hinds street apartments. - seattle...petrus living inc. cc: petr kislyak 6608 12th street east fife,...

2704 SOUTH HINDS STREET.HINDS STREET APARTMENTS.

ARCHITECT:DAVID VANDERVORT ARCHITECTSCC: BRIAN O’CONNOR2000 FAIRVIEW AVE E, SUITE 103SEATTLE, WA 98102(206) 784-1614

PROPERTY OWNER:PETRUS LIVING INC.CC: PETR KISLYAK6608 12TH STREET EASTFIFE, WASHINGTON 98424(253) 332-9765

PROJECT NUMBER: 3032338-EG I EARLY DESIGN GUIDANCE I JULY 2018.

THIS PAGE INTENTIONALLY LEFT BLANK

3EDG PACKAGE I DAVID VANDERVORT ARCHITECTS

PROJECT INFORMATION

PROJECT DESCRIPTION

SITE ANALYSIS

9-BLOCK STUDYVICINITY MAPPROPOSED SITE CONDITIONS - SITE PLANEXISTING SITE CONDITIONS - SURVEYOPPORTUNITIES & CONSTRAINTSVIEWS FROM THE SITEBLOCK FACE STUDYZONING DATASUN / SHADOW STUDY

BUILDING DESIGN

OPTION 1 - NARRATIVE / PLANSOPTION 2 - NARRATIVE / PLANSOPTION 3 - NARRATIVE / PLANSOPTIONS 1-3 COMPARISON

DESIGN STANDARDS

DESIGN NARRATIVE

CODE DEPARTURES

PROPOSED NORTH P.L. FACADE LENGTH DEPARTUREPROPOSED REAR SETBACK DEPARTURE

REFERENCE IMAGES / WORK SAMPLES

5

5

6

6789

1011121516

20

20242833

18

18

34

3435

36

01.

02.

04.

03.

05.

PROJECT # 3032338-EG I 2704 SOUTH HINDS STREET I JULY 2018

5

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

04.BUILDING

DESIGN

03.DESIGN

STANDARDS

05.CODE

DEPARTURES

EDG PACKAGE I DAVID VANDERVORT ARCHITECTS PROJECT # 3032338-EG I 2704 SOUTH HINDS STREET I JULY 2018

PROJECT #.LOT AREA.PROPOSED DWELLING TYPE.

RESIDENTIAL UNIT #.FLOOR AREA (GROSS).FLOOR AREA (FAR).

BUILDING HEIGHT.AUTO PARKING.

3032338-EG7,722 SFAPARTMENT (MIX OF S.E.D.U. & 2-BEDROOM UNITS)45 UNITS19,505 SF15,355 SFALLOWED = 15,444 SF44’ (4 STORIES)NONE PROVIDED / REQ.

PROJECT DESCRIPTION.

Our proposed apartment building is located on South Hinds Street which dead ends off of Martin Luther King Jr. Way South in South East Seattle. It is in an LR3 zone and sited within the Mt. Baker Hub Urban Village. The property is composed of (2) adjacent lots: 2704 S Hinds Street and 3332 27th Avenue S. There is an existing single family residence located at 2704 S Hinds Street which will be removed as part of our project. 3332 27th Avenue S is currently undeveloped.

Our project will create (37) small efficiency dwelling units or SEDU’s and (8) 2-bedroom apartments on five levels (four stories over a daylight basement). Auto parking is not required at this site and none will be provided. We will provide ample secure bicycle storage and on-site facilities for laundry. There will be a large shared amenity area provided as well as individual balconies for some of the dwelling units.

This site is served by an alley East of the site.

2704 SOUTH HINDS STREET.APARTMENTS.

6

01.PROJECT INFORMATION

02.SITE ANALYSIS

04.BUILDINGDESIGN

03.DESIGNSTANDARDS

05.CODEDEPARTURES


FRANKLIN HIGH SCHOOL

MT BAKER RAIL STATION

MAR

TIN

LU

THER

KIN

G J

R W

AY S

RAINIER AVE S

YMCA SCHOOLS

LAKE WASHINGTON

SEATTLE FIRE STATION 30

UW CONSOLIDATED LIBRARY

UNITED HOUSE OF PRAYER

EMERALD CITY FIRED ARTS

9-BLOCK STUDY.SURROUNDING COMMUNITY.

