6416 15th Avenue NW- Proposed New Residential Construction ... · PDF file19 t 2016 1 6416 15...

19 September 2016

1

6416 15th Avenue NWEarly Design Guidance Meeting - SDCI #3024352 - EDG Meeting

SEATTLE DESIGN REVIEW

Date of EDG Meeting | Early Design Guidance Meeting 1

6416 15th Avenue NW- Proposed New Residential Construction Project (SDCI #3024352)

1 Zoning Analysis2 Intentionally Blank3 Existing Site and Development Potential4 Existing Site Plan5 Site and Development Potential6 Neighborhood Context7 Site Analysis8 Context and Local Impact - Section through Neighborhood9 Context and Local Impact - Adjacent Properties10 Intentionally Blank11 Zoning Analysis12 Intentionally Blank13 Massing Option - Comparison14 Massing - Option A15 Massing - Option A16 Massing - Option B17 Massing - Option B18 Massing - Option C19 Massing - Option C20 Massing - Option C21 Massing Option Sun Comparison22 Relevant Design Guidelines23 Relevant Design Guidelines24 Departures25 Intentionally Blank26 Clark Design Group - Project Images 27 Pryde + Johnson - Project Images

TABLE OF CONTENTS

PROJECT SUMMARY

The proposed project consists of 74 residential units located on 6 levels above grade and 3 Live-Work Units. The lobby, amenities, residential and commercial uses are located on L1, residential units on L2-L6, and the one level of below grade parking located on P1.

The proposed project is voluntarily implementing HALA and is applying for a contract re-zone from NC3P-40’ to NC3P-65’, allowing for a maximum building height of 65’ and FAR of 4.75.

6416 15TH AVE NW

SALMON BAY

DOWNTOWN BALLARD

DOWNTOWN SEATTLE 5 MILES

6416 15th Avenue NWEarly Design Guidance Meeting - SDCI #3024352 - EDG Meeting 19 September 2016 19 September 2016

2 3


INTENTIONALLY BLANK

Zone: NC3P - 40 (Neighborhood Commercial 3 Pedestrian) Ballard Hub Urban Village, Frequent Transit

Contract Rezone: NC3P - 65 (Neighborhood Commercial 3 Pedestrian)

Principal Pedestrian Street: 15th Avenue NW & NW 65th Street

Permitted Uses (23.47A.004) Residential, Commercial, Live-Work Units

Setback Requirements (23.47A.014)B.1. Setback is required where a lot abuts the intersection of a side lot line and front lot line of a lot in a residential zone. The required setback forms a 15’ triangular area. B.3.a. 15’ Setback for portions of structures above 13’ in height to a max. of 40 feetB.3.b. For each portion of a structure above 40’ in height, additional setback at the rate of 2’ of setback for every 10’ by which the height of such portion exceeds 40 feet.

ZONING ANALYSIS

NC3P-65

6416 15th Ave NWKing County Parcel Number2767600610

LR1

LR1

NC2P-40LR2

NC3P-40

NC2P-40

LR3

LR2

LR2

LR1

SF 5000

SF 5000

2’ SETBACK EVERY 10’ ABOVE 40’

15’ SETBACK TO 13’-40’

65’ MAX HEIGHT

15’ CORNER SETBACK


4 5


EXISTING SITE PLAN

150.67’

156.8’

159.6’ 158.5’

154.7’

3’ DEDICATION REQUIRED FOR R.O.W IMPROVEMENTS

30’ R

.O.W

20’ 17’

150.67’

100.00’

100.02’

SITE PLAN & DEVELOPMENT POTENTIAL

APARTMENTBUILDING

APARTMENTBUILDING

WALT’S AUTO CARE

CENTER

TONY’S TERIYAKI

BALLARD CROSSFIT

DRY CLEANING

AUSUM VAPORMORTGAGEBAY EQUITY

MAE PLOY

SALON

BALLARD HIGH SCHOOL

COMMERCIALCORNER

VIEW TOWARDS

MT. RAINIER

Scale 1/64” = 1’-0”

