Interbay Apartments - Seattle...Interbay Apartments Recommendation Meeting: May 18, 2011 VICINITY...
Transcript of Interbay Apartments - Seattle...Interbay Apartments Recommendation Meeting: May 18, 2011 VICINITY...
May 18, 2011
Recommendation Meeting
DPD Project# 3010370
Interbay Apartments
Interbay Apartments
Recommendation Meeting: May 18, 2011
VICINITY MAP
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SITE
Industrial
Retail/Restaurants
Office
Civic
Parks
Residential- Multi-family
Site
W DRAVUS ST.
W. BERTONA
16TH AVE W
EST16TH
AVE
17TH AVE W
EST
17TH AVE
15TH AVE W
EST
BNSF RAIL YARD
20 TH AVE
GILMAN AVE.
WEST DRAVUS ST.
BARRETT ST.
BARRETT ST.
W BARRETT ST.
W. BERTONAW. BERTONA
14TH AVE W
EST
13TH AVE W
EST
21ST AVE WEST
W. DRAVUS ST. BRIDGE
TO DOWNTOWN 3.5 MI
TO BALLARD 1.5 MI
QUEEN ANNE
MAGNOLIA
Bicycle routes
Pedestrian routes
Vehicle traffic
Bus stop
NorthBIKE PATH TO DOWNTOWN
3.5 MI
BIKE ROUTE TO BALLARD, LOCKSAND DISCOVERY PARK
BIKE ROUTE TO FREMONT VIA NICKERSON STREET
NOISE
NOISE
NOISE
NOISE
INTERBAY ATHLETICFIELD
INTERBAY GOLF COMPLEX
QFC
1815
1815
31
33
31
33
15
Aerial Photo
Interbay Apartments
Recommendation Meeting: May 18, 2011
SITE ANALYSIS
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5 4
6
7
18
NOISE
NOISE
NOISE
NOISE
18
15 15
NOISE
NOISE
NOISE
SITE
W. BERTONA
16TH AVE
17TH AVE
17TH AVE
15TH AVE
BARRETT ST.
INTERBAY ATHLETICFIELD
INTERBAY GOLF COMPLEX
QFC
16TH AVE
TREY
GAS
PROPOSEDMF
RESID.
1 INTERBAY VETERINARY CLINIC
2 BENLA SERVICE
3 STARBUCKS
4 RED MILL
5 PANDASIA
6 PAGLIACCI PIZZA
7 DICKINSON EQUIPMENT CO.
QUEST CHURCH
Q CAFE
1
2
3
Industrial
Retail/Restaurants
Office
Civic
Parks
Residential- Multi-family
Site
Bicycle routes
Pedestrian routes
Vehicle traffic
Bus stop15
WEST DRAVUS
INTERBAY SOCCER STADIUM
7-11
KELLERSUPPLY
WASHINGTON HARDWOODS
JUNE 21ST
DECEMBER 21ST
NOON
9 PM
4 PM 8AM
4 PM 8AM
5 AM
17 TH AVENUE WEST
16 TH AVENUE WEST
WEST DRAVUS ST.
WEST BARRETT ST.
PANDASIA STARBUCKSRED MILL BURGERS
EXISTING ALLEY
PANDASIARED MILL
STARBUCKS
VACANT 3 STORY OFFICE BUILDING
VACANT STRUCTURE
VACANT STRUCTURE
VACANT STRUCTURE
VAC
AN
T S
TRU
CTU
RE
STORAGE HUT
VACANT LOT
STORAGE YARD
VACANT STRUCTURE
Interbay Apartments
Recommendation Meeting: May 18, 2011
ZONING ANALYSIS
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LAWTON ELEMENTARY
SCHOOL
COE ELEMENTARY
SCHOOL
MC CLURE MIDDLE SCHOOL
MAGNOILAVILLAGE
I MILE
FREMONT
QUEEN ANNE
INTERBAY
MAGNOLIA
DISCOVERY PARK
BALLARDPHINNEY RIDGE
SHIP CANAL
1/4 MILE1/2 MILE1 MILE
BALLARD INTERBAY NORTHEND MANUFACTURING/ INDUSTRIAL ZONE
MAGNOLIA BRIDGE
DRAVUS STREET
BERTONA STREET
TRAFFIC FROM HWY 99
EMERSON STREET
15th AVE.
2OTH
AVE.
