#3018148 - Seattle · 2015. 3. 6. · #3018148. edg | 11.12.2014. 1010 e republican st . early design guidance. s+hworks. architecture & design. ch apartments, llc. llc

#3018148

EDG | 11.12.2014

1010 E Republican St EARLY DESIGN GUIDANCES+HWorks

ARCHITECTURE & DESIGNLLC CH APARTMENTS, LLC

1010 E Republican St EARLY DESIGN GUIDANCE2

PROJECT DETAILSADDRESS 1010 - 1014 E REPUBLICAN ST

APN 685270-0477, 685270-0478

DPD# 3018148

APPLICANT HUGH SCHAEFFER S+H WORKS LLC 1101 E PIKE ST STE 200 SEATTLE, WA 98122 P 206 329 1802 E [email protected]

OWNER CH APARTMENTS, LLC

ARCHITECT S+H WORKS, LLC

LANDSCAPE VIREO DESIGN STUDIO, LLC

SURVEYOR EMERALD LAND SURVEYING, INC

DEVELOPMENT OBJECTIVES The proposed development is a 4 Story + Basement apartment building containing 36 residential units. No parking is required or proposed.

PROJECT GOALS• Design a project that respects the residential and commercial

nature of the area.• Respond appropriately and creatively to adjacent residential

uses.• Create a strong, attractive, pedestrian friendly design.

ZONING The proposed project is zoned LR3 and is within the Capitol Hill Urban Center Village and Frequent Transit Overlay.

INDEX2 PROJECT INFORMATION

3 VICINITY ANALYSIS

4-5 SITE ANALYSIS

6-7 STREETSCAPE ELEVATIONS

8-9 RECENT DEVELOPMENT

10-11 SITE DETAIL

12 ZONING ANALYSIS

13 PRIORITY GUIDELINES

14-15 SCHEME A

16-17 SCHEME B

18-19 SCHEME C

20 SCHEME COMPARISON

21 DEPARTURES

22-23 SHADOW DIAGRAMS

24 CONCEPT DEVELOPMENT

25 COURTYARD DEVELOPMENT

26 LANDSCAPE CONCEPT

27 LANDSCAPE ELEMENTS

28 RECENT WORKS

EARLY DESIGN GUIDANCE 11.12.2014

3DPD#3018148 S+HWorksARCHITECTURE & DESIGN

LLC CH APARTMENTS, LLC

FIRST HILL

VICINITY ANALYSIS The Broadway area of Capitol Hill is one of the fastest growing neighborhoods of Seattle. It offers its community an outstanding variety of restaurants, shopping, living, and working hubs that make it an attractive destination for potential residents of all demographics.

The project site is located in the heart of the Capitol Hill Urban Center Village, mid-way between Broadway Ave E and 12th Ave E. Several iconic parks are within walking distance, including Cal Anderson Park and Volunteer Park. The site’s central location on Capitol Hill provides good access to various commercial areas.

SITE

NEIGHBORHOOD BOUNDARYN

5,000 ft

CAPITOL HILL URBAN CENTER VILLAGE (UCV)

FUTURE LIGHT RAIL STATION, UNDER CONSTRUCTION*

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5

SOUTH LAKE UNION

BELLTOWN

WESTLAKE

CAPITOL HILL

CENTRAL DISTRICT

SITE

LOW

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ELEM

ENTA

RY

TASH

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EN


LR3

LR3

MR

NC3

-40

NC3

-40

NC3

P-40

E Roy St

E Mercer St

E Republican St

E Harrison St

Belmont Ave E

Boyl

ston

Ave

E

Har

vard

Ave

E

Broa

dway

E

10th

Ave

E

Fede

ral A

ve E

E Roy St

11th

Ave

E

12th

Ave

E

13th

Ave

E

14th

Ave

E

Broa

dway

E

1010

N

250 ft

ADJACENCIES The blocks adjacent to the project site are zoned LR3. Two blocks west of the site, Midrise and NC3-40 zones provide a dense commercial center with many desirable amenities. Additionally, a height upzone (NC3P-40) along Broadway further varies the building scale within the area. The transition of scale is consistent with the zoning objectives of the immediate neighborhood.

LR3 ZONING: “The LR3 zone provides for a variety of multifamily housing types in existing multifamily neighborhoods of moderate scale. LR3 accommodates residential growth primarily within Growth Areas. A mix of small to moderate scale multifamily housing is encouraged including apartments, townhouses, and row houses.” - DPD HANDOUT

Low-Rise 3

Site

Mid-Rise

Neighborhood Commercial 3, 40’

Neighborhood Commercial 3, 40’ Pedestrian

Light Rail Station Overlay

ZONING

25’ Additional Height permitted, SMC 23.47.012.A2



Potential Streetcar Extension Route

Dedicated Bicycle Lane

Major Arterial

CIRCULATION + ENVIRONMENTThe site is situated mid-block on East Republican Street, between 10th Ave E and Federal Ave E. Broadway Ave E and 15th Ave E are within four blocks west and east of the project site allowing ample access to mass transit. East Republican Street enjoys a low traffic volume and a pedestrian friendly atmosphere. The combination of existing and emerging transit adjacencies, along with recent biking infrastructure improvements, reduces or eliminates the need for residents to own cars.

