Post on 30-Aug-2020
#3018148
EDG | 11.12.2014
1010 E Republican St EARLY DESIGN GUIDANCES+HWorks
ARCHITECTURE & DESIGNLLC CH APARTMENTS, LLC
1010 E Republican St EARLY DESIGN GUIDANCE2
PROJECT DETAILSADDRESS 1010 - 1014 E REPUBLICAN ST
APN 685270-0477, 685270-0478
DPD# 3018148
APPLICANT HUGH SCHAEFFER S+H WORKS LLC 1101 E PIKE ST STE 200 SEATTLE, WA 98122 P 206 329 1802 E HUGH@S-HW.COM
OWNER CH APARTMENTS, LLC
ARCHITECT S+H WORKS, LLC
LANDSCAPE VIREO DESIGN STUDIO, LLC
SURVEYOR EMERALD LAND SURVEYING, INC
DEVELOPMENT OBJECTIVES The proposed development is a 4 Story + Basement apartment building containing 36 residential units. No parking is required or proposed.
PROJECT GOALS• Design a project that respects the residential and commercial
nature of the area.• Respond appropriately and creatively to adjacent residential
uses.• Create a strong, attractive, pedestrian friendly design.
ZONING The proposed project is zoned LR3 and is within the Capitol Hill Urban Center Village and Frequent Transit Overlay.
INDEX2 PROJECT INFORMATION
3 VICINITY ANALYSIS
4-5 SITE ANALYSIS
6-7 STREETSCAPE ELEVATIONS
8-9 RECENT DEVELOPMENT
10-11 SITE DETAIL
12 ZONING ANALYSIS
13 PRIORITY GUIDELINES
14-15 SCHEME A
16-17 SCHEME B
18-19 SCHEME C
20 SCHEME COMPARISON
21 DEPARTURES
22-23 SHADOW DIAGRAMS
24 CONCEPT DEVELOPMENT
25 COURTYARD DEVELOPMENT
26 LANDSCAPE CONCEPT
27 LANDSCAPE ELEMENTS
28 RECENT WORKS
EARLY DESIGN GUIDANCE 11.12.2014
3DPD#3018148 S+HWorksARCHITECTURE & DESIGN
LLC CH APARTMENTS, LLC
FIRST HILL
VICINITY ANALYSIS The Broadway area of Capitol Hill is one of the fastest growing neighborhoods of Seattle. It offers its community an outstanding variety of restaurants, shopping, living, and working hubs that make it an attractive destination for potential residents of all demographics.
The project site is located in the heart of the Capitol Hill Urban Center Village, mid-way between Broadway Ave E and 12th Ave E. Several iconic parks are within walking distance, including Cal Anderson Park and Volunteer Park. The site’s central location on Capitol Hill provides good access to various commercial areas.
SITE
NEIGHBORHOOD BOUNDARYN
5,000 ft
CAPITOL HILL URBAN CENTER VILLAGE (UCV)
FUTURE LIGHT RAIL STATION, UNDER CONSTRUCTION*
VOLU
NTE
ER P
ARK
Lake Union
THO
MAS
STR
EET
GAR
DEN
S
CAPI
TOL
HIL
L BR
ANCH
LIB
RARY
CAL
AND
ERSO
N P
ARK
*TRA
NSI
T ST
ATIO
N
SEAT
TLE
CEN
TRAL
CO
LLEG
E
THO
MAS
STR
EET
MIN
I PAR
K
SUM
MIT
SLO
PE P
ARK
BRO
ADW
AY H
ILL
PARK
S+H
WO
RKS
OFF
ICE
SEVE
N H
ILLS
PAR
K
NO
VA H
IGH
SCH
OO
L
MIL
LER
PLAY
FIEL
D +
CO
MM
UN
ITY
CEN
TER
HO
LY N
AMES
ACA
DEM
Y
GRO
UP
HEA
LTH
MED
ICAL
CEN
TER
T.T.
MIN
OR
PLAY
GRO
UN
D
MCG
ILVR
A PL
ACE
PARK
WIL
LIAM
S PL
ACE
PARK
Inte
rsta
te -
5
SOUTH LAKE UNION
BELLTOWN
WESTLAKE
CAPITOL HILL
CENTRAL DISTRICT
SITE
LOW
ELL
ELEM
ENTA
RY
TASH
KEN
T PA
RK
PEPE
’S G
ARD
EN
1010 E Republican St EARLY DESIGN GUIDANCE4
LR3
LR3
MR
NC3
-40
NC3
-40
NC3
P-40
E Roy St
E Mercer St
E Republican St
E Harrison St
Belmont Ave E
Boyl
ston
Ave
E
Har
vard
Ave
E
Broa
dway
E
10th
Ave
E
Fede
ral A
ve E
E Roy St
11th
Ave
E
12th
Ave
E
13th
Ave
E
14th
Ave
E
Broa
dway
E
1010
N
250 ft
ADJACENCIES The blocks adjacent to the project site are zoned LR3. Two blocks west of the site, Midrise and NC3-40 zones provide a dense commercial center with many desirable amenities. Additionally, a height upzone (NC3P-40) along Broadway further varies the building scale within the area. The transition of scale is consistent with the zoning objectives of the immediate neighborhood.
LR3 ZONING: “The LR3 zone provides for a variety of multifamily housing types in existing multifamily neighborhoods of moderate scale. LR3 accommodates residential growth primarily within Growth Areas. A mix of small to moderate scale multifamily housing is encouraged including apartments, townhouses, and row houses.” - DPD HANDOUT
Low-Rise 3
Site
Mid-Rise
Neighborhood Commercial 3, 40’
Neighborhood Commercial 3, 40’ Pedestrian
Light Rail Station Overlay
ZONING
25’ Additional Height permitted, SMC 23.47.012.A2
5DPD#3018148 S+HWorksARCHITECTURE & DESIGN
LLC CH APARTMENTS, LLC
Potential Streetcar Extension Route
Dedicated Bicycle Lane
Major Arterial
CIRCULATION + ENVIRONMENTThe site is situated mid-block on East Republican Street, between 10th Ave E and Federal Ave E. Broadway Ave E and 15th Ave E are within four blocks west and east of the project site allowing ample access to mass transit. East Republican Street enjoys a low traffic volume and a pedestrian friendly atmosphere. The combination of existing and emerging transit adjacencies, along with recent biking infrastructure improvements, reduces or eliminates the need for residents to own cars.