NW 65TH ST: MINOR ARTERIAL

NW 64TH ST: ACCESS STREET

15TH

AV

E N

W: P

RIN

CIP

AL

AR

TER

IAL

14TH

AV

E N

W: C

OLL

EC

TOR

AR

TER

IAL

CENTRAL BALLARD HUB URBAN VILLAGE BOUNDARY

TRAFFIC SIGNAL

1515ED LINE

BUS LIN

E

6416 15TH AVE NWPROJECT SITE


6 7


NEIGHBORHOOD CONTEXT

Belay Apartments

6301 15th Ave NW SDCI 1916 23rd Ave South SDCI #30166561427 NW 65th ST SDCI #30206541511 NW 63rd St

7016 15th Ave NW SDCI #3016160 6700 15th Ave NW 1701 NW 65th St

1

1

2

2

5

5

6

6

7

7

8

8

3

3

4

4

The project site, located at the southeast corner of 15th Avenue NW and NW 65th Street intersection, sits directly across the street from Ballard High School. The site is also located at the northeast corner of the Ballard Hub Urban Village. The Seattle 2035 neighborhood plan has targeted this area to provide to ‘a community with housing types that range from single-family to moderate-density multifamily.’

15th Avenue NW is a principal arterial that is one of the primary vehicular and transit corridors to downtown Seattle. The corridor has seen moderate density development around the Market Street NW intersection. Future light rail transit expansion studies have identified two stops in Ballard to be located at Market Street and NW 65th Street. The commercial corner at the intersection of NW 65th Street and 15th Ave NW needs to target future densities and establish human scale elements, interest and activity along the street frontage.

SITE ANALYSIS

West Side of 17th Street

East Side of 17th Street

North Side of NW 56th Street

South Side of NW 56th Street

AB

PROJECT SITE

PROJECT SITE

A

C

D

B

DC


8 9


CONTEXT & LOCAL IMPACT - SECTION THROUGH NEIGHBORHOOD

1439 NW 65TH ST (EXISTING RESIDENTIAL)

PROPOSED BUILDING

A A

B

B

EAST-WEST SITE SECTION A-A15TH AVE NW

NW 65TH ST

6421 15TH AVE NW (EXISTING COMMERCIAL)

1431 NW 65TH ST (EXISTING)

1427 NW 65TH ST 40’ HEIGHT

(SDCI #3020645)

NORTH-SOUTH SITE SECTION B-B

BALLARD HIGH SCHOOL

PROPOSED BUILDING

6400 15TH AVE NW(EXISTING COMMERCIAL)

LR2

LR3

NC3P-40NC3P-65 (CONTRACT REZONE)

PL100’-0”

65’-0”

40’-0” MAX HEIGHT (NC3P-40)

40’-0” MAX HEIGHT (LR3)

3’-0” DEDICATION

2’-6”

15’-1”

6’-2”

10’-1”

4’-6”

2’-6”

15’-1”

18’-1”

PLPL

PL

NC3P-40

150’-8”

NC3P-65 (CONTRACT REZONE)

65’-0”

CONTEXT & LOCAL IMPACT - ADJACENT PROPERTIES

DBC A

F

E

A

C

B

D

FE


10 11


INTENTIONALLY BLANK

FAR (23.47A.013)Allowable FAR (65’ Height Limit) 4.75 (x 15,000 SF Lot) 71,250 SF Allowable AreaProposed FAR:Live/Work 1,875 SFCommercial (Retail) 3,100 SFResidential Uses 56,122 SF 62,550 Total FARLevel 1 Mechanical/Services 1,453 SF Additional Square Footage:Parking/Mech. 14,137 SFTotal 76,687 SF

Required Landscaping (23.47A.016)Seattle Green factor score of .30 or greater

Amenity Space (23.47A.024)5% residential gross floor area dedicated for Residential Amenity Area56,918 SF * 5% = 2,845.75 SF Required735 SF Provided at L11,020 SF Provided at L1 Plaza 3,504 SF Total Amenities 1,000 SF Provided at L3 Terraces749 SF Provided at Roof

Parking Requirements (23.47A.030)0 parking stalls Required34 parking stalls ProvidedParking waivers for non-residential uses(23.54.015.D.1.) In all commercial zones and in pedestrian-designated zones, no parking is required for the first 1,500 square feet of each business establishment

ADA Parking Requirements (SBC 1106.2)At least 2%, but not less than 1 of each type of parking stall provided for Group R-2 shall be accessible.34 parking stalls * 2% = 1 accessible parking stalls Provided

Van Spaces (SBC 1106.5)For every 6 or fraction of six accessible parking spaces, at least 1 shall be a van-accessible parking space with 7 feet minimum vertical clearance.1 van-accessible parking stall Provided

Parking Location and Access (23.47A.032)If access is not provided from an alley and the lot abuts only one street, access is permitted from the street, and limited to one two-way curb cut.

