parking should not be located between facade

and street.There should not be a fence creating a wall along the street edge eliminating

any kind of urban connection.

Main entry should not be hidden and removed from the street.

Open space should not be this unusable and unattractive, offering no benefit to the site or network of open

spaces

Residential unit entries on the street help create identity and connect to surrounding area

Design emphasizes the building entry and holds the street corner while reinforcing the relationship

to urban context

Materials are simple and contemporary while relating to context

Materials are simple and

contemporary while relating to

context

9

East Site Elevation & Context Patterns:

0’ 20’ 40’

PL PL

Existing Parking Lot

Maximum Development Envelope

Continuing horizontal datum from context building to create a distinction between the ground plane and upper levels

Existing Clairemont Apartments

E Yessler Way

1

1

2

3

3

4

2

4

4

5

5

Matching building heights to reinforce positive urban context and create continuity between developments.

Focus access, circulation, and activity to the spaces between buildings to create positive outdoor areas.

Like the neighboring context, create a front entry to give the development street presence and reinforce positive urban design

Similar to surrounding context, create a simple fenestration pattern that focuses on facade materiality and design.

Building sits right on the curb to create a relationship with the street enhancing

surrounding urban fabric .

The building pulls back to create open space and gives depth to the project

Entry is visible and clearly relates to the street and urban context

10

Street Views: 21st Avenue

Looking West Towards the SiteProposed Development Site

S N

Looking East Away from the Site

N S

Existing Street Tree

Existing Curb & 30’ Concrete Access StreetExisting Seattle City Light Pole, Transformer, & Guy Wire

Existing Street TreeClairemont Apartments

Intersection of E Yesler & 21st AveExisting Seattle City Light Pole, Transformer, & Guy Wire

11

Site Orientation:

Site View Looking North

Site View Looking South (neighboring brick facade is being repointed and painted)

Site View Looking East

Site View Looking West

12

Existing Site Survey:

0’ 8’ 16’

Site: 982670-1220Parcel No.

982670-1203

Parcel No.982670-1220

Parcel No.982670-1204

Parcel No.982670-1205

Parcel No.982670-1230

52'-0" Right of Way30'-0" Road Width

21st AvenueConcrete Access Street

Existing 4 Story Apartment

Building


Building

Site Planning

Existing Path Connecting 20th & 21st Avenues

13

Tree Survey Tree Report

CH6:

CH10:

6”

10”

No

No

Code: Common Name: Diameter (DBH) Exceptional:

DS10: Deciduous*

Cherry

10” No

DS12: Deciduous* 1’-0” No

DS14: Deciduous* 1’-2” No

HO14:

MP14:

Holly

Maple

1’-2”

1’-2”

No

No

MP16: Maple 1’-4” No

MP18: Maple 1’-6” No

HO14

MP14

DS12

DS10DS12

DS12DS10

DS10DS8

DS14

MP18

DS12

CH6

MP18MP16MP18

CH10

DS8: Deciduous*

Cherry

8” No

* Believed to be Laurel but waiting on confirmation

14

52'-0" Right of Way30'-0" Road Width

21st AvenueConcrete Access Street

Concrete Curb & Sidewalk

Vehicle Driveway & Parking Entrance

Neighboring Parcel Boundaries

Existing Trees

N89º58'38"W 127.99'

N89º58'38"W 128.00'

Parking Stalls & Aisle Widths

N0º00'26"W

50.00'

N0º00'51"E

50.00'

Primary Building Entrances

Amenity Area

ADA Residential Units

Leasing Office

Residential Unit Entrance

18'-0"

5'5'

40'-0

"

16'-0"24'-0"

15'-0" 44'-0" 20'-0" 46'-0"

5'

3'

+280’

5'-6"39'-6"

1

1

2

22

1

Open Space or Planting

Proposed Site Plan:

0’ 8’ 16’

Existing 3-4 Story Apartment

Building


Building

Parcel No.982670-1203

Parcel No.982670-1220

Parcel No.982670-1204

Parcel No.982670-1205

Parcel No.982670-1230

+280’

+298’

+298.75’

Legal Description: YESLERS H L 1ST ADD S 50 FT

15

Proposed DesignOur site is nestled to the Northeast of the Clairemont on a 50’ by 128’ slopped site. While blocking a majority of strong wind from the south, the Clairemont acts as a wall shielding a large portion of our site from access to the sun. Our initial reaction was to take the long, linear shape of the site and provide a building that maximized exposure to light and air. We studied separating building masses to optimize access, while also providing ample amounts of open space at the ground level.