WALK SCORE 95BIKE SCORE 89TRANSIT SCORE 70(Source: walkscore.com)

BUS TRAVEL TIMES:• 10-18 MINUTES TO DOWNTOWN• 15-20 MINUTES TO UW

STREETS

Transit Route

Designated Bus Stop

Zipcar Locations

Minor Arterial

60

60

9, 4

9, 6

0

9, 4

99

E Roy St

E Mercer St

E Republican St

E Harrison St

Belmont Ave E

Boyl

ston

Ave

E

Har

vard

Ave

E

Broa

dway

E

10th

Ave

E

Fede

ral A

ve E

E Roy St

11th

Ave

E

12th

Ave

E

13th

Ave

E

14th

Ave

E

Broa

dway

E

Tashkent Park

Lowell ElementarySchool

Playground

Broadway HillPark1010

All Pilgrams Christian Church

Starbuck’s

Corretto’s

Samurai Noodle

La Cocina & Cantina

Pho Cyclo

Julia’son

Broadway

Dilettante

Espresso Vivace

Roasteria

The Vajra

Poppy

LAB5 Fitness

Bait Shop

QFC

BECU

Gold’s Gym

Urban Outfitters

Wells Fargo

CrossroadsTrading Co.

Spin Cycle

ChaseBank

Blue Moon Burgers

Eat Local

Capitol HillBranch Library

GNC

The UPS Store

Umpqua Bank

Metrix Create: Space

De Luxe Bar & Grill

Byzantion

Rom Mai Thai

Joe Bar

Roy Street Coffee & Tea

N

º

60

º

ºº

º

º

º º

20

º

º

º

º

º

º

E

S

W

30

º

120

150210

240

300

330 10

º

30

40

50

60

70

80

12:00

9:11

4:21

12:00

7:55

5:12

prev

ailin

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ind

N

250 ft Pronto Cycle Share Locations


REPUBLICAN LOOKING NORTH

BROADWAY ALL PILGRAMS CHRISTIAN CHURCH 10TH AVE E TRIPLEX

1

TRIPLEX

STREETSCAPEThere are a variety of building types and scales that define the streetscape along East Republican Street. A mix of multi-family residential, single family residential, and institutional use present a diverse and energetic variety to the area. The surrounding streetscapes have comparable conditions with ample similar development precedents. Parking is not allowed on the north side of East Republican street.

REPUBLICAN LOOKING SOUTH2

1010(across from)

10TH AVE E MULTI-FAMILYMULTI-FAMILYMULTI-FAMILYMULTI-FAMILY11TH AVE E

E Roy St

E Mercer St

E Republican St

E Harrison St

Belmont Ave E

Boyl

ston

Ave

E

Har

vard

Ave

E

Broa

dway

E

10th

Ave

E

Fede

ral A

ve E

E Roy St

11th

Ave

E

12th

Ave

E

13th

Ave

E

14th

Ave

E

Broa

dway

E

Tashkent Park

Lowell ElementarySchool

Playground

Broadway HillPark1010

All Pilgrams Christian Church

Starbuck’s

Corretto’s

Samurai Noodle

La Cocina & Cantina

Pho Cyclo

Julia’son

Broadway

Dilettante

Espresso Vivace

Roasteria

The Vajra

Poppy

LAB5 Fitness

Bait Shop

QFC

BECU

Gold’s Gym

Urban Outfitters

Wells Fargo

CrossroadsTrading Co.

Spin Cycle

ChaseBank

Blue Moon Burgers

Eat Local

Capitol HillBranch Library

GNC

The UPS Store

Umpqua Bank

Metrix Create: Space

De Luxe Bar & Grill

Byzantion

Rom Mai Thai

Joe Bar

Roy Street Coffee & Tea

2

1

N

250 ft

NC3P-40, +25’ HEIGHT BONUS

NC3-40 LR3

LR3



1010 SINGLE FAMILY FEDERAL AVE E BROADWAY HILL PARK TRIPLEX 11TH AVE E

MULTI-FAMILYFEDERAL AVE E BROADWAYSINGLE FAMILY MULTI-FAMILY COMMERCIAL

DPD#3012300 (PROPOSED)

NC3P-40, +25’ HEIGHT BONUSNC3-40

LR3

LR3


SITERECENT DEVELOPMENTSThe blocks immediately surrounding the lot have seen significant development of apartments and townhomes in the past several years. The style is typically modern with a mixed architectural palette.

MULTI-FAMILY530 10TH AVE ETOWNHOMES423 FEDERAL AVE E

MULTI-FAMILY - DPD#3012300 (PROPOSED)505 11TH AVE E

TOWNHOMES420 FEDERAL AVE EMULTI-FAMILY422 11TH AVE E

MULTI-FAMILY - THE BRIX530 BROADWAY E

MULTI-FAMILY - THE JOULE523 BROADWAY E

MULTI-FAMILY (UNDER CONSTRUCTION)515 HARVARD AVE E

BROADWAY HILL PARK (PROPOSED)FEDERAL AVE E + E REPUBLICAN ST

A

D

B

C

E

F

H

G

I

N 200 ft

F

E

C

B A

D

G

H I

E REPUBLICAN ST

E HARRISON ST

10TH

AVE

E

FED

ERA

L A

VE E

11TH

AVE

E

12TH

AVE

E

BRO

AD

WA

Y

HA

RVA

RD A

VE E

E MERCER ST

E ROY ST



FE

C B

D

A

G

H I

Image courtesy of NK Architects


EXISTING CONDITIONS

USEThe existing single family homes on the site contain individual rental units.

