sdci project# 3025791 - seattle · 42 architect portfolio 43 landscape portfolio 44 developer...

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701 16th Ave. & 721 16th Ave. , S eattle WA 98122A Proposed Apartment Development Project for SABEY

EARLY DESIGN GUIDANCE MEETINGFebruary 22nd, 2017

SDCI PROJECT# 3025791

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2 701 16th Ave. & 721 16th Ave. , SEATTLE, WA 98122 | EARLY DESIGN GUIDANCE | SDCI# 3025791 | FEBRUARY 22nd, 2017

VICINIT Y MAP

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3701 16th Ave. & 721 16th Ave., SEATTLE, WA 98122 | EARLY DESIGN GUIDANCE | SDCI# 3025791 | FEBRUARY, 22nd, 2017

PROJEC T INFORMATION

DEVELOPER 16th & Cherry LLC, 17th & James LLC Address: 12201 Tukwilla International Blvd. Suite 400 Seattle, WA 98168 Contact: Patricia A. Sewell Email: [email protected] Phone: 206.281.8700

ARCHITECT STUDIO MENG STRAZZARA Address: 2001 Western Ave, Suite 200 Seattle, WA 98102 Contact: Tony Fan Email: [email protected] Phone: 206-587-3797 Fax: 206-587-0588

LANDSCAPE THOMAS RENGSTORF & ASSOCIATES Address: 811 First Ave, Suite 615 Seattle, WA 98104 Contact: Scott Evans Email: [email protected] Phone: 206-682-7562 Fax: 206-682-4721

CO N TA C T S I N F O R M AT I O N P R O J E C T I N F O R M AT I O N

L E G A L D E S C R I P T I O N

ADDRESS: 701 16th Ave. & 721 16TH AVE. Seattle, WA 98122PARCEL #: 564660-0090 564660-0085 564660-0080 564660-0075ZONING: R3 & LR1OVERLAY: NoneFREQUENT TRANSIT: Yes (50% Transit Reduction)ECA: NoneBASE FAR: 1.5 for LR3 Zone (Green Bldg) 1.1 for LR1 Zone (Green Bldg)LOT SIZE: 19,200 SF (LR3) 4,800 SF (LR1)MAX BLDG HEIGHT: 30’SETBACK: Front: 5’ Side: 5’ min. 7’ Avg. Rear: 15’GREEN FACTOR : 0.6 or greaterAMENITY AREA: 25% of lot (50% @ ground level)PARKING: Residential: 1 Stall/ Unit

MORLERS REPLAT BLK 21 EDES-KNIGHTPLAT BLOCK: 21PLAT LOT: 14-18

TA B L E O F CO N T E N T S2 VICINITY MAP3 PROJECT INFORMATION4 DEVELOPMENT OBJECTIVES5 DEVELOPMENT OBJECTIVES6 ZONING REQUIREMENTS7 ZONING MAP8 SITE ANALYSIS9 SITE CONTEXT10 NEIGHBORHOOD KEY PLAN & CHARACTER11 NEIGHBORHOOD CHARACTER12 VICINITY KEY PLAN & SITE CHARACTER13 VICINITY PHOTOS14 STREET PHOTO MONTAGE17 DESIGN REVIEW GUIDELINES18 DESIGN REVIEW GUIDELINES19 DESIGN REVIEW GUIDELINES20 DESIGN REVIEW PROPOSAL - OPTION 122 DESIGN REVIEW PROPOSAL - OPTION 224 DESIGN REVIEW PROPOSAL - OPTION 3 (PREFERRED OPTION)26 SOLAR STUDIES27 SOLAR STUDIES28 SOLAR STUDIES30 SITE SURVEY31 SITE PLAN (PREFERRED OPTION)32 CONCEPTUAL SECTIONS33 CONCEPTUAL SECTIONS35 LANDSCAPE CONCEPT36 LANDSCAPING CONCEPT PLAN- STREET LEVEL36 E CHERRY ST36 16TH AVE37 LANDSCAPING CONCEPT PLAN- ROOF LEVEL37 E CHERRY ST37 16TH AVE38 PLANT PALETTE - COLOR AND TEXTURE39 PLANT PALETTE - COLOR AND TEXTURE40 CONCEPT RENDERING- AERIAL VIEW41 CONCEPT RENDERING- AERIAL VIEW42 ARCHITECT PORTFOLIO43 LANDSCAPE PORTFOLIO44 DEVELOPER PORTFOLIO