JOHN MUIR ELEMENTARY SCHOOL

RITE AID & QFC SITE

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I

v v mande r o r t . c o

6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

N

0 4' 8' 16'

N

0 4' 8' 16'

7

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

04.BUILDING

DESIGN

03.DESIGN

STANDARDS

05.CODE

DEPARTURES


3

7

6

5

14

2

8

9

10

SITEBUS STOPS BIKE LANES

1. FRANKLIN HIGH SCHOOL 6. UW CONSOLIDATED LIBRARY

2. JOHN MUIR ELEMENTARY 7. MIXED USE BUILDING

3. KIMBALL ELEMENTARY 8. UNITED HOUSE OF PRAYER

4. MT BAKER LIGHT-RAIL STATION 9. LOWES HOME IMPROVEMENT

5. SEATTLE FIRE DEPARTMENT VICINITY MAP. 10. JEFFERSON GOLF COARSE

VICINITY MAP.LANDMARKS & TRANSPORTATION.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

N

0 4' 8' 16'

N

0 4' 8' 16'

8


02.SITE ANALYSIS

04.BUILDINGDESIGN

03.DESIGNSTANDARDS

05.CODEDEPARTURES


PROPOSED SITE CONDITIONS.SITE PLAN.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 4 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

68

65

64

66

67

66

65

64

67

66

69

67

70

71717273

75

76

AL

LE

Y

ML

KIN

G J

R.

WA

Y S

OU

TH

27

TH

AV

EN

UE

SO

UT

H

SOUTH HINDS STREET

N 88°15'17" W 96.50'

N 88°15'22" W 96.50'

40.0

1'

N 0

1°57'2

4"

E

80.0

2'

40.0

1'

96.50'

PROPOSED TREES IN R.O.W.

ALONG SOUTH HINDS STREET

TYPICAL ROOM

LAYOUTS

PRIVATE BALCONY /

OUTLINE OF BUILDING BELOW

EXISTING BLDG TO

BE DEMOLISHEDAMENITY AREA

WINDOW WELL

PRIVATE BALCONIES

PROPOSED APARTMENT BLDG.

- (45) DWELLING UNITS

- (37) SEDU UNITS

- (8) 2-BDRM UNITS

ROWHOUSES

ZONE: LR-3

APN: 194480-0031/0032

HEIGHT: 3 STORIES

SINGLE FAMILY RES.

ZONE: LR-3

APN: 194480-0050

HEIGHT: 1 STORY

SINGLE FAMILY RES.

ZONE: SF-5000

APN: 194480-0125

HEIGHT: 1 STORY

CIRCULATION TYP.

SCALE: 1" = 20'

SITE PLAN - PROPOSED

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

N

0 4' 8' 16'

N

0 4' 8' 16'

9

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

04.BUILDING

DESIGN

03.DESIGN

STANDARDS

05.CODE

DEPARTURES


EXISTING SITE CONDITIONS.SURVEY.

10


02.SITE ANALYSIS

04.BUILDINGDESIGN

03.DESIGNSTANDARDS

05.CODEDEPARTURES


D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

8:00 am 37°

12

:00

pm

6

6°

4:00 pm 37°

10:00 am 56°2:0

0 pm

56°

6:00 am 17°6:00 pm 17°

8:00 am 20°

10:00 am 36°4

2°

4:00 pm 20°

2:00

pm

36°

19

°

10:0

0 a

m 1

4°2

:00 a

m 14°

SUMMER

SPRING

WINTER

SO

UT

H

SF-5000 ZONE

LR-1 ZONE LR-3RC ZONE

LR-3 ZONE

NC3-65 ZONE

NC3-65 ZONE

SM-NR85 ZONE

SM-NR65 ZONE

C1-65 ZONE

ZONE TRANSITIONS

PEDESTRIAN FLOW AROUND SITE

OPPORTUNITIES & CONSTRAINTS.IMMEDIATE AREA MAP.

DEMO EXISTING BUILDING

MARTIN LUTHER KING JR WAY SOUTH

UNDEVELOPED RIGHT-OF-WAY

LR-3 TO SF-5000 TRANSITION

MAJOR TRANSIT CORRIDOR

SLOPES UP SIGNIFICANTLY

RELATIVELY FLAT TOPOGRAPHY

11

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

04.BUILDING

DESIGN

03.DESIGN

STANDARDS

05.CODE

DEPARTURES


D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 4 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

68

65

64

66

67

66

65

64

67

66

69

67

70

71717273

75

76

AL

LE

Y

ML

KIN

G J

R.

WA

Y S

OU

TH

27

TH

AV

EN

UE

SO

UT

H

SOUTH HINDS STREET

N 88°15'17" W 96.50'

N 88°15'22" W 96.50'

40.0

1'

N 0

1°57'2

4"

E

80.0

2'

SINGLE FAMILY RES.

ZONE: LR-3

APN: 194480-0040

HEIGHT: 1 STORY

40.0

1'

96.50'

ROWHOUSES

ZONE: LR-3

APN: 194480-0031/0032

HEIGHT: 3 STORIES

SINGLE FAMILY RES.