Solid Waste Calculation (23.54.040)Residential 75 Units = 375 SF + (4 SF X 33) = 507Non-Residential 82 SF X 50% reduction = 41 SFTotal 548 SF Required

Structure Height Measurement (23.86.006.A.1)Average Grade Level is calculated at the midpoint, measured horizontally, of each exterior wall of the structure or at the midpoint of each side of the smallest rectangle that can be drawn to enclose the structure.

ZONING ANALYSIS

159’ (137.75’) + 158’ (90’) + 157.7’ (137.75’) + 159.2’ (90’) 455.5’ = 158.45’ Average Grade Level

EL. +157.7’

EL. +159’

EL. +158’EL. +159.2’


12 13


Option C - Preferred Scheme

Pros• Provides multiple distinct masses to reduce the overall scale of the

building and transition to neighboring zones and properties. • Building mass defines the street edge at the intersection and commercial

corner. • Upper three floors of the building setback along east and south property

lines to provide separation to the LR3 zone. • The ground floor retail is setback from the property line along the south

portion to provide larger sidewalk and pedestrian amenities. Provides modulation at the pedestrian scale.

• Retail located along 15th Ave NW to continue the commercial corridor established to the south.

• The building steps down a story at the southwest corner to reduce perceived height of building on the approach from south. It also reduces the blank facade facing the south property.

• Multiple setbacks provide landscape terraces that will provide layers and depth to the facades.

MASSING OPTIONS - COMPARISON

Option B

Pros• Building modulated in mid-block along NW 65th Street to reduce the

perceived mass at the pedestrian scale.• Building provides a courtyard along the south elevation to reduce the

perceived mass as viewed from the south.• Building stepped along NW 65th Street to create a transition between the

commercial corner at the intersection and the LR3 to the east. The setback also accommodates the power lines on NW 65th Street.

Cons• Prominent, six story building mass building along the southwest corner.

Building will appear larger on the approach from the south, downtown. • The at grade parking garage is located along the east and south property

lines, which creates a 1-story blank wall adjacent to the neighboring property adjacent to the property line.

• Parking at grade yields fewest parking stalls of the three schemes.• The setbacks along NW 65th Street push the mass closer to the south

property line and require the greatest setback departure from the LR3 zone.

Option A - Code Compliant

Pros• A strong building form along NW 65th Street and 15th Avenue NW reinforces

the street edge and provides strong connection to the street. • Upper floors of the building are setback along east and south property lines

to provide furthest separation to the LR3 zone. • Retail located along 15th Ave NW and NW 65th Street to continue the

commercial corner • Scheme yields larger floor plates and more spacious units.

Cons• Most prominent building massing makes building appear largest of the three

schemes and less in scale with surrounding context. • Scheme requires power lines along NW 65th Street to be relocated

underground, which is costly.• The garage entry located adjacent to the east property line creates a 1-story

blank wall adjacent to the neighboring property adjacent to the property line.• Six story blank facade located at the southwest portion of the building.

LobbyCommercialResidentialLive/Work

15th AVE NW15th AVE NW

15th AVE NW

NW 65TH ST

NW 65TH ST

NW 65TH ST

INTENTIONALLY BLANK


14 15


MASSING OPTION A Code Compliant - No Departures

75 Residential Units34 Parking Stalls

AERIAL VIEW LOOKING SOUTHEAST

STREET VIEW LOOKING WEST FROM NW 65TH ST STREET VIEW LOOKING SOUTHEAST FROM 15TH AVE NW & NW 65TH ST STREET VIEW LOOKING NORTH FROM 15TH AVE NW

15th AVE NW

NW 65TH ST

LobbyCommercialResidentialLive/WorkOption A - Code Compliant

Pros• A strong building form along NW 65th Street and 15th Avenue NW reinforces

the street edge and provides strong connection to the street. • Upper floors of the building are setback along east and south property lines

to provide furthest separation to the LR3 zone. • Retail located along 15th Ave NW and NW 65th Street to continue the

commercial corner • Scheme yields larger floor plates and more spacious units.