P R O J E C T D ATA

TOTAL UNITS: 50 UNITS APARTMENTS : 47 UNITS R1: 15 UNITS R2: 16 UNITS R3: 16 UNITS TOWNHOMES: 3 UNITS

AVG. UNIT SIZE: 608 RSF AVG. APARTMENTS: 538 RSF AVG. TOWNHOMES: 1,700 RSF

PARKING: REQUIRED: 23 STALLS (TRANSIT REDUCTION) PROVIDED: 41 STALLS

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DE VELOPMENT OBJEC TIVESProject SiteNeighborhood

• Cherry Hill neighborhood: east of Downtown and First Hill, south of Capitol Hill and west of the Central District. • E Cherry Street (via James St.) connects Downtown Seattle to the east Seattle neighborhoods. • 12th Ave connects Cherry Hill neighborhood to Capitol Hill (north) and Beacon Hill (south).• Mix of major institution overlay zone (MIO), low-rise zones (LR), and single family zone (SF). Directly south of the

project is the MIO zone. The north end of the site is within and is adjacent to the LR1 zone. West and east of the site is LR3 zone.

• Building types in this neighborhood are a blend of diverse styles that includes multi-story medical offices, 3-4 story apartments and 1-3 story single family houses.

Project Site• Corner lot with three public right-of-way frontages- An alley to the west, E Cherry Street to the south, and 16th Ave

to the east. • 24,000 square feet lot area in both LR3 & LR1 zones (19,200SF LR3 + 4,800SF LR1). • High point of the site is on the 16th Ave side. It slopes down west along E Cherry St. • Two existing structures on the site. On the south part of the site (LR3 zone), is an office building built in the year

1966 with associated surface parking lot. On the north part of the site (LR1 zone) is an unoccupied house built in 1930.

• Located on the Frequent Transit Corridor but is not part of an Urban Center Village overlay. • Not subject to a specific Design Review neighborhood guideline. Therefore Seattle Design Guidelines were used to

the guidelines for this project.

Project ProgramProgramatically, the preferred Option 3 scheme will contain 1 level of below grade parking providing 41 parking stalls. Above the garage podium are two residential buildings: One 47 unit three-story apartment building and one 3 unit three-story townhome building. Summary of building program- Option 3 (preferred) Site Area: 24,000 SF Site Coverage: 18,000 SF (75%) Allowable FAR: 34,080 SF Proposed FAR: 33,480 SF (98%) Residential Units: 50 Units (47 apartment units + 3 townhome units) Parking: 41Stalls (below retail)

Project Vision1.) Extend the residential experience along 16th Ave E and create a market rate residential community.

• Wide variety of unit types accommodate increasing population of the Cherry Hill neighborhood. • Serve as an extra layer of “lights on” security to the pedestrians on these streets. • Keep the specific character of the surrounding neighborhood context in its architectural elements, building scale,

and massing.

2.) Empathetic to the LR1 zone adjacent to the north. • The preferred design option breaks the massing of the development into two buildings, pulling the apartments

massing south toward E Cherry St. and the townhome massing toward the LR1 zone to the north. This cascading of the massing from apartments to townhomes provides sensitive transition to adjacent lower density zone to the north.

• The open space formed by the two buildings introduces a wonderful opportunity of a prominent courtyard entry into the development off 16th Ave. This courtyard entry is an intimate urban plaza for use by all residents that encourages social interaction, gives a sense of place. (A) (B)

(A) Entry Courtyard encourages Social Interaction

(B) Building Entry

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4.) Below grade parking garage• Alley garage entry, away from pedestrian activities on 16th Ave and E Cherry St. (F)• Noise reduction. • Block off vehicle headlights.