ZONE: LR-3

APN: 194480-0050

HEIGHT: 1 STORY

SINGLE FAMILY RES.

ZONE: SF-5000

APN: 194480-0125

HEIGHT: 1 STORY

SCALE: 1" = 20'

SITE PLAN - EXISTING

1. ALLEY LOOKING SOUTH 6. ONSITE LOOKING WEST

2. ALLEY LOOKING NORTH 7. ONSITE LOOKING NE

3. HINDS STREET LOOKING NE 8. ONSITE LOOKING NW

4. HINDS STREET LOOKING NW 9. ONSITE LOOKING NW

5. FROM SITE LOOKING SW PHOTO KEY PLAN. 10. HINDS STREET LOOKING NORTH

VIEWS FROM THE SITE.SITE PHOTOS

210

5

1

34

96

7

8

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

N

0 4' 8' 16'

N

0 4' 8' 16'

12


02.SITE ANALYSIS

04.BUILDINGDESIGN

03.DESIGNSTANDARDS

05.CODEDEPARTURES


VIEW FROM ALLEY. LOOKING WEST

VIEW FROM ALLEY. LOOKING EAST

BLOCK FACE STUDY.ALLEY.

S. HORTON STREET

S HINDS STREET(DEAD END)

PROPOSEDPROJECT SITE

13

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

04.BUILDING

DESIGN

03.DESIGN

STANDARDS

05.CODE

DEPARTURES


VIEW FROM ALLEY. LOOKING WEST

VIEW FROM ALLEY. LOOKING EAST

BLOCK FACE STUDY.ALLEY.

S. HORTON STREET

S. HINDS STREET

14


02.SITE ANALYSIS

04.BUILDINGDESIGN

03.DESIGNSTANDARDS

05.CODEDEPARTURES


BLOCK FACE STUDY.SOUTH HINDS STREET.

VIEW FROM SOUTH HINDS STREET. LOOKING SOUTH

VIEW FROM SOUTH HINDS STREET. LOOKING NORTH

PROPOSEDPROJECT SITE

MLK JR WAY SOUTH

MLK JR WAY SOUTH

27TH AVE S.(UNDEVELOPED)

27TH AVE S.(UNDEVELOPED)

ALLEY

15

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

04.BUILDING

DESIGN

03.DESIGN

STANDARDS

05.CODE

DEPARTURES


LR-1 LR-3RC

LR-3

NC3-65

SM-NR85

SF-5000

Lot Area:

Zoning:

ECA:

Commercial Use:

Residential Use:

FAR:

HEIGHT:

SETBACKS:

PARKING:

BICYCLE PARKING:

AMENITY AREA:

GREEN FACTOR:

7,722 SF

LR-3

LIQUEFACTION ZONE

N/A

45 UNITS TOTAL: (37) SEDU UNITS & (8) 2 BEDROOM UNITS

2.0 PER TABLE A 23.45.510

40’ PER TABLE A 23.45.514

44’ PER TABLE A 23.45.514.F

FRONT: 5’ MINIMUM PER TABLE A 23.45.518

SIDES: 7’ AVERAGE / 5’ MINIMUM PER TABLE A 23.45.518

REAR: 10’ PER TABLE A 23.45.518 (WITH ALLEY)

NONE REQUIRED PER TABLE B 23.54.015 M

1 BIKE PARKING SPACE PER UNIT PER TABLE D 23.54.015

1 SHORT TERM BIKE PARKING SPACE PER 20 UNITS PER TABLE D 23.54.015

25% OF LOT AREA, HALF OF WHICH IS REQUIRED AT GROUND LEVEL PER 23.45.522 A

A GREEN FACTOR SCORE OF 0.6 IS REQUIRED FOR THIS SITE PER 23.45.524.A.2

CODE RESEARCH. ZONING DATA.

SITE

16


02.SITE ANALYSIS

04.BUILDINGDESIGN

03.DESIGNSTANDARDS

05.CODEDEPARTURES


SUN / SHADOW STUDY.IMPACTS ON SURROUNDINGS.

MARCH 21ST. 3:00 PM

JUNE 21ST. 3:00 PM

MARCH 21ST. NOON

JUNE 21ST. NOON

MARCH 21ST. 9:00 AM

JUNE 21ST. 9:00 AM

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

N

0 4' 8' 16'

N

0 4' 8' 16'

17

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

04.BUILDING

DESIGN

03.DESIGN

STANDARDS

05.CODE

DEPARTURES


SUN / SHADOW STUDY.IMPACTS ON SURROUNDINGS.