Currently, the neighborhood has a wonderful network of parks and open spaces. There are over twelve large parks and public spaces within a ten minute walk of our site. We wanted to contribute to this network of open spaces by providing a multi-use central courtyard. The heart of our project is a multi-modal courtyard that serves as access for residents and other services, but also creates a large outdoor amenity. This hub extends out into the existing network of open spaces and enhances the site.

Additionally, we endeavored to give both buildings presence from the street. The West building has a double high residential lobby and leasing office that connects to the street and creates a welcoming urban face for the project. Furthermore, the East building incorporates an enclosed amenity space at the ground level to help create life and activity at its entrance off the courtyard.

Site Access Diagram21st A

ve

West Building Pedestrian Entrance

Woonerf / Open Space Amenity

East Building Entry

Pedestrian Access to 20th Ave

Green Roof

Rooftop Amenity

Vertical Circulation

Accessible Unit

Enclosed Amenity

Rooftop Amenity


Accessible Unit

Lobby / Leasing

16

Maximum Zoning Envelope:

Site Setbacks:

40’-0” Building Height Limit for Grade Plane 1

40’-0” Building Height Limit for Grade Plane 2

+xxx’-0”

+xxx’-0”

Front Yard Setbacks

• 50’-0” Front Yard Width• 40’-0” Max Building Height• 5’-0” Minimum Setback

• 50’-0” Rear Yard Width• 40’-0” Max Building Height• 15’-0” Minimum Setback

• 128’-0” Side Yard Width• 40’-0” Max Building Height• 5’-0” Minimum Setback• 7’-0” Average Setback• 15’-0” Minimum Setback• 65% of 128ft Site Width =

83.2ft Maximum Facade Width

PL

Rear Yard Setbacks

Side Yard Setbacks

Zoning Analysis

PL

PL

15’-0” Min. Setback



15’-0” 65% Max. Facade Width

7’-0” Avg. Setback

40’-0

” B

uild

ing

Hei

ght

128’-0”

50’-0”

40’-0

” B

uild

ing

Hei

ght

23.45.510 Floor Area Ratio (FAR) Limits

17

Land Use Considerations

23.45.512 Density Limits - LR Zones

23.45.514 Structure Height

23.45.514 Structure Height

23.45.518 Setbacks and Separations

23.45.522 Amenity Area

23.45.522 Amenity Area - Continued

23.45.524 Landscaping Standards

23.45.527 Structures Widths & Facade Length Limits in LR Zones

23.45.529 Structures Widths & Facade Length Limits in LR Zones

23.54. 015 Required Parking

Table A for 23.45.510: FAR in LR Zones for Apartments 1.5 or 2.0

Table A for 23.45.512: Density Limits in LR Zones for Apartments No Limit

Table A for 23.45.514: Structure Height in LR Zones for Apartments 40ft

Table A for 23.45.514: Structure Height in LR Zones for Apartments 40ft

H. Roof surfaces that are completely surrounded by a parapet may exceed the applicable height limit to allow for a slope, provided that the height of the highest elevation of the roof surface does not exceed 75 percent of the parapet height

I. For any structure with a green roof, up to 2 feet of additional height above the maximum height for the roof is allowed.

Table A for 23.45.518: Required Setbacks in LR Zones• Front Yard: 5ft Minimum• Rear Yard: 15ft Minimum with no alley• Side Yard: 5ft Minimum 7ft Average for facades greater than 40ft in length

A. 1. The required amount of amenity area for rowhouse and townhouse developments and apartments in LR zones is equal to 25 percent of the lot area (1,600sf)A. 2. A minimum of 50 percent of the required amenity area shall be provided at ground levelA. 4. For apartments, amenity area required at ground level shall be provided as common space.D. 5. b.1) At least 50 percent of a common amenity area provided at ground level shall be landscaped with grass, ground cover, bushes, bioretention facilities, and/or trees.

