early design guidance #2 - avalon ballard
TRANSCRIPT
EARLY DESIGN GUIDANCE #2 - AVALON BALLARD
DPD Project No.: 3009098October 13, 2008
1 4 0 0 N W M a r k e t S t | S e a t t l e , W a s h i n g t o n
AVALONBAY COMMUNITIES | ANKROM MOISAN ASSOCIATED ARCHITECTS
DPD #3009098 | AMAA #071660
EARLY DESIGN GUIDANCE #2 AVALON BALLARD 1400 NW MARKET ST2
1
1
SITE
SAFEWAY
6
2
7
MCDONALDS
FIRESTONE TIRES4
5 PARKER PAINT
GILMAN PLAYGROUND
2
3
BALLARD MARKET
BURGER KING8
3 4
5
6
7
8
SHELL GAS STATION99
10 BALLARD PLACE CONDOS
HJARTA CONDOS
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16
FORMER DENNY’S SITE (MIXED USE PROPOSED)
ALEXAN BALLARD APARTMENTS13
14 FIRE STATION
WALGREENS
12
BALLARD SEWING AND VACUUM
1110
11 12
13
14
15
16
5
4
3 2
17 SAFEWAY GAS STATION
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17 15
14
13 11
12
10
LOOKING SOUTH
LOOKING EAST
LOOKING WEST
LOOKING SOUTHWEST
NW MARKET ST
NW 56TH ST
14TH
AVE
NW
15TH
AVE
NW
SUMMARY OF EDG #1CONTEXT
SF-5000SF-5000
NC2-40NC2-40
L-1 25’L-1 25’
C1-65C1-65
NC3-65NC3-65
NC3-65NC3-65
NC3-85NC3-85
L-1 L-1 25’25’
L-1 L-1 25’25’
C1-65C1-65
IG2/65IG2/65
L-3 30’L-3 30’
3October 13, 2008
EARLY DESIGN GUIDANCE #2AVALON BALLARD 1400 NW MARKET ST
SUMMARY OF EDG #1PREFERRED MASSING
• 328,380 GSF, 234 units
• FAR = 4.51
• Divided into two distinct masses along NW Market Street
• Maximize courtyard which opens up to south-ern exposure
• Sidewalk access to raised courtyard
• Provides units facing west
Pros and Cons of Massing
Pros• Improves light exposure into courtyard• Large courtyard with visual public connection• Best potential design responses to adjacent properties• Improves unit layouts• Improves neighborhood connections to NW Market St and Ballard• Most potential for engaging and connecting with site, courtyard, and right-of-ways• Breaks up facades and creates ground level public open spaces• Best opportunity for direct entry units at NW 56th St• Building variation on west facade
Cons• Reduction of mass on NW Market St• Units on west are 15 feet from property line • NW 56th St facade length needs to be broken down
DIRECT ENTRY UNITS
+71.0 +67.0
DPD #3009098 | AMAA #071660
EARLY DESIGN GUIDANCE #2 AVALON BALLARD 1400 NW MARKET ST4
SUMMARY OF EDG #1 SITE PLAN
N
DIRECTENTRYUNIT
DEPARTURE #3 DEPARTURE #4
DEPARTURES #1 & 2
DIRECTENTRYUNIT
DIRECTENTRYUNIT
DIRECTENTRYUNIT
BUILDINGENTRY
PARKINGENTRY
BALLARD MARKET LOADING DOCK
BURGERKING
SEWINGSHOP
PAINTSHOP
PARKING
FITNESS LEASING
LOBBY
RETAIL8300 SF
RETAIL5600 SF
BUS STOP
SAFEWAY
NW MARKET ST.
NW 56TH ST.