TOPOGRAPHYThe site slopes gently down from the east to the west, approximately two feet. The slope is generally uniform, with various retaining walls and landscape features which will be removed during demolition.

ACCESSThe site is currently accessed by two curb cuts, both of which will be removed and replaced with planting strips and sidewalks to match the existing.

VEGETATIONThe existing vegetation is largely overgrown and of poor quality. A large kiwi vine has aggressively taken over much of the backyard area of 1010 E republican St. New landscaping will be incorporated throughout the project site, including the planting strip.

POWER LINESThere are existing power-lines south of the site within the R.O.W., but do not affect the project.

3

1

4

N

5

2

6

66.72’

89.51’



4

3

5 6

1 2


SMC Code Definition

SMC 23.45.504

SMC 23.45.518.A

SMC 23.45.510.B,E

SMC 23.45.514.A, F, & J

SMC 23.45.522.A.4

ZONING: LR3OVERLAYS: CAPITOL HILL URBAN CENTER VILLAGE / FREQUENT TRANSIT

SMC 23.45.524.A

SMC23.45.527.A,B

SMC 23.45.534

SMC 23.54.015

SMC 23.54.040

PERMITTED USESResidential use permitted outright

FLOOR AREA RATIO- Base 1.5 FAR inside growth areas* 2.0 FAR allowed with Built Green 4 Star certification.

DENSITY LIMITS- No limit per exception 3 (Built Green bonus)

HEIGHT- Base height limit of 40’ above average grade.- Additional 4’ of height for partially below grade story (4’ max above grade)- Parapets, railings etc. may extend 4’ above the allowed height limit.- Stair penthouses may extend 10’ above the allowed height limit. - Elevator penthouses may extend 16’ above the allowed height limit.

SETBACKSFront: 5’ minimumRear: 10’ minimum with Alley, 15’ minimum no AlleySide: 5’ if building is 40’ or less in length, or 7’ Average 5’ min.

AMENITY AREA- 25% of total lot area shall be provided as amenity area.- 50% of total amenity area shall be provided at the ground level as common space.- Common Amenity: minimum 250 sf, 10’ min. dimension.

LANDSCAPING- 0.60 Green Factor Required

STRUCTURE WIDTH/FACADE LENGTH- Width of principal structures shall not exceed 150’- Length of principal structures shall not exceed 65% of lot depth.

LIGHTING AND GLARE- Exterior lighting shall be shielded and directed away from adjacent properties.

REQUIRED PARKING- No vehicular parking required (Urban Center Village + Frequent Transit)- Bicycle Parking: 1 space per 4 units

SOLID WASTE & RECYCLING- Residential (26-50 units): 375sf- 12’ minimum horizontal dimension

SMC 23.45.512.A

44’-0” MAX. ALLOWABLE HEIGHT ABOVE AVERAGE

GRADE

E REPUBLICAN STSE CORNER

N

ZONING ENVELOPEBUILDING MASS AT MAXIMUM ALLOWABLE

ZONING ENVELOPE

ZONING ANALYSIS



PRIORITY GUIDELINES - CITY WIDE AND CAPITOL HILL GUIDELINES

CS1: NATURAL SYSTEMS AND SITE FEATURESB. SUNLIGHT AND NATURAL VENTILATION:The proposed structure is oriented so the majority of units face open spaces to the south and west. Rooftop features are held back in order to minimize the impact on adjacent structures.

CS2: URBAN PATTERN AND FORMA.2 ARCHITECTURAL PRESENCE:The area immediately surrounding the project site has a variety of architectural styles & scales. Because the adjacent properties are mostly single family scale, the design will minimize its frontage on the street to the greatest extent possible, roughly matching the setbacks of the houses to the east and west. The neighborhood is currently under its zoning potential in terms of density and scale.C.2 MID-BLOCK SITES:The proposed structure will have a decreased frontage to better respond to the neighboring sites.D.5 RESPECT FOR ADJACENT SITES:This area is part of a well-established neighborhood with a strong sense of community. By providing an entry courtyard, abundant landscaping, and a highly transparent facade, the design will match the spirit and character of the immediate urban context. CAP HILL GUIDELINE I. STREETSCAPE COMPATIBILITY: The project will preserve the sidewalk and Right Of Way width on E. Republican, adding additional trees and landscaping to the street. Because there is no parking on the north side of E. Republican Street, the right of way landscaping will provide a buffer from the street.

CS3: ARCHITECTURAL CONTEXT + CHARACTERA.4 EVOLVING NEIGHBORHOODS:Architectural context: the immediate neighborhood has a variety of architectural styles & scales. Extensive development has occurred in recent years, and this mix of scale and development provides the opportunity for a contemporary design.

PL1: CONNECTIVITYB.1 PEDESTRIAN INFRASTRUCTURE:The building has been designed to provide a generous entry courtyard, which allows the structure to have a smaller visual appearance on the street facing facade and accommodates additional residential amenities and landscape opportunities. Throughout Seattle, on Capitol Hill in particular, there is ample precedent for courtyards and open entry spaces similar to this proposal.