Cons• Most prominent building massing makes building appear largest of the three

schemes and less in scale with surrounding context. • Scheme requires power lines along NW 65th Street to be relocated

underground, which is costly.• The garage entry located adjacent to the east property line creates a 1-story

blank wall adjacent to the neighboring property adjacent to the property line.• Six story blank facade located at the southwest portion of the building.


NW 65TH ST

65th 65th

65th

EXISTING BUILDING

EXISTING BUILDING

EXISTING BUILDING COMMERCIAL

PARKING

RESIDENTIAL

RESIDENTIAL TYP.

PARKING

RESIDENTIAL TYP.

PARKING

RESIDENTIAL TYP.

RESIDENTIAL LOBBYLIVE/WORK

3'-0"DEDICATION 1'-2" 75'-6" 20'-4"

15'-4"

17'-3"

64'-8"

31'-0"

33'-8"

31'-0"

33'-8"

5'-0"

3'-0"DEDICATION 15'-11"

17'-10"17'-0"

31'-0"

20'-8"

13'-0"

15'-1"

3'-0" DEDICATION 7'-7" 71'-4" 18'-1"

64'-8"

3'-0"

1'-6"

13’-6” 67’-7”

3'0" DEDICATION

EXISTING BUILDING

5’ PLANTER

6’ SIDEWALK

EXISTING BUILDING

RAMP DN

LOBBY

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

1-BR

1-BR

COMMERCIAL

COMMERCIAL

32'-0" 44'-0" 69'-0"

4'-6"

5'-0"

10'-9"

69'-9"

CURB CUT

20'-0"

117'-11" 5'-0" 22'-0"145'-0"

90'-0"

12'-2"

8'-11"

MASSING OPTION A

4TH-6TH FLOOR PLAN

2ND-3RD FLOOR PLAN

PARKING FLOOR PLAN

SITE PLAN / FIRST FLOOR PLAN

NW 65TH ST

15th AVE NW

VEHICLE ACCESS

146'-3"

93'-0"

35'-0" 44'-0" 55'-6"

9'-6" 5'-0"

25'-0"

18'-0"

37'-6"

80'-6"

3'-0" 131'-6"

134'-6"

31'-0"

64'-0"

4'-6"

35'-0" 44'-0" 50'-6"

9'-6"

10'-0"

75'-6"

3'-0" 126'-6"

129'-6"

31'-0"

64'-0"

RAMPDN

RAMPDN

35 PARKING STALLS

TENANTSTOR.

1-BR

1-BR

1-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPEN 1-BR

OPEN 1-BR

OPEN 1-BR

OPEN 1-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR2-BR

1-BR

1-BR

1-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPEN 1-BR

OPEN 1-BR

OPEN 1-BR

OPEN 1-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR2-BR

BIKESTOR. 146'-3"

93'-0"

35'-0" 44'-0" 55'-6"

9'-6" 5'-0"

25'-0"

18'-0"

37'-6"

80'-6"

3'-0" 131'-6"

134'-6"

31'-0"

64'-0"

4'-6"

35'-0" 44'-0" 50'-6"

9'-6"

10'-0"

75'-6"

3'-0" 126'-6"

129'-6"

31'-0"

64'-0"

RAMPDN

RAMPDN

35 PARKING STALLS

TENANTSTOR.

1-BR

1-BR

1-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPEN 1-BR

OPEN 1-BR

OPEN 1-BR

OPEN 1-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR2-BR

1-BR

1-BR

1-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPEN 1-BR

OPEN 1-BR

OPEN 1-BR

OPEN 1-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR2-BR

BIKESTOR.

146'-3"

93'-0"

35'-0" 44'-0" 55'-6"

9'-6" 5'-0"

25'-0"

18'-0"

37'-6"

80'-6"

3'-0" 131'-6"

134'-6"

31'-0"

64'-0"

4'-6"

35'-0" 44'-0" 50'-6"

9'-6"

10'-0"

75'-6"

3'-0" 126'-6"

129'-6"

31'-0"

64'-0"

RAMPDN

RAMPDN

35 PARKING STALLS

TENANTSTOR.

1-BR

1-BR

1-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPEN 1-BR

OPEN 1-BR

OPEN 1-BR

OPEN 1-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR2-BR

1-BR

1-BR

1-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPEN 1-BR

OPEN 1-BR

OPEN 1-BR

OPEN 1-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR2-BR

BIKESTOR.