5.) Use quality, long-lasting materials. • Durable materials such as concrete, metal, wood, glass and cementitious board that weather gracefully will be

aesthetically placed to add visual interest and blend with the neighborhood. (G)

3.) Strategic orientation of the required low-rise zone setbacks.• Generate maximum setbacks along the sidewalks on both 16th Ave and E Cherry Street with landscaping

opportunities to enhance the pedestrian experience and provide security for the ground level residents. (C) (D)

• Provides pockets of space for pedestrian amenities (E) along the sidewalk to contribute to a friendly pedestrian experience.

(G) Architect’s past projects showing durable materials that weather gracefully.

DE VELOPMENT OBJEC TIVES

(F) Neighborhood Apartments with Garage Entry Off Alley

(C) Terraced Landscaping

(D) Landscaping Enhances Pedestrian Experience & Resident Security

(E) Pedestrian Amenity

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PROJECT DATALOCATION: 701 16th Ave. & 721 16th Ave., Seattle, WA 98122 SITE AREA: 24,000 SF (19,200 SF LR3 +4,800 SF LR1)ZONE: LR3 & LR1 OVERLAYS: None PEDESTRIAN AREA: No ECA: None FREQUENT TRANSIT: YES (50% Transit Reduction)BUILDING CODE: SEATTLE AMENDMENTS TO THE 2015 IBCPROPOSED USE: RESIDENTIAL USE

OCCUPANCY CLASSIFICATION/ SEPARATIONSONE HOUR SEPERATION BETWEEN R-2 & S-2

PERMITTED & PROHIBITED USES (SMC 23.45.504)PERMITTED: RESIDENTIAL, INSTITUTIONS, PARKS & PLAYGROUNDS, COMMUNITY GARDENS

DESIGN STANDARDS: (SMC 23.45.529)FACADE OPENINGS: 20%FACADE ARTICULATION: REQUIRED

FLOOR AREA RATIO: (SMC 23.45.510)ALLOWABLE FAR: 34,080 SF 28,800 SF (19,200 SF X 1.5 FOR LR3) + 5,280 SF (4,800 SF X 1.1 FOR LR1) (GREEN BUILDING REQUIRED)

FLOOR AREA EXEMPTIONS:SMC 23.45.510.E: - ALL UNDERGROUND STORIES - PORTIONS OF A STORY THAT EXTEND NO MORE THAN 4 FEET ABOVE EXISTING OR FINISHED GRADE, WHICHEVER IS LOWER, EXCLUDING ACCESS, IN THE FOLLOWING CIRCUMSTANCES: A. APARTMENTS IN LR ZONES THAT QUALIFY FOR HIGHER FAR LIMIT - BUILDING AREA IS EXEMPT FROM THE FAR LIMITS IF THE FLOOR IS PARTIALLY ABOVE GRADE, AVERAGE HEIGHT OF EXTERIOR WALLS DOES NOT EXCEED ONE STORY, ROOF IS USED FOR AMENITY AREA, IS PREDOMINANTLY FLAT, AND THE PERIMETER ABOVE IS 25% MINIMUM OPEN.

DENSITY LIMITS: (SMC 23.45.512)LR3: 1/800SF OR NO LIMIT (GREEN BLDG REQUIRED) LR1: 1/1,600SF TOWNHOMES (GREEN BLDG REQUIRED)

STRUCTURE HEIGHT: (SMC 23.45.514)MAX. ALLOWED: 30 FEET PROJECTIONS ALLOWED ABOVE HEIGHT LIMIT: PARAPETS, GUARDRAILS, PITCHED & SHED ROOFS, ELEVATOR OVERRUNS, ETC.

“HEIGHT OF STRUCTURE” IS THE DIFFERENCE BETWEEN THE HIGHEST POINT AND THE AVERAGE GRADE LEVEL. ON SLOPING SITES, THE AVERAGE GRADE LEVEL MAY BE CALCULATED USING THE MIDPOINT OF EACH EXTERIOR WALL.