PL2: WALKABILITYA.1 ACCESS FOR ALL:The entry courtyard will feature ramping and walkways which fully integrate into the architectural and landscape concept. Seating and benches will facilitate gathering opportunities for residents. B.1 EYES ON THE STREET:Two units per floor will be oriented toward E. Republican Street, providing a total of 8-10 apartments with visual and auditory access to the street. CAP HILL GUIDELINE II. PEDESTRIAN OPEN SPACES AND ENTRANCES: The design welcomes residents through a well landscaped entry courtyard, and proposes a generous ‘deck’ at the building entry with a transparent connection to the lobby.

PL3: STREET LEVEL INTERACTIONA.2 ENSEMBLE OF ELEMENTS:Overhead protection elements and visual connections will be provided at the entry. The use of layering of landscape and architectural features will create interest and attract residents into the building. The courtyard will act as a kind of ‘borrowed view’ for both residents and pedestrians.B.1 SECURITY AND PRIVACY:The property line along Republican is set back several feet off of the sidewalk edge, allowing landscaping and fencing to provide privacy for the lower level apartments The first level will be elevated from the sidewalk, allowing privacy for the residents and a buffer to the public right of way.

PL4: ACTIVE TRANSPORTATIONC.3 TRANSIT CONNECTIONS:The project site is adjacent to multiple transit connections such as the 49, 43, 10, and 8 buses, and the upcoming light rail project. Recent bike infrastructure improvements on Broadway and on-site interior bike storage encourage bike commuting.

DC1: PROJECT USES AND ACTIVITIESA.1 VISIBILITY:The entry courtyard and building entry will be visible and attractive from the street, providing on site visual interest. Landscaping will soften the edge of the building form, and also draw eyes into the space. A.4 VIEWS AND CONNECTIONS:A large entry ‘porch’ in the courtyard will be slightly elevated from the street to match the floor height of Level 1. Ramps, stairs, and landscaping will create connections between entry elements. CAP HILL GUIDELINE II. SCREENING OF DUMPSTERS, UTILITIES, AND SERVICE AREAS:The trash room will be located well off the sidewalk on E. Republican Street in the interior of the building on level 1.

DC2: ARCHITECTURAL CONTEXTA.2 REDUCED PERCEIVED MASS:By configuring the building into an ‘L’ shape, the facade has a greatly reduced presence on E Republican Street. The visual impression will be the appearance of a smaller building of a scale more coherent with and in composition with the surrounding buildings. The introduction of a courtyard reduces the bulk along E. Republican Street.

DC3: OPEN SPACE CONCEPTB.4 MULTIFAMILY OPEN SPACE:A generous entry courtyard encourages social interaction and provides opportunities for communal activities. C.2 AMENITIES AND FEATURES:The entry courtyard will feature ramping and walkways which fully integrate into the architectural and landscape concept. Planters and a rooftop deck add to the amenity spaces. CAP HILL GUIDELINE I. RESIDENTIAL OPEN SPACE: A substantial courtyard entry is proposed which will be open and visually accessible to all.

DC4: EXTERIOR ELEMENTS AND FINISHESA. BUILDING MATERIALS:The project will be constructed of durable, attractive materials that will be properly detailed, taking into account both large and small scale relationships.C. LIGHTING:Lighting along the Right Of Way, as well as in the courtyard, will provide safety and visibility for residents and pedestrians. Lighting will integrate with landscaping to avoid glare.D. TREES, LANDSCAPING, AND HARDSCAPE MATERIALS:Landscaping will be responsive to climate, existing context, and maintenance requirements. It will be designed to provide texture, protection, and privacy.CAP HILL GUIDELINE II. EXTERIOR FINISH MATERIALS: The finish materials will be compatible with the character and historical precedent of the neighborhood.


36 EFFICIENCY STUDIOSPOSITIVE• SIMPLE BUT INEFFICIENT LAYOUT• NO DEPARTURES REQUIRED

NEGATIVE:• LITTLE MODULATION IN BUILDING

BULK• LARGE AND BULKY STREET FACADE• DOES NOT UTILIZE SITE AND

LANDSCAPE OPPORTUNITIES WELL

SCHEME A: CODE COMPLIANT

BLDG. SERVICE

RESIDENTIAL

CIRCULATION / CORE

COMMON AMENITY

47'-4"

57'-5

"10

'-0"

67'-5

"

57'-5

"10

'-0"

67'-5

"17

'-0"

5'-0

"

5'-7" 14'-1 1/2" 7'-11" 5'-7"14'-1 1/2"

9'-10" 9'-7"47'-4"

47'-4"

57'-5

"10

'-0"

67'-5

"

57'-5

"10

'-0"

67'-5

"17

'-0"

5'-0

"

5'-7" 14'-1 1/2" 7'-11" 5'-7"14'-1 1/2"

9'-10" 9'-7"47'-4"

47'-4"

57'-5

"10

'-0"

67'-5

"

57'-5

"10

'-0"

67'-5

"17

'-0"

5'-0

"

5'-7" 14'-1 1/2" 7'-11" 5'-7"14'-1 1/2"

9'-10" 9'-7"47'-4"

47'-4"

57'-5

"10

'-0"

67'-5

"

13'-9

"10

'-0"

67'-5

"17

'-0"

5'-0

"

5'-7" 14'-1 1/2" 7'-11" 5'-7"14'-1 1/2"

9'-10" 9'-7"47'-4"

10'-9

"6'

-9"

26'-2

"

34'-8" 12'-8"