WALK SCORE 95BIKE SCORE 89TRANSIT SCORE 70(Source: walkscore.com)
BUS TRAVEL TIMES:• 10-18 MINUTES TO DOWNTOWN• 15-20 MINUTES TO UW
STREETS
Transit Route
Designated Bus Stop
Zipcar Locations
Minor Arterial
60
60
9, 4
9, 6
0
9, 4
99
E Roy St
E Mercer St
E Republican St
E Harrison St
Belmont Ave E
Boyl
ston
Ave
E
Har
vard
Ave
E
Broa
dway
E
10th
Ave
E
Fede
ral A
ve E
E Roy St
11th
Ave
E
12th
Ave
E
13th
Ave
E
14th
Ave
E
Broa
dway
E
Tashkent Park
Lowell ElementarySchool
Playground
Broadway HillPark1010
All Pilgrams Christian Church
Starbuck’s
Corretto’s
Samurai Noodle
La Cocina & Cantina
Pho Cyclo
Julia’son
Broadway
Dilettante
Espresso Vivace
Roasteria
The Vajra
Poppy
LAB5 Fitness
Bait Shop
QFC
BECU
Gold’s Gym
Urban Outfitters
Wells Fargo
CrossroadsTrading Co.
Spin Cycle
ChaseBank
Blue Moon Burgers
Eat Local
Capitol HillBranch Library
GNC
The UPS Store
Umpqua Bank
Metrix Create: Space
De Luxe Bar & Grill
Byzantion
Rom Mai Thai
Joe Bar
Roy Street Coffee & Tea
N
º
60
º
ºº
º
º
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20
º
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º
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E
S
W
30
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120
150210
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330 10
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12:00
9:11
4:21
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7:55
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prev
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N
250 ft Pronto Cycle Share Locations
1010 E Republican St EARLY DESIGN GUIDANCE6
REPUBLICAN LOOKING NORTH
BROADWAY ALL PILGRAMS CHRISTIAN CHURCH 10TH AVE E TRIPLEX
1
TRIPLEX
STREETSCAPEThere are a variety of building types and scales that define the streetscape along East Republican Street. A mix of multi-family residential, single family residential, and institutional use present a diverse and energetic variety to the area. The surrounding streetscapes have comparable conditions with ample similar development precedents. Parking is not allowed on the north side of East Republican street.
REPUBLICAN LOOKING SOUTH2
1010(across from)
10TH AVE E MULTI-FAMILYMULTI-FAMILYMULTI-FAMILYMULTI-FAMILY11TH AVE E
E Roy St
E Mercer St
E Republican St
E Harrison St
Belmont Ave E
Boyl
ston
Ave
E
Har
vard
Ave
E
Broa
dway
E
10th
Ave
E
Fede
ral A
ve E
E Roy St
11th
Ave
E
12th
Ave
E
13th
Ave
E
14th
Ave
E
Broa
dway
E
Tashkent Park
Lowell ElementarySchool
Playground
Broadway HillPark1010
All Pilgrams Christian Church
Starbuck’s
Corretto’s
Samurai Noodle
La Cocina & Cantina
Pho Cyclo
Julia’son
Broadway
Dilettante
Espresso Vivace
Roasteria
The Vajra
Poppy
LAB5 Fitness
Bait Shop
QFC
BECU
Gold’s Gym
Urban Outfitters
Wells Fargo
CrossroadsTrading Co.
Spin Cycle
ChaseBank
Blue Moon Burgers
Eat Local
Capitol HillBranch Library
GNC
The UPS Store
Umpqua Bank
Metrix Create: Space
De Luxe Bar & Grill
Byzantion
Rom Mai Thai
Joe Bar
Roy Street Coffee & Tea
2
1
N
250 ft
NC3P-40, +25’ HEIGHT BONUS
NC3-40 LR3
LR3
7DPD#3018148 S+HWorksARCHITECTURE & DESIGN
LLC CH APARTMENTS, LLC
1010 SINGLE FAMILY FEDERAL AVE E BROADWAY HILL PARK TRIPLEX 11TH AVE E
MULTI-FAMILYFEDERAL AVE E BROADWAYSINGLE FAMILY MULTI-FAMILY COMMERCIAL
DPD#3012300 (PROPOSED)
NC3P-40, +25’ HEIGHT BONUSNC3-40
LR3
LR3
1010 E Republican St EARLY DESIGN GUIDANCE8
SITERECENT DEVELOPMENTSThe blocks immediately surrounding the lot have seen significant development of apartments and townhomes in the past several years. The style is typically modern with a mixed architectural palette.
MULTI-FAMILY530 10TH AVE ETOWNHOMES423 FEDERAL AVE E
MULTI-FAMILY - DPD#3012300 (PROPOSED)505 11TH AVE E
TOWNHOMES420 FEDERAL AVE EMULTI-FAMILY422 11TH AVE E
MULTI-FAMILY - THE BRIX530 BROADWAY E
MULTI-FAMILY - THE JOULE523 BROADWAY E
MULTI-FAMILY (UNDER CONSTRUCTION)515 HARVARD AVE E
BROADWAY HILL PARK (PROPOSED)FEDERAL AVE E + E REPUBLICAN ST
A
D
B
C
E
F
H
G
I
N 200 ft
F
E
C
B A
D
G
H I
E REPUBLICAN ST
E HARRISON ST
10TH
AVE
E
FED
ERA
L A
VE E
11TH
AVE
E
12TH
AVE
E
BRO
AD
WA
Y
HA
RVA
RD A
VE E
E MERCER ST
E ROY ST
9DPD#3018148 S+HWorksARCHITECTURE & DESIGN
LLC CH APARTMENTS, LLC
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C B
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Image courtesy of NK Architects
1010 E Republican St EARLY DESIGN GUIDANCE10
EXISTING CONDITIONS
USEThe existing single family homes on the site contain individual rental units.