HEIGHT EXCEPTIONS:SMC 23.45.514.E: 1. IN LR ZONES, THE HIGH SIDE(S) OF A SHED OR BUTTERFLY ROOF MAY EXTEND 3 FEET ABOVE THE HEIGHT LIMITS PROVIDED THAT THE LOW SIDE(S) OF THE ROOF ARE NO HIGHER THAN THE HEIGHT LIMIT. 2. THE ROOF LINE OF A SHED OR BUTTERFLY ROOF MAY BE EXTENDED IN ORDER TO ACCOMMODATE EVES, PROVIDED THAT THE HIGHEST POINT OF THE ROOF EXTENTION IS NO MORE THAN 4 FEET ABOVE THE HEIGHT LIMIT.SMC 23.45.514.F: FOR APARTMENTS IN LR2 ZONES, AND FOR ALL RESIDENTIAL USES IN LR3 ZONES, THE APPLICABLE HEIGHT LIMIT IS INCREASED 4 FEET ABOVE THE HEIGHT LIMITS FOR A STRUCTURE THAT INCLUDES A STORY THAT IS PARTIALLY BELOW-GRADE.SMC 23.45.514.H: ROOF SURFACES THAT ARE COMPLETELY SURROUNDED BY A PARAPET MAY EXCEED THE APPLICABLE HEIGHT LIMIT (MAX. 4’) TO ALLOW FOR A SLOPE, PROVIDED THAT THE HEIGHT OF THE HIGHEST ELEVATION OF THE ROOF SURFACE DOES NOT EXCEED 75% OF THE PARAPET HEIGHT.SMC 23.45.514.I: FOR ANY STRUCTURE WITH A GREEN ROOF THAT MEETS THE STANDARDS PROMULGATED BY THE DIRECTOR AND THAT COVERS AT LEAST 50% OF THE ROOF SURFACE, UP TO 2’ OF ADDITIONAL HEIGHT ABOVE THE MAX. HEIGHT IS ALLOWED TO ACCOMMODATE STRUCTURAL REQUIREMENTS.SMC 23.45.514.J: ROOF FEATURES MAY EXTEND MAX. 4’: OPEN RAILINGS, PLANTERS, PARAPETS. STAIR PENTHOUSE/ MECHANICAL EQUIPMENT: 10’ ELEVATOR PENTHOUSE: 16’

PARKING LOCATION AND ACCESS: (SMC 23.47A.032)IF ALLEY ACCESS IS NOT AVAILABLE, ACCESS IS PERMITTED FROM THE SIDE STREET WHEN LOT ABUTS TWO OR MORE STREETS. A LOADING ZONE MAY BE REQUIRED.

ACCESSIBLE PARKING REQUIREMENTS: (SBC 1106)

1-25 STALLS: 1 ACCESSIBLE STALL26-50 STALLS: 2 ACCESSIBLE STALLS51-75 STALLS: 3 ACCESSIBLE STALLS76-100 STALLS: 4 ACCESSIBLE STALLS 1 ACCESSIBLE VAN STALL (7’ HT. CLEAR)101 TO 150 STALLS: 5 ACCESSIBLE STALLS151-200 STALLS: 6 ACCESSIBLE STALLS

SETBACKS & SEPARATIONS: (SMC 23.45.518)FRONT: 5’SIDE: 5’ MIN./ 7’ AVG.REAR: 15’BETWEEN STRUCTURES: 10’PROJECTION PERMITTED IN SETBACK: (SMC 23.45.518.H) CORNICE, EAVES, GUTTER, ROOFS: MAX. 4’/ MAX. 3’ TO ANY LOT LINE

STRUCTURE WIDTH & DEPTH (SMC 23.45.527)MAX. STRUCTURE WIDTH: LR1 TOWNHOME: 60 FEET LR3 APARTMENT: 120 FEET (OUTSIDE URBAN VILLAGES & OVERLAY DISTRICT) MAX. FACADE LENGTH: THE MAXIMUM COMBINED LENGTH OF ALL PORTIONS OF FACADES WITHIN 15FEET OF A LOT LINE THAT IS NEITHER A REAR LOT LINE NOR A STREET OR ALLEY LOT LINE SHALL NOT EXCEED 65% OF THE LENGTH OF THAT LOT LINE. REQUIRED PARKING: (SMC 23.54.015)RESIDENTIAL: 1 STALL PER UNIT (QUALIFY FOR 50% TRANSIT REDUCTION) PARKING ACCESS: (SMC 23.45.536.C.1)ALLEY ACCESS REQUIRED