D. 6. Parking areas, vehicular access easements, and driveways do not qualify as amenity areas, except that a woonerf may provide a maximum of 50 percent of the amenity area if the design of the woonerf is approved through a design review process pursuant to Chapter 23.41.

B. 1. Existing street trees shall be retained unless the Director of the Seattle Department of Transportation approves their removal.

B. 1. The maximum combined length of all portions of façades within 15 feet of a lot line that is neither a rear lot line nor a street or alley lot line shall not exceed 65 percent of the length of that lot line, except as specified in subsection 23.45.527.B.2.

G. 1. For each apartment structure, a principal shared pedestrian entrance is required that faces either a street or a common amenity area, such as a landscaped courtyard, that abuts and has direct access to the street. Additional pedestrian entrances to individual units are permitted.G. 2. If more than one apartment structure is located on a lot, each apartment structure separated from the street by another principal structure shall have a principal entrance that is accessible from a common amenity area with access to the street.G. 3. The shared entrance of each apartment structure shall have a pedestrian entry that is designed to be visually prominent, through the use of covered stoops, overhead weather protection, a recessed entry, or other architectural entry features.

Table B for 23.54.015: No Parking is Required for Residential UsesTable D for 23.54.015: 0.75 per Small Efficiency Dwelling Unit (21 Stalls)

18

CS2: Urban Pattern and Form

Response: Response: Response:

CS3: Architectural Context and Character PL4: Active TransportationA. Location in the City and Neighborhood1. Sense of Place2. Architectural Presence

A. Emphasizing Positive Neighborhood Attributes1. Fitting Old and New Together

Planning Ahead for Bicycles2. Bike Facilities

The project design will be integrated with the existing Clairemont apartments, which we feel will add greatly to the sense of place and presence for the development. The resulting vertical design, open space and landscaping will take advantage of the existing fabric of this structure. The building edge between the two sites will be modulated and offset to create opportunities for new open space and views on to and off the site.

The proposed project will have a direct relationship with the neighboring Clairemont Apartments. The mews, connecting stairs, and other site elements knit this existing apartment with the new development into one common experience for residents. The subdivision of the building into two segments creates an open space that allows light and activity to be introduced between the building masses. The architectural design will provide similarities and contrasts that fit old and new together.

Given the bike-able environment offered by the neighborhood, the project anticipates designing positive places for bicycles to enter and be stored on site. Portions of the required bike storage will be provided directly adjacent to the mews in a daylit, weather protected and readily accessible storage zone. Additional short term parking for bikes will be provided at the building lobby entrance and in other spots throughout the site. As the design evolves, the integration of bicycle users will be further explored.

Design Guidelines

19

Response: Response:

DC1: Project Uses and Activities DC2: Architectural ConceptC. Parking and Service UsesD. Multiple Uses

A. Massing2. Reducing Perceived Mass

By creating two distinct buildings with a shared open space between, the resulting site plan features a common woonerf area that will accommodate bikes, foot traffic and a small number of vehicles. The woonerf will be fronted with entries to residential amenities, bike storage, accessible units, and an accessible route for mobility impaired residents.

Instead of a long monolithic building mass, the project responds to the elongated single frontage site by providing two distinct and separate building forms with a woonerf between them. The design gesture results in positive open space, positive unit frontage, and a reduced impact to neighboring properties.

20

Opportunities

Constraints

• Efficient apartment levels that open up at the ground plane to create opens space and ground amenity area.

• Residential lobby and walk-up ground with an additional 5’ setback from the street

• Parking portal is set back 65ft from the property line to reduce impact of parking and garage

• Large rooftop amenity with afternoon and evening light• Off-street structured parking with .31 parking stalls per unit

• Offset massing driven by 65% facade width is bulky and monolithic creating a sharp contrast between existing apartment buildings and smaller neighboring housing

• The design is wall like reduced access to sun, wind and light and severely shading parcel to the north.

