Dr Proposal 3013040 Agenda Id 3694

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INITIAL RECOMMENDATION MEETING

DPD Project No.: 3013040August 01, 2012

1414 10th AveSeatt le , Washington

ALLIANCE REALTY PARTNERS LLC | ANKROM MOISAN ASSOCIATED ARCHITECTS


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ANKROM MOISAN 21414 10TH AVENUE

EARLY DESIGN GUIDANCE 2DPD #3013040 | AMAA #114500

RECAP OF EDG 01, EDG 02

RESPONSE TO EDG 0210TH & UNION CORNER STRUCTURE

11TH AVE FACADE & STREETSCAPE

NORTH FACADE

PUBLIC COURTYARD AND LOBBY

DEPARTURES

CONCLUSION

INITIAL RECOMMENDATION - CONTENTS


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PROJECT ADDRESS

DPD #3013040

1414 10th AvenueSeattle, WA 98122

TEAMDEVELOPER:

Broadstone Capitol Hill Venture LLC

1300 Dexter Ave. North, Suite 110Seattle, WA 98109206.330.0620Contact: Suzi [email protected]

ARCHITECT:

Ankrom Moisan Associated Architects

117 South Main Street, Suite 400Seattle, WA 98104206.576.1600Contact: Mack [email protected]

PROJECT GOALS

ENHANCE CONNECTION BETWEEN NEIGHBOR-1.

HOODS

The eedback weve heard rom EDG 01 & 2 and ouroutreach eforts have made it clear: our project liesin the middle o an important connection betweenCal Anderson Park and Seattle University along 11thAvenue. Our goal is to enhance the street lie alongthat connection,as well as East Union Street & 10th.

REINFORCE CAPITOL HILL CHARACTER2.

Capitol Hill is a diverse and lively community, withextensive street lie both in the daytime and the eve-

ning. Boutique shops, arts venues, bars, and some othe best restaurants in the city ll the street level. Amixture o historic brick residences, industrial auto-row style buildings, and contemporary mixed-usedevelopments rame these street level activities. Ourproject will respond to and enhance both the historicand contemporary aspects o the neighborhood.

CREATE HIGH-QUALITY URBAN HOUSING3.This project will be a long-term investment in theCapitol Hill neighborhood. Thereore, the materialsand design are intended to have a lasting and posi-tive impact on the stock o contemporary urban liv-ing in Seattle and inspire other builders and design-ers to do the same.

GENERAL PROJECT INFORMATIONRECAP OF EDG 1 & 2

BROADWAY

12THAVE

E UNION ST

PIKE ST

PINE ST

10THAVE

LIGHT RAIL STATION

SEATTLEUNIVERSITY

SITE

CALANDERSON


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SITE VICINITY

20

MINWALK

RAD

IUS

SITE

20M

IN

BIKE/BUSRADIU

S

20M

IND

RIVIN

GRADIU

S

Cal Anderson Park

Benaroya Hall

5th Ave Theatre

Seattle Center

Gates

Foundation

Seattle Art Museum

First Hill OfcesDowntown Ofce Core

Paramount

Amazon

Headquarters

Downtown Shopping

QFC

Washington State Ferry Terminal

Washington Park

Arboretum

Seattle Art Museum

Sculpture Park

Lake Union Park

City Hall

Seattle University

Seattle Central

Community College

Swedish Medical Center

Capitol Hill Light Rail

Volunteer Park

RECAP OF EDG 1 & 2


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EDG 01 FOCUSED PRIORITIES ON 11TH AVENUE

Our project lies in the middle o an important connection

between Cal Anderson Park and Seattle University along 11th

Avenue, and our goal is to enhance the street lie along that

connection.

Currently there is a minimal amout o vibrant street lieon 10th and 11th south o pike. Our project will create

new street lie and generate connections between Seattle

University and the Pike/Pine corridor. Our presence will

strengthen and add to the retail core o the Pike/Pine

neighborhood.

SITE CONNECTIONS

BROADWAY

12THAVE

E UNION ST

PIKE ST

PINE ST

10THAVE

LIGHT RAIL STATION

SEATTLEUNIVERSITY

SITE

CALANDERSON

PARK

ENHANCING NEIGHBORHOOD CONNECTIONS

All three streets (10th, 11th, Union) are crucial pedestrian

connectors and should be designed to enhance the

pedestrian experience.

RECAP OF EDG 1 & 2


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N

#02 - 1405 11TH AVENUE (MADISON PARK GROUP 2)

#01 - 1416 10TH AVENUE (UNION GARAGE)

#03 - 1401 11TH AVE (MADISON PARK GROUP 1)#04 - 1406 10TH AVENUE (PRAVDA)

SITE02

SITE: EXISTING BUILDINGS

EAST UNION STREET

11THA

V

ENUE

10THA

VENUE

RECAP OF EDG 1 & 2


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OUR GOALS FOR THE INITIAL

RECOMMENDATION MEETING

Present our preerred scheme

Address design review board priorities

Respond to the recommendations o EDG 02

Show how the departures respond better to the

design review guidelines


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BOARD PRIORITIES AND RECOMMENDATIONS

A1 C2

A4B1

C1

A8

C2

A10

C4

C4

B1

A8

D1

D11

A10

D2

The setback departure at SE cornermay be positively considered ithe design is highly glassy andtransparent.