AMENITY AREA: (SMC 23.45.522)25% OF LOT AREA 24,000 SF x 25%= 6,000 SF (50% MIN. AT GROUND LEVEL)

REQUIRED LANDSCAPING: (SMC 23.45.524)SEATTLE GREEN FACTOR SCORE OF 0.6 OR GREATER

ZONING REQUIREMENTS

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ZONING MAPZO N I N G M A P K E Y

LR1

LR3

SF5000

MIO-65-LR3

MIO-160-LR3

MIO-105-LR3

NC1-30

NC2-40

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SITE ANALYSIS

SUN

VIEW

NOISE TRAFFIC

PREVAILING WINDSS(JAN-JUNE)NW (JULY-SEPT)SSE (OCT DEC)

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SITE CONTEX T

BUILDING USES

SINGLE FAMILY

TOWNHOMES/ APARTMENTS

RETAIL

PARKING

SCHOOL

OFFICE

MIXED USE

CIVIC/ MEDICAL

CHURCH

TRANSPORTATION OPTIONS

BUS STOP

BUS LINE

CAR SHARING POINT

BIKE SHARING POINT

DESIGNATED BIKE ROUTE

3, 4, 84

3, 4, 843, 4, 63, 64, 84, 193, 303

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NEIGHBORHOOD KEY PL AN & CHAR AC TER

A . H O U S E AT CO LU M B I A A N D 1 6 T HScale and architectural details

B . A PA R T M E N T S O N E S I D E O F 1 6 T HStratum design approach

D. A PA R T M E N T S O N E S I D E O F 1 6 T HFront yard landscaping

E . TO W N H O M E S O N C H E R R Y & 1 6 T HMassing and fenestration

V I C I N I T Y K E Y P L A N

C . TO W N H O M E S I T E E O F 1 6 T HEmphasis on massing

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NEIGHBORHOOD CHAR AC TER

L . A PA R T M E N T S W O F A L L E YGreater number of units closer to arterial

I . M E D I C A L O F F I C E S S O F C H E R R YHigh quality durable materials

F. S I D E WA L K A LO N G C H E R R YPedestrian scale at sidewalk level

M . TO W N H O M E S N O F S I T E O N 1 6 T HTownhome scale and massing

J . N W K I D N E Y C E N T E R S A C R O S S C H E R R YQuality landscaping

G . A PA R T M E N T S O N C H E R R YAlley access keeps traffic off side streets

N . H O M E S O N 1 6 T H S O F CO LU M B I ASingle family home proportions

K . S E AT T L E U F I T N E S S C E N T E RIdentifiable individual units

H . S W E D I S H C H E R R Y H I L L C A M P U SHigh quality durable materials

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VICINIT Y KEY PL AN & SITE CHAR AC TER

A . S T R E E T T R E E & D R I V E WAY

C . E X I S T. H O U S E S & N N E I G H B O R S D. A L L E Y E N T R Y & C H E R R Y S I D E WA L K E . E X I S T. O F F I C E & PA R K I N G LOT O N S I T E

V I C I N I T Y K E Y P L A N ( A - D V I C I N I T Y S I T E P H OTO S / 1 - 8 V I C I N I T Y S T R E E T P H OTO S )B . E X I S T. H O U S E O N S I T E

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VICINIT Y PHOTOS

2 . 1 6 T H AV E - LO O K I N G N

5 . E C H E R R Y S T- LO O K I N G E

7 . A L L E Y- LO O K I N G N 9 . C H E R R Y & 1 6 T H - O P P O S I T E CO R N E R

6 . A L L E Y- LO O K I N G N

3 . E C H E R R Y S T- LO O K I N G W

8 . A L L E Y- LO O K I N G N

4 . E C H E R R Y S T- LO O K I N G E

1 . 1 6 T H AV E - LO O K I N G S

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STREE T PHOTO MONTAGE

A . 1 6 T H AV E LO O K I N G W E S T ( P R O J E C T S I T E )