TOPOGRAPHYThe site slopes gently down from the east to the west, approximately two feet. The slope is generally uniform, with various retaining walls and landscape features which will be removed during demolition.
ACCESSThe site is currently accessed by two curb cuts, both of which will be removed and replaced with planting strips and sidewalks to match the existing.
VEGETATIONThe existing vegetation is largely overgrown and of poor quality. A large kiwi vine has aggressively taken over much of the backyard area of 1010 E republican St. New landscaping will be incorporated throughout the project site, including the planting strip.
POWER LINESThere are existing power-lines south of the site within the R.O.W., but do not affect the project.
3
1
4
N
5
2
6
66.72’
89.51’
11DPD#3018148 S+HWorksARCHITECTURE & DESIGN
LLC CH APARTMENTS, LLC
4
3
5 6
1 2
1010 E Republican St EARLY DESIGN GUIDANCE12
SMC Code Definition
SMC 23.45.504
SMC 23.45.518.A
SMC 23.45.510.B,E
SMC 23.45.514.A, F, & J
SMC 23.45.522.A.4
ZONING: LR3OVERLAYS: CAPITOL HILL URBAN CENTER VILLAGE / FREQUENT TRANSIT
SMC 23.45.524.A
SMC23.45.527.A,B
SMC 23.45.534
SMC 23.54.015
SMC 23.54.040
PERMITTED USESResidential use permitted outright
FLOOR AREA RATIO- Base 1.5 FAR inside growth areas* 2.0 FAR allowed with Built Green 4 Star certification.
DENSITY LIMITS- No limit per exception 3 (Built Green bonus)
HEIGHT- Base height limit of 40’ above average grade.- Additional 4’ of height for partially below grade story (4’ max above grade)- Parapets, railings etc. may extend 4’ above the allowed height limit.- Stair penthouses may extend 10’ above the allowed height limit. - Elevator penthouses may extend 16’ above the allowed height limit.
SETBACKSFront: 5’ minimumRear: 10’ minimum with Alley, 15’ minimum no AlleySide: 5’ if building is 40’ or less in length, or 7’ Average 5’ min.
AMENITY AREA- 25% of total lot area shall be provided as amenity area.- 50% of total amenity area shall be provided at the ground level as common space.- Common Amenity: minimum 250 sf, 10’ min. dimension.
LANDSCAPING- 0.60 Green Factor Required
STRUCTURE WIDTH/FACADE LENGTH- Width of principal structures shall not exceed 150’- Length of principal structures shall not exceed 65% of lot depth.
LIGHTING AND GLARE- Exterior lighting shall be shielded and directed away from adjacent properties.
REQUIRED PARKING- No vehicular parking required (Urban Center Village + Frequent Transit)- Bicycle Parking: 1 space per 4 units
SOLID WASTE & RECYCLING- Residential (26-50 units): 375sf- 12’ minimum horizontal dimension
SMC 23.45.512.A
44’-0” MAX. ALLOWABLE HEIGHT ABOVE AVERAGE
GRADE
E REPUBLICAN STSE CORNER
N
ZONING ENVELOPEBUILDING MASS AT MAXIMUM ALLOWABLE
ZONING ENVELOPE
ZONING ANALYSIS
13DPD#3018148 S+HWorksARCHITECTURE & DESIGN
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PRIORITY GUIDELINES - CITY WIDE AND CAPITOL HILL GUIDELINES
CS1: NATURAL SYSTEMS AND SITE FEATURESB. SUNLIGHT AND NATURAL VENTILATION:The proposed structure is oriented so the majority of units face open spaces to the south and west. Rooftop features are held back in order to minimize the impact on adjacent structures.
CS2: URBAN PATTERN AND FORMA.2 ARCHITECTURAL PRESENCE:The area immediately surrounding the project site has a variety of architectural styles & scales. Because the adjacent properties are mostly single family scale, the design will minimize its frontage on the street to the greatest extent possible, roughly matching the setbacks of the houses to the east and west. The neighborhood is currently under its zoning potential in terms of density and scale.C.2 MID-BLOCK SITES:The proposed structure will have a decreased frontage to better respond to the neighboring sites.D.5 RESPECT FOR ADJACENT SITES:This area is part of a well-established neighborhood with a strong sense of community. By providing an entry courtyard, abundant landscaping, and a highly transparent facade, the design will match the spirit and character of the immediate urban context. CAP HILL GUIDELINE I. STREETSCAPE COMPATIBILITY: The project will preserve the sidewalk and Right Of Way width on E. Republican, adding additional trees and landscaping to the street. Because there is no parking on the north side of E. Republican Street, the right of way landscaping will provide a buffer from the street.
CS3: ARCHITECTURAL CONTEXT + CHARACTERA.4 EVOLVING NEIGHBORHOODS:Architectural context: the immediate neighborhood has a variety of architectural styles & scales. Extensive development has occurred in recent years, and this mix of scale and development provides the opportunity for a contemporary design.
PL1: CONNECTIVITYB.1 PEDESTRIAN INFRASTRUCTURE:The building has been designed to provide a generous entry courtyard, which allows the structure to have a smaller visual appearance on the street facing facade and accommodates additional residential amenities and landscape opportunities. Throughout Seattle, on Capitol Hill in particular, there is ample precedent for courtyards and open entry spaces similar to this proposal.
