442 NE Maple Leaf Place - Seattle.gov Home...la escuelita bilingual school green lake village: pcc natural market, restaurants and other retail green lake elementary school hazel wolf

north442 NE Maple Leaf PlaceEarly Design GuidanceAugust 22, 2016SDCI Project # 3024493

APPLICANT TEAM:Architect: Johnston Architects PLLC

Landscape Architect: Karen Kiest Landscape ArchitectsDeveloper: Flatiron Properties

SITE

2

north

DEVELOPMENT OBJECTIVES

SUMMARY OF DEVELOPMENT STANDARDS:Height limit Required: 40’ + 4’ bonus maximum* (with ground fl oor dwelling units 18”+ above sidewalk grade)

Parking Required: No parking required in urban village within 1,320 ft of frequent transit

FAR Required: 2.0 max* 2.0 × 12,000 = 24,000 sf

Setbacks Required: Front: 5’ min Side: 5’ min, 7’ avg Rear (alley):10’ adjacent to alley

Trash Required: 375 sf with 12’ min dimension

Amenity Area Required: 25% of lot area 0.25 x 12,000 sf = 3,000 sf 50% of this value (or 1,500 sf) must be at grade

Landscaping Required: Green Factor of 0.6 or greater

NE MAPLE

LEAF P

L5T

H A

VE

NE

I-5

NE 73TH ST

NE 72TH ST

green lake public library

4TH AV

E NE

SITE

SITE AREA: 12,000 sf

ZONING: Lowrise 3 (LR3) with Green Lake Residential Urban Village and Frequent Transit Corridor overlays

PROJECT DESCRIPTION:Proposal for a new 42-unit residential building 4 stories above grade with rooftop amenity area. 22 on-site parking spaces are proposed in a subgrade garage

Proposed: 44’

Proposed: 1 space per 2 dwelling units (22 spaces)

Proposed: 24,000sf

Proposed: Front: 5’ min Side: 5’ min, 7’ avg Rear (alley): 10’

Proposed: 375 sf min within building, adjacent to alley

Proposed: 1,500 sf at grade 1,500 sf at rooftop deck

Proposed: Green Factor at 0.6 or greater

*these values require Built Green 4 Star, LEED Silver or Passive House certifi cation. Parking, if provided, must be accessed from the alley and wholly enclosed within the building structure for apartments