DECEMBER 21ST. 3:00 PMDECEMBER 21ST. NOONDECEMBER 21ST. 9:00 AM

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

N

0 4' 8' 16'

N

0 4' 8' 16'

18


02.SITE ANALYSIS

04.BUILDINGDESIGN

03.DESIGNSTANDARDS

05.CODEDEPARTURES


CS2: Urban Pattern & FormC. Relationship to the BlockC1. Corner Sites:

This project is located on the corner of South Hinds Street and 27th Avenue South. Though technically a corner site, 27th Avenue South is an unim-proved right-of-way that is highly vegetated with large brush and trees. As part of the proposal, South Hinds will be paved with a sidewalk, planting strip and cul-de-sac turnaround. We have chosen to take access to the site from S Hinds, given its proximity to the site access, which will always be from MLK. To improve pedestrian flow around the site, we are proposing a pedes-trian walkway that will extend from the turnaround in South Hinds along our frontage in 27th Avenue.

D. Height, Bulk & ScaleD1. Existing Development & Zoning

The proposed development is located in an LR-3 zone. Generally, the surrounding structures were built from 1920-1960. They are composed of a variety of single-family and duplex structures that exist far below their zoning and density limits. Our project will be one of the first in the immediate area to be built to its zoning density in an area that is undergoing a quick pace of change and redevelopment. With the amount of change in the greater surrounding area we anticipate more adjacent sites will be re-developed to meet the current zoning potential.

D.3 Zone Transitions

This project is located in an LR-3 zone, but we abut an SF-5000 zone across 27th Avenue South. Though the scale potentials between the 2 zones varies greatly the large buffer created by high-voltage powerline setbacks onsite, the unimproved right-of-way (27th Avenue South) and the 12-15’ of grade change are all mitigating effects that reduce the impacts on the SF-5000 zone to the west. By being located to the east of the SF-5000 zone we will have no shading impacts on these properties.

PL1: ConnectivityC. Outdoor Uses & ActivitiesC.1 Selecting Activity Areas

By locating our common amenity area on the corner of South Hinds Street & 27th Avenue South, our outdoor activities will enjoy unobstructed southern exposure and daylight. If 27th Ave is not improved, the existing lush vege-tation will provide a greenbelt as a backdrop. By raising the paved portion of the gathering space above the elevation of the sidewalk, we can increase the security of the amenity area which still allowing it to have a strong visual connection to the street while minimizing privacy impacts to ground floor units fronting the common amenity area.

PL2: WalkabilityA. AccessibilityA.1 Access for All

Our entire site has been designed in a way that allows for people of all abili-ties to access the building. The common amenity areas, primary / secondary entrances and all service entries will be fully accessible. We have carefully integrated our entry ramp so that it is used by all as a way to access the common amenity area and will actually be used instead of serving a single function of point A to point B travel.

DESIGN STANDARDS.DESIGN NARRATIVE.

19

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

05.CODE

DEPARTURES

EDG PACKAGE I DAVID VANDERVORT ARCHITECTS

04.BUILDING

DESIGN

03.DESIGN

STANDARDS


PL3: Street-Level InteractionA. EntriesA.1 Design Objectives Our primary entry is located centrally along our frontage and is composed of a set of stairs and entry ramp that connect to the street edge, the common amenity area and the main entry. By setting the building back off the street, we allow for a series of landscape buffers between the street and building entry. We also utilize a change of elevation from the sidewalk which helps to increase security and privacy for occupants while still maintaining a welcom-ing entry for visitors. The entrance is recessed which provides protection from the elements while a glazed vestibule increases energy efficiency and provides an indoor space for occupants to wait for a friend, delivery or Uber.

B. Residential EdgesB.1 Security and PrivacySeveral subtle design features increase not only the design but the security of the building. By elevating the main floor roughly 3.5’ above the sidewalk, providing landscape buffers, buffer spaces like the common amenity area and site walls we increase privacy and security of the site. Additionally, the secure, glazed vestibule provides a high level of transparency from the public access point to the building.

DC2: Architectural ConceptA. MassingA.1 Site Characteristics & Uses

There are high voltage power lines along both S Hinds St and 27th Ave S. These power lines demand signification setbacks which impact our massing choices. We have taken advantage of these limitations by vertically stepping the building at key points along the west and south edges. These steps help to break down the building on both of these facades, creating a lower scale along both the entry façade, and the façade which faces the SF across 27th Ave S.

C. Secondary Architectural FeaturesC.1 Visual Depth & Interest

To add depth to our façade we have incorporated sliding glass doors to every unit that allow us to use a combination of Juliet and extended balconies to create a unique pattern along the North & South façades. While our build-ing has a flat roof set at a single height throughout we utilize varied height parapets to differentiate and define the different forms from one another and add depth to the façade.

