Dr Proposal 3014325 Agenda Id 4176

7/30/2019 Dr Proposal 3014325 Agenda Id 4176

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Early Design Guidance Analytic Design Proposal Packet - November 12, 2012

11th Avenue Mixed Use Building


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11th Avenue Mixed Use BuildingNovember 2012 | EDG Analytic Design Proposal Packet2

IoducioOver the past decade, Dunn & Hobbes has developed a collection o adjacent buildings on the block bounded by 11th and 12th Avenues and Pikeand Union Streets in the heart o the Capitol Hill neighborhood. The companys goal, in cooperation with other developers on the block, has beento weave old and new buildings together to reinorce the character and vitality o the Pike/P ine neighborhood. Dunn & Hobbes earlier projects,including the Piston and Ring adaptive re-use project (home o Plum and La Spiga restaurants), and the Agnes Lots building (home to BoomNoodle), have begun the process, and the urban design ramework presented here is the same one that was presented to the community during priordesign review processes in 2005 and 2006-2009. The 11th and Pike project is the next piece o the puzzle, and is intended to complete the urbancourtyard envisioned by the rst t wo projects.

Project HistoryThis project was originally designed as a new mixed use apartment building with ground level retail, and was reviewed and approved or Early DesignGuidance (EDG) and by the Design Review Board (DRB) or recommendation in 2009 (please reer to canceled MUP #3005060 or more details).Since then, the design goals or the building have evolved, in part because o an existing character structure on the site, and because o the changingbalance o residential and oce, and daytime and nighttime uses, on Capitol Hill. We are now proposing a mixed use oce building, with groundlevel retail and upper oor apartments. We are also proposing to incorporate the character structure into the n ew construction.

Summary o Proposed Changes rom Approved 2006-2009 Scheme :Change o use at middle part o building rom residential to oce75 height proposed instead o 69

Incorporation o character structureSetbacks added at 11th Avenue over character structure, and urther setbacks at 4th and 5th foorsAmount o parking reducedGround level experience retained- mews, cour tyard, and 11th Ave RetailConnection to 12th Avenue maintained

Given these changes, and given the act that the Design Review Board has also changed since 2009, we have re-initiated the Design Review processrom the beginning, with a new MUP number. However, our intent is to keep the basic urban design ramework that was approved by the previousboard. So, our preerred alternative includes the same urban connection and mid-block courtyard approved during the previous Design Review pro-cess. At the right, we have included the preerred alternate that was approved or EDG in 2006 and subsequently approved as a 60 unit apartmentbuilding using the same u rban design ramework at a 2009 recommendation meeting.

Pack CosIntroduction and Project History p. 2Application Parts 1 and 2 or Reerence p. 3

EDG Analytic Design Packet1. Statement o Development Objectives p. 4

2. Urban Design Analysis p. 5-73. Design Guidelines p. 8-94. Site Analysis p. 10-125. Three Alternatives p. 13-156. 3 dimensional studies at street level p. 16-187. Summary o Departure s p. 19

i i

N0 30 FT10 60 F T

( E) PISTO N + RIN G B L DG

1 2 & PIK E M IXED USE

( UN DER C O N STRUC TIO N )

( E) B L DG

( E) B L DG

( E) B L DG (E)

B L DG

11TH

AVENUE

VAC AN T L O T

E A S T P I K E S T R E E TE A S T P I K E S T R E E T

( N ) M IXED-USE B L DG W / 4 0

R E S I D E N T I A L U N I T S O V E R

A R E T A I L B A S E

( N ) PL AZA AB V. UN DERGRO UN D

PARK IN G. PL AZA C O N N EC TS W /

P I S T O N + R I N G T E R R A C E

G R O S S R E S I D E N T I A L : 3 4 ,5 6 0 S F

P L A Z A O P E N S P A C E : 3 , 46 6 S F ( 10 % )

I MP R O V E D E A S E M E NT : 2 80 S F

14'-0"

64'-0"

108'-0"

i i

T1 T

-

-

-

12TH & PIKE MIX

USE BUILDING

( U NDER CO NST

( E) PI ST O N + R I N(E) BUILDINGS

( N) PL AZ A SPACE

V ACANT L O T

(MAX. BLDG. HEI NDI CATED B Y D

FR AM E)

(E) BUILDING

(N) MIXED-USE BLDG

40 RESIDENTIAL UNITS

O V ER CO M M ER CI AL

B ASE

VACANT LOT

12THAVENU

E

EASTPIKESTREET

11TH

AVENUE

2006 EDG Preerred / Approved Option


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Please describe the existing site, including location, existing uses and/or structures, topographical or other1.

physical eatures, etc.