PL2: WALKABILITYA.1 ACCESS FOR ALL:The entry courtyard will feature ramping and walkways which fully integrate into the architectural and landscape concept. Seating and benches will facilitate gathering opportunities for residents. B.1 EYES ON THE STREET:Two units per floor will be oriented toward E. Republican Street, providing a total of 8-10 apartments with visual and auditory access to the street. CAP HILL GUIDELINE II. PEDESTRIAN OPEN SPACES AND ENTRANCES: The design welcomes residents through a well landscaped entry courtyard, and proposes a generous ‘deck’ at the building entry with a transparent connection to the lobby.
PL3: STREET LEVEL INTERACTIONA.2 ENSEMBLE OF ELEMENTS:Overhead protection elements and visual connections will be provided at the entry. The use of layering of landscape and architectural features will create interest and attract residents into the building. The courtyard will act as a kind of ‘borrowed view’ for both residents and pedestrians.B.1 SECURITY AND PRIVACY:The property line along Republican is set back several feet off of the sidewalk edge, allowing landscaping and fencing to provide privacy for the lower level apartments The first level will be elevated from the sidewalk, allowing privacy for the residents and a buffer to the public right of way.
PL4: ACTIVE TRANSPORTATIONC.3 TRANSIT CONNECTIONS:The project site is adjacent to multiple transit connections such as the 49, 43, 10, and 8 buses, and the upcoming light rail project. Recent bike infrastructure improvements on Broadway and on-site interior bike storage encourage bike commuting.
DC1: PROJECT USES AND ACTIVITIESA.1 VISIBILITY:The entry courtyard and building entry will be visible and attractive from the street, providing on site visual interest. Landscaping will soften the edge of the building form, and also draw eyes into the space. A.4 VIEWS AND CONNECTIONS:A large entry ‘porch’ in the courtyard will be slightly elevated from the street to match the floor height of Level 1. Ramps, stairs, and landscaping will create connections between entry elements. CAP HILL GUIDELINE II. SCREENING OF DUMPSTERS, UTILITIES, AND SERVICE AREAS:The trash room will be located well off the sidewalk on E. Republican Street in the interior of the building on level 1.
DC2: ARCHITECTURAL CONTEXTA.2 REDUCED PERCEIVED MASS:By configuring the building into an ‘L’ shape, the facade has a greatly reduced presence on E Republican Street. The visual impression will be the appearance of a smaller building of a scale more coherent with and in composition with the surrounding buildings. The introduction of a courtyard reduces the bulk along E. Republican Street.
DC3: OPEN SPACE CONCEPTB.4 MULTIFAMILY OPEN SPACE:A generous entry courtyard encourages social interaction and provides opportunities for communal activities. C.2 AMENITIES AND FEATURES:The entry courtyard will feature ramping and walkways which fully integrate into the architectural and landscape concept. Planters and a rooftop deck add to the amenity spaces. CAP HILL GUIDELINE I. RESIDENTIAL OPEN SPACE: A substantial courtyard entry is proposed which will be open and visually accessible to all.
DC4: EXTERIOR ELEMENTS AND FINISHESA. BUILDING MATERIALS:The project will be constructed of durable, attractive materials that will be properly detailed, taking into account both large and small scale relationships.C. LIGHTING:Lighting along the Right Of Way, as well as in the courtyard, will provide safety and visibility for residents and pedestrians. Lighting will integrate with landscaping to avoid glare.D. TREES, LANDSCAPING, AND HARDSCAPE MATERIALS:Landscaping will be responsive to climate, existing context, and maintenance requirements. It will be designed to provide texture, protection, and privacy.CAP HILL GUIDELINE II. EXTERIOR FINISH MATERIALS: The finish materials will be compatible with the character and historical precedent of the neighborhood.
1010 E Republican St EARLY DESIGN GUIDANCE14
36 EFFICIENCY STUDIOSPOSITIVE• SIMPLE BUT INEFFICIENT LAYOUT• NO DEPARTURES REQUIRED
NEGATIVE:• LITTLE MODULATION IN BUILDING
BULK• LARGE AND BULKY STREET FACADE• DOES NOT UTILIZE SITE AND
LANDSCAPE OPPORTUNITIES WELL
SCHEME A: CODE COMPLIANT
BLDG. SERVICE
RESIDENTIAL
CIRCULATION / CORE
COMMON AMENITY
47'-4"
57'-5
"10
'-0"
67'-5
"
57'-5
"10
'-0"
67'-5
"17
'-0"
5'-0
"
5'-7" 14'-1 1/2" 7'-11" 5'-7"14'-1 1/2"
9'-10" 9'-7"47'-4"
47'-4"
57'-5
"10
'-0"
67'-5
"
57'-5
"10
'-0"
67'-5
"17
'-0"
5'-0
"
5'-7" 14'-1 1/2" 7'-11" 5'-7"14'-1 1/2"
9'-10" 9'-7"47'-4"
47'-4"
57'-5
"10
'-0"
67'-5
"
57'-5
"10
'-0"
67'-5
"17
'-0"
5'-0
"
5'-7" 14'-1 1/2" 7'-11" 5'-7"14'-1 1/2"
9'-10" 9'-7"47'-4"
47'-4"
57'-5
"10
'-0"
67'-5
"
13'-9
"10
'-0"
67'-5
"17
'-0"
5'-0
"
5'-7" 14'-1 1/2" 7'-11" 5'-7"14'-1 1/2"
9'-10" 9'-7"47'-4"
10'-9
"6'
-9"
26'-2
"
34'-8" 12'-8"
STA
IR
STA
IR
STA
IR
STA
IR
UNIT UNIT UNITUNIT UNIT
UNIT
UNIT UNIT UNIT
UNIT TRASH
UNIT
UNIT UNITUNIT
UNIT UNIT UNIT
ROOF DECKUNIT UNIT UNIT
STAIR STAIR STAIR STAIRELEV ELEV ELEV ELEVMECH
MECH LOBBY
STORAGEBIKES
E REPUBLICAN ST. E REPUBLICAN ST. E REPUBLICAN ST. E REPUBLICAN ST.LEVEL BASEMENTSCALE: 1’-0” = 1/32” N
LEVEL 1SCALE: 1’-0” = 1/32” N
LEVEL 2-4SCALE: 1’-0” = 1/32” N
LEVEL ROOFSCALE: 1’-0” = 1/32” N
SECTION SCALE: 1’-0” = 1/32”
LEVEL 1EL. 335.16'
AVG. GRADEEL. 339.69'
LEVEL 3EL. 363.66'
LEVEL 2EL. 354.16'
LEVEL 2EL. 344.66'
LEVEL 4EL. 373.16'
T.O. PLATEEL. 381.66'
44' HT. LIMITEL. 383.69'
+ 4'-0" FOR PARAPET
EL. 387.69'
4'-0
"44
'-0"
UNIT UNIT
UNIT
MECH ENTRY
STORAGEBIKES
UNIT
UNIT
UNIT UNIT
RAM
P U
P
UP UP
66'-9"
89'-5
1/2
"
SETBACK
PEDESTRIAN ENTRY
E REPUBLICAN ST.