34


16 17


MASSING OPTION B67 Residential Units22 Parking StallsOption B

Pros• Building modulated in mid-block along NW 65th Street to reduce the

perceived mass at the pedestrian scale.• Building provides a courtyard along the south elevation to reduce the

perceived mass as viewed from the south.• Building stepped along NW 65th Street to create a transition between the

commercial corner at the intersection and the LR3 to the east. The setback also accommodates the power lines on NW 65th Street.

Cons• Prominent, six story building mass building along the southwest corner.

Building will appear larger on the approach from the south, downtown. • The at grade parking garage is located along the east and south property

lines, which creates a 1-story blank wall adjacent to the neighboring property adjacent to the property line.

• Parking at grade yields fewest parking stalls of the three schemes.• The setbacks along NW 65th Street push the mass closer to the south

property line and require the greatest setback departure from the LR3 zone.



15th AVE NW

NW 65TH ST


15th AVE NW

15th AVE NWNW 65TH ST

65th 65th

65th

EXISTING BUILDING

EXISTING BUILDING


PARKING

RESIDENTIAL

RESIDENTIAL TYP.

PARKING

RESIDENTIAL TYP.

PARKING

RESIDENTIAL TYP.


3'-0"DEDICATION 1'-2" 75'-6" 20'-4"

15'-4"

17'-3"

64'-8"

31'-0"

33'-8"

31'-0"

33'-8"

5'-0"


17'-10"17'-0"

31'-0"

20'-8"

13'-0"

15'-1"

3'-0" DEDICATION 7'-7" 71'-4" 18'-1"

64'-8"

3'-0"

1'-6"

13’-6” 67’-7”

47'-1" 102'-11"

5'-0"

90'-11"

38'-1" 49'-0" 47'-11" 15'-0"

5'-0"

CURB CUT

22'-8"

85'-11"

10'-0"

3'0" DEDICATION

2'-9"

+/-7'-0"

EXISTING BUILDING

LIVE/WORK

5’ PLANTER

6’ SIDEWALK

LIVE/WORK LOBBY

2 2 PARKING STALLS

COMMERCIAL

EXISTING BUILDING

VEHICLE ACCESS

NW 65TH ST

15th AVE NW


MASSING OPTION B

2-BR

1-BR

1-BR1-BR1-BR

1-BR

OPE

N 1

-BROPEN 1-BR

OPEN 1-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR

1- BR

1-BR

1-BR1-BR1-BR1-BR

1-BR

OPE

N 1

-BROPEN 1-BR

OPEN 1-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR

38'-0" 33'-0" 63'-11"

80'-11"

38'-0" 49'-0" 47'-11"

134'-11"

85'-11"

10'-0" 5'-0"

5'-0"

38'-0" 33'-0" 63'-11"

67'-5"

38'-0" 49'-0" 47'-11"

134'-11"

10'-0" 5'-0"

3'-6"

72'-5"

4TH-6TH FLOOR PLAN

2ND-3RD FLOOR PLAN

15th AVE NW

NW 65TH ST


18 19


MASSING OPTION C (PREFERRED SCHEME)75 Residential Units34 Parking Stalls

Option C - Preferred Scheme

Pros• Provides multiple distinct masses to reduce the overall scale of the building

and transition to neighboring zones and properties. • Building mass defines the street edge at the intersection and commercial

corner. • Upper three floors of the building setback along east and south property lines

to provide separation to the LR3 zone. • The ground floor retail is setback from the property line along the south

portion to provide larger sidewalk and pedestrian amenities. Provides modulation at the pedestrian scale.

• Retail located along 15th Ave NW to continue the commercial corridor established to the south.

• The building steps down a story at the southwest corner to reduce perceived height of building on the approach from south. It also reduces the blank facade facing the south property.

• Multiple setbacks provide landscape terraces that will provide layers and depth to the facades.



15th AVE NW

NW 65TH ST



NW 65TH ST 15th AVE NW

65th 65th

65th

EXISTING BUILDING

EXISTING BUILDING


PARKING

RESIDENTIAL

RESIDENTIAL TYP.

PARKING

RESIDENTIAL TYP.

PARKING

RESIDENTIAL TYP.