The design should meet the scalegoals o the overlay district.

The board supports the designwhich oats over the olderedice.

The center portion o the elevation

should enjoy a larger setbackand be more aligned with codestandards.

The corner should strive to createa sense o scale amiliar to theneightborhood context.

The building should have a tall groundoor height with large glazing.

The building should contrast theabutting buildings

The brick should ully wrap all sides othe building

The building should set back romthe property line to appear moreconsistent with other buildings.

The presence o driveways and serviceareas should be minimized to thegreatest extent possible.

The potential or public or semi-publicground level open spaces should beconsidered.

The board indicated support or thedeparture request provided that the11th Ave acade is well scaled andthat the mid-block setback departureis eliminated.

The board was pleased with thedirection o the design o thenorth elevation, including thestep back and the inclusion owindows.

Vertical and horizontal windowsshould be authentic and userestraint in the composition

Changes in material should occurwith shits in plane

GUIDELINES GUIDELINESBOARD GUIDANCE BOARD GUIDANCE

Responding to Site Characteristics Architectural Concept

Human ActivityHeight, Bulk and Scale

Architectural Context

Parking & Vehicle Access

Architectural Concept

Corner Lots

Exterior Finish Materials


Height, Bulk, and Scale

Parking and Vehicle Access

Pedestrian Open Spaces

Commercial Transparency

Corner Lots

Blank Walls

1. 11th Ave Facade and Streetscape

3. North Facade

2. 10th & Union Corner Structure

4. Public Courtyard and Lobby


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1. 11th Ave Facade and Streetscape

A1

C1

A8

C2

A10

GUIDELINES BOARD GUIDANCE

Responding to Site Characteristics

Architectural Context

Parking & Vehicle Access


Corner Lots

The setback departure at SE cornermay be positively considered ithe design is highly glassy andtransparent.

The design should meet the scalegoals o the overlay district.

The board supports the designwhich oats over the olderedice.

The center portion o the elevationshould enjoy a larger setbackand be more aligned with codestandards.


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11TH AVE FACADE AND STREETSCAPE

PREFERRED SCHEME, EDG 02 PREFERRED SCHEME, CURRENTDeparted setback over Madison Park 1 & 2

Similar Expression o orm between mid-lot and north end o lot

The design sets back 6 at the corner and 4 or less at mid-block.

Full setback o 15 at mid-lot over Madison Park 2

Three distinct volumes with three distinct expressions across the acade

There is a 7 setback at corner glass element.

1

2

34

5

6


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EAST ELEVATION @ 11TH AVE

KEY PLAN

HISTORIC SETTLEMENT PATTERN(ESTABLISHED PARCELS)


1

2

34

5

6

Full setback of 15 at mid-lot over Madison Park 2

Three distinct volumes with three distinct expressions across the facade

There is a 7 setback at corner glass element.


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EAST ELEVATION @ 11TH AVEWindow wall system1.

Light color fber cement panel system2.

Dark fber cement panel system3.

Historic brick4.

1 2 3

4


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1405 11TH AVE RETAIL


KEY PLAN

Mid-block building is setback signifcantly rom the historic acadeRetained and restored historic brick enhances street character

Retail glass openings are enlarged to be taller and closer to the sidewalk in character

structure modifcations

HISTORIC SETTLEMENT PATTERN

(ESTABLISHED PARCELS)

1

2

34

5

6


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GARAGE AND LOADING ENTRANCE @ NE CORNER ON 11TH AVE


KEY PLAN

Graphics shown on garage doors are a possible example o

how to add character and interest to the necessary loading

and parking entrances. Overall scale o the openings have beenbrought down since EDG 01.


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2. 10th & Union Corner Structure

C2

C4

B1




Height, Bulk, and Scale

The corner should strive to createa sense o scale amiliar to theneightborhood context.

The building should have a tall ground

foor height with large glazing.

The building should contrast theabutting buildings

The brick should ully wrap all sides othe building

The building should set back rom

the property line to appear moreconsistent with other buildings.


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10TH & UNION CORNER STRUCTURE

PREFERRED SCHEME, EDG 02 PREFERRED SCHEME, CURRENT

The top foor set back 6-0 on all sides

Retail base acade has been raised to the bottom o level 3 to create a

taller-eeling retail street character. This composition is now ~20 eet

rom sidewalk to cornice.

SW building is still 75-0 tall

75-0 height with no setbacks at level 08.

14-0 retail height with exterior acade treatment matching that

height.


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WEST ELEVATION @ 10TH AVE


KEY PLAN

The top foor set back 6-0 on all sides

Retail base acade has been raised to the bottom o level 3 to create a taller-eeling

retail street character. This composition is now ~20 eet rom sidewalk to cornice.