B . 1 6 T H AV E LO O K I N G E A S T ( A C R O S S F R O M P R O J E C T S I T E )

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C . E C H E R R Y S T & 1 6 T H AV E LO O K I N G N O R T H W E S T

D. E C H E R R Y S T LO O K I N G N O R T H

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F. A L L E Y V I E W LO O K I N G E A S T ( P R O J E C T S I T E )

E . E C H E R R Y S T R E E T LO O K I N G S O U T H ( A C R O S S P R O J E C T S I T E )

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DESIGN RE VIE W GUIDELINESCO N T E X T A N D S I T E

Appropriate use of natural topographyCS1-C

Existing Topography slopes down from 16th Ave to the alley, It works great to support an underground garage with entrance off the alley.

The neighborhood is a mix of different zones and a blend of diverse styles, that includes multi-story medical offices, 3-4 story apartments and 1-3 story single family homes.

Preferred design orients all units facing the right-of way. This reduces blank facades, and units receive maximum sunlight.

Take advantage of solar exposure and natural ventilation

CS1-B

An example of building that contribute to a stong street edge with quality design that contribute to a strong street edge.

Preferred design places new townhomes adjacent to existing three stoey townhomes.

Architectural presenceCS2-A2

Respect for adjacent sitesCS2-D

Incorporate architectural features, pattern and proportion to reinforce the neighborhood character

CS3-A

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Design Objectives: Design primary entries to be obvious, identifiable, and distinctive with clear lines of sight and lobbies visually connected to the street.

PL3-A1

Security and privacy at ground level residential edges.PL3-B

Ensemble of Elements: Design the entry as a collection of coordinated elements including the door(s), overhead features, ground surface, landscaping, lighting, and other features.

PL2-A4

DESIGN RE VIE W GUIDELINESP U B L I C L I F E

Use landscaping and elevation change to provide security and privacy for the residents.

An example of amenity area on E Cherry St. create a comfotable urban pock-et for pedestrians

Perferred option with primary entry off 16th Ave with lobby visually con-nected to the street.

Walkability: Create a safe and comfortable walking environment that is easy to navigate and well-connected to existing pedestrian walkways and features.

PL2

Entry with corrdinated elements and overhead feature.

Street-Level Interaction: Encourage human interaction and activity at the street level with clear connections to building entries and edges.

PL3

A nearby example of a courtyard entry visually connects public and private space. Decorative gate provides security.

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Security and privacy at ground level residential edges. Locate parking below grade wherever possible. Where a surface parking lot is the only alternative, locate the parking in rear or side yards, or on lower or less visible portions of the site.

DC1-C1

Façade Composition: Design all building facades—including alleys and visible roofs. Ensure that all facades are attractive and well-proportioned.

DC2-B1

Exterior Finish Materials: Building exteriors should be constructed of durable and maintainable materials that are attractive.

DC4-A1

Design common and private open spaces in multifamily projects for use by all residents to encourage physical activity and social interaction.

DC3-B4

Secondary architectural features provide visual depth and interest.

DC2-C1

DESIGN RE VIE W GUIDELINESD E S I G N CO N C E P T

Avoid blank wall with landsaping. An example of common and private open space.

An example of a parking entrance off an alley a few blocks from the pro-posed site.

Secondary architectural features and modulation provide visual depth. Example of building across from proposed site with contemporary finishes.

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DESIGN RE VIE W PROPOSAL - OPTION 1

V I E W LO O K I N G N O R T H W E S TDESCRIPTION

• The proposed building engages 16th Ave and E Cherry St. with residential units creating a safe environment by providing lines of sight for natural surveillance.

• The residential entry is located at the center of the site, entering from E. Cherry St.

• Vehicular entrance to the below grade parking structure garage is located off the alley.