DC4: Exterior Elements & FinishesA. Building MaterialsA.1 Exterior Finish Materials

While our pallet of exterior materials is yet to be selected at this point in the process it is likely to be a combination of lap and panel siding that will be not only attractive but fit in with the surrounding buildings and be highly durable.

DESIGN STANDARDS.DESIGN NARRATIVE.

20


02.SITE ANALYSIS

05.CODEDEPARTURES


04.BUILDINGDESIGN

03.DESIGNSTANDARDS


OPTION 1.DESIGN NARRATIVE / RENDERING.

LINEAR BAR DESIGN:

This option is organized off of a central circulation system that looks to maximize the amount of area for dwellings. The building entry is centrally located and accessed off of SW Hinds Street with the central circulation spine running East / West off of the entry. The amenity area is raised above the street and located in the South East corner of the site. Waste / Recycling is located off of the alley to the east and is 3.75’ below the main floor elevation to allow containers to be staged in the alley. Bike parking is located along the North facade and is accessed via a ramp running parallel to the north property line that doubles as an egress courtyard for our secondary building exit. Dwellings are laid out along the 2 sides of the corridor allowing windows at corridor ends to bring in natural light and ventilation. Units face North and South with minimal glazing to the East and West. The building maintains a simple exterior massing and roof form to downplay the building in relations to its surroundings.

POSITIVES:

• Well defined entry w/ weather protection.• The amenity court takes advantage of southern exposure.• Naturally lit and ventilated corridors.

NEGATIVES:

• Form does not reduce perception of height, bulk & scale.• Half of the above grade units will face neighboring properties.• Half of the above grade units will face the North.• Requires a departure for setback averaging along the North Facade.• Requires a departure for structure depth along the North Facade• Requires a departure for rear yard setback reduction to 5’.

VIEW FROM S. HINDS STREET LOOKING NE. AERIAL OF ALLEY LOOKING SW.

VIEW FROM S. HINDS STREET LOOKING NW.

21

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

04.BUILDING

DESIGN

03.DESIGN

STANDARDS

05.CODE

DEPARTURES


OPTION 1. FLOOR PLANS.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 1)

68

DW

FF F

RE

F

(33")

F

DN

65.50

64.50

69.00

66.75

67.25

69.00

294 sq ft

65

64

66

67

66

65

64

67

66

GARBAGE

RECYCLE

FOOD

WASTE

GARBAGE

RECYCLE ML

KIN

G J

R.

WA

Y S

OU

TH

27

TH

AV

EN

UE

SO

UT

H

SOUTH HINDS STREET

69.00

65.25

65.15

W

D

W

W

D

D

D

W

DNUP DN UP

1-11-21-3

FIRST FLOOR

1-4 1-5

COMPOSITE FIRST FLOOR PLAN.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

N

0 4' 8' 16'

N

0 4' 8' 16'

22


02.SITE ANALYSIS

05.CODEDEPARTURES


04.BUILDINGDESIGN

03.DESIGNSTANDARDS


OPTION 1.FLOOR PLANS.

SECOND FLOOR PLAN. THIRD FLOOR PLAN.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 1 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 1)

DW

F F F

FF

F F

RE

F

(33")

FF

78.33

DNUP DN UP

2-9 2-10

2-12-22-32-42-5

SECOND FLOOR

2-6 2-82-7

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 1 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 1)

DW

F F F

FF

F F

RE

F

(33")

FF

87.66

DNUP DN UP

3-9 3-10

3-13-23-33-43-5

3-6 3-83-7

THIRD FLOOR

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

N

0 4' 8' 16'

N

0 4' 8' 16'

23

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

04.BUILDING

DESIGN

03.DESIGN

STANDARDS

05.CODE

DEPARTURES



BASEMENT FLOOR PLAN.FOURTH FLOOR PLAN.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

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2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 1)

DW

F F F

F

F F

RE

F

(33")

FF

60.00

DNUP DN UP

B-9

B-1B-2B-3B-4B-5

BASEMENT

B-6 B-8B-7

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 1 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 1)

DW

F F F

FF

F F

RE

F

(33")

FF

87.66

DNUP DN UP

4-9 4-10

4-14-24-34-44-5

4-6 4-84-7

FOURTH FLOOR

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

N

0 4' 8' 16'

N

0 4' 8' 16'

24


02.SITE ANALYSIS

05.CODEDEPARTURES


04.BUILDINGDESIGN

03.DESIGNSTANDARDS



MODIFIED “U” DESIGN:CODE COMPLYING

This option is organized off of a “U” shaped circulation system that looks to maxi-mize the number of units with Southern and Western exposure. The building entry is centrally located with users passing through a raised common amenity area off of SW Hinds Street on their way to the entry. Waste / Recycling & Bike parking are located off of the alley to the east and are 3.75’ below the main floor elevation to allow containers to be staged in the alley. The building massing along S Hinds Street steps back above the second floor to account for HVP lines that run along both street-fronts. Dwellings are laid out around the “U” shaped circulation with units facing North, South, East and West. Due to the shape of the building our pe-rimeter length and access to light is greatly increased and allows for greater number of corner units. The building maintains stepped facade along S Hinds Street with varied height parapet roofs to distinguish the different masses.