3'-0"DEDICATION 1'-2" 75'-6" 20'-4"

15'-4"

17'-3"

64'-8"

31'-0"

33'-8"

31'-0"

33'-8"

5'-0"


17'-10"17'-0"

31'-0"

20'-8"

13'-0"

15'-1"

3'-0" DEDICATION 7'-7" 71'-4" 18'-1"

64'-8"

3'-0"

1'-6"

13’-6” 67’-7”

MASSING OPTION C (PREFERRED SCHEME)

3'0" DEDICATION

EXISTING BUILDING

5’ PLANTER

6’ SIDEWALK

EXISTING BUILDING

BUILDING SERVICES

RAMP DN

LIVE/WORK

LOBBY

LIVE/WORKLIVE/WORK

OPEN 1-BROPEN 1-BR

1-BR 1-BR

COMMERCIAL

34'-3" 25'-7" 76'-5"

13'-0"

3'-0"

81'-0"

+/-17'-0"

CURB CUT

20'-0"

10'-5" 36'-10"

136'-3"

5'-6"

61'-10"

17'-2"

93’-1”

27’-8”

VEHICLE ACCESS

NW 65TH ST

15th AVE NW



20 21


1-BR

1-BR 1-BR 1-BR

1-BR

1-BR1-BR1-BR

33 PARKING STALLS

TENANTSTOR.

BIKESTOR.

RAMP DN

RAMP DN

OPEN 1-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR

2-BR

1-BR 1-BR 1-BR

1-BR1-BR1-BR

OPEN 1-BR

OPEN 1-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR

2-BR

1-BR 1-BR 1-BR

1-BR1-BR1-BR1-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR

63'-10" 76'-5"

23'-8"

10'-0"

47'-4"

93'-1" 10'-5" 36'-10"

5'-0"

18'-0"

57'-0"

9'-10"

29'-2"

5'-6"

3'-0"

4'-0"

38'-3" 97'-0"

18'-0"

72'-6"

42'-5"88'-10"

26'-6"

57'-0"

131'-3"

140'-3"

131'-3"

72'-6"

42'-5"88'-10"

131'-3"

65'-6"

138'-3"

93'-0"

1-BR

1-BR 1-BR 1-BR

1-BR

1-BR1-BR1-BR

33 PARKING STALLS

TENANTSTOR.

BIKESTOR.

RAMP DN

RAMP DN

OPEN 1-BRO

PEN

1-B

R

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR

2-BR

1-BR 1-BR 1-BR

1-BR1-BR1-BR

OPEN 1-BR

OPEN 1-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR

2-BR

1-BR 1-BR 1-BR

1-BR1-BR1-BR1-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR

63'-10" 76'-5"

23'-8"

10'-0"

47'-4"

93'-1" 10'-5" 36'-10"

5'-0"

18'-0"

57'-0"

9'-10"

29'-2"

5'-6"

3'-0"

4'-0"

38'-3" 97'-0"

18'-0"

72'-6"

42'-5"88'-10"

26'-6"

57'-0"

131'-3"

140'-3"

131'-3"

72'-6"

42'-5"88'-10"

131'-3"

65'-6"

138'-3"

93'-0"

MASSING OPTION C (PREFERRED SCHEME)

4TH-5TH FLOOR PLAN

6TH FLOOR PLAN

PARKING FLOOR PLAN

2ND-3RD FLOOR PLAN

1-BR

1-BR 1-BR 1-BR

1-BR

1-BR1-BR1-BR

33 PARKING STALLS

TENANTSTOR.

BIKESTOR.

RAMP DN

RAMP DN

OPEN 1-BRO

PEN

1-B

R

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR

2-BR

1-BR 1-BR 1-BR

1-BR1-BR1-BR

OPEN 1-BR

OPEN 1-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR

2-BR

1-BR 1-BR 1-BR

1-BR1-BR1-BR1-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR

63'-10" 76'-5"

23'-8"

10'-0"

47'-4"

93'-1" 10'-5" 36'-10"

5'-0"

18'-0"

57'-0"

9'-10"

29'-2"

5'-6"

3'-0"

4'-0"

38'-3" 97'-0"

18'-0"

72'-6"

42'-5"88'-10"

26'-6"

57'-0"

131'-3"

140'-3"

131'-3"

72'-6"

42'-5"88'-10"

131'-3"

65'-6"

138'-3"

93'-0"

1-BR

1-BR 1-BR 1-BR

1-BR

1-BR1-BR1-BR

33 PARKING STALLS

TENANTSTOR.

BIKESTOR.