STA
IR
UNIT UNIT
UNIT
TRASH
UNIT
UNIT
UNIT
STAIR ELEV
MECH LOBBY
SITE PLAN SCALE: 1’-0” = 1/32” NDIMENSIONS NOT SHOWN FOR CLARITY
15DPD#3018148 S+HWorksARCHITECTURE & DESIGN
LLC CH APARTMENTS, LLC
BIRDSEYE PERSPECTIVE ABOVE E REPUBLICAN ST, LOOKING NW
3 4
E REPUBLICAN ST, LOOKING NE REPUBLICAN ST, LOOKING NE
1 2
BIRDSEYE PERSPECTIVE ABOVE E REPUBLICAN ST, LOOKING NE
LOBBY
LOBBY LOBBY TRASH
LOBBYMECH
MECH MECH
MECH
E REPUBLICAN ST
FEDERAL AVE E
E REPUBLICAN ST
E REPUBLICAN ST E REPUBLICAN ST
1010 E Republican St EARLY DESIGN GUIDANCE16
36 EFFICIENCY STUDIOSPOSITIVE• MODULATED MASSING HELPS
CREATE INTEREST AND REDUCE BUILDING BULK
• FRONT SETBACK ALLOWS FOR LANDSCAPE AND ENTRY DESIGN OPPORTUNITIES
NEGATIVE• LARGE AMOUNT OF FACADE
PRESENCE ON E REPUBLICAN STREET
• MASSING FEELS LARGE RELATIVE TO THE SITE AND ADJACENT BUILDINGS
• REQUIRES DEPARTURES
DEPARTURES• FACADE LENGTH EXCEEDS 65% OF
LOT DEPTH
11'-5 1/2"
53'-7"
17'-4 1/2"6'-0"18'-10"
41'-0
"7'
-11"
13'-9
"1'
-7"
64'-3
"
24'-7" 6'-1"
53'-7"
28'-4
"31
'-9"
4'-1
1/2
"
64'-3
"
20'-3"
53'-7"
8'-0"6'-7"18'-10"
41'-0
"7'
-11"
13'-9
"1'
-7"
64'-3
"
14'-9" 24'-7" 6'-1"
53'-7"
28'-4
"31
'-9"
4'-1
1/2
"
64'-3
"
53'-7"
28'-3"18'-10"41
'-0"
7'-1
1"13
'-9"
1'-7
"
64'-3
"
24'-7" 6'-1"
53'-7"
28'-4
"31
'-9"
4'-1
1/2
"
64'-3
"
6'-7"
6'-6"6'-7" 6'-6"6'-7" 6'-6"6'-7"
15'-0
"10
'-3"
15'-0
"10
'-3"
15'-0
"10
'-3"
11'-5 1/2"
53'-7"
17'-4 1/2"6'-0"18'-10"
41'-0
"7'
-11"
13'-9
"1'
-7"
64'-3
"
24'-7" 6'-1"
53'-7"
28'-4
"18
'-1"
4'-1
1/2
"
64'-3
"
6'-6"6'-7"
15'-0
"10
'-3"
8'-2"14'-9"8'-2" 14'-9"8'-2" 14'-9"8'-2"
13'-8
"
5'-0"
STAIR STAIR STAIRSTAIR
UNIT UNITUNIT
UNIT UNITUNIT
UNIT
UNIT UNIT
UNIT
UNIT
UNIT UNIT ROOF DECKUNIT
UNIT UNITUNITUNIT
UNIT
UNIT
STAIR STAIR STAIRSTAIR ELEV ELEV ELEVELEV
MECHMECH
TRASH
STORAGEBIKES
E REPUBLICAN ST. E REPUBLICAN ST. E REPUBLICAN ST. E REPUBLICAN ST.LEVEL BASEMENTSCALE: 1’-0” = 1/32” N
LEVEL 1SCALE: 1’-0” = 1/32” N
LEVEL 2-4SCALE: 1’-0” = 1/32” N
LEVEL ROOFSCALE: 1’-0” = 1/32” N
SCHEME B: SPLIT MASSINGS
SECTION SCALE: 1’-0” = 1/32”
LOBBY
LEVEL 1EL. 335.16'
AVG. GRADEEL. 339.69'
LEVEL 3EL. 363.66'
LEVEL 2EL. 354.16'
LEVEL 2EL. 344.66'
LEVEL 4EL. 373.16'
T.O. PLATEEL. 381.66'
44' HT. LIMITEL. 383.69'
+ 4'-0" FOR PARAPET
EL. 387.69'
44'-0
"4'
-0"
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT ENTRY
UNIT
UNIT
UNIT
UNIT
STORAGE
RAM
P U
P
UP
UP
UP
66'-9"
89'-5
1/2
"
SETBACK
PEDESTRIAN ENTRY
E REPUBLICAN ST.