POSITIVES:

• Staggered units reduce height, bulk and scale.• 18 of 35 above grade units are corner units w/ better access to light and views.• Dynamic form with varied height parapet roofs.• Well defined entry w/ weather protection.• No Departures are required for this scheme. NEGATIVES:

• Corridors will be artificially lit and ventilated.• Reduced Southern Exposure • Bike storage along frontage• Reduction of unit count (3 less units than preferred)• Enclosed amenity area



25

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

04.BUILDING

DESIGN

03.DESIGN

STANDARDS

05.CODE

DEPARTURES



D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

N

0 4' 8' 16'

N

0 4' 8' 16'

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 2)

68

F

FF

DW

DW

REF (33")

REF (33")

DN

65.25

69.00

65.50

67.25

69.00

65.00

65.25

69.00 66.96

65.25

65

64

66

67

66

65

64

67

66

FOOD

WASTE

RECYCLE

GARBAGE

RECYCLE

GARBAGE

ML

KIN

G J

R.

WA

Y S

OU

TH

27

TH

AV

EN

UE

SO

UT

H

SOUTH HINDS STREET

W

D D D D

WWWWW D D

DN

UP

DN

UP

1-5

1-21-3

1-4

1-6

FIRST FLOOR


26


02.SITE ANALYSIS

05.CODEDEPARTURES


04.BUILDINGDESIGN

03.DESIGNSTANDARDS




D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 1 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 2)

DW

DW

F F

F

F

FF

F

F

REF (33")

REF (33")

78.33

DN

UP

DN

UP

2-8 2-2

2-3

2-4

2-52-6

2-1

2-10

2-7

2-9

SECOND FLOOR

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 1 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 2)

DW

F

F

F

F

FF

F

F

REF (33")

F

87.66

DN

UP

DN

UP

3-8

3-2

3-3

3-4

3-53-6

3-1

3-10

3-7

THIRD FLOOR

3-9

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

N

0 4' 8' 16'

N

0 4' 8' 16'

27

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

04.BUILDING

DESIGN

03.DESIGN

STANDARDS

05.CODE

DEPARTURES




D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 2)

DW

DW

F

F

FF

F

REF (33")

REF (33")

60.00

UP

UP

B-5

B-1

B-2B-3

B-7

B-4

B-6

BASEMENT

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 1 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 2)

DW

F

F

REF (33")

F

F

F

F

F

F

F

97.00

DN

DN

3-8 3-9

3-7

3-6

3-2

3-3

3-4

3-5

3-1

3-10

FOURTH FLOOR

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

N

0 4' 8' 16'

N

0 4' 8' 16'

28


02.SITE ANALYSIS

05.CODEDEPARTURES


04.BUILDINGDESIGN

03.DESIGNSTANDARDS



MODIFIED BAR DESIGN:PREFERRED

The preferred design is culmination of the things that we thought were working well in the first 2 design options. From Option 1 it takes the linear circulation spine that allows for natural light and ventilation of the corridor. It also looks to place the bike parking along the North Facade freeing up units with better access to natural light and views. From Option 2 it takes the idea of stepping the facade which allows it not only to comply with practical restrictions from the HVP lines but also reduces the perceived mass while providing larger decks for some units. By extending parts of bar form we increase or perimeter and thus our access to natural light, number of corner units and overall design. Varied height parapet roofs help to distinguish the different masses.

The building entry is centrally located and accessed off of SW Hinds Street with the central circulation spine running East / West off of the entry. The amenity area is raised above the street and located in the South West corner of the site giving it privacy and security from the bustling transit corridor of MLK JR Way S. Waste / Recycling is located off of the alley to the east and is 3.75’ below the main floor elevation to allow containers to be staged in the alley.

POSITIVES:

• Staggered units reduce height, bulk and scale.• Well defined entry w/ weather protection.• The amenity court takes advantage of southern and western exposure.• Amenity area is shielded from traffic / noise from MLK Jr Way S.• 23 of 35 above grade units are corner units w/ better access to light and views.• Naturally lit and ventilated corridors.• Dynamic form with varied height parapet roofs.