RAMP DN

RAMP DN

OPEN 1-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR

2-BR

1-BR 1-BR 1-BR

1-BR1-BR1-BR

OPEN 1-BR

OPEN 1-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR

2-BR

1-BR 1-BR 1-BR

1-BR1-BR1-BR1-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

OPE

N 1

-BR

2-BR

63'-10" 76'-5"

23'-8"

10'-0"

47'-4"

93'-1" 10'-5" 36'-10"

5'-0"

18'-0"

57'-0"

9'-10"

29'-2"

5'-6"

3'-0"

4'-0"

38'-3" 97'-0"

18'-0"

72'-6"

42'-5"88'-10"

26'-6"

57'-0"

131'-3"

140'-3"

131'-3"

72'-6"

42'-5"88'-10"

131'-3"

65'-6"

138'-3"

93'-0"

MASSING OPTION SHADOW COMPARISON SEPTEMBER 21ST

OPTION A9 AM

3 PM

12 PM 12 PM 12 PM

3 PM 3 PM

9 AM 9 AMOPTION B OPTION C (PREFERRED OPTION)


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RELEVANT DESIGN GUIDELINES CONTEXT AND SITE CS2.A.2 Architectural Presence The site is located across the street from Ballard High School and catty-corner to a busy bus stop. The preferred scheme defines the street edge at the first 3 floors and steps the building back along NW 65th Street and neighboring LR3 zones.

CS2.B.2 Connection to the Street NW 65th Street has a more residential presence, while 15th Ave NW is a commercial corridor. The ground floor in the preferred scheme is slightly recessed to give texture, landscape planters and variation to the street edge. The sidewalk and a planter strip with be added to the right-of-way improvements along NW 65th Street. CS2.C.1 Corner Site The project site is located at the corner of 15th Ave NW and NW 65th Street. The preferred scheme defines the street edge along NW 65th Street for the first 3 floors, while 15th Ave NW defines the street edge with the first 5 floors, since the streets have distinct character.

CS2.D Height, Bulk and Scale 1 Existing Development and Zoning, 3 Zone Transitions 4 Massing Choices 5 Respect for Adjacent Sites The proposed development is NC3P-65 with NC3P-40 located to the south and LR3 located to the east and southeast. The site and neighboring parcels are located in the Ballard Urban Hub Village, which permits LR3 to have a maximum 40’ height residential building with 5’-7’ side yard setbacks and 15’ rear yard setbacks. The preferred scheme provides similar or greater setbacks that the neighboring sites are required and does not build the ground floor to the property line, so the neighboring site have more development potential.

PUBLIC LIFE PL1.B.2 Pedestrian Volumes The proposed development will be providing a wider sidewalk and planter strip in the right-of-way improvements along NW 65th Street. On site planters are proposed in the preferred scheme to provide layers along the pedestrian edge. A wider sidewalk is proposed along 15th Ave NW. PL2.B Safety and Security 1 Eyes on the Street 2 Lighting for Safety 3 Street-Level Transparency The proposed development will incorporate ground floor storefront along 15th Ave NW and NW 65th Street at the Retail, Live/Work and Residential Lobby to provide transparency and eyes on the street. Down lighting to be provided at the ground floor to provide illumination at the sidewalk level.

PL3.A.C Common Entries to Multi-Story Residential Buildings The preferred scheme locates the residential entry at the residential lobby. Building modulates to signify the residential entry and the modulation provides a recess at the primary building entrance.

DC2.C.1 Corner SiteCS2.D.3 Zone TransitionsCS2.B.2 Connection to the Street

NW 65TH STREET

NW 65TH STREET VIEW

15TH

AVE

NW

RELEVANT DESIGN GUIDELINES PL3.B.3 Buildings with Live/Work Uses In the preferred scheme, the Live/Work units are located between the Retail and the Residential lobby, to transition intensity of uses. The Live/Work spaces to be designed to commercial standards.

PL3.C.1 Retail Edges - Porous Edge In the preferred scheme, retail uses are located along 15th Ave NW. Storefront along the street edge provides flexibility for multiple points of entry.

DESIGN CONCEPT DC1.B.1 Access Location and Design The parking garage entry has been located on NW 65th Street, adjacent to the east property line. In the preferred scheme, the garage is located 10’ off of the east property line to avoid conflict with the adjacent site. DC1.C.1 Below-Grade Parking Parking is not required in the Urban Village Hub/Frequent Transit, but the preferred scheme has provided a full level of below grade parking. DC1.C.4 Service Uses The preferred scheme has set the building back 10’ from the east property line. Building services are located from either the 10’ path way or in the below grade parking, to reduce impacts at pedestrian areas.