STAIR
UNIT
UNIT
UNIT
UNITUNIT
STAIRELEV
MECH
LOBBY
TRASH
SITE PLAN SCALE: 1’-0” = 1/32”, N
UNIT
BLDG. SERVICE
RESIDENTIAL
CIRCULATION / CORE
COMMON AMENITY
E REP
UBLICAN ST
Building envelope exceeding limit of facade length requirements
DEPARTURE DIAGRAM
NE CORNER
N
DIMENSIONS NOT SHOWN FOR CLARITY
17DPD#3018148 S+HWorksARCHITECTURE & DESIGN
LLC CH APARTMENTS, LLC
BIRDSEYE PERSPECTIVE ABOVE E REPUBLICAN ST, LOOKING NW
3 4
E REPUBLICAN ST, LOOKING NE REPUBLICAN ST, LOOKING NE
1 2
BIRDSEYE PERSPECTIVE ABOVE E REPUBLICAN ST, LOOKING NE
LOBBYLOBBY
TRASH
LOBBY
E REPUBLICAN STE REPUBLICAN ST
E REPUBLICAN ST E REPUBLICAN ST
FEDERAL AVE E
1010 E Republican St EARLY DESIGN GUIDANCE18
36 EFFICIENCY STUDIOS / URBAN 1’SPOSITIVE• THE L-SHAPED MASSING
REDUCES ITS VISUAL IMPACT ON E REPUBLICAN STREET AND PROVIDES AN ENTRY COURTYARD AMENITY
• MASSING IS BROKEN UP TO ALLOW BETTER EXPOSURE FOR LIGHT AND AIR CIRCULATION
• AMPLE LANDSCAPING AND AMENITY SPACE IS POSSIBLE AT THE FRONT OF THE BUILDING AND IN THE ENTRY COURTYARD
• THE BUILDING ENTRY SEQUENCE AND LOBBY ACTIVATE THE PUBLIC AND PRIVATE SPACES NEAR AND WITHIN THE PROJECT
NEGATIVE• REQUIRES DEPARTURES
DEPARTURES• FACADE LENGTH EXCEEDS 65% OF
LOT DEPTH• REAR SETBACK IS LESS THAN THE
15’ REQUIREMENT
SCHEME C: PREFERRED - COURTYARD
RAM
P U
PRAM
P U
P
UP
UP
RAM
P U
P
RAM
P U
P
PEDESTRIAN ENTRY
66'-9"
89'-5
1/2
"
SETBACK
E REPUBLICAN ST.
SITE PLAN SCALE: 1’-0” = 1/32” N
STAIRUNIT
UNIT
UNIT
UNIT
UNITUNIT
STAIR
ELEVMECH
LOBBYTRASH
37'-2"
48'-9"
28'-9
"5'
-0"
40'-3
"
54'-8"
5'-11"
74'-0
"
17'-6"
54'-8"
37'-2"
45'-3
"28
'-9"
48'-9"
28'-9
"17
'-7"
27'-8
"
54'-8"
5'-11"
74'-0
"
17'-6"
54'-8"
74'-0
"
1'-5"
1'-5"
37'-2"
48'-9"
48'-9
"25
'-3"
54'-8"
5'-11"
74'-0
"
17'-6"
54'-8"
21'-8"
13'-1
1"20
'-10"
23'-11"
28'-9
"5'
-0"
40'-3
"
54'-8"
5'-11"
74'-0
"
17'-6"
54'-8"
74'-0
"
7'-6" 8'-0"
7'-1
1"
2'-7
"
16'-9
"12
'-0"
15'-3" 9'-7"
6'-6"5'-6"
42'-8
"31
'-4"
74'-0
"
6'-6"5'-6"6'-6"5'-6"
45'-3
"28
'-9"
74'-0
"
10'-5
"5'
-0"
10'-5
"5'
-0"
10'-5
"5'
-0"
10'-5
"5'
-0"
STAIRSTAIR STAIR STAIRUNIT UNIT UNIT
BIKES
UNIT UNIT UNIT
UNIT UNIT UNIT
UNIT UNIT UNIT
ROOF DECKUNIT UNIT UNIT
UNIT
UNIT UNIT
UNIT
STAIRSTAIR STAIR STAIR
ELEVELEV ELEV ELEVMECH MECH
LOBBYSTORAGE
STORAGE
UNIT
TRASH
E REPUBLICAN ST. E REPUBLICAN ST. E REPUBLICAN ST. E REPUBLICAN ST.LEVEL BASEMENTSCALE: 1’-0” = 1/32” N
LEVEL 1SCALE: 1’-0” = 1/32” N
LEVEL 2-4SCALE: 1’-0” = 1/32” N
LEVEL ROOFSCALE: 1’-0” = 1/32” N
SECTION SCALE: 1’-0” = 1/32”
44' HT. LIMITEL. 383.69'
+ 4'-0" FOR PARAPET
EL. 387.69'
AVG. GRADEEL. 339.69'
LEVEL 1EL. 335.16'
LEVEL 4EL. 373.16'
T.O. PLATEEL. 381.66'
LEVEL 3EL. 363.66'
LEVEL 2EL. 354.16'
LEVEL 2EL. 344.66'
4'-0
"44
'-0"
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
E REP
UBLICAN ST
NE CORNER
N
BLDG. SERVICE
RESIDENTIAL
CIRCULATION / CORE
COMMON AMENITY
DIMENSIONS NOT SHOWN FOR CLARITY
Building envelope exceeding limit of facade length requirementsBuilding envelope encroaching into required setback
DEPARTURE DIAGRAM
Proposed Rear Setback = 10’-5”
19DPD#3018148 S+HWorksARCHITECTURE & DESIGN
LLC CH APARTMENTS, LLC
BIRDSEYE PERSPECTIVE ABOVE E REPUBLICAN ST, LOOKING NW
3 4
E REPUBLICAN ST, LOOKING NE REPUBLICAN ST, LOOKING NE
1 2
BIRDSEYE PERSPECTIVE ABOVE E REPUBLICAN ST, LOOKING NE
LOBBY
LOBBYTRASH
MECH
MECH
E REPUBLICAN STE REPUBLICAN ST
E REPUBLICAN ST E REPUBLICAN ST
FEDERAL AVE E
20
SCHEME A SCHEME B SCHEME C (PREFERRED)
RAM
P U
P
UP UP
66'-9"
89'-5
1/2
"
SETBACK
PEDESTRIAN ENTRY
E REPUBLICAN ST.