• The courtyard scheme with interior open corridor.

• Residential units are oriented equally facing all directions.

ADVANTAGES

• Prominent residential entry on E. Cherry St. • Sensitive zone transition.• Parking and back of house services off the

alley, away from E. Cherry St. and 16th Ave.• No blank walls.

CHALLENGES

• Courtyard scheme pushing all units to the outside edge of the site makes building appear bulky and insensitive to the neighboring buildings.

• Large interior open space reduces opportunities for exterior open space and pedestrian amenities.

• Interior courtyard does not take advantage of solar exposure.

• Grade change along E. Cherry St.

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BROADWAY AVE E

E DENNY WAY

V I E W LO O K I N G S O U T H W E S T

A L L E Y L E V E L P L A NS T R E E T L E V E L R E S P E C T I V E

1 6 t h Av e - L o o k i n g N o r t h

E C h e r r y S t - L o o k i n g We s t

A l l e y - L o o k i n g S o u t h

V I E W LO O K I N G S O U T H E A S T

1 6 T H AV E L E V E L P L A NCHALLENGES

OPTION 2 INFO:APARTMENTS: 47 UNITSTOWNHOMES: 3 UNITSPARKING: 41 STALLS NORTH

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BULK AND SCALE NOT COMPLEMENTING NEIGHBORING BUILDINGS

CS2-D4 & D5

INTERIOR COURTYARD DOES NOT TAKE ADVANTAGE OF SOLAR EXPOSURE

CS1-B2

LARGE BUILDING FOOTPRINT REDUCES OPPORTUNITIES FOR EXTERIOR OPEN SPACE AND PEDESTRIAN AMENITIES

PL1-B3

DC3-A1LARGE INTERIOR OPEN SPACE OUT OF SCALE IN COMPARISON TO THE EXTERIOR OPEN SPACE

DC1-C1 & B1BELOW GRADE PARKING USING EXISTING ALLEY FOR VEHICULAR ACCESS

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• The proposed building engages 16th Ave and E Cherry St. with residential units create a safe environment by providing lines of sight for natural surveillance.

• The residential entry is located at the center of the site entering from 16th Ave.


• Residential units are oriented equally facing all directions.

ADVANTAGES

• Single mass minimize exterior wall.• Prominent residential entry on 16th Ave.• Parking and back of house services off the

alley, away from E. Cherry St. and 16th Ave.• No blank walls.

CHALLENGES

• Long building mass out of scale to the neighboring building.

• Placement of the building too close to the alley overshadows the single family homes across the alley.

• Design not sensitive to zone transition to the lowrise zone to the north.

• Residential units fronting townhomes to the north disrupts privacy.

• Grade change along E. Cherry St.

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BROADWAY AVE E

E DENNY WAY







1 6 T H AV E L E V E L P L A NCHALLENGES

OPTION 1 INFO:APARTMENTS: 47 UNITSTOWNHOMES: 3 UNITSPARKING: 41 STALLS

LONG BUILDING MASS MINIMIZE DAYLIGHTING FOR NEIGHBORING BUILDINGS

CS1-B2

BULK AND SCALE NOT COMPLEMENTING NEIGHBORING BUILDINGS

CS1-D4 & D5

BUILDING MASS DOES NOT PROVIDE APPROPRIATE TRANSITION TO ADJACENT ZONE

CS2-D3

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RESIDENTIAL UNITS FACING NEIGHBORING TOWNHOMES TO THE NORTH DISRUPT PRIVACY

PL3-B1


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DESIGN RE VIE W PROPOSAL - OPTION 3 (PREFERRED OPTION)


• The proposed building engages 16th Ave and E Cherry St. with residential units creating a safe environment by providing lines of sight for natural surveillance.

• Prominent courtyard entry is located at the North end of the site, entering from 16th Ave.


• Residential units are oriented equally facing and fronting all directions.

ADVANTAGES

• Prominent courtyard entry on 16th Ave.• Parking and back of house service off the

alley, away from E Cherry St. and 16th Ave.• Careful orientation of the required lowrise

zone setbacks create ample landscaping opportunities along the sidewalk and minimize shading on adjacent sites.