• While the building has a dominant presence on the street, it does not maintain a strong residential connection through lobbies and amenities.

• As the massing progresses up hill the building splits to create a central courtyard space providing ample ground level outdoor amenity area.

• The building massing has been carved to increase access to light, wind and air

• A prominent residential lobby and amenity space off of the central courtyard help create a relationship to the street and reinforce street connectivity

• No on-site parking or vehicular access to the western portion of the site limits potential uses and hinders service uses

• Average unit size is quite small and encroaches on comfort• The bulk and scale of the upper floors is wall like, cutting off light access

to the neighboring parcel• The hight and elevation of the courtyard does not retain connectivity to

the street diminishing the potential for a network of open spaces

Option I - FAR 2.0 Option II - FAR 2.0 Option III - FAR 1.8

• Splitting the building into two allows for better massing and result in a design more unique to the site and neighborhood by utilizing the topographical transitions

• The site is anchored by a central open space that is multi-modal and creates a network of open spaces and uses.

• The open space serves as a multi-modal woonerf allowing for a variety of uses and services

• Contextually, splitting the building into two creates a massing that is more fitting with the neighborhood and diminishes the solar impact of the design on neighboring parcels

• The double high residential lobby and amenity spaces create a relationship with the street increasing connectivity

Design Opportunities

Opportunities

Constraints

Opportunities

21

Art Integrated Landscape(Bridges@11th, Seattle, Washington)

Function & Form, Multi-Use Hardscape and Landscape (Bridges@11th, Seattle, Washington)

Indoor - Outdoor Amenities Connection (AMLI South Lake Union Phase I, Seattle, WA)

Network of Open Spaces (Spruce Street Mini Park, Seattle, Washington)

Variety of Access and Uses Along Open Space (Alley 111, Bellevue, Washington)

Simplicity of Form and MaterialityFremont Lofts, Seattle, Washington)

Inviting Lobbies with Connection to the Street (AMLI Mark24, Seattle, Washington)

22

Massing: Option I

Opportunities

Summary

Constraints

• Efficient apartment levels that open up at the ground plane to create opens space and ground amenity area.

• Residential lobby and walk-up ground with an additional 5’ setback from the street• Parking portal is set back 44ft from the property line to reduce impact of parking and garage• Large rooftop amenity with afternoon and evening light• Off-street structured parking with .31 parking stalls per unit

• One five-story apartment building totaling 17,506 gsf• 1 ADA studio and 31 efficiency dwelling units (average unit size 446sf)• 2,632 sf parking garage with 10 parking stalls• 340sf residential lobby• 2,995sf of ground level & podium open space

• Offset massing driven by 65% facade width is bulky and monolithic creating a sharp contrast between existing apartment buildings and smaller neighboring housing

• The design is wall like reduced access to sun, wind and light and severely shading parcel to the north.• While the building has a dominant presence on the street, it does not maintain a strong residential

connection through lobbies and amenities.

Analysis of Potential Solar Availability

VehicleEntry

Main Residential

Entry



31 Residential Units

ADA Residential UnitParking Garage (10 Stalls)

Residential Lobby

Rooftop Amenity

Walk-Up Residential

Entry

0’ 16’ 32’

0’ 16 32’

23

Ground Plan: Northwest Perspective View:

21st Ave

ADA Unit

LobbyA

1

2

3

4

5

6

8

9

Mech.

Typical Residential Plan:

21st Ave

Residential Units

7

Northeast Street View:

116'-0"5'

47'-0

"

Pedestrian Entry

Vehicular Entry


Residential Lobby

Structured Parking

Boiler / Mechanical Room

24

Massing: Option II

Main Residential

Entries




ADA Residential Unit

Rooftop Amenity

Residential Amenity

Central Open Space

Residential Lobby

Walk-Up Residential

Entry

Summary

• As the massing progresses up hill the building splits to create a central courtyard space providing ample ground level outdoor amenity area.