NEGATIVES:

• Requires a departure for structure depth along the North Facade• Requires a departure for rear yard setback reduction to 5’.



29

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

04.BUILDING

DESIGN

03.DESIGN

STANDARDS

05.CODE

DEPARTURES



D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

N

0 4' 8' 16'

N

0 4' 8' 16'

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

68

F

F F F

DW

DW

RE

F

(33")

REF (33")

DN

69.00

69.00

65.50

67.25

69.00

66.75 64.50

65.00

64.85

65

64

66

67

66

65

64

67

66

GARBAGE

RECYCLE

FOOD

WASTE

GARBAGE

RECYCLE

ML

KIN

G J

R.

WA

Y S

OU

TH

27

TH

AV

EN

UE

SO

UT

H

SOUTH HINDS STREET

WD WWDD

DNUP

DN UP

1-1

1-3 1-4 1-5

1-2

FIRST FLOOR

1-6


30


02.SITE ANALYSIS

05.CODEDEPARTURES


04.BUILDINGDESIGN

03.DESIGNSTANDARDS




D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 1 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

FFF

F F F F

FD

W

DW

RE

F

(33")

REF (33")

78.33

DNUP

DN UP

2-4 2-3 2-2 2-1

2-6 2-7 2-8 2-9

2-5

SECOND FLOOR

2-10

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 1 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

DW

F

FFF

F F F F

REF (33")

F

87.66

THIRD FLOOR

DNUP

DN UP

3-4 3-3 3-2 3-1

3-6 3-7 3-8 3-9

3-10

3-5

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

N

0 4' 8' 16'

N

0 4' 8' 16'

31

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

04.BUILDING

DESIGN

03.DESIGN

STANDARDS

05.CODE

DEPARTURES




D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

F F F FFFF

DW

DW

RE

F

(33")

REF (33")

60.00

B-5 B-6 B-7

DN UP

B-8

DNUP

B-4

B-3 B-2 B-1

BASEMENT

B-9

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 1 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

DW

F

FFF

F F F F

REF (33")

97.00

FOURTH FLOOR

DNUP

DN UP

4-4 4-3 4-2 4-1

4-6 4-7 4-8 4-9

4-10

4-5

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 5 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

N

0 4' 8' 16'

N

0 4' 8' 16'

33

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

04.BUILDING

DESIGN

03.DESIGN

STANDARDS

05.CODE

DEPARTURES


OPTION 3.PREFERRED DESIGN.

OPTION 2.CODE CONFORMING DESIGN.

OPTION 1.BAR DESIGN.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 1 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 2)

DW

DW

F F

F

F

FF

F

F

REF (33")

REF (33")

78.33

DN

UP

DN

UP

2-8 2-2

2-3

2-4

2-52-6

2-1

2-10

2-7

2-9

SECOND FLOOR

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 1 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 1)

DW

F F F

FF

F F

RE

F

(33")

FF

78.33

DNUP DN UP

2-9 2-10

2-12-22-32-42-5

SECOND FLOOR

2-6 2-82-7

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 1 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

FFF

F F F F

FD

W

DW

RE

F

(33")

REF (33")

78.33

DNUP

DN UP

2-4 2-3 2-2 2-1

2-6 2-7 2-8 2-9

2-5

SECOND FLOOR

2-10

34


02.SITE ANALYSIS

04.BUILDINGDESIGN

03.DESIGNSTANDARDS

05.CODEDEPARTURES


NORTH FACADE LENGTH INCREASE:DEPARTURE REQUEST

23.45.527.B.1 - Code text: 65% Maximum Facade Length within 15’-0” of any property line that is not a rear, street or alley lot line.

Departure request: Increase in the Maximum Facade Length from 65% to 81%, a total facade length of 78’-2 1/2” along the North Property Line

CS1.B.1: Sun and Wind. Given the opportunity of this site to have excellent solar orientation, we feel that it is important to stretch the plan east and west, maximizing exposure to the south. It is also important to locate our shared outdoor amenity area at ground level facing south (again for solar access). In order to accomplish both of these design objectives, it would be best to increase the north façade length that is within 15’ the north property line. The north façade has been modulated and sensitively planned to maximize privacy against the existing structure on the adjacent site.

PL3.B.1: Residential Edges- Security / Privacy.The ground level amenity space will be a semi-private gathering space and will provide a transition from the sidewalk to the dwelling units along S Hinds street. The floor level of the patios will be elevated, there will be multiple layers of landscaping and screening that will help with this transition. In order to utilize this security design guideline, the amenity area must be sited on the south side as we have illustrated and the north façade of the building must be allowed to extend past 65% of the north lot line.