SW building is still 75-0 tall


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LEVEL 1' "

LEVEL 2

304' - 5"

LEVEL 3

313' - 10"

LEVEL 4

323' - 3"

LEVEL 5

333' - 0"

LEVEL 6

342' - 9"

LEVEL 7

352' - 6"

LEVEL 8362' - 3"

ROOF

374' - 11"

10TH AVENUE

65' HEIGHT

BUILDING

UNDER

CONSTRUCTION

6' - 0" ROOF DECK

373' - 0"

PENTHOUSE

RETAIL

UNIT

UNIT

UNIT

UNIT

UNIT

SECTION ON 10TH @ SW CORNER WEST ELEVATION @ 10TH OF SW CORNER~2,500 SF REDUCED FROM L8 ~2,500 SF REDUCED FROM L8


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3. North Facade

B1

C4

D2

Height, Bulk and Scale


Blank Walls


The board was pleased with thedirection o the design o thenorth elevation, including thestep back and the inclusion owindows.

Vertical and horizontal windowsshould be authentic and userestraint in the composition

Changes in material should occurwith shits in plane


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NORTH WALL ELEVATION @ 10TH AVE

NORTH FACADE

KEY PLAN

Two units on each level now ace north on the west side o thebuilding, increasing the interest o the north acade


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4. Public Courtyard and Lobby


A4

A8

D1

D11

A10

Human Activity

Parking and Vehicle Access

Pedestrian Open Spaces

Commercial Transparency

Corner Lots

The presence o driveways and serviceareas should be minimized to thegreatest extent possible.

The potential or public or semi-public

ground level open spaces should beconsidered.

The board indicated support or thedeparture request provided that the11th Ave acade is well scaled andthat the mid-block setback departureis eliminated.


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PREFERRED SCHEME, EDG 02 PREFERRED SCHEME, CURRENT

The new design or lobby entrance is light, glassy, and allows the

public to see the interior courtyard.

The public area at the lobby is suitable or sidewalk retail and

restaurant uses and is both a private and public amenity.


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ENTRY PLAZA @ 10TH AVE

ENTRY PLAZA PLAN


LOBBY

RETAIL

RETAILThe new design or lobby entrance is light, glassy, and allows thepublic to see the interior courtyard.

The public area at the lobby is suitable or sidewalk retail and

restaurant uses and is both a private and public amenity.


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LANDSCAPE SITE PLAN


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DEPARTURES

MADISON PARK 1

MADISON PARK 2

11THA

VEN

E UNION ST

7' SETBACK

LEVEL 3 OUTLINE

7'SETBACK

15' SETBACK

DEPARTED AREA

PLAN: SETBACK DEPARTURES REQUESTED

Land use code calls or a 15 setback o newstructure rom the acade o a characterstructure being retained. In the case oMadison Park 1, we will be using a contrastingarchitectural style or the new building aboveit and believe that the best arrangement isa 7 setback rom the acade o the characterstructure.

This departure would allow us to place a largeseparation over the remaining portion o theexisting character structure, giving urtherdeerence to the identity o the building.

The setback at Madison Park 2 is now 15 andrequires no departure.


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DEPARTURES

PLAN: SEPARATION DEPARTURES REQUESTED

Land use code calls or a 40 separationbetween two portions o a structure above 35which are both subject to the foor size limit,and would be measured separately or thepurposes o a total foor size limit.

This departure allows interior courtyardacades to be more articulated than theywould be otherwise. EDG 01 requested that wend more ways to articulate both the interiorcourtyard acades and exterior street acades,and this departure allows us the fexibility toacheive that articulation.


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DEPARTURES

RETAIL DEPTH DEPARTURE REQUESTED

Land use code requires that retained characterstructures keep their original foor-to-ceilingheight o the ground foor. We are seekinga departure to maintain the original foor

to ceiling height o Madison Park 1 & 2 onlywithin our proposed retail area.

The intent o the code is to allow users othe interior space in the new construction toexperience the interior o the preserved acade.

The code also intends to create active streetsby promoting a variety o dierently-sizedretail spaces. We have maximized the easible

depth o retail space in this scheme andallowed users o those spaces to experiencethe interior o the original acades.

This departure allows us to better meet theintent o the code by building unctional,reasonably deep retail spaces.

MADISON PARK 1

ORGINAL FOOTPRINT

MADISON PARK 2

ORIGINAL FOOTPRINT

E UNION ST

11THA

VE

47'

34'

PROPOSED RETAIL

AREA

(14' MIN CEILING

HEIGHT)


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CONCLUSION

OUR PREFERRED SCHEME MEETS THE INTENT OF THE DESIGN GUIDELINES IN THEFOLLOWING WAYS:

Preserves two valued character structures.1. Provides pedestrian-riendly unctions on the majority all three street acades.2.Builds a brick building on the SW corner which blends into the neighborhoods3.historic style.Provides a large public plaza at the NW corner.4.

Wider sidewalk with bulb-outs or saety at both corners.5. Allows small (~700s) retailers to inhabit character structure spaces.6.


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Dr Proposal 3013040 Agenda Id 3694

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Transcript of Dr Proposal 3013040 Agenda Id 3694