solterra perch - edg presentation
TRANSCRIPT
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PEDPD# 3
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SOLTERRA | Who We Are
CORE VALUES:
◌ RECONNECT PEOPLE TO NATUR◌
PROMOTE A SUSTAINABLE URB◌ PROMOTE COMMUNITY AND UR◌ FOSTER LOCAL/SMALL BUSINE
ALL WHILE CREATING BEAUTIFULAND HIGHLY ENERGY EFFICIENT
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CONCEPT
PERCH
noun \ˈpərch\◌ A PLACE TO REST◌ A VANTAGE POINT FROM WHICH TO OBSERVE◌ A PROMINENT POSITION
INSPIRED BY THE ARCHITECTURE OF BIRDS NESTSFOCUSED OUTWARDS TO THE NATURAL BEAUTY OF THE SOUND
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SITE CONTEXT | Location
West Seattle | 1250 - 1262 Alki Ave. SW
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SITE CONTEXT | Historical Progression
1946SINGLE FAMILY / 1-2 STORIES MULTIFAMILY / 5-6 STORIES
Historic Trend Towards Density + Midrise Residential
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SITE CONTEXT | Historical Progression
1993SINGLE FAMILY / 1-2 STORIES MULTIFAMILY / 5-6 STORIES
Historic Trend Towards Density + Midrise Residential
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SITE CONTEXT | Historical Progression
2002SINGLE FAMILY / 1-2 STORIES MULTIFAMILY / 5-6 STORIES
Historic Trend Towards Density + Midrise Residential
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SITE CONTEXT | Historical Progression
Present - Building UseSINGLE FAMILY COMMERCIAL
Historic Trend Towards Density + Midrise Residential
MULTIFAMILY
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SITE CONTEXT | Historical Progression
Present - Height1-2 STORIES 3-4 STORIES
Historic Trend Towards 5-6 Story Development
5-6 STORIES
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SITE CONTEXT | Zoning Info
MR
NC2-65
LR3
SF 7200
SF 5000
ZONING RECAP:
◌ DEVELOPABLE PA◌ HILLSIDE PORTIO
(NOT BEING DEV
ZONING OVERLA
◌ SHORELINE JUR◌ ALKI AREA PARKI◌ ARCHAEOLOGICA
ADDITIONAL MAXIMAND MINIMUM PARZONING
Most of Alki Ave Currently Zoned for Midrise Residential
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SITE CONTEXT | Development Patterns
5 RESIDENTIAL STORIES OVER PARKING / SUPPORTTOWERS SET BACK FROM STREET WITH LANDSCAPING
GROUND FLOOR AND TOP FLOOR DIFFERENTIATIONMIX OF INSET AND PROJECTING BALCONIES ADD TEXTURE
BUILDING BROKEN UP INTO SMALLER FACADESPLANE CHANGES AND DIFFERENCES IN FENESTRATION
Proposed Development Will Be Informed By Existing Context
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SITE CONDITIONS | Existing Conditions
SITE
Site Panorama + Photos of Existing Context
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SITE CONDITIONS | Hillside
ENVIRONMENTALLY CRITICAL OVERLAYS:
LIQUEFACTION ZONE, STEEP SLOPE AREA, POTENTIAL + KNOWN SLIDE A
INITIAL RECOMMENDATIONS BY GEOENGINEERS:
◌ SITE CHALLENGES ARE KNOWN AND MANAGEABLE◌ PROPOSED APPROACH IS GEOTECHNICALLY FEASIBLE◌ SEVERAL SHORING APPROACHES ARE VIABLE TO STABILIZE HILLSIDE BAS WELL AS AFTER OCCUPANCY◌ WITH RIGHT APPROACH, HILLSIDE CAN BE LEFT IN A MORE STABLE STA
Hillside Stabilization Concept Strategies
STEEP SLOPE
STEEP SLOPE B
DEVELOPMENT PARCEL
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SITE CONDITIONS | Exceptional Trees
INITIAL ARBORIST’S REPORT FINDINGS
◌ NO EXCEPTIONAL TREE LOCATED ON SITE◌ DRIPLINE OF AN EXCEPTIONAL TREE EXTENDS ONTO SITE WITHIN A SETBACK◌ ROOT SYSTEM CONTAINED BY AN EXISTING RETAINING WALL◌ NO PROPOSED OPTIONS REMOVE OR DISTURB THE TREE◌ ANY DISRUPTION OF EXISTING RETAINING WALL TO BE COORDINATED WITH A MORE DETAILED REPORT
Arborist’s Report Summary
DEVELOPMENT PARCEL
EXCEPTIONAL TREE
EXIST. RETAINING WALL
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SITE CONDITIONS | General Overview
Site Setbacks + Buffers / Concept Site Section
DEVELOPABLE AREA
MR ZONED PORTION
STEEP SLOPESF ZONED PORTION
STRUCTURED PARKING
ENTRY / LOBBY / SUPPORT
RESIDENTIAL FLOORS
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COMMUNITY COMMENTS & CONCERNS
◌ PRESENTED THREE INITIAL MASSING OPTIONS
◌COMMUNITY COMMENTS:
UNIT COUNTUNIT MIXNOISE SPREADVIEW SIGHT LINESHILLSIDE ISSUESTRAFFIC AND PARKING
◌ TWO ORIGINAL OPTIONS REMAIN, ONE NEW OPTION WAS CREATED TO BETTER INCORPORATE THAT FEEDBACK
Community Comments & Concerns
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OPTION 1 | Massing
Street perspective
Massing Development & 3D Views
Community Comments:◌ NOISE TRANSMISSION CONCERNS WITH UNENCLOSED CIRCULATION◌ TWO CURB CUTS WILL BE REQUIRED
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OPTION 1 | General Information
Conceptual Floor Plans
Typical Floor
Roof Plan
Ground Floor
Ramp To Parking
Retail
L o b b y
Office
Common
Mech.