• The building massing has been carved to increase access to light, wind and air• A prominent residential lobby and amenity space off of the central courtyard help create a relationship to

the street and reinforce street connectivity

• One five-story apartment building totaling 14,886gsf• 1 ADA studio, 2 walk up studios and 27 efficiency dwelling units (average unit size 361sf)• No on-site parking provided• Two residential lobbies totaling 565sf• 2,649sf of ground level open space and unenclosed amenity• 780sf of rooftop amenity space

• No on-site parking or vehicular access to the western portion of the site limits potential uses and hinders service uses

• Average unit size is quite small and encroaches on comfort• The bulk and scale of the upper floors is wall like, cutting off light access to the neighboring parcel• The hight and elevation of the courtyard does not retain connectivity to the street diminishing the potential

for a network of open spaces

Opportunities

Constraints


25

Ground Plan:

Walk Up Residential Units

21st Ave


21st Ave

Residential Units

LobbyLobby

AmenityMech. ADA UnitResUnit

ResUnit

Northwest Perspective View:

Northeast Perspective View:

43'-0" 25'-9" 40'-0"

40'-0

"

0’ 16’ 32’

0’ 16 32’

Pedestrian Entry

Amenity


Residential Lobby


26

Massing: Option III - Preferred Design

VehicleEntry

Main Residential

Entry

Roof Amenity Area


Green Roof

Green Roof

Green Roof

ADA Residential Unit

Residential Lobby / Leasing Office


Woonerf / Open Space with Parking for 3


Roof Amenity Area

Enclosed Amenity

Open Space / Amenity

Walk-Up Residential

Entry

Street View from 21st Ave:

Summary

• Splitting the building into two allows for better massing and result in a design more unique to the site and neighborhood by utilizing the topographical transitions

• The site is anchored by a central open space that is multi-modal and creates a network of open spaces and uses.

• The open space serves as a multi-modal woonerf allowing for a variety of uses and services • Contextually, splitting the building into two creates a massing that is more fitting with the neighborhood

and diminishes the solar impact of the design on neighboring parcels• The double high residential lobby and amenity spaces create a relationship with the street increasing

connectivity

• Two five-story apartment buildings totaling 13,754gsf• Two ADA walk-up studios and 26 efficiency dwelling units (average unit size 382sf)• Woonerf open parking court with parking for 3 vehicles• 370sf double high residential lobby and leasing space• 266sf ground level enclosed amenity space• 2,816sf of ground level open space and unenclosed amenity• 300sf of rooftop amenity space• 2713sf of green roof

• Decreased front yard setback from 5ft to 3ft• Increased maximum facade width from 83.2ft (65% of site width) to 90ft

Opportunities

Departures:


27

Residential Units

0’ 16’ 32’

0’ 16 32’

Ground Plan:

Pedestrian Entry

Vehicular Entry

21st Ave Amenity


Residential Lobby


21st Ave

Amenity

ADA Unit ADA Unit

Lobby / LeasingWoonerf /

Open Space Amenity

A

1 2 Bike

Bike

Mech.

Trash

Open Space

Amenity

Northwest Perspective View:

Northeast Perspective View:

44'-0" 20'-0" 46'-0"

40'-0

"


0’ 8’ 16’

28

AB

D CCA

Landscape Concept: Ground Plane

Scored Permeable Concrete

Permeable Concrete with Planting Bands

Scored Concrete Driveway Catenary Lighting Large Iconic Planters

Permeable Paving with Integral Color

Parking

Property Line

Property Line

Accessible UnitAccessible Unit

Common Amenity

Private Unit

Private Unit

Leasing Lobby

Bicycle Parking

Accessible Parking

Trash Enclosure

DrivewayBBQ Pod

Outdoor Amenity

B

C D E F

F

E

21st Ave

0’ 8’ 16’

29

Fire Pit Feature

Wood Bench Seating

Greenroof Parapet Mounted Glass Guardrail Pedestal Pavers Wood Lounge Seating

Landscape Concept: Roof Plan

A

A A

A

B

B

B

B

C

C C

D

D

E

EF

F

Stair Stair

A

30

Ground Plane InteractionAmenity Diagram:

Enclosed Amenity Area

EastBuilding

West Building Enclosed

Amenity Area (Living Room)

Residential Unit

Bike Area

Outdoor Amenity

(Front Porch)

Pedestrian Area

Multi-Modal Area

Primary Building Entry

Pedestrian Access from West Building

and 20th Ave

Pedestrian Access from the East Building

31

South Elevation:

0’ 8’ 16’

Avg. Grade Plane 2

40’ - 0”

40’ - 0”

+294.18’

Avg. Grade Plane 1+286.27’

Top of Grade Plane 1 +326.27’

Top of Grade Plane 2 +334.18’

32

December 21st at 09:00am December 21st at 12:00pm December 21st at 06:00pm June 21st at 09:00am

March / September 21st at 09:00am March / September 21st at 12:00pm March / September 21st at 06:00pm

June 21st at 12:00pm June 21st at 06:00pm

Sun & Shadow Analysis:

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DeparturesDeparture Request 1: Maximum Facade Width

23.45.527: Structure Width and Facade Length Limits in LR Zones

B. Maximum facade length in Lowrise zones.1. The maximum combined length of all

portions of facades within 15 feet of a lot line that is neither a rear lot line nor a street or alley lot line shall not exceed 65 percent of the length of that lot line, except as specified in subsection 23.45.527.B.2.

Design Standard Departure Request Rationale Supporting Guidelines

Maximum Facade Area Allowed by Land Use Code: 3,601 sf Proposed Facade Area: 3,474 sf (127sf less than max allowed)

Facade Area Allowed with Maximum Facade Width

44’-0” (52.9% Max Facade Width) 39’-2” (47.1% Max Facade Width)128’-0” Site Length (83’-2” Max Facade Width)

Proposed Facade Area with Additional Facade Width

Facade Area Beyond Maximum Facade Width

44’-0” (52.9% Max Facade Width) 46’-0” (55.3% Max Facade Width)6’-9” Beyond Max Facade Width

128’-0” Site Length (83’-2” Max Facade Width)

Request to depart from the 65% maximum facade width and instead provide more open space at the ground level in exchange for extra length.

In order to create a more interactive and successful open space at the center of our site we would like to depart from the maximum facade width limit of 83.2ft. Our rationale for exceeding the maximum facade width is to trade potentially developable area at the ground level and roof for additional building width. The maximum developable facade area is 3,601sf and our proposal has a facade area of 3,474sf. Not only does our building form enhance and reinforce a more successful open space but it’s facade area is less than the maximum area allowed.

CS2: Urban Pattern and Form• Character of Open Space: “How best to support

[Open Space] through project siting and design”

PL3: Street-Level Interaction• Residential Edges, 4. Interaction: Provide

opportunities. “And space for informal events in the area between buildings as a means of encouraging interaction.”

DC1: Project Uses and Activities• Multiple Uses: “Design parking areas to serve

multiple uses such as children’s play space, outdoor gathering areas, sports courts, woonerf, or common space in multifamily projects.”

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Elevation Overlay

Areas to focus residential glazing

Existing Clairemont ApartmentsSouth Face of Proposed Building

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Departure Request 2: Front Yard Setback

23.45.518: Setbacks and Separations

A. LR zones. Required setbacks for the LR zones are shown in Table A for 23.45.518

Front Setback for Apartments: 5ft minimum

Design Standard Departure Request Rationale Supporting Guidelines

Area Encroaching into Front Yard Setback

Relinquished Area to Side Yard Setback over 4 Floors

535 sf of Relinquished Floor Area over 4 Floors

234 sf of area inside setback over 3 floors

5ft Front Setback

11ft of Sidewalk & Planting in R.O.W.

7ft of Sidewalk Between R.O.W. and Property Line

5’-6” Additional Setback

5’-0” Side Yard Setback

2’-0”

Required Front Yard Setback Proposed Setback & Area Trade

3ft Front Yard Setback

Departure 1 is a request to reduce the front yard setback from 5ft to 3ft while providing additional setback to the south side yard setback.