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Please describe neighboring development and uses, including adjacent zoning, physical eatures, existing3.architectural and siting patterns, views, community landmarks, etc.



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Please describe the applicants development objectives, indicating types o desired uses, structure height4.(approx), number o residential units (approx), amount o commercial square ootage (approx), and number parking stalls (approx). Please also include potential requests or departure rom development standards.

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The existing site is located mid-block between Pike and Union Streets and 11th and 12th Avenues in the ho the Pike-Pine district o Capitol Hill. The site, approximately 75 wide by 250 long, stretches rom easwest the ull length o the block, with street rontages on 11th and 12th Avenues. The east hal o the site,12th Avenue, is covered by a pair o older one-story, zero lot line buildings that currently house a restauraa hardware store. No work is proposed in these buildings, except or some minor tenant improvement woone o the basements. The new development will occur on the west hal o the site, which is currently occ

by depressed surace parking and an existing two-story building known as the Chop House.

Zoning is NC-3 P with a 65 base height limit. The site alls within the boundaries o the conservation corthe Pike-Pine Overlay District, which allows a 75 height limit i a character structure is incorporated.

The site, surrounded by other NC-3 65 sites, sits at the heart o the P ike/Pine Conservation Overlay distwhich was established by the City o Seattle to protect and enhance the existing scale and character o thneighborhood. It is surrounded by a variety o mixed use buildings, most with zero-lot line street level retrestaurants, with apartments or oces above. The immediate neighborhood is immensely popular, and suports a vibrant night lie and many street estivals. The 11th Avenue ace o the site usually alls within tickboundaries o Capitol Hill street events. A ew blocks to the north, 11th Avenue intersects with Cal Ande

Park and the Bobby Morris Play eld. A ew blocks to the south, it intersects with the Seattle University cpus and becomes its main pedestrian mall, passing by Steven Holls St. Ignatius Chapel.

The intent o this proposal is to contribute to an emerging vibrant mix o older, revitalized existing structuand new, well- designed architecture that complements the n eighborhoods physical abric and activities. TOwner has developed adjacent properties according to a longer-term plan that anticipates creation o a point in the orm o a public-access street-level plaza in the center o the block and through-block pedestconnection between 11th and 12th Avenues. Our preerred option or this project includes this plaza and cpletes the through-block connection.

Residential Units: Approximately 3Commercial Square Footage: Approximately 32,000 sParking Stalls: Approximately 17-20

Potential requests or departures rom development standards are all related to accommodating cars on aurban site: reduction in garage entry width, reduction in sight triangles, increased ramp slopes, and adjustmto parking garage standards

1422 - 1424 11th Ave

DPD Client Assistance Memo #238Design Review: General Information, Application Instructions...Requirements pag

PART II: SITE AND DEVELOPMENT INFO

Attach additional sheets as needed.






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11th Avenue Mixed Use BuNovember 2012 | EDG Analytic Design Proposal


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1. Sam of Dvlopm Objcivs

The proponents main development objective is to create adevelopment that supports and contributes to the uniquecharacter o the neighborhood to the maximum extent pos-sible. Other objectives: Strengthen the streetscape with a well-designed new build-ing that incorporates an existing character structure. Add to the character and activity of the neighborhood and

the streetscape.

Think holistically about the design of the building and itssetting, taking advantage o existing assets adjacent to thesite, and coordinating with nearby property owners wherepossible. Provide residential units, oces and street level retail that

will serve the P ike-Pine community.

Dsid Uss

Retail at street level with a mezzanine, three stories o ocesabove (plus a mezzanine) and three residential units ontop o building.

Residential Units: Approximately 3Commercial Square Footage: Approximately 32,000 sParking Stalls: Approximately 17-20

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The Pike-Pine neighborhood is known for its street life. One of the objectives of theproject is to add active uses to the site.


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7814

1

2

3 4

56

10

E P I K E S T .

11TH

AVE

.

12TH

AVE

.

E U N I O N S T.E

MAD

ISON

ST.91113

12

15

16

NC3P-65

PIKE/PINE URBANCENTER VILLAGE

PIKE/PINE CONSERVATION CORE

PIKE/PINE CONSERVATION OVERLAY

2. Uba Dsi Aalysis

DeSIgn CUeS:

The analysis drawing indicates an active street ront with ongoing in ll development. Key op-portunities or the proposed project are to continue the retail activity and improve and extend thestreetscape along 11th Avenue.

The plaza and trellised west-acing restaurant terrace o the adjacent property to the east, whichis under the same ownership, are neighborhood assets. There is an opportunity with this project toexpand those assets and connect rom 12th Avenue through to 11th Avenue.

The building will take advantage o light along the 11th Avenue street ront. The property to thesouth could eventually be developed with a blank wall on the property line which discourages glaz-ing on our south acade. Glazing opportunities exist along the north and/or east sides i we set theacade back rom the property lines.

While Pike Street is an arterial, 11th Avenue is a quieter, non-arterial route with a 66-oot width.

Much o the right o way is now used or parking, with 90-degree parking on the west side andparallel parking on the east. Dumpsters are common along 11th Avenue.

The project will need to relocate the curb cut on 11th Avenue near the existing curb cut. When the12th and Pike Building was in the Early Design Guidance stage, it was agreed to consolidate accesspoints of o 12th Avenue and Pike, and share the curb cut on 11th. This allowed the removal oseveral curb cuts on 12th Avenue, as indicated. 11th Avenue Mixed Use Bu

November 2012 | EDG Analytic Design Proposal


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2. Uba Dsi Aalysis - coiud

Sscap poo moa of as sid of 11 Avu bw Pik ad Uio

Sscap poo moa of ws sid of 11 Avu bw Pik ad Uio

E. PIKE ST. UNION ST1111 E. PIKE ST.

EXISTINGCHOPHOUSE

PROJECT SITE

E. PIKE ST.

E. UNION ST.

NEW DEVELOPMENT SITE


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2. Uba Dsi Aalysis - coiud

Pacic Supply on 12th Ave.

Agnes Lots and 1111 E. Pike along south side o Pike between 11th and12th

The existing site or the 11th and P ike project remainsas an unriendly missing tooth in the abric o theblock, and on an Avenue that has been identied as animportant pedestrian connection in the neighborhood.

Neighboring building on corner o 11th and P ikePacic supply to Agnes lots along 12th Ave

The Trace Lots with one story Ferrari building in oreground

StreetSCAPe PhOtOS



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C. ARCHITECTURAL ELEMENTS and MATERIALS

C-1 Architectural Context

Taking Cues from Agnes Lofts is encouraged by section C-1. We propose an architectural response

similar to the Agnes Lofts/Piston and Ring project, which connects directly across the courtyard to our

site.

C-3 Human Scale

Transparent windows facing the street and courtyard are included wherever possible. A pedestrian

walkway with storefronts facing onto it is proposed in our preferred alternative.

C-4 Exterior Finish Materials

D. PEDESTRIAN ENVIRONMENT

D-3 Retaining Walls

D-4 Design of Parking Lots Near Sidewalks

D-5 Visual Impact of Parking Structures

D-7 Personal Safety and Security

D-8 Signs

E. LANDSCAPING

E-2 Landscaping to Enhance the Building and/or SiteWe expect that the large, landscaped mid-block courtyard proposed with the preferred scheme will

become a new neighborhood amenity.

Pike/Pine Urban Center Village Design Guidelines

Below is the complete list of Pike/Pine Neighborhood Design Guidelines. Highlighted in bold are the

Guidelines that we feel are most pertinent to this site.

A. SITE PLANNING

A-1 Responding to Site Characteristics

A-6 Transition Between Residence and Street

A-7 Residential Open Space

A-9 Location of Parking on Commercial Street Fronts

Design of the garage entry on 11th

Avenue will be important. We propose keeping the width small and

recessing the door in order to allow corner windows into adjacent retail spaces.

A-10 Corner Lots

B. HEIGHT, BULK, and SCALE

B-1 and B-2 Height, Bulk, and Scale Compatibility

B-2 Pike/Pine Neighborhood Scale and Proportion

Setbacks are proposed at the upper levels of the building at 11th

Avenue to achieve a compatibly scaled

street faade. Building bulk is reduced in the preferred scheme with setbacks on the north and east

sides of the property.

B-3 Integration of Character Structures in New Development (see B-7 below)

B-4 Small Lot Development

B-5 Through-Block Development

The intent of this project is to avoid a monolithic through development and to take advantage of

opportunities to create through block connections (B-5 a and b)

3. Dsi guidlis ad I

B-6 Development in Areas Lacking a Well-Defined Character

B-7 Conservation of Character Structures (for Pike/Pine Conservation District)

We are proposing incorporating the Chop House into the new building in a unique way, by eroding its

north third to become a pedestrian walkway, and maintaining its southern two thirds as small scale

retail with storefront facing onto the walkway. Floorlines of the new structure will align with the old

building. Materials and design style of the new building will be modern, in conscious contrast to the old

building (per B-3. a).


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Massing

Zoning

Setbacks are generally not required in the baseNC-3P 65 Zone because the building does not abuta residential zone (23.47A.014B)

Design Intent

The design will take cues from the strong, simple

massing of the historic warehouse buildings.These buildings typically have a clear rhythm ofload-bearing columns infilled with expanses of

glazing.

Buildings in the neighborhood generallly come outto the sidewalk with a strong street presence andmaximize visibility into the street level activities. In

the preferred scheme, upper level setbacks areproposed above the character structure per 23.73.014.

Height

Zoning23.73.010.A

The site drops down below the grade of thesidewalk; in a sense it functions as below grade

parking already. Director s Rule 12-2005 clarifies

measurement techniques for lots with unusualtopographic conditions, especially where existing

conditions include depressions caused by previoussite grading or street grading.

Design Intent

The proposal intends to apply DR 12-2005 so thatthe height of the building is taken from the level ofthe sidewalk rather than the depression internal tothe site.

Open Space

Zoning

23.47.024City open space standards are 20% of gross floor

area in residential use. Decks are proposed at the

upper level to address this requirement and to

provide setbacks at higher elevations.

Design IntentConsistent with neighborhood planning efforts,

we would like to make an attractive and vibrantstreetscape that serves not only the residents of

the new building, but the broader neighborhood.The first design move is to maximize street level

uses, opening up the street level as much as pos-

sible. Adding activities and street trees to 11thAvenue will be a significant benefit to pedestrians.

Beyond good streetscape design, we believe thatthe best approach to open space for this project

would be to create new public plaza space thatwould continue the level of 11th Avenue into thesite, and connect to the existing assets of the Pis-

ton & Ring Building. The enlarged plaza is proposedwith the preferred option.

The Owner recently renovated the Piston & RingBuilding, which abuts this site, as well as the AgnesLofts, a mixed use developement

adjacent to Piston & Ring, at the corner

of 12th and Pike. We agreedto create an outdoor terrace for a restaurant(630 sf), a public outdoor terrace (792 sf) and

a public lobby/corridor through the building to t heoutdoor terrace (357 sf) as part of the Piston &Ring Building renovation. With this new proposal

at 11th and Pike, our intent is to connect to andreinforce these assets with new public spaces.

We also propose improvements to the look of theeasement just north of the property, along 1101 a1111 E. Pike St. IfAlternate 3 is the design direct

that is pursued, improvements to the access easement would contribute to a more gracious publicentry into the site.

The construction cost of the plaza, the on-goingoperation and maintenance costs, and the oppor

tunity costs of decreased development representa major contribution of the property owner to theneighborhood. The project team believes that thi

cost and effort would create an asset for the neigborhood well beyond the typical open space that incorporated into mixed use projects.

Neighborhood Fit

The Pike-Pine Urban Center Village Design

Guidelines prioritize a lively streetscape and anarchitectural mix. The proposed developmentwould replace surface parking and an inactive

streetfront with new pedestrian amenities andretail use along 11th Avenue. The proposal looks

for opportunities to make connections to neighbor-ing buildings, and new open spaces on the interiorof the block. Retaining the existing character

building will reinforce the neighborhood mix of

old and new buildings.

Zoning is NC-3 P with a 65 base height limit.The site falls within the boundaries of the conservationcore of the Pike-Pine Overlay District, which allows a

75 height limit if a character structure is incorporated.

3. Dsi guidlis ad I - coiud



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4. Si Aalysis

1) 11th and Pike SW corner

2) 11th Avenue

3) 11th Avenue west side looking west

4) 11th Avenue west side looking south

5) 11th and Pike SE corner

6) 11th Avenue east side looking at buildings facing 12th Avenue

7) 11th Avenue north facade of artis

8) 11th Avenue and Union SE corne

1

Large, older brickbuilding at SEcorner Smaller brick build-

ing at midblock

Pacific Supply

heavy timber, onestory at street

(same Owner)

FerrariOne story at street

ManhattanBuilding, one storyat street(same Owner)

Recently renovatedPiston & Ring(same Owner)

Site: Proposed newconstruction

Agnes Lofts

(built after this survey)

Large, older brickbuilding at corner(Union Arts Coop)-

Older wood buildingat southwest corner

Surface parking;lower grade than 11th

90 degree parkingwest side of 11th

Parallel parkingeast side of 11th

SITE

The west side of 12 th Avenue is developed with low com-mercial buildings built during the 20s and 30s when this

area was part of Seattles auto row. The east side has

larger scale mixed use buildings.

Along Pike Street, the west corner (11th and Pike) isanchored by an older, brick building with retail space atthe street and office space above. I t is approximately 54

feet tall, with three tall stories.

Architecturally, the sites larger context includes a rich

mix of building types that work together to form one ofthe citys most vibrant neighborhoods. In addition to the

larger brick buildings described at the corners of Pike

and Union on 11th Avenue, there is a smaller older brickbuilding at 1115 Pike Street, and another low auto row

era building at 1415 12 th Avenue.

Because this property links 11th and 12th Avenues, it isespecially important to understand its context within the

block.

This block of 11th Avenue is anchored by two large,older brick buildings. In between, the block is primar-ily undeveloped, and is used for surface parking and

access to basement levels. 11th Avenue is approxi-mately 11 feet lower than 12th Avenue.

12th Avenue is a fairly heavily traveled arterial, with a

middle turn lane. It has recently been improved southof Madison, with new streetscape elements and activ-ity at the street as it runs through the Seattle University

campus.

One story building

2

3

4

5

6

7

8

1111 E. Pike Condos

(built after this survey)

Map of Zoi, exisi Uss ad Suvy Si Poos (s locaios o map o lf)


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4. Si Aalysis - coiud

MASTER PLAN

PLAN

East Pike Street

12th

Avenue

11th

Avenue

Sidewalk Level 11th Ave

Plaza

11th Ave Level

Connection to Plaza

SidewalkLevel

12th Ave

Sidewalk grade

ExistingGrade

Existing Grade

8 ft below 11th

Section

Terrace(12th Avelevel)

Potential NewPlaza

PublicLobby

RetailRestaurantAbove

MANHATTAN

PACIFIC SUPPLY

PISTON &

RING

Eating/Drinking

Retail atPlaza Level

12TH & PIKEMixed-Use

Terrace

(11th Ave

level)

Public Routefrom 12th toplaza

RelocatedCurb Cut

POTENTIAL PLAZA CONNECTIONS: SECTION

The plan and section at right illustrate the site in relation-

ship to the other buildings and spaces on the north portion

of the block. The buildings highlighted with color are underthe same ownership. The yellow tone indicates open spaceor potential open space. The dashed grey rectangle outlinesthe existing Chophouse building which will be partially eroded

into open space and partially incorporated into the new building.

The section shows that 12th Avenue is approximately onestory above the level of 11th Avenue. The stair through Piston

& Ring allows public connection from the 12th Avenuelevel to the 11th Avenue level. This stair was designed to

be wide and inviting. It now connects to a terrace at thelevel of 11th Avenue.

Existing parking and parking access are now at the surface,which is 8 feet below the level of 11th Avenue. The intent of

this project is to cover the existing parking level with a plaza.

Existing structure shaded

POTENTIAL PLAZA CONNECTIONS:

South Portionof building

MID BLOCK CONNECTION

Building footprint(preferred option shown)

Potential new

Existing buildingto be incorporated(shown dashed)

The urban design framework for the preferred option is

the same as was approved in 2006-2009. A pedestrianwalkway will link 11th and 12th Avenues, with a mid blockcourtyard.



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The preerred option would allow an existing character structure known locally as the Chophouse to remain and beincorporated into the new structure. Shown above in a historic photo.

Concrewith clain ll

Inside, timberwith ca

Removsiding, window

4. Si Aalysis - coiud

t Copous

Early design drawings show the original intent or a taller structure

The Chophouse in current condition


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Alaiv #1

.

NEW BUILDINGMAXIMIZES DEVELOPMENT ENVELOPE

Description:

With Option #1, the existing character structure is demolished and replaced with a new building containing street level retail, three oors o oces,one oor o oce and/or residential (pending FAR analysis) and one oor o residential on top. The building is set back 10 rom the east property lineto expand the size o the existing plaza and to allow windows on the east side o the building. Circulation rom 11th Avenue to the mid-block plaza isvia an internal walkway/lobby.

Advantages:

Maximizes rentable square ootage and density. - Approximately 60,000 s total, 8,700 s ootprintEnlarges existing outdoor plaza and provides access to it rom 11th Avenue (via lobby/walkway)

Disadvantages:

Crowds and compromises adjacent buildings, especially those buildings on Pike St. with south acades acing the site.Does not maintain character structure on site.Does not provide outdoor connection rom 11th Avenue to Plaza.

(E)CURBCUT

302.

34

32.00'

.

'

4'-0"EASEMENT(E)

107'-8" BUILDING

FIN. GRADE: 305.5'(E) GRADE: 295.9'

(E) STRUCTURE

EXISTINGPLAZA

9'-3"

8'-0"8'-11"

N8929'13"W 127.98'

S0029'33"W

S0029'50"W

PER

RETAILENTRY

10 setback

at East

Internal pedest r ian connect ion

Exist ing easement

to remain

EXPANDEDPLAZA

ApproximateFloorAreas: ALTERN

FLOOR USE

B P KG ,MECH

B PKGManhattan

1 RETAIL

2 OFFICE

3 OFFICE

4 OFFICE

5 RESIDENTIAL

6 RESIDENTIAL

SubtotalAbove

Grade

P ar ki ng /M ec h

GRANDTOTAL



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Alaiv #2

(E)CURBCUT

302.

34

32.00'

.

'

4'-0"EASEMENT(E)

107'-8" BUILDING


(E) STRUCTURE

EXISTINGPLAZA

9'-3"

8'-0"8'-11"

N8929'13"W 127.98'

S0029'33"W

S0029'50"W

PER

RETAILENTRY

10 setback

at East

In ternal pedest r ian connect ion

Exis t ing easement

t o rema i n

EXPANDEDPLAZA

15 o f character bu i ld ingt o rema i n w i t h se t back

above (shaded dark)

ApproximateFloorAreas: ALTERNATIV

FLOOR USE G

B P KG ,MECH

B P KGManhattan

1 RETAIL

2 OFFICE

3 OFFICE

4 OFFICE

5 RESIDENTIAL

6 RESIDENTIAL

SubtotalAbove

Grade

P ar ki ng /Mec h

SAVE PORTION OF CHARACTER STRUCTURE,MAXIMIZE DEVELOPMENT ENVELOPE

Description:With Option #2, a building similar to Option #1 is constructed, however, the ront 15 o the existing character structure is incorporated into the design (and the rest demolished).New construction is set back 15 rom the street above the character building as required by code section 23.73.014. Based on saving the character structure, the building height isincreased by 10 eet to 75 eet.Advantages:Front portion o Character Structure is maintained

Maximizes rentable square ootage and density.Enlarges existing outdoor plaza and provides access to it rom 11th Avenue (via lobby/walkway)

Disadvantages:Crowds and compromises adjacent buildings, especially those buildings on Pike St. with south acades acing our site.Does not provide outdoor connection rom 11th Avenue to Plaza.


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Alaiv #3 (PreFerreD)

EXISTINGSTAIR

(E)CURBC

UT

302.

34

63. 95' 32.00'

.

'

32.00'

4'-0"EASEMENT(E)

EGRESS

RETAILENTRY

RETAILENTRY

RETAILENTRY

RETAILENTRY

RETAILENTRY

RETAILENTRY

RETAILENTRY

' "


305.5'FIN. GRADE

(E) STRUCTURE

PLAZA

EXISTINGPLAZA +PAVERS

GATE

RETAILENTRY

AWNING @ENTRY,TYP

9'-3"

8'-0"8'-11"

'

S8929'06"E 127.97'

S0029'50"W

PLANTINGPERLANDSCAPE

PLANTING PERLANDSCAPE

"MEWS"

(PEDESTRIAN WALKWAY)

SITEENTRY

RETAILENTRY

Charac ter bui ld ing (shaded dark )e rodes t o c rea te wa l k w ay

Bui ld ing held back 20to enlarge plaza

EXISTING

PLAZA

Ex is t ing easementto remain

EXPANDEDPLAZA

SAVE PORTION OF CHARACTER STRUCTURE,CREATE LARGE PLAZA AND PEDESTRIAN WALKWAYDescription:Note: Option #3 maintains the same basic ootprint and site design strategy that was approved under the previous design review process or a mixed-use apartment building at this site(included or reerence on page 2). The main diference is that large portions o the existing character structure are maintained and incorporated into the project. Option #3 includesstreet level retail with a mezzanine constructed largely rom the second oor o the existing character structure, topped by three oors o oces and 3 residences on the top oor. Itreduces the available ootprint, allowing open space at plaza level that connects rom 11th Avenue through public open space and the Piston & Ring building to 12th Avenue. Newconstruction is set back at least 15 rom the street above the character building as required by code section 23.73.014. Based on saving the character structure, the building height isincreased by 10 eet to 75 eet.

Advantages:Character Structure is largely maintained and incorporated thoughtully into the project.Creates a public outdoor space that can become a unique ocus o activities in Pike-Pine.Creates a Post Alley-quality pedestrian connection rom 11th through to 12th.Allows or views o the glazed rear acades o adjacent buildings, including the historic Baker Linen building, the new Olson Sundberg Kundig Allen (OSKA) building, and the newlyrenovated Piston & Ring and Pacic Supply buildings.Allows or more light into the adjacent buildings, and the newly created Piston & Ring west terraces.Better solar access or courtyardBetter visual connection to surrounding buildings

Disadvantages:Yields less square ootage (both residential and retail).Requires signicant investment to create the outdoor public spaces, and to seismically upgrade the character structure.Loss o parking eciency due to retention o character building oundation walls.

ApproximateFloorAreas:ALTERN

FLOOR USE

B P KG ,MECH

B P KGManhattan

1 RETAIL

1M RETAIL/OF FICE

2 OFFICE

2M OFFICE

3 OFFICE

4 OFFICE/CONF

5 RESIDENTIAL

SubtotalAbove

Grade

P ark in g/ Me ch

Character building to remain,north 10 eroded to orm pe-destrian walkway with buildingsetback above



16/19


6. t Dimsioal sudis ad skcs a s lvl

character structure is demolished.circulation from 11th ave. to the mid-block plaza is via an internal walkway

4-0 wide existingeasement to remain

Existing NeighboringBuilding

Project Extents


17/19

6. t Dimsioal sudis ad skcs a s lvl - coiud

front 15 of existing character structure isincorporated and the rest is demolished

4-0 wide existing easement to remain


Project Extents



18/19


6. t Dimsioal sudis ad skcs a s lvl - coiud

character structure to remain.north 10 eroded to form mewswith building setback above

create 10-0 wide post alleyquality pedestrian connection from11th ave. to 12th ave.

4-0 wide easement to remain


Project Extents


19/19

There are several elements inthe Pike/Pine neighborhood thatlend to its unique and thrivingcharacter, especially its activecommercial street life, both dayand night.

Neighborhood Priority for SitePlanning

Garage Entry/Curbcut

Section 23.54.030D.2.a(2) Driveway width

Section 23.54.030F.2.b(2) Curbcut width

We intend to request a departure from 22 at the

garage entry to 18 in order to reduce the impact ofthe garage entry on the pedestrian environment, and

increase ramp slope above 15% in order to lose less

street level retail to auto access.

Sight Triangle

Section 23.54.030G.2

Similarly, the sight triangle will erode the building at

a relatively short street frontage. We would like todo everything possible within the bounds of safety

to prioritize pedestrian activity.

Potential DepartureGarage Layout

Section 23.54.030C.2

Given that we are building a parking garage on

a narrow infill site and plan to maintain the existingbuilding foundation through the middle of the site,

we may need to ask for some departures from

dimensional criteria in the garage, such as thebacking dimension. We may look at a such as the

backing dimension.

7. Summay of qusd dvlopm dpaus


Dr Proposal 3014325 Agenda Id 4176

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Transcript of Dr Proposal 3014325 Agenda Id 4176