14TH
AVE
NW
BUILDINGENTRY
BUILDINGENTRIES
PLAZA W/COURTYARD
ACCESS+60.0
+66.0
+65.0
+62.0 +62.0
+62.0
+65.0
+66.0
+64.0
POTENTIAL DEPARTURES1. 23.47A.005.D Residential uses may not occupy more than 20% of a street-level street-facing facade on an arterial; both NW Market Street and 14th Ave NW are designated as arterials
Project proposes to increase percentage of residential use along arterials on the ground fl oor to utilize space for a leasing offi ce/amenity space in an area less conducive to commercial functions. The leasing offi ce/amenity spaces are considered as accessory spaces to residential, therefore count as a residential use.
Board’s Response: Board was in support, noting that leasing and amenity spaces also create an active environment.
2. 23.47A.008.D First fl oor of the structure shall be 4 feet above sidewalk for residential use or set back 10 feet from sidewalk
Project proposes the leasing offi ce/ amenity space occur in a street-level street-facing facade where commercial functions do not work due to clearances. Classifi ed as residential uses, resi-dential standards apply to these facades.
Board’s Response: Board was in support.
3. 23.47A.032.A.c Where site abuts two streets, access must be from the street with fewest lineal feet of commercially zoned frontage. (14 Avenue NW has the least commercially zoned front-age)
Project proposes to place parking entrance on NW 56th Street, rather than 14th Avenue NW, due to site conditions and a more effi cient vehicular access based on traffi c frequency.
Board’s Response: Board was in support.
4. 23.47A.005.B Parking may not abut a street-level street-fac-ing facade
Due to sloped site, NW 56th Street may have parking abutting the street-level street-facing facade where commercial and other street-level functions do not work due to clearances.
Board’s Response: The Board indicated its support would de-pend on proper design detail.
• 13,900 GSF of retail• Main resident lobby off of 14th Ave NW• Exterior access to raised courtyard obscures parking at NW Market Street• Resident amenities accessible from sidewalk and internally• Effi cient parking layout• Retail concentrated on busiest streets• Direct entry units along NW 56th St
100’-0” R.O.W.
5October 13, 2008
EARLY DESIGN GUIDANCE #2AVALON BALLARD 1400 NW MARKET ST
EDG #1: DESIGN REVIEW BOARD COMMENTS
ADDITIONAL DEVELOPMENT OF RESIDENTIAL STOOPS
A-2 Streetscape CompatibilityA-4 Human ActivityA-6 Transition between Resi-dence and StreetD-2 Blank Walls
RELIEF AT NORTH FACADE
B-1 Height Bulk and Scale
ILLUSTRATE PROPER TREATMENT OF BLANK WALLS AT GRADE
D-2 Blank Walls
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2
3
1
MASSING PRESENTED AT FIRST EDG
2
3
RETAIL
DPD #3009098 | AMAA #071660
EARLY DESIGN GUIDANCE #2 AVALON BALLARD 1400 NW MARKET ST6
NW 56TH ST.