The current sidewalk and right of way are very deep (18ft). The property line is 7ft from the Right of Way and there is an additional 11ft of sidewalk/planting to the curb. Any additional setback beyond the current 18ft from the curb line would be detrimental to an urban context.

Additionally, a narrower 3ft setback is more similar to the neighboring building south of our site. That building has no setback and provides a strong anchor for architectural context.

Furthermore, additional setback area is being provided to the south side yard setback. This relinquished area is greater than the area of setback lost to the front setback.

CS2 Urban Pattern & Form• Connection to the Street: “Consider the

qualities and character of the streetscape... and it’s function... in siting and designing the building.”

• Mid-Block Sites: “Continue a strong street-edge where it is already present, and respond to datum lines created by adjacent buildings at the first three floors.”

DC2 Architectural Concept• Fit with Neighboring Buildings: “consider

aspects of neighboring buildings”

11ft of Sidewalk & Planting in R.O.W.

7ft of Sidewalk Between R.O.W. and Property Line

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Draft EDG Comment Responses:1. Analysis:

a) Further document analysis of the surrounding architectural character: i. Provide analysis of entry patterns/ how the buildings meet the street. How can this

analysis inform the way the entry and design evolves? ii. Provide analysis of the fenestration patterns and strong datum lines in the surround

area that can inform the proportions of the proposed design. iii. Document prominent materials, scale of materials etc. Response: See page 4 for updated access information, and pages 8-9 for contextual patterns and analysis.

2. Massing/Design:a) Relocate trash away from street frontage. Also with 28 units, can you clarify if a dumpster(s)

will be used? Staff has concerns related to 28 separate bins, recycling, composting. Please clarify. Response: The solid waste storage area has been removed from the street front and we are currently working with Liz Kain to identify the best location for waste storage on our site. Additionally, solid waste storage on our site will be in dumpsters not separate bins.

b) Preferred scheme C has some interesting massing moves. The two buildings seem to be related however not identical, which can provide opportunity to create two distinct buildings with a shared material and design language.

c) That said, there seems to be a lot of push/pull movements happening along the SE corner of the east building. Can you clarify the notch on this corner? The massing moves are interesting, however, if all these smaller moves are maintained as the building evolves, staff has some concern regarding material application becoming too busy and how the different facades will meet. Response: Per your comments, the notch has been removed to create a simplified massing form. We look forward to refining the overall volume of both buildings as the architectural character and open space are developed.

d) Is the stair tower proposed to be open or closed? Is there opportunity for the stair tower to further enhance the quality of light and air access for these units? Response: Currently the stair towers are to be enclosed. While we agree open stair towers offer an interesting opportunity, in this particular case there are feasibility issues in implementing this. Also, given the relationship of the stair to the building mass it would create some deeply shaded conditions on the resultant interior faces, particularly in winter months.

e) For the West building, consider taking advantage of the units that are adjacent to the roof space by providing additional amenity area. Response: We intend for units to have direct access to the roof, and that residents would be able to access the roof via the central stair. The roof will be occupiable and will have planting and an extensive green roof.

f) Provide conceptual landscape plan for the roof. Response: See page 29

g) Provide precedent images identifying potential material application, fenestration, and entry treatment to provide a more clarity on design intent. Response: See pages 30-31

h) Please clarify support use. Response: The support label represents area for mechanical equipment and central boilers for hot water. The support labels throughout the packet have been updated to reflect this.

i) Further clarify the intended connection to the woonerf from the adjacent amenity area. Provide amenity area diagramResponse: See page 30

j) Additional comments pending final packet submittal.

3. Departures:a) Please clarify the noted “borrowed area” on departure page.

Response: The borrowed area was there to signify floor area in the front setback. The label has been amended.

b) Provide window/privacy overlay study and section across site documenting relationship and impacts on adjacent residential structures.Response: See page 35

c) Minimum waste storage area is not a departure. Coordinate this with Liz Kain from SPU [email protected]. Response: This departure request has been removed and we are working with Liz Kain to find the best location for solid waste storage on our site.

early design guidance - seattle - lowrise 3 overlay zones: ... sept/mar 9:00am shadow lines dec...

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