Bike
Supp.
T
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OPTION 2 | Massing
Massing Development & 3D Views
Community Comments:◌ OVERALL MASSING STILL FEELS LARGER THAN SCALE OF NEIGHBORHOOD
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OPTION 2 | General Information
Conceptual Floor Plans
Typical Floor
Roof Plan
Ground Floor
Ramp ToParking
Office
C o m m o
n
TrashSupp.
Bike
RetailParking
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COMMUNITY COMMENTS & CONCERNS
◌ GENERAL RESPONSE TO COMMUNITY COMMENTS IN PREFERED MASSING SCHEME [OPTION 3]:
UNIT COUNT REDUCED OVERALL UNIT COUNT BY APPROXIMATELY 20
UNIT MIX HIGHER PERCENTAGES OF 2- AND 3-BEDROOM UNITS THAN ORIGINALLY PROPOSED
NOISE SPREAD CORRIDOR AND EXTERIOR COMMON SPACES MOVED TO CENTER OF SITE AND SCREENED
VIEW SITE LINES CORNERS HAVE BEEN RECESSED FROM ALLOWED SETBACKS TO BETTER RESPOND TO NEDEVELOPMENTS AND SIGHT LINES
TRAFFIC AND PARKING A SINGLE IN/OUT CURB CUT TO MINIMIZE FLOW DISRUPTION ON ALKI WHILE ALSO PROVIDPARKING FOR THE PROJECT
Response to Community Comments & Concerns
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[PREFERRED] OPTION 3 | Massing
Massing Development & 3D Views
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[PREFERRED] OPTION 3 | General Information
Conceptual Floor Plans
Typical Floor
Roof Plan
Ground Floor
Off. Common
Trash
Bike
RetailParking
Mech.
PublicCarshare
Fit.
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[CODE COMPLIANT] OPTION 4 | Massing
Massing Development & 3D Views
Challenges:◌ NOT POSSIBLE TO HOUSE PROGRAM AND RETAIN BREAK IN THE FRONTFACADE CREATING A MORE MONOLITHIC APPEARANCE
◌ CENTRAL COURTYARD BECOMES VERY TIGHT AND INHOSPITABLE◌ FAR LESS OPPORTUNITY FOR EFFECTIVE DAYLIGHTING AND
CROSS-VENTILATION
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DEPARTURES
Building Width Departure Details
23.45.528 - STRUCTURE WIDTH A
MIDRISE ZONES GREATER THAN 9,
A. THE WIDTH OF PRINCIPAL STRU150 FEET.
DEPARTURE REQUESTED:
◌ 175’-0” OF NON-CONTINUOUS ST
FACTORS TO CONSIDER:
◌ SITE IS 200’ LONG◌ A SHORTER FACADE LEAVES A PUNDEVELOPED◌ SEPARATE BUILDINGS WITH REPELEMENTS ARE IMPRACTICAL◌ ANGLED BUILDING MEASURED O
ADVANTAGES OF ALLOWING DEPAR
◌ EXTRA WIDTH ALLOWS FOR BRE(CS2.D.1)(DC2.A.2) DC3.C.2)◌ EXTRA WIDTH ALLOWS FOR A LACOURTYARD (PL.A.1-2) (DC3.B.3)◌ GENEROUS PATH TO INTERIOR C◌ ACKNOWLEDGES LAND FORM BE◌ ALLOWS FOR MORE INTERESTINDRAINAGE (CS1.E.1-2)
WITHOUT DEPARTURE WITH DEPARTURE
149’-8” 175’-0”
163’-3”
DEPARTURES
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Building Depth Departure Details
23.45.528 - STRUCTURE W
LOTS IN MIDRISE ZONES GR
FEET IN SIZE
B.1. THE DEPTH OF PRINCIEXCEED 75 PERCENT OF TON A 120’-0” DEEP LOT]
DEPARTURE REQUESTED:
◌ 106’-0” OF BUILDING DEPORTHOGONALLY
FACTORS TO CONSIDER:
◌ ONLY A PORTION OF THE ◌ THE HILLSIDE BEHIND IS◌ THE HILLSIDE IS NOT DEV◌ THE EXTRA DEPTH IS NOT◌ MEASURING AN ANGLED B
ADDITIONAL DEPTH◌ ADDITIONAL DEPTH AT THOCCUR AT THE UPPER LEVE
ADVANTAGES OF ALLOWING
◌ A SPLAYED OPEN BUILDIN◌ A DEEPER, MORE SPACIO
WITHOUT DEPARTURE WITH DEPARTURE
8 9 ’ - 8 ” 9
0 ’ - 0 ”
1 0 5 ’ - 5 ”
[PREFERRED] OPTION 3 | Highlights
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PREFERRED OPTI
1. BUILDING CFROM MINIPRESERVE
2. CIRCULATIO
CORE TO RTRANSMISS
3. ACTIVE ARECENTER OF
4. PLANTINGSEDGE OF R(CS2.D.5)
5. VIEWS INTOSPACE ADDSTREET (D
6. COURTYARDWINDOWS FOR CROSSDAYLIGHTIN
Preferred Option Advantages
1
2
3
4
5
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WE WELCOME ALL COMMEN
Thank You