DC1.A.2: Gathering spaces: Our intent is to plan the at-grade amenity space adjacent to S Hinds Street, where it will experience the highest level of pedestrian traffic. This will also be the most secure location, since the main building entry will be immediately adjacent to it, and since many balconies and dwelling units will have visual connection. By placing the amenity area at this location, the mass of the building will sited further north, neces-sitating a longer façade within 15’ of the north property line.

PROPOSED DEPARTURES.NORTH P.L. FACADE LENGTH.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 1 8 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

96'-6"

25'-11" 52'-3 1/2"

15'-0"

15'-0"

AL

LE

Y

27

TH

AV

EN

UE

SO

UT

HSOUTH HINDS STREET

5' M

IN F

RO

NT

S.B

.

7' AVG SIDE S.B.

5' MIN SIDE S.B.

COMMON AMENITY AREA

MAX. FACADE LENGTH: 65%

96.5' X .65 = 62'-8 11/16"

PROP. FACADE LENGTH: 78'-2 1/2"

DEPARTURE REQUIRED

2704 S HINDS STREET

(PROPOSED APARTMENT)

NORTH FACADE LENGTH:

7' AVG SIDE S.B.

5' MIN SIDE S.B.

10' M

IN R

EA

R S

.B.

SCALE: 1" = 20'

DEPARTURES - FACADE LENGTH

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 1 8 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

96'-6"

25'-11" 52'-3 1/2"

15'-0"

15'-0"

AL

LE

Y

27

TH

AV

EN

UE

SO

UT

H

SOUTH HINDS STREET

5' M

IN F

RO

NT

S.B

.

7' AVG SIDE S.B.

5' MIN SIDE S.B.

COMMON AMENITY AREA

MAX. FACADE LENGTH: 65%

96.5' X .65 = 62'-8 11/16"

PROP. FACADE LENGTH: 78'-2 1/2"

DEPARTURE REQUIRED

2704 S HINDS STREET


NORTH FACADE LENGTH:

7' AVG SIDE S.B.

5' MIN SIDE S.B.

10' M

IN R

EA

R S

.B.

SCALE: 1" = 20'

DEPARTURES - FACADE LENGTH

35

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

04.BUILDING

DESIGN

03.DESIGN

STANDARDS

05.CODE

DEPARTURES


REAR SETBACK REDUCTION:DEPARTURE REQUEST

23.45.518.TABLE A - Code text: 10’ Minimum Rear Setback w/ Alley

Departure request: Reduction of the minimum rear yard setback from 10’-0” to 5’-0”

CS2.D.5: Respect for Adjacent Sites: By pushing the building to the East we increase our distance from the SF-5000 zone to the West, greatly reducing our impact on these properties. The only property that will be affected is the newly built rowhouses to the East across the alley which have very limited glazing along their West facade and are oriented to their frontage along MLK Jr. Way South.

DC2.A.2: Reducing Perceived MassMoving the building over to the East we are able to step the mass along the west and transition from a 2-story massing to a 4-story massing, helping to further ease the transition from the SF-5000 zone to the West.

CS1.B.1: Sun & Wind Given the opportunity of this site to have excellent solar orientation, we feel that it is important to stretch the plan east and west, maximizing ex-posure to the south. It is also important to locate our shared outdoor amenity area at ground level facing south (again for solar access). In order to accomplish both of these design objectives, it would be best to reduce the required rear setback along the alley.

PROPOSED DEPARTURES.REAR SETBACK.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


6 / 1 8 / 2 0 1 8

HINDS STREET

APARTMENTS

(OPTION 3)

10'-0"

REQ'D REAR S.B.

5'-0"

10'-0"

REQ'D REAR S.B.

5'-0"

AL

LE

Y

27

TH

AV

EN

UE

SO

UT

H

SOUTH HINDS STREET

REQUIRED REAR SB: 10'-0" W/ ALLEY

PROPOSED REAR SB: 5'-0"

REQUIRES DEPARTURE

REAR SETBACK REDUCTION:2704 S HINDS STREET


SCALE: 1" = 20'

DEPARTURES - REAR SETBACK

36


02.SITE ANALYSIS

04.BUILDINGDESIGN

03.DESIGNSTANDARDS

05.CODEDEPARTURES


INFORMING DESIGN.DESIGN PRECEDENTS.

MATERIAL VARIATION.

MATERIAL VARIATION. FORM / MASSING.

FORM / MASSING. MATERIAL VARIATION.FORM / MASSING.

37

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

04.BUILDING

DESIGN

03.DESIGN

STANDARDS

05.CODE

DEPARTURES


DAVID VANDERVORT ARCHITECTS.MULTI-FAMILY WORK SAMPLES.

hinds street apartments. - seattle...petrus living inc. cc: petr kislyak 6608 12th street east fife,...

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