STA

IR

STA

IR

STA

IR

STA

IR

UNIT UNIT UNITUNIT UNIT

UNIT

UNIT UNIT UNIT

UNIT TRASH

UNIT

UNIT UNITUNIT

UNIT UNIT UNIT

ROOF DECKUNIT UNIT UNIT

STAIR STAIR STAIR STAIRELEV ELEV ELEV ELEVMECH

MECH LOBBY

MAIL

STORAGEBIKES

E REPUBLICAN ST. E REPUBLICAN ST. E REPUBLICAN ST. E REPUBLICAN ST.LEVEL BASEMENTSCALE: 1’-0” = 1/32” N

LEVEL 1SCALE: 1’-0” = 1/32” N

LEVEL 2-4SCALE: 1’-0” = 1/32” N

LEVEL ROOFSCALE: 1’-0” = 1/32” N

SECTION SCALE: 1’-0” = 1/32”

LEVEL 1EL. 335.16'

AVG. GRADEEL. 339.69'

LEVEL 3EL. 363.66'

LEVEL 2EL. 354.16'

LEVEL 2EL. 344.66'

LEVEL 4EL. 373.16'

T.O. PLATEEL. 381.66'

44' HT. LIMITEL. 383.69'

+ 4'-0" FOR PARAPET

EL. 387.69'

4'-0

"44

'-0"

UNIT UNIT

UNIT

MECH ENTRY

STORAGEBIKES

UNIT

UNIT

UNIT UNIT

RAM

P U

P

UP UP

66'-9"

89'-5

1/2

"

SETBACK

PEDESTRIAN ENTRY

E REPUBLICAN ST.

STA

IR

UNIT UNIT

UNIT

TRASH

UNIT

UNIT

UNIT

STAIR ELEV

MECH LOBBY

MAIL

SITE PLAN SCALE: 1’-0” = 1/32” NDIMENSIONS NOT SHOWN FOR CLARITY



BIRDSEYE PERSPECTIVE ABOVE E REPUBLICAN ST, LOOKING NW

3 4

E REPUBLICAN ST, LOOKING NE REPUBLICAN ST, LOOKING NE

1 2

BIRDSEYE PERSPECTIVE ABOVE E REPUBLICAN ST, LOOKING NE

LOBBY

LOBBY LOBBY TRASH

LOBBYMECH

MECH MECH

MECH

E REPUBLICAN ST

FEDERAL AVE E

E REPUBLICAN ST

E REPUBLICAN ST E REPUBLICAN ST


36 EFFICIENCY STUDIOSPOSITIVE• MODULATED MASSING HELPS

CREATE INTEREST AND REDUCE BUILDING BULK

• FRONT SETBACK ALLOWS FOR LANDSCAPE AND ENTRY DESIGN OPPORTUNITIES

NEGATIVE• LARGE AMOUNT OF FACADE

PRESENCE ON E REPUBLICAN STREET

• MASSING FEELS LARGE RELATIVE TO THE SITE AND ADJACENT BUILDINGS

• REQUIRES DEPARTURES

DEPARTURES• FACADE LENGTH EXCEEDS 65% OF

LOT DEPTH

11'-5 1/2"

53'-7"

17'-4 1/2"6'-0"18'-10"

41'-0

"7'

-11"

13'-9

"1'

-7"

64'-3

"

24'-7" 6'-1"

53'-7"

28'-4

"31

'-9"

4'-1

1/2

"

64'-3

"

20'-3"

53'-7"

8'-0"6'-7"18'-10"

41'-0

"7'

-11"

13'-9

"1'

-7"

64'-3

"

14'-9" 24'-7" 6'-1"

53'-7"

28'-4

"31

'-9"

4'-1

1/2

"

64'-3

"

53'-7"

28'-3"18'-10"41

'-0"

7'-1

1"13

'-9"

1'-7

"

64'-3

"

24'-7" 6'-1"

53'-7"

28'-4

"31

'-9"

4'-1

1/2

"

64'-3

"

6'-7"

6'-6"6'-7" 6'-6"6'-7" 6'-6"6'-7"

15'-0

"10

'-3"

15'-0

"10

'-3"

15'-0

"10

'-3"

11'-5 1/2"

53'-7"

17'-4 1/2"6'-0"18'-10"

41'-0

"7'

-11"

13'-9

"1'

-7"

64'-3

"

24'-7" 6'-1"

53'-7"

28'-4

"18

'-1"

4'-1

1/2

"

64'-3

"

6'-6"6'-7"

15'-0

"10

'-3"

8'-2"14'-9"8'-2" 14'-9"8'-2" 14'-9"8'-2"

13'-8

"

5'-0"

STAIR STAIR STAIRSTAIR

UNIT UNITUNIT

UNIT UNITUNIT

UNIT

UNIT UNIT

UNIT

UNIT

UNIT UNIT ROOF DECKUNIT

UNIT UNITUNITUNIT

UNIT

UNIT

STAIR STAIR STAIRSTAIR ELEV ELEV ELEVELEV

MECHMECH

TRASH

STORAGEBIKES


LEVEL 1SCALE: 1’-0” = 1/32” N

LEVEL 2-4SCALE: 1’-0” = 1/32” N


SCHEME B: SPLIT MASSINGS


MAIL

LOBBY

LEVEL 1EL. 335.16'


LEVEL 3EL. 363.66'

LEVEL 2EL. 354.16'

LEVEL 2EL. 344.66'

LEVEL 4EL. 373.16'


44' HT. LIMITEL. 383.69'

+ 4'-0" FOR PARAPET

EL. 387.69'

44'-0

"4'

-0"

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT ENTRY

UNIT

UNIT

UNIT

UNIT

STORAGE

RAM

P U

P

UP

UP

UP

66'-9"

89'-5

1/2

"

SETBACK

PEDESTRIAN ENTRY

E REPUBLICAN ST.