SITE PLAN SCALE: N.T.S. N
UNIT
STA
IR
STAIR ELEV
UNIT
UNIT
UNIT
UNIT
UNITMECH
TRASH
LOBBYMAIL R
AMP
UP
UP
UP
UP
66'-9"
89'-5
1/2
"
SETBACK
PEDESTRIAN ENTRY
E REPUBLICAN ST.
SITE PLAN SCALE: N.T.S. N
STAIR
UNIT
UNIT UNIT
UNIT
UNITUNIT
STAIRELEV
LOBBY
MECH
TRASH
SECTION SCALE: N.T.S.
LEVEL 1EL. 335.16'
AVG. GRADEEL. 339.69'
LEVEL 3EL. 363.66'
LEVEL 2EL. 354.16'
LEVEL 2EL. 344.66'
LEVEL 4EL. 373.16'
T.O. PLATEEL. 381.66'
44' HT. LIMITEL. 383.69'
+ 4'-0" FOR PARAPET
EL. 387.69'
4'-0
"44
'-0"
UNIT
UNIT
UNIT
ENTRY
BIKES
MECH
UNIT
UNIT
UNIT
UNIT
STORAGE
SECTION SCALE: N.T.S.
LEVEL 1EL. 335.16'
AVG. GRADEEL. 339.69'
LEVEL 3EL. 363.66'
LEVEL 2EL. 354.16'
LEVEL 2EL. 344.66'
LEVEL 4EL. 373.16'
T.O. PLATEEL. 381.66'
44' HT. LIMITEL. 383.69'
+ 4'-0" FOR PARAPET
EL. 387.69'
44'-0
"4'
-0"
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT ENTRY
UNIT
UNIT
UNIT
UNIT
STORAGE
44' HT. LIMITEL. 383.69'
+ 4'-0" FOR PARAPET
EL. 387.69'
AVG. GRADEEL. 339.69'
LEVEL 1EL. 335.16'
LEVEL 4EL. 373.16'
T.O. PLATEEL. 381.66'
LEVEL 3EL. 363.66'
LEVEL 2EL. 354.16'
LEVEL 2EL. 344.66'
4'-0
"44
'-0"
SECTION SCALE: N.T.S.
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
LOBBY
MECHMECH
LOBBYLOBBY
E REPUBLICAN ST
E REPUBLICAN ST
E REPUBLICAN ST
SITE PLAN SCALE: N.T.S. N
RAM
P U
PRAM
P U
P
UP
UP
RAM
P U
P
RAM
P U
P
PEDESTRIAN ENTRY
66'-9"
89'-5
1/2
"
SETBACK
E REPUBLICAN ST.
STAIRUNIT
UNIT
UNIT
UNIT
UNIT UNIT
STAIR
ELEVMECH
LOBBYTRASH
21DPD#3018148 S+HWorksARCHITECTURE & DESIGN
LLC CH APARTMENTS, LLC
D E P A R T U R E M A T R I XSCHEME B: SPLIT MASSINGS
SCHEME C: COURTYARD
1) SMC 23.45.527.B.1 MAXIMUM FACADE LENGTH IN LOWRISE ZONES
REQUIRED: 65% MAX DEPTH OF LOT LENGTH = 58’-2”
PROPOSED: 60’-1”
GUIDELINES & JUSTIFICATION:- DC2/A.2 REDUCING PERCEIVED MASS: The massing is modulated to create variety in the design.- DC2/B.1 FACADE COMPOSITION: The modulation allows the street facing facade to have more variety and compositional interest. The requested departure allows the building mass to be shifted and modulated in this way.
1) SMC 23.45.527.B.1 MAXIMUM FACADE LENGTH IN LOWRISE ZONES
REQUIRED: 65% MAX DEPTH OF LOT LENGTH = 58’-2”
PROPOSED: 74’-0”
GUIDELINES & JUSTIFICATION:- DC2/A.2 REDUCING PERCEIVED MASS: By configuring the building into an ‘L’ shape, the facade has a greatly reduced presence on E Republican Street. The requested façade length departure allows us to shift the bulk of the project off of E. Republican St, opening up a courtyard space as well as pulling the façade along the northeast property line back at the neighboring backyard.- PL2/II PEDESTRIAN OPEN SPACES AND ENTRANCES: The design welcomes residents through a well landscaped entry courtyard and proposes a generous ‘deck’ at the building entry with a transparent connection to the lobby. - DC3/B.4 MULTIFAMILY OPEN SPACE: The building has been designed to provide a generous entry courtyard, to encourage social interaction and create opportunities for communal activities.
2) SMC 23.45.518.A REAR SETBACK
REQUIRED: 15’ MINIMUM
PROPOSED: 10’-5” MIN, 13’-9” AVERAGE
GUIDELINES & JUSTIFICATION:- CS1/C.2: MID-BLOCK SITES: The proposed structure will have minimal frontage along E. Republican St. By allowing a smaller rear setback, the building mass is able to configure itself into a courtyard scheme.- CS2/A.2 ARCHITECTURAL PRESENCE: The area immediately surrounding the project site has a variety of architectural styles & scales. Because the adjacent properties are mostly single family, the design will minimize its scale on the street to the greatest extent possible, roughly matching the setbacks of the houses to the east and west. - PL1/B.1 PEDESTRIAN INFRASTRUCTURE: The building has been designed to provide a generous entry courtyard. This building form allows the structure to have a smaller visual appearance on the street facing facade and accommodates additional residential amenities and landscape opportunities. Throughout Seattle, but on Capitol Hill in particular, there is ample historical precedent for courtyards and open entry spaces similar to this proposal.