NE 65TH ST

E GREEN LAKE DR N

SU

NN

YS

IDE

AV

E N

NE RAVENNA BLVD

NE 75TH ST

green lake park and playfi elds

green lake playground

green lake community center and evans pool

green lake trail

PUBLIC FACILITIES

LEGEND

COMMERCIAL NODES

billings middle school

la escuelita bilingual school

green lake village: pcc natural market, restaurants and other retail

green lake elementary school

hazel wolf elementary school

medical, restaurants and retail

retail and restaurants

restaurants

retail retail

GREEN LAKE RESIDENTIAL URBAN VILLAGE

3

PROJECT SITE

SF 5000

LR3

LR2

NC2P-40

C1-40

GREEN LAKE PARK

LR2 RC

GREEN LAKE RESIDENTIAL URBAN VILLAGE

MAIN ENTRY POINT INTO RESIDENTIAL URBAN VILLAGE PER NEIGHBORHOOD DESIGN GUIDELINES

“HEART LOCATION” PER NEIGHBORHOOD DESIGN GUIDELINES

north

193,60,64

26, 82, 316

NE 74TH ST

NE 75TH ST

GREAT HALL/ MOCKINGBIRDBOOKS

BILLINGS MIDDLE SCHOOL

GREEN LAKE PUBLIC LIBRARY

BETHANY LUTHERAN CHURCH

PRE-SCHOOLS

SEATTLE FORMOSAN CHRISTIAN CHURCH

GREEN LAKE PARK

NE 76TH ST

NE 73TH ST

NE 73TH ST

NE 72TH ST

NE 72TH ST

63

63

26, 316

45

45

SITE

MAPLE LE

AF PL

4TH AV

E NE

LATO

NA AVE N

E

2ND AV

E NE

EAST GREEN LAKE DR N

MFR

REST/ YOGA STUDIO

VARIOUS COMMERCIAL SPACES

MFR

MFR MFR

MFR

MFR

MFR

MFRMFR

MFR

MFR

MFR

MFR

MFR

MFR

MFR

MFR

MFR MFR

MFR

MFR

MFR

MFR

MFR

MFR

SFR

SFR

SFR

SFRSFR

SFRSFR

COMMSFR SFR SFR

SFR

SFR

SFR

SFR

SFR

SFR

SFR

SFRSFR

MFR

SFRSFR

SFR

SFR

SFR

SFR

SFRSFR

SFRSFR

SFRSFR

SFRSFR

GREEN LAKE MASONIC LODGE/ RETAIL/ REST

REALTOR

SFR

SFR

SFR

MFR

SFR

SFR

SFR

MFR

MFR

MFR

MFRMFR

MFR

MFR

MFR

GREEN LAKE FITNESS

WOODLAW

N AVE NEMFR

MFRMFR

SFR

MFR

5TH

AV

E N

E

G

5TH

AV

E N

E

solar exposure

annual wind speed and directional approach

view

Zoning Key

SITE ANALYSIS | Urban and Environmental Context

4

north

CONTEXT | Site Neighbors

1

4

7

12

8 9

5 6

2 3art deco stucco commercial storefront

brick secondary school

alley looking north

NE Maple Leaf Pl, looking south NE Maple Leaf Pl, looking north

alley looking south alley looking west

newer apartment w/ lap siding apartment w/ lap siding

brick mixed-use (VFW Great Hall) brick multi-family

NE MAPLE

LEAF P

L

NE 73RD ST

NE 74TH ST

4 STORY MULTI-FAMILY



3 STORYTOWN-HOUSES

3 STORYMULTI-FAMILY

3 STORYMULTI-FAMILY


1 STORYSFR

MULTIFAMILY UNDER CON-SRUCTION



3 STORYMIXEDUSE


3 STORYTOWN-HOUSES

3 STORYTOWN-HOUSES

3 STORYMULTI-FAMILY

4TH AV

E NE

Y

SITE

1 3

5

12

11

6

7

98

24

SITE CONTEXT:The project site is just 2 blocks from Green Lake at the northeast edge of the lake and near the commercial center. The area consists of a mix of commercial and newer multi-family developments at the commercial core to the south and transitions to less dense single-family zones to the north of NE 75th Street. With this vibrant mix, the project site is extremely walkable. In addition, there are several bus routes that pass close to the site, and the new light rail station planned for Roosevelt is just 3/4 mile from the site. The site’s walkability, its closeness to mass transit and its proximity to Green Lake make this a very desirable location for people of many ages and interests.

10 alley looking into site (east)

11 13 Maple Leaf Pl, looking into site

1

13

5

north

CONTEXT | Neighboring Streetscapes

1

32

1

2

3

Looking N across alley

Looking S across Maple Leaf Pl

Looking N across Maple Leaf Pl at project site

NE MAPLE

LEAF P

L

NE 73RD ST

NE 72ND ST

I-5

NE 74TH ST




3 STORYTOWN-HOUSES

3 STORYMULTI-FAMILY

3 STORYMULTI-FAMILY


1 STORYSFR

MULTIFAMILY UNDER CON-SRUCTION



3 STORYMIXEDUSE


3 STORYTOWN-HOUSES

3 STORYTOWN-HOUSES

3 STORYMULTI-FAMILY

4TH AV

E NE

Y

SITE

PROJECT SITE

ACROSS FROM PROJECT SITE

ACROSS FROM PROJECT SITE

6

SS OO LL AA RR EE XX PP OO SS UU RR EE

SITE ANALYSIS | Constraints and Opportunities

existing 3-story townhouse neighbor to the SW

existing 3-story townhouse neighbors across alley to the NW

existing 3-story apartment to the east

SLOPE UP

SLOPE UP

LAK

E V

IEW

S

north

NE MAPLE LEAF PL

ALLEY

EXIST 3-STORY NEIGHBORING TOWNHOUSE TO REMAIN

EXIST 3-STORY NEIGHBORING TOWNHOUSE TO REMAIN

EXIST 3-STORY NEIGHBORING APARTMENT TO REMAIN

EXIST NEIGHBORING BLDG TO REMAIN



Existing buildings onsite to be demolished

PROPOSED LOCATION OF MAIN LOBBY

PROPOSED LOCATION OF PARKING GARAGE ACCESS

120’

218’

221’22

8’

215’

120’

100’ 10

0’

Existing curbcut and driveway to be removed

Existing street trees to remain

LEGAL DESCRIPTION:WOODLAWN ADD TO GREEN LAKE Plat Block: 28 Plat Lot: 9-10-11-12SW-5 -25-4

EXISTING BUILDINGS (to be demolished):Quantity: 22-stories each10,260 total gsf12 units/building24 units total

EXIS

T 3’ S

IDE

SETB

AC

K

EXIS

T 5’ S

IDE

SETB

AC

K

EXIST 5’-10” FRONT SETBACK

7

PRIORITY DESIGN GUIDELINES

CS

DC

PL

Seattle Design Guidelines

CONTEXT & SITE

> CS2 D 1: Existing Development and Zoning Respond to the height, bulk and scale of neighborhing buildings as well as the scale of

anticipated development for the area

Response: The building is consistent with exsiting buildings as well as likely future

development in the area: simple, block-like masses that have human-scale elements and

materials

> CS3 A 3: Established Neighborhoods Build on the the neighborhood’s traditional architectural character and compliment the

architectural syle of nearby buildings

Response: The simple building form and use of brick as the dominant street-facing

facade material along with wood and metal accent materials respond well to the

character of the neighborhood

PUBLIC LIFE

> PL3 B 2: Residential Edges: Ground Level Residential Consider privacy and security for residences on the ground fl oor by raising the fl oor level,

setting the building back from the street, and providing transition elements and spaces