DIRECTENTRYUNIT
DIRECTENTRYUNIT
BUILDINGENTRY
DIRECTENTRYUNIT
BALLARD PLACE CONDOMINIUMS ACROSS THE STREET FROM THE POST OFFICE
VARIES FROM 4’-0”- 7’-6”
DIRECTENTRYUNIT
PROPERTY LINE
DECK
6’-0”6’-0” * 4’-0” 10’-0”
NW 56TH STREET UNIT ENTRIESResponse to EDG #1 Comments: 1. Additional Development of Residential Stoops
PLANTER SIDEWALK PLANTER
* 1 FOOT SETBACK FROM PROPERTY LINE SHOWN AT EDG #1 INCREASED TO 6 FEET
PARKINGENTRY
CASCADINGPLANTERS
SECTION LINE
4’-0”
7October 13, 2008
EARLY DESIGN GUIDANCE #2AVALON BALLARD 1400 NW MARKET ST
MASSING CONCEPTS - VIEW FROM NORTHWESTResponse to EDG #1 Comments: 2. Relief at North Facade
SETBACK AVERAGES 5’
AREA REMOVED
13 FT RECESS
6 FT RECESS
RETAIL UNIT ENTRIES
PLANTERS
SET BUILDING BACK FROM PROPERTY LINE• EASTERN END: 1 FT OFF PROPERTY LINE • CENTRAL PORTION: 4-6 FT OFF PROPERTY LINE • WESTERN END: 1 FT OFF PROPERTY LINE
ARTICULATION AT THE BUILDING BASE• TWO-STORY RETAIL W/ CANOPIES AT EAST END• UNIT ENTRIES WITH STEPS, DECKS AND PLANTERS • CASCADING PLANTERS NEAR WEST END
ERODE MASSING• 6 FT RECESS OVER PARKING ACCESS, ADDED DECKS • ERODED BOTH CORNERS AND ADDED DECKS • 13 FT MAJOR RECESS AT NORTH BUILDING ENTRY • PORTION OF TOP FLOOR REMOVED
DPD #3009098 | AMAA #071660
EARLY DESIGN GUIDANCE #2 AVALON BALLARD 1400 NW MARKET ST8
NW 56TH STREET ENTRYResponse to EDG #1 Comments: 2. Relief at North Facade
•PORTION OF TOP FLOOR REMOVED
• FACADE SET BACK 13 FEET FROM PROPERTY LINE
• ADD CANOPY AT ENTRY
• STEPS TO NORTH ENTRY
• TERRACED PLANTERS AT WEST UNITS
• EXPRESSED BASE, MIDDLE AND TOP
• FACADE RECESS
• UNIT ENTRIES, DECKS AND TERRACED PLANTERS
9October 13, 2008
EARLY DESIGN GUIDANCE #2AVALON BALLARD 1400 NW MARKET ST
PROPERTY LINE
EXAMPLE PHOTO
PARTIAL PLAN
PROPERTY LINE
PRIVATE TERRACE
PLANTERS
PLANTING AT GRADE
VARIES FROM 6’-0”- 7’-0”
BLANK WALLS ON WEST FACADEResponse to EDG #1 Comments: 3. Illustrate Proper Treatment of Blank Walls at Grade
PRIVATE TERRACE
UNIT
EXAMPLE PHOTO
EXAMPLE PHOTO
SECTION LINE
2’-0”13’-0”
40’-8”118’-8”40’-8”
• INTERLOCKED FORMS
• INTERWOVEN MATERIALS
• LAYERING AND MOVEMENTS
DPD #3009098 | AMAA #071660
EARLY DESIGN GUIDANCE #2 AVALON BALLARD 1400 NW MARKET ST10
DESIGN CONCEPT
INTERWOVEN FORMS OFDANISH TEXTILE
CONTRASTING TEXTURES BALLARD EXAMPLES
• BEARING WALLS
• VERTICAL PROPORTIONED WINDOWS
• SIMPLE PARAPET
• MAXIMIZE STOREFRONT
11October 13, 2008
EARLY DESIGN GUIDANCE #2AVALON BALLARD 1400 NW MARKET ST
VIEW FROM NW MARKET STREET AND 14TH AVENUE NW
DPD #3009098 | AMAA #071660
EARLY DESIGN GUIDANCE #2 AVALON BALLARD 1400 NW MARKET ST12
VIEW FROM 14TH AVENUE NW AND NW 56TH STREET
13October 13, 2008
EARLY DESIGN GUIDANCE #2AVALON BALLARD 1400 NW MARKET ST
VIEW FROM NW LOOKING EAST
DPD #3009098 | AMAA #071660
EARLY DESIGN GUIDANCE #2 AVALON BALLARD 1400 NW MARKET ST14
VIEW FROM NW MARKET STREET LOOKING EAST
15October 13, 2008
EARLY DESIGN GUIDANCE #2AVALON BALLARD 1400 NW MARKET ST
VIEW FROM NW MARKET STREET LOOKING AT STAIR