E REP
UBLICAN ST
NE CORNER
N
Building envelope exceeding limit of facade length requirementsBuilding envelope encroaching into required setback
DEPARTURE DIAGRAM
E REP
UBLICAN ST
Building envelope exceeding limit of facade length requirements
DEPARTURE DIAGRAM
NE CORNERN
1010 E Republican St EARLY DESIGN GUIDANCE22
10:00 A.M. 12:00 P.M. 2:00 P.M.
SPRI
NG
/ FA
LL E
QU
INO
XSU
MM
ER S
OLS
TICE
WIN
TER
SOLS
TICE
SUN PATH / SHADOW STUDY: SCHEMES A,B AND C
10:00 A.M. 12:00 P.M.
SCHEME A SCHEME B
SPRI
NG
/ FA
LL E
QU
INO
XSU
MM
ER S
OLS
TICE
WIN
TER
SOLS
TICE
23DPD#3018148 S+HWorksARCHITECTURE & DESIGN
LLC CH APARTMENTS, LLC
2:00 P.M.
SCHEME C
SPRI
NG
/ FA
LL E
QU
INO
XSU
MM
ER S
OLS
TICE
WIN
TER
SOLS
TICE
10:00 A.M. 12:00 P.M. 2:00 P.M.
1010 E Republican St EARLY DESIGN GUIDANCE24
• LR3 ZONING IN GROWTH AREA WITH GREEN BUILDING FAR CREDIT (SMC23.45.510.C) AND PARTIALLY BELOW GRADE STORY (SMC 23.45.514.F)
• REDUCES BULK ON STREET FACING FACADE
• PROVIDES AMENITY SPACE• PROVIDES “BORROWED VIEW’ INTO
COURTYARD
• LR3 ZONING IN GROWTH AREA WITH GREEN BUILDING FAR CREDIT (SMC23.45.510.C) AND PARTIALLY BELOW GRADE STORY (SMC 23.45.514.F)
37’-2”
56’-8”
56’-8”
E. REPUBLICAN ST.
E. REPUBLICAN ST.
E. REPUBLICAN ST.
PROPOSED MASSING
DEVELOPMENT POTENTIAL
ZONING POTENTIAL
1004 1008 1010 1018
1004 1008 1010 1018
1004 1008 1010 1018
CONCEPT DEVELOPMENT - STREET FACING FACADE
25DPD#3018148 S+HWorksARCHITECTURE & DESIGN
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CONCEPTUAL VIEW LOOKING INTO COURTYARD FROM E. REPUBLICAN
MAP OF SIMILAR COURTYARDS NEAR PROJECT SITE
1
2
3
4
5
6
7
8
1
10/29/2014 1010 E Republican St - Google Maps
https://www.google.com/maps/place/1010+E+Republican+St,+Seattle,+WA+98102/@47.6253531,-122.3192732,3a,75y,327.51h,92.33t/data=!3m4!1e1!3m2!1sHrwExZ4cF_Tl-Ln836jWPw!2e0!4m2!3m1!1s0x54901… 1/1
Image capture: May 2014 © 2014 Google
Street View - May 2014
1030 E Roy St
Seattle, Washington
10/29/2014 1010 E Republican St - Google Maps
https://www.google.com/maps/@47.6191828,-122.3142888,3a,75y,275.21h,91.27t/data=!3m4!1e1!3m2!1seo9EM0P_R8kKeu3Dj4iJpg!2e0 1/1
Image capture: May 2014 © 2014 Google
Street View - May 2014
110 14th Ave E
Seattle, Washington
2
3 4
5 6
7 8
CONCEPT DEVELOPMENT - COURTYARD
COURTYARDS / BORROWED VIEWS
SITE
1010 E Republican St EARLY DESIGN GUIDANCEA
DESIGN DEVELOPMENT - MASSING ARTICULATION
PLPL
PRIMARY MASSING
E. REPUBLICAN ST.
SECONDARY MASSING
STEPPED PARAPET
STEPPED PARAPET
COURTYARD BUFFER
BROADWAY
PLPL
PRIMARY MASSING
SECONDARY MASSING
STEPPED PARAPET
STEPPED PARAPET
COURTYARD BUFFER
DEFINED CORNER MASSING
ENTRY CANOPY
SET BACK STAIR & ELEVATOR PENTHOUSES
• DEFINED CORNER APPROACHED FROM BROADWAY• DISTINCT MASSING ELEMENTS REDUCE BULK AND
CREATE BUILDING DEFINITION• MASSING IS GROUNDED AT CORNER AND
ANCHORED BY THE COURTYARD• STEPPED PARAPETS ESTABLISH RHYTHM TO
ACCENTUATE MASSING ARTICULATION
MASSING STRATEGY
E. REPUBLICAN ST.
DEFINED CORNER MASSING
1010 E Republican St EARLY DESIGN GUIDANCE26
LANDSCAPE CONCEPT
27DPD#3018148 S+HWorksARCHITECTURE & DESIGN
LLC CH APARTMENTS, LLC
(left to right)
1. Acer Circinatum ‘Pacific Fire’2. Juncus Effusus ‘Quartz Creek’3. Cornus Kousa ‘Eddies White Wonder’4. Roof decking
1. Acer Griseum ‘Paper Bark Maple’2. Arctostaphylos uva-ursi ‘Wood’s Compacta’3. Rubus Idaeus ‘Raspberry Shortcake’4. Roof Trellis
1. Fagus Sylvatica ‘Dawyck Purple’2. Black Mondo Grass3. Wisteria Macrostachya ‘Aunt Dee’4. Narrow modular paver (permeable)
LANDSCAPE ELEMENTS
BDPD#3018148 S+HWorksARCHITECTURE & DESIGN
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1010 E Republican St EARLY DESIGN GUIDANCE30
RECENT WORK
S+HWorksARCHITECTURE & DESIGN
LLC
5902 22ND AVE NW 116 13TH AVE E 225 27TH AVE E
1806 23RD AVE 1728 12TH AVE 2418 NW 58TH ST 200 10TH AVE E