DC2.A.2 Reducing Perceived Mass A combination articulated building masses, balconies and sunshades to be used to reduce the perceived mass. DC2.B Architectural and Facade Composition 1 Facade Composition 2 Blank Walls All of the elevations to be designed with a high level of window and material articulation. One blank wall located at the along the south elevation, adjacent to the west property line. The mass located next to the property line has been minimized by recessing the ground floor for windows and eliminating the sixth story along the property line.

DC2.D.1 Human Scale The commercial/retail and Live/Work spaces are recessed to provide planters adjacent to the sidewalk, which will define the building entries.

DC4.A.1 Exterior Finish Materials High quality, durable exterior materials to be used in a combination of metal panel, fiber cement board, wood textured siding. DC1.B.1 Access Location and Design

DC1.C.1 Below-Grade Parking DC1.C.4 Service Uses

PL3.B.3 Buildings with Live/Work UsesPL3.A.C Entries to Multi-Story Residential Bldgs

PL3.B.3 Buildings with Live/Work Uses

PL3.C.1 Retail Edges - Porous EdgeCS2.D.4 Massing Choices


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DEPARTURE

PL

BUILDING PROFILE PERMITTED BY CODE

BUILDING ENVELOPE ENCROACHING REQUIRED SETBACK

13’

13’-4

0’40

’-65’

18’-1”PROV’D

15’-1”PROV’D

15’-0”(LR3 ZONEREAR LOT)

PL

BUILDING PROFILE PERMITTED BY CODE

BUILDING ENVELOPE ENCROACHING REQUIRED SETBACK

10’-1” PROV’D

15’-1”PROV’D

5’-7’(LR3 ZONESIDE LOT)

13’

13’-4

0’40

’-65’

SECTION DIAGRAM ‘A’ - EAST PROPERTY LINE

SECTION DIAGRAM ‘B’ - SOUTH PROPERTY LINE

SECTION DIAGRAM ‘A’ - EAST PROP. LINESECTION

DIAGRAM ‘B’ - SOUTH PROP. LINE

DEPARTURE #1

SMC 23.47A.014.B.3 Setback Abutting a Side or Rear Lot Line of a Residentially-Zoned Lot

REQUIRED SETBACK For a structure containing a residential use, a setback is required along any side or rear lot line that abuts a lot in a residential zone, as follows: a. 15’ for portions of structures above 13 feet in height to a maximum of 40 feet; and b. For each portion of a structure above 40 feet in height, additional setback at the rate of 2 feet of setback for every 10 feet by which the height of such portion exceeds 40 feet.

PROVIDED AT EAST PROPERTY LINE a. 10’-1” provided from 0’-40’ b. 15’-1” provided above 40

JUSTIFICATION AT EAST PROPERTY LINE 1. The ground floor is setback 10’-1” along with the 2nd/3rd floors to reduce the building mass adjacent to the property line and provide light and air to neighboring properties. 2. 10’-1” building setback provided is compatible and exceed required 5’-7’ side yard setbacks at LR3 zones.

SUPPORTED DESIGN GUIDANCE • CS2.D.1 Existing Development and Zoning • CS2.D.3 Zone Transitions • CS2.D.4 Massing Choices • DC2.B.1 Facade Composition

PROVIDED AT SOUTH PROPERTY LINE a. 15’-1” provided from 0’-40’ b. 18’-1” provided above 40

JUSTIFICATION AT SOUTH PROPERTY LINE 1. Shifting the upper 3 stories to the south to provide increase front setback resulting from high voltage lines; 2. The ground floor is setback 15’-1” along with the 2nd/3rd floors to reduce the building mass adjacent to the property line and provide light and air to neighboring properties. 3. The building setbacks are consistent with setbacks required for the first 40’ that are required at neighboring LR3 zones.

SUPPORTED DESIGN GUIDANCE • CS2.D.1 Existing Development and Zoning • CS2.D.3 Zone Transitions • CS2.D.4 Massing Choices • DC2.B.1 Facade Composition

INTENTIONALLY BLANK


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CLARK DESIGN GROUP - PROJECT IMAGES

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THE VALDOK2134 WESTERNDOWNTOWNER 2

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