L1 AND SF 5000 ZONESL1 AND SF 5000 ZONES
C1-40
C2-40
C2-40
NC3-40
SMD 40-85 NC2-40
UPPER QUEEN ANNE
Zoning AnalysisBase Zone:SM/D 40-85- Seattle Mixed Zone West Dravus height limitationsSMC 23.34.126 Designation of the Seattle Mixed (SM)zone.
The Seattle Mixed (SM) zone is applied to achieve the goal of a diverse, mixed-use community with a strong pedestrian orientation. The zone permits a wide range of uses and promotes density to encourage a mixed-use neighborhood. This zoning des-ignation balances the need for flexibility and a variety of activities with the need to provide adequate direction to ensure the presence of housing and commercial activi-ties critical to the success of an urban neighborhood.
Interbay Area Land Use:
• Valley separating Magnolia from Queen Anne Hill Neighborhoods. • Used as a freight and passenger rail corridor• Not a Urban village, but to be developed as an urban neighborhood per the SM
zone.• Site is adjacent to the Ballard Interbay Northend manufacturing/industrial zone.• Adjacencies to 15th Ave, express bus service, retail centers and major bike trails
allow a corridor of higher density residential uses.• Dravus 1 of 3 access points to Magnolia, as such the Dravus corridor serves as a
gateway to the neighborhood.
Interbay Apartments
Recommendation Meeting: May 18, 2011
SITE PHOTOS: SOUTH SIDE OF WEST DRAVUS ST.
SO
UTH
EAST
CO
RN
ER O
F D
RAV
US
AN
D 1
6TH
AVE
WES
TM
ID B
LOCK C
ORN
ER O
F D
RAV
US
AN
D A
LLEY
SO
UTH
WES
T CO
RN
ER O
F D
RAV
US
AN
D 1
7TH
AVE
WES
T
PROJECT SITE FROM 13TH AVE WEST. THE SITE LIES IN A VALLEY WITH WEST SUN AND VIEWS ARE SCREENED BY MAGNOLIA HILL
VACANT STRUCTURE AT 16TH AVE WEST AND DRAVUS
STARBUCKS COFFEE AND RED MILL BURGERS ARE ADJACENT TO THE EXISTING ALLEY. ALLEY TRAFFIC IS PREDOMINANTLY NORTHBOUND FROM RED MILL PARKING LOT
RED MILL BURGER’S EXISTING CURB CUT AND ONE WAY DRIVE AISLE.
INTERBAY ATHLETIC FIELDS AND THE SOCCER STADIUM TO THE SOUTHCORNER OF 17TH AVE WEST AND WEST DRAVUS. THIS CORNER SEES HEAVY CAR AND PEDESTRIAN TRAFFIC DURING GAMESAT THE INTERBAY ATHLETIC FIELDS
PROJECT SITE INCLUDES VACANT LOT AND ADJACENT VACANT STRUCTURE AT PROMINENT CORNER ( DASHED ABOVE )
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PANDASIA ON WEST DRAVUS STREET
RED MILL BURGERS ADJACENT TO THE EXISTING ALLEY. WESTBOUND TRAFFIC TURNS LEFT INTO THE ADJACENT RED MILL LOT AND RETURNS TO DRAVUS VIA THE ALLEY
Interbay Apartments
Recommendation Meeting: May 18, 2011
SITE PHOTOS: NORTH SIDE OF WEST DRAVUS ST.
NO
RTH
EAST
CO
RN
ER O
F D
RAV
US
AN
D 1
6TH
AVE
WES
TW
EST
CO
RN
ER O
F D
RAV
US
SIT
E FR
OM
WES
T D
RAV
US A
ND
MAG
NO
LIA
MIDBLOCK ON 17TH AVE WEST. PROPOSED ALLEY WILL EXIT AT THIS LOCATION
CORNER OF 17TH AVE WEST AND BARRETT ST.
MIDBLOCK AT BARRETT LOOKING WEST WEST FROM 16TH AND BARRETT. BUILDING ON THE RIGHT IS ON THE PROPERTY LINE.
NORTH ALONG 16TH AVE WESTSOUTH FROM 16TH AND BARRETT. SITE ON THE LEFT IS SLATED FOR MULTI-FAMILY DEVELOPMENT
ALLEY FROM BARRETT. AS SHOWN DRAVUS AVE WEST IS 20’ HIGHER THAN WEST BARRETT
17TH AVE WEST AND BARRETT ST. PROPERTY LINE IS AT THE TRAFFIC CONE
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CURRENT VACANT STRUCTURES
Interbay Apartments
Recommendation Meeting: May 18, 2011
SITE PHOTOS: NORTH SIDE OF WEST DRAVUS ST.
NO
RTH
EAST
CO
RN
ER O
F D
RAV
US
AN
D 1
6TH
AVE
WES
TW
EST
CO
RN
ER O
F D
RAV
US
SIT
E FR
OM
WES
T D
RAV
US A
ND
MAG
NO
LIA
NORTHWEST CORNER OF WEST DRAVUS AND 16TH AVE WEST QFC GROCERY STORE AT 16TH AVE WEST AND DRAVUS
PAGLIACCI PIZZA AND EXTENSIVE PARKING. SERVICE ALLEY FOR QFC ENDS AT MID BLOCK.
LOOKING SOUTH FROM WEST DRAVUS AND 17TH AVE WEST
QUEEN ANNE HILL RESTRICTS EASTERLY VIEWS AND MORNING SUNLIGHTCORNER OF 17TH AVE WEST AND WEST DRAVUS
LOOKING NORTH FROM WEST DRAVUS AND 17TH AVE WEST. THIS STREET IS USED AS PARKING FOR INTERBAY ATHLETIC FIELD EVENTS
QFC GROCERY STORE AT 16TH AVE WEST AND DRAVUS
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CORNER OF 17TH AVE WEST AND WEST DRAVUS. METERED ON STREET PARKING IS HEAVILY USED BY PARK AND RESTAURANT PATRONS
Interbay Apartments
Recommendation Meeting: May 18, 2011
3 DESIGN ALTERNATIVES
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WEST BARRETT STREET17TH AVENUE WEST
PRO’S•No Alley vacation required
CON’S•Program requirements allow little modulation and no street-level housing to screen parking from the street
•Functionality of alley not enhanced, conflicts with pe-destrian use on Barrett Street
WEST BARRETT STREET
17TH AVENUE WEST
WEST BARRETT STREET
17TH AVENUE WEST
DESIGN ALTERNATIVE A DESIGN ALTERNATIVE B DESIGN ALTERNATIVE C (PREFERRED)
PRO’S•Alley functionality is enhanced though access from 17th to Dravus. • Efficient layout maximizes zoning-allowed envelope and
creates higher density
CON’S•Very little articulation to mitigate building mass
•Code-minimum screening between lower level park-ing and sidewalk, results in extensive blank walls and a streetscape unfriendly to pedestrians
PRO’S•Residential units at street level screen parking from the street, increase security, and provide a pedestrian-friendly streetscape
•Building articulated to reduce apparent scale
•Upper level stories set back in places to mitigate building mass and provide human scale at the sidewalk
•Alley vacated to improve site circulation, redirecting traffic onto 17th Ave.
• Alley reconfigured into an “L” shape, with greater visibility and light for safety
• Building orientation maximizes residents’ views and enjoy-ment of surrounding green space and increases “eyes on the park” for safety
CON’S• Articulation and modulation reduces development potential
Interbay Apartments
Recommendation Meeting: May 18, 2011
SITE PLAN
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Approximate Development Objectives• 234 Residential units• 194 Parking stalls• 5,500 sf Commercial space
Alley Vacation Notes•Existing alley provides no continuity to other
blocks or grid •Other property owners and businesses adjacent totheexistingalleyservedbyreconfiguredandimproved alley
• AllowspedestrianlinkfromballfieldstoDravus
Project Goals• Reconfigurealleytoprovidemorefunctionalityto
proposed building as well as neighboring owners and businesses
•Provide a safe, functional, attractive pedestrian envirionment where none exists
• Useefficiencyachievedthroughvacationtocre-ate a buildiing with articulation and street uses that promote a human-scaled pedestrian envi-ronment
Interbay Apartments
Recommendation Meeting: May 18, 2011
WERNER PROPERTY
PANASIA RESTAURANT
RED MILLBURGERS
STARBUCKS
UNEXCAVATED
PARKING
LOBBY
LEASING
PARKINGENTRANCE
WERNER PROPERTY
PANASIA RESTAURANT
RED MILLBURGERS
STARBUCKS
UNEXCAVATED
LEVEL P2 LEVEL P1
FLOOR PLANS
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Interbay Apartments
Recommendation Meeting: May 18, 2011
WERNER PROPERTY
PANASIA RESTAURANT
RED MILLBURGERS
STARBUCKS
LEVEL L1 LEVEL L2
FLOOR PLANS
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Interbay Apartments
Recommendation Meeting: May 18, 201112
VIEW FROM DRAVUS & 16TH AVE
Interbay Apartments
Recommendation Meeting: May 18, 2011
STREETSCAPE AT WEST DRAVUS ST & 16TH AVE WEST
NOT TO SCALEVICINITY PLAN
N
APPROX. POWERLINECORRIDOR
EXISTING CURB LINE
BIKE RACK, TYPICAL
STREETLIGHT (AND WAYFINDING POLE?)
SEATING @ PLANTER EDGES
WEST DRAVUS STREET
16TH
AVEN
UE
WES
T
6’ - 6” 11’ - 0”58’-0”
PLANTING STRIP
SIDEWALKWEST DRAVUS STREET
6” 3’ - 8”1’ - 6”
VOLUNTARY SETBACK
SEAT WALL
3’-0”
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Interbay Apartments
Recommendation Meeting: May 18, 2011
STREETSCAPE VIEW AT DRAVUS & 16TH
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Interbay Apartments
Recommendation Meeting: May 18, 2011
ENLARGED STREETSCAPE PLAN: DRAVUS & 17TH
NOT TO SCALE
PANDASIA
RED MILL
VICINITY PLAN
N
APPROX. POWERLINECORRIDOR
NEW CURB, GUTTER, DRIVEWAY AND SIDEWALK
IMPROVEMENTS
NEW PLANTING AND IRRI-GATION IMPROVEMENTS
PROPOSED ALLEY LOCATION
WEST DRAVUS STREET
17TH
AVEN
UE
WES
T
REPLACEMENTTREES ON DRAVUS
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Interbay Apartments
Recommendation Meeting: May 18, 2011
VIEW OF ALLEY FROM DRAVUS & 17TH AVE
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Interbay Apartments
Recommendation Meeting: May 18, 201117
STREETSCAPE AT 17TH AND ALLEY
NOT TO SCALE
VICINITY PLAN
N
BIKE RACK, TYPICAL
PIGMENTED CONCRETE
RAIN GARDEN AND WEIRS
MEANDERING 6’ WIDTH SIDEWALK
SEATING BLOCKS, TYPICAL
17TH
AVEN
UE
WES
T
NOT TO SCALE
VICINITY PLAN
N
BIKE RACK, TYPICAL
PIGMENTED CONCRETE
RAIN GARDEN AND WEIRS
MEANDERING 6’ WIDTH SIDEWALK
SEATING BLOCKS, TYPICAL
17TH
AVEN
UE
WES
T
NOT TO SCALE
VICINITY PLAN
N
BIKE RACK, TYPICAL
PIGMENTED CONCRETE
RAIN GARDEN AND WEIRS
MEANDERING 6’ WIDTH SIDEWALK
SEATING BLOCKS, TYPICAL
17TH
AVEN
UE
WES
T
Interbay Apartments
Recommendation Meeting: May 18, 2011
SEATING BLOCKS AND NICHES
UNIT PAVERS AT TREE ROOTZONE, TYPICAL
RAIN GARDEN AND WEIRS
WEST BARRETT STREET
VICINITY PLAN
17TH
AVEN
UE
WES
T
NOT TO SCALE
N4’ - 0” 6’ - 0”41’-0”
PLANTING STRIP
SIDEWALK17TH AVE WEST
6”6’ - 0”
PATIO
PR
OP
ER
TY L
INE
BU
ILD
ING
FA
CE
BE
YO
ND
BIO-SWALE
VAR. 18’ - 0”
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STREETSCAPE AT 17TH AND BARRETT
SEATING BLOCKS AND NICHES
UNIT PAVERS AT TREE ROOTZONE, TYPICAL
RAIN GARDEN AND WEIRS
WEST BARRETT STREET
VICINITY PLAN
17TH
AVEN
UE
WES
T
NOT TO SCALE
N
SEATING BLOCKS AND NICHES
UNIT PAVERS AT TREE ROOTZONE, TYPICAL
RAIN GARDEN AND WEIRS
WEST BARRETT STREET
VICINITY PLAN
17TH
AVEN
UE
WES
T
NOT TO SCALE
N
Interbay Apartments
Recommendation Meeting: May 18, 201119
STREETSCAPE AT 17TH AND BARRETT
Interbay Apartments
Recommendation Meeting: May 18, 2011
VIEW FROM 17TH AND BARRETT
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Interbay Apartments
Recommendation Meeting: May 18, 2011
WEST BARRETT STREET
EXISTING RIGHT OF WAY
SIDEWALK
SIDEWALK EASEMENT9’-6”
1’-0”PLANTING STRIP
NORTH OF EASEMENT
4’-0”
PLANTING
STRIP
5’-0”
6”EXISTING
CURB
23’-0”
6”PLANTING STRIP6’-0”
WEST BARRETT STREET SECTION
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Interbay Apartments
Recommendation Meeting: May 18, 201122
VIEW FROM BARRETT AND 17TH
Interbay Apartments
Recommendation Meeting: May 18, 201123
STREETSCAPE AT WEST BARRETT ST & 16TH AVE WEST
BIOSWALE
WEIRS
C.O.S. STANDARD SIDEWALK
BUILDING DECK
16TH AVE W
NOT TO SCALE
N
6’
22’
KEY PLAN (NTS)
BIOSWALE
WEIRS
C.O.S. STANDARD SIDEWALK
BUILDING DECK
16TH AVE W
NOT TO SCALE
N
6’
22’
KEY PLAN (NTS)
BIOSWALE
WEIRS
C.O.S. STANDARD SIDEWALK
BUILDING DECK
16TH AVE W
NOT TO SCALE
N
6’
22’
KEY PLAN (NTS)
12’-0”6’-0”23’-0” 16’-8”
TERRACESIDEWALK16TH AVE WEST BIO-SWALE6”
PRO
PERT
Y LI
NE
Interbay Apartments
Recommendation Meeting: May 18, 201124
MASSING DIAGRAM
MAXIMUM BUILDING ENVELOPE, NO MODULATION LARGE-SCALE MASSING MODULATION FINER SCALE ARTICULATION AT STREET-LEVEL AND ROOFLINE
VIEW FROM 15TH AVENUE LOOKING NW
Interbay Apartments
Recommendation Meeting: May 18, 201125
EXTERIOR MATERIALS
GROJND-FACE CMU AT STREET LEVEL RESIDENTIAL
METAL WALL PANEL
CEMENT PANEL AT RECESSED FACADES
VINYL RESIDENTIAL WINDOWS ALUMINUM STOREFRONT WINDOWS AT COMMERCIAL SPACECEMENT PANEL AT CORNER ELEMENTS
Interbay Apartments
Recommendation Meeting: May 18, 2011
STREETSCAPE AMENITIES
ENHANCED PLANTING & SEATING ELEMENTS
VERTICAL PLANTING SCREENS
PUBLIC BIKE RACKS
September 2005Figure 4-21
Pedestrian Lighting Sections
SEATTLERIGHT-OF-WAY
manual
PEDESTRIAN LIGHTING
PEDESTRIAN/CYCLIST WAYFINDING
DAYLIT RAINGARDENS WITH ENHANCED PLANTINGPROPOSED FOR 16TH & 17TH AVE
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Interbay Apartments
Recommendation Meeting: May 18, 2011
REQUESTED DEPARTURES
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Departure 1: SMC 23.48.020 Residential amenity areaResidential amenity area required in the amount of 5% of residential gross floor area On-site, available to all residents, at or above ground level, max 50% enclosed, min. horiz. dimension 15', no amenity area < 225 sf
Request • Provide less than required amenity space: 10,214 sf required (5,107 sf outdoor), 4,865 sf proposed (2,531 sf outdoor)• Provide one space with 12' horizontal dimension, less than 15' required minimum
Justification• Adjacent parks and enhanced streetscapes provide recreational opportunities to residents• SMC 23.48.014 General facade requirements allows only 12’ maximum setback from property line
Departure 2: SMC 23.48.024 Screening and landscaping standardsEach setback area or berm required shall be planted with trees, shrubs, and grass or evergreengroundcover
Request Ground level 3'-8" setback at commercial space on Dravus and 16th, as well as at residential entry at 16th, not required to be planted per 23.48.024 requirements
JustificationPurpose of setback in these locations is to provide wider sidewalk, opportunities for outdoor dining, and clearances for entry door swings. Landscaping in these setbacks would not be feasible due to overhead floors meeting the property line. Additionally, landscaped areas would interfere with pedestrian flow