Response: Ground fl oor units are raised 2’-0” above the sidewalk. In the preferred

scheme, there is an increased setback from the street, which includes planters and front

patios

DESIGN CONCEPT

> DC2 B 1: Facade Composition Ensure facades are attractive and well-proportioned through placement of details and patterns

Response: Simple brick form is proposed with regular window pattern to create

traditional rhythm and scale and to allow the high quality materials to shine

> DC2 D: Scale and Texture Design character of the building in form, scale and materials with human scale at street level

Response: Brick, with its small regular modules, breaks down the scale and provides

texture and order to the main rectangular form of the front facade and contrasts

the similarly tactile but smoother wood and metal elements

Classic architectural style

Ground fl oor residential raised above sidewalk

Facade scale and texture

8

CS

DC

PL

Green Lake Neighborhood-Specifi c Design Guidelines

CONTEXT & SITE

> CS2 III ii: Streetscape Compatibility: Multifamily Residential Areas Landscaping in the required front setback is an important siting and design consideration to

help reinforce desirable streetscape continuity

Response: The preferred concept has a deeper front setback than is required to

allow front patios and enhanced landscaping along the sidewalk

> CS3 I iii: Architectural Context: Residential Urban Village Build on the core’s classic architectural style. Many of the existing buildings are simple

“boxes” with human-scale details and features

Response: The preferred concept is a simple rectangular form with classic brick as

the primary street-facing cladding material

> CS3 I v: Facade Articulation Multifamily residential structures should be compatible with the surrounding single family

context. Consider incorporating features such as vertically-proportioned windows and

covered front porches

Response: The preferred concept incorporates street-facing patios, and regular

windows that are vertically-proportioned. Brick and wood cladding materials speak

to the historic style of the neighborhood

PUBLIC LIFE

> PL3 II i: Transition Between Residence and Street: Residential Buildings Residences on the ground fl oor should be raised where possible for resident’s privacy

Response: Ground fl oor units are raised 18” (or more) above the sidewalk. In the

preferred concept, residential units are also separated from the street by an

enhanced setback and street-facing patios

DESIGN CONCEPT

> DC4 II i: Exterior Finish Materials Building material surface treatments are primarily brick or stucco within the Residential Urban

Village

Brick is proposed as the primary street-facing cladding material. Wood and metal

sidings are proposed as accent materials

PRIORITY DESIGN GUIDELINES

Use of masonry

Context: simple forms with human-scale details

Setback & transition from the street

Res Entry

Res Entry

Res Entry

PROPOSED SCHEME

north north north

9

LOOKING UP MAPLE LEAF PL

MAPLE LEAF PLMAPLE LEAF PL

4-STORY BLDG

4-STORY BLDG

PATIOS

PATIOSPATIOSPATIOS

4-STORY BLDG

MAPLE LEAF PL

ALLEY

DRI

VEW

AY

DRI

VEW

AY

DRI

VEW

AY

ALLEY ALLEY

LOOKING UP MAPLE LEAF PL LOOKING UP MAPLE LEAF PL

scheme Cscheme A scheme B

DESIGN SCHEMES | Concept Overview

PEDESTRIAN ACCESS

STAGGEREDSHIFTED RECTANGLES BLOCK [PREFERRED]

PROPOSED SCHEMEE

OOPROPOSED SCHEME

PROPOSED SCHEME

4 stories + basement42 units22 parking spaces (4 tandem)100% FAR (24,000 sf)

4 stories + basement42 units21 parking spaces100% FAR (24,000 sf)

4 stories + basement42 units22 parking spaces (4 tandem)100% FAR (24,000 sf)

13’-11”

5’-6”

5’31

’

5’

23’

6’-0”

7’-0”

20’-6”

6’-6”

15’-3

”19

’-9”

north

10

SCHEME A Offset Rectangles

overview opportunities• no departures required

• offset plan allows massing relief at neighbors’ front yards

challenges• simple building form will require careful and thoughtful

articulation by secondary architectural elements

• building pulled all the way forward to front setback

minimum

pp

g

• 4 stories + basement

• 42 units

• 22 parking spaces (4 are tandem)

• FAR shown = 24,000 sf (100% FAR Utilization of max 24,000 sf allowed) B: 0 sf FAR (below grade) 1: 5,890 sf 2: 5,890 sf 3: 5,890 sf 4: 5,890 sf Roof: 440 sf

RESIDENTIAL SUPPORT

LOBBY AMENITY AREA

BASEMENT (SUBGRADE) GROUND FLOOR FLOORS 2-4

APARTMENTS

CONCEPTUAL SECTION LOOKING NORTHEAST

APARTMENTS

APARTMENTS

APARTMENTS

GARAGE

ROOF DECK

11

SCHEME Offset RectanglesA

Looking northeast up Maple Leaf Pl