STAIR

UNIT

UNIT

UNIT

UNITUNIT

STAIRELEV

MECH

MAIL

LOBBY

TRASH

SITE PLAN SCALE: 1’-0” = 1/32”, N

UNIT

BLDG. SERVICE

RESIDENTIAL

CIRCULATION / CORE

COMMON AMENITY

E REP

UBLICAN ST

Building envelope exceeding limit of facade length requirements

DEPARTURE DIAGRAM

NE CORNER

N

DIMENSIONS NOT SHOWN FOR CLARITY




3 4


1 2


LOBBYLOBBY

TRASH

LOBBY

E REPUBLICAN STE REPUBLICAN ST


FEDERAL AVE E


36 EFFICIENCY STUDIOS / URBAN 1’SPOSITIVE• THE L-SHAPED MASSING

REDUCES ITS VISUAL IMPACT ON E REPUBLICAN STREET AND PROVIDES AN ENTRY COURTYARD AMENITY

• MASSING IS BROKEN UP TO ALLOW BETTER EXPOSURE FOR LIGHT AND AIR CIRCULATION

• AMPLE LANDSCAPING AND AMENITY SPACE IS POSSIBLE AT THE FRONT OF THE BUILDING AND IN THE ENTRY COURTYARD

• THE BUILDING ENTRY SEQUENCE AND LOBBY ACTIVATE THE PUBLIC AND PRIVATE SPACES NEAR AND WITHIN THE PROJECT

NEGATIVE• REQUIRES DEPARTURES

DEPARTURES• FACADE LENGTH EXCEEDS 65% OF

LOT DEPTH• REAR SETBACK IS LESS THAN THE

15’ REQUIREMENT

SCHEME C: PREFERRED - COURTYARD

RAM

P U

PRAM

P U

P

UP

UP

RAM

P U

P

RAM

P U

P

PEDESTRIAN ENTRY

66'-9"

89'-5

1/2

"

SETBACK

E REPUBLICAN ST.

SITE PLAN SCALE: 1’-0” = 1/32” N

STAIRUNIT

UNIT

UNIT

UNIT

UNITUNIT

STAIR

ELEVMECH

MAIL

LOBBYTRASH

37'-2"

48'-9"

28'-9

"5'

-0"

40'-3

"

54'-8"

5'-11"

74'-0

"

17'-6"

54'-8"

37'-2"

45'-3

"28

'-9"

48'-9"

28'-9

"17

'-7"

27'-8

"

54'-8"

5'-11"

74'-0

"

17'-6"

54'-8"

74'-0

"

1'-5"

1'-5"

37'-2"

48'-9"

48'-9

"25

'-3"

54'-8"

5'-11"

74'-0

"

17'-6"

54'-8"

21'-8"

13'-1

1"20

'-10"

23'-11"

28'-9

"5'

-0"

40'-3

"

54'-8"

5'-11"

74'-0

"

17'-6"

54'-8"

74'-0

"

7'-6" 8'-0"

7'-1

1"

2'-7

"

16'-9

"12

'-0"

15'-3" 9'-7"

6'-6"5'-6"

42'-8

"31

'-4"

74'-0

"

6'-6"5'-6"6'-6"5'-6"

45'-3

"28

'-9"

74'-0

"

10'-5

"5'

-0"

10'-5

"5'

-0"

10'-5

"5'

-0"

10'-5

"5'

-0"

STAIRSTAIR STAIR STAIRUNIT UNIT UNIT

BIKES

UNIT UNIT UNIT

UNIT UNIT UNIT

UNIT UNIT UNIT

ROOF DECKUNIT UNIT UNIT

UNIT

UNIT UNIT

UNIT

STAIRSTAIR STAIR STAIR

ELEVELEV ELEV ELEVMECH MECH

MAIL

LOBBYSTORAGE

STORAGE

UNIT

TRASH


LEVEL 1SCALE: 1’-0” = 1/32” N

LEVEL 2-4SCALE: 1’-0” = 1/32” N



44' HT. LIMITEL. 383.69'

+ 4'-0" FOR PARAPET

EL. 387.69'


LEVEL 1EL. 335.16'

LEVEL 4EL. 373.16'


LEVEL 3EL. 363.66'

LEVEL 2EL. 354.16'

LEVEL 2EL. 344.66'

4'-0

"44

'-0"

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

E REP

UBLICAN ST

NE CORNER

N

BLDG. SERVICE

RESIDENTIAL

CIRCULATION / CORE

COMMON AMENITY

DIMENSIONS NOT SHOWN FOR CLARITY

Building envelope exceeding limit of facade length requirementsBuilding envelope encroaching into required setback

DEPARTURE DIAGRAM

Proposed Rear Setback = 10’-5”




3 4


1 2


LOBBY

LOBBYTRASH

MECH

MECH

E REPUBLICAN STE REPUBLICAN ST


FEDERAL AVE E

20

SCHEME A SCHEME B SCHEME C (PREFERRED)

RAM

P U

P

UP UP

66'-9"

89'-5

1/2

"

SETBACK

PEDESTRIAN ENTRY

E REPUBLICAN ST.

SITE PLAN SCALE: N.T.S. N

UNIT

STA

IR

STAIR ELEV

UNIT

UNIT

UNIT

UNIT

UNITMECH

TRASH

LOBBYMAIL R

AMP

UP

UP

UP

UP

66'-9"

89'-5

1/2

"

SETBACK

PEDESTRIAN ENTRY

E REPUBLICAN ST.


STAIR

UNIT

UNIT UNIT

UNIT

UNITUNIT

STAIRELEV

LOBBY

MAIL

MECH

TRASH

SECTION SCALE: N.T.S.

LEVEL 1EL. 335.16'


LEVEL 3EL. 363.66'

LEVEL 2EL. 354.16'

LEVEL 2EL. 344.66'

LEVEL 4EL. 373.16'


44' HT. LIMITEL. 383.69'

+ 4'-0" FOR PARAPET

EL. 387.69'

4'-0

"44

'-0"

UNIT

UNIT

UNIT

ENTRY

BIKES

MECH

UNIT

UNIT

UNIT

UNIT

STORAGE


LEVEL 1EL. 335.16'


LEVEL 3EL. 363.66'

LEVEL 2EL. 354.16'

LEVEL 2EL. 344.66'

LEVEL 4EL. 373.16'


44' HT. LIMITEL. 383.69'

+ 4'-0" FOR PARAPET

EL. 387.69'

44'-0

"4'

-0"

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT ENTRY

UNIT

UNIT

UNIT

UNIT

STORAGE

44' HT. LIMITEL. 383.69'

+ 4'-0" FOR PARAPET

EL. 387.69'


LEVEL 1EL. 335.16'

LEVEL 4EL. 373.16'


LEVEL 3EL. 363.66'

LEVEL 2EL. 354.16'

LEVEL 2EL. 344.66'

4'-0

"44

'-0"


UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

LOBBY

MECHMECH

LOBBYLOBBY

E REPUBLICAN ST

E REPUBLICAN ST

E REPUBLICAN ST


RAM

P U

PRAM

P U

P

UP

UP

RAM

P U

P

RAM

P U

P

PEDESTRIAN ENTRY

66'-9"

89'-5

1/2

"

SETBACK

E REPUBLICAN ST.

STAIRUNIT

UNIT

UNIT

UNIT

UNIT UNIT

STAIR

ELEVMECH

MAIL

LOBBYTRASH



D E P A R T U R E M A T R I XSCHEME B: SPLIT MASSINGS

SCHEME C: COURTYARD

1) SMC 23.45.527.B.1 MAXIMUM FACADE LENGTH IN LOWRISE ZONES

REQUIRED: 65% MAX DEPTH OF LOT LENGTH = 58’-2”

PROPOSED: 60’-1”

GUIDELINES & JUSTIFICATION:- DC2/A.2 REDUCING PERCEIVED MASS: The massing is modulated to create variety in the design.- DC2/B.1 FACADE COMPOSITION: The modulation allows the street facing facade to have more variety and compositional interest. The requested departure allows the building mass to be shifted and modulated in this way.

1) SMC 23.45.527.B.1 MAXIMUM FACADE LENGTH IN LOWRISE ZONES

REQUIRED: 65% MAX DEPTH OF LOT LENGTH = 58’-2”

PROPOSED: 74’-0”

GUIDELINES & JUSTIFICATION:- DC2/A.2 REDUCING PERCEIVED MASS: By configuring the building into an ‘L’ shape, the facade has a greatly reduced presence on E Republican Street. The requested façade length departure allows us to shift the bulk of the project off of E. Republican St, opening up a courtyard space as well as pulling the façade along the northeast property line back at the neighboring backyard.- PL2/II PEDESTRIAN OPEN SPACES AND ENTRANCES: The design welcomes residents through a well landscaped entry courtyard and proposes a generous ‘deck’ at the building entry with a transparent connection to the lobby. - DC3/B.4 MULTIFAMILY OPEN SPACE: The building has been designed to provide a generous entry courtyard, to encourage social interaction and create opportunities for communal activities.

2) SMC 23.45.518.A REAR SETBACK

REQUIRED: 15’ MINIMUM

PROPOSED: 10’-5” MIN, 13’-9” AVERAGE

GUIDELINES & JUSTIFICATION:- CS1/C.2: MID-BLOCK SITES: The proposed structure will have minimal frontage along E. Republican St. By allowing a smaller rear setback, the building mass is able to configure itself into a courtyard scheme.- CS2/A.2 ARCHITECTURAL PRESENCE: The area immediately surrounding the project site has a variety of architectural styles & scales. Because the adjacent properties are mostly single family, the design will minimize its scale on the street to the greatest extent possible, roughly matching the setbacks of the houses to the east and west. - PL1/B.1 PEDESTRIAN INFRASTRUCTURE: The building has been designed to provide a generous entry courtyard. This building form allows the structure to have a smaller visual appearance on the street facing facade and accommodates additional residential amenities and landscape opportunities. Throughout Seattle, but on Capitol Hill in particular, there is ample historical precedent for courtyards and open entry spaces similar to this proposal.

E REP

UBLICAN ST

NE CORNER

N

Building envelope exceeding limit of facade length requirementsBuilding envelope encroaching into required setback

DEPARTURE DIAGRAM

E REP

UBLICAN ST

Building envelope exceeding limit of facade length requirements

DEPARTURE DIAGRAM

NE CORNERN


10:00 A.M. 12:00 P.M. 2:00 P.M.

SPRI

NG

/ FA

LL E

QU

INO

XSU

MM

ER S

OLS

TICE

WIN

TER

SOLS

TICE

SUN PATH / SHADOW STUDY: SCHEMES A,B AND C

10:00 A.M. 12:00 P.M.

SCHEME A SCHEME B

SPRI

NG

/ FA

LL E

QU

INO

XSU

MM

ER S

OLS

TICE

WIN

TER

SOLS

TICE



2:00 P.M.

SCHEME C

SPRI

NG

/ FA

LL E

QU

INO

XSU

MM

ER S

OLS

TICE

WIN

TER

SOLS

TICE

10:00 A.M. 12:00 P.M. 2:00 P.M.


• LR3 ZONING IN GROWTH AREA WITH GREEN BUILDING FAR CREDIT (SMC23.45.510.C) AND PARTIALLY BELOW GRADE STORY (SMC 23.45.514.F)

• REDUCES BULK ON STREET FACING FACADE

• PROVIDES AMENITY SPACE• PROVIDES “BORROWED VIEW’ INTO

COURTYARD

• LR3 ZONING IN GROWTH AREA WITH GREEN BUILDING FAR CREDIT (SMC23.45.510.C) AND PARTIALLY BELOW GRADE STORY (SMC 23.45.514.F)

37’-2”

56’-8”

56’-8”

E. REPUBLICAN ST.

E. REPUBLICAN ST.

E. REPUBLICAN ST.

PROPOSED MASSING

DEVELOPMENT POTENTIAL

ZONING POTENTIAL

1004 1008 1010 1018

1004 1008 1010 1018

1004 1008 1010 1018

CONCEPT DEVELOPMENT - STREET FACING FACADE



CONCEPTUAL VIEW LOOKING INTO COURTYARD FROM E. REPUBLICAN

MAP OF SIMILAR COURTYARDS NEAR PROJECT SITE

1

2

3

4

5

6

7

8

1

10/29/2014 1010 E Republican St - Google Maps

https://www.google.com/maps/place/1010+E+Republican+St,+Seattle,+WA+98102/@47.6253531,-122.3192732,3a,75y,327.51h,92.33t/data=!3m4!1e1!3m2!1sHrwExZ4cF_Tl-Ln836jWPw!2e0!4m2!3m1!1s0x54901… 1/1

Image capture: May 2014 © 2014 Google

Street View - May 2014

1030 E Roy St

Seattle, Washington

10/29/2014 1010 E Republican St - Google Maps

https://www.google.com/maps/@47.6191828,-122.3142888,3a,75y,275.21h,91.27t/data=!3m4!1e1!3m2!1seo9EM0P_R8kKeu3Dj4iJpg!2e0 1/1

Image capture: May 2014 © 2014 Google

Street View - May 2014

110 14th Ave E

Seattle, Washington

2

3 4

5 6

7 8

CONCEPT DEVELOPMENT - COURTYARD

COURTYARDS / BORROWED VIEWS

SITE

1010 E Republican St EARLY DESIGN GUIDANCEA

DESIGN DEVELOPMENT - MASSING ARTICULATION

PLPL

PRIMARY MASSING

E. REPUBLICAN ST.

SECONDARY MASSING

STEPPED PARAPET

STEPPED PARAPET

COURTYARD BUFFER

BROADWAY

PLPL

PRIMARY MASSING

SECONDARY MASSING

STEPPED PARAPET

STEPPED PARAPET

COURTYARD BUFFER

DEFINED CORNER MASSING

ENTRY CANOPY

SET BACK STAIR & ELEVATOR PENTHOUSES

• DEFINED CORNER APPROACHED FROM BROADWAY• DISTINCT MASSING ELEMENTS REDUCE BULK AND

CREATE BUILDING DEFINITION• MASSING IS GROUNDED AT CORNER AND

ANCHORED BY THE COURTYARD• STEPPED PARAPETS ESTABLISH RHYTHM TO

ACCENTUATE MASSING ARTICULATION

MASSING STRATEGY

E. REPUBLICAN ST.

DEFINED CORNER MASSING


LANDSCAPE CONCEPT



(left to right)

1. Acer Circinatum ‘Pacific Fire’2. Juncus Effusus ‘Quartz Creek’3. Cornus Kousa ‘Eddies White Wonder’4. Roof decking

1. Acer Griseum ‘Paper Bark Maple’2. Arctostaphylos uva-ursi ‘Wood’s Compacta’3. Rubus Idaeus ‘Raspberry Shortcake’4. Roof Trellis

1. Fagus Sylvatica ‘Dawyck Purple’2. Black Mondo Grass3. Wisteria Macrostachya ‘Aunt Dee’4. Narrow modular paver (permeable)

LANDSCAPE ELEMENTS

BDPD#3018148 S+HWorksARCHITECTURE & DESIGN



RECENT WORK

S+HWorksARCHITECTURE & DESIGN

LLC

5902 22ND AVE NW 116 13TH AVE E 225 27TH AVE E

1806 23RD AVE 1728 12TH AVE 2418 NW 58TH ST 200 10TH AVE E

Documents

#3018148 - Seattle · 2015. 3. 6. · #3018148. edg | 11.12.2014. 1010 e republican st . early design guidance. s+hworks. architecture & design. ch apartments, llc. llc