• Breaking the building mass to apartments and townhomes reduces the bulky massing of the building and provides sensitive transition to lower density zone.

• No blank walls.

CHALLENGES

• Grade change along E Cherry St.

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BROADWAY AVE E

E DENNY WAY







1 6 T H AV E L E V E L P L A N

OPTION 3 INFO:APARTMENTS: 47 UNITSTOWNHOMES: 3 UNITSPARKING: 41 STALLS

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DESIGN RE VIE W PROPOSAL - OPTION 3 (PREFERRED OPTION)

ADVANTAGES


DC3-B4COMMON & PRIVATE OPEN SPACES FOR USE BY ALL RESIDENTS ENCOURAGE PHYSICAL ACTIVITIES AND SOCIAL INTERACTION

EYES ON STREET CREATE A SAFE ENVIRONMENTPL2-B1

MULTI-BUILDING MASSING REDUCES BULK AND PROVIDES SENSITIVE TRANSITION TO ADJACENT LOWER DENSITY ZONE

CS2-D3, D4 & D5

MULTI-BUILDING MASSING AND SMALL FOOTPRINT MINIMUM SHADING ON ADJACENT SITE & CREATES AMPLE LANDSCAPING OPPORTUNITIES

CS1-B2

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SOL AR STUDIES - SUMMER SOLSTICE

O P T I O N 3 - P R E F E R R E D

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O P T I O N 2 O P T I O N 1

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SOL AR STUDIES - EQUINOX


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SOL AR STUDIES - WINTER SOLSTICE


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O P T I O N 2O P T I O N 1

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T H I S PA G E I S I N T E N T I O N A L LY L E F T B L A N K

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SITE SURVEY

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SITE PL AN (PREFERRED OPTION)

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L ANDSC APING CONCEPT PL AN- STREE T LE VEL

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L ANDSC APING CONCEPT PL AN- ROOF LE VEL

16TH AVE

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E MADISON ST

CONCEPT RENDERING- AERIAL VIE W


E MADISON ST

DC4-A-1HIGH- QUALIT Y DUR ABLE MATERIALS

PL3-AOBVIOUS & DISTINC TIVE PRIMARY ENTRIES

DC2- C1SECONDARY ARCHITEC TUR AL FEATURES PROVIDE VISUAL DEPTH & INTEREAST

CS2-A-2ELEGANT QUALIT Y DESIGN GIVES APPROPRIATE ARCHITEC TUR AL PRESENCE

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E MADISON ST

CONCEPT RENDERING- AERIAL VIE W

V I E W LO O K I N G N O R T H E A S T

E MADISON ST

PL 2-B1EYES ON STREE T

DC1- C1BELOW GR ADE PARKING ENTR ANCEOFF ALLEY

CS2-D3STEP DOWN MASSING RESPEC T ADJACENT LR1 ZONE

DC2- C3USING L ANDSC APING TO ENHANCE BUILDING DESIGN & FIT WITH THE SURROUNDING CONTEX T

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ARCHITEC T PORTFOLIO

L AT I T U D E A PA R T M E N T S S Y LV I E TO W N H O M E S

G R E E N L A K E A PA R T M E N T S

T H E G AT S B Y A PA R T M E N T S

B A L L A R D CO M M O N S A PA R T M E N T SV I V E B A L L A R D

- STUDIO MENG STR A ZZ AR A

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DE VELOPER PORTFOLIO

N W K I D N E Y C E N T E R1 7 0 9 H A R B O R AV E

F R A N S - G E O R G E TO W N

J A M E S TO W E R

C I T Y U N I V E R S I T YF R A N S - G E O R G E TO W N C I T Y U N I V E R S I T Y

- SABEY

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N W K I D N E Y C E N T E R

C I T Y U N I V E R S I T Y

E n d o f E a r l y D e s i g n G u i d a n c e Pa c k e t

sdci project# 3025791 - seattle · 42 architect portfolio 43 landscape portfolio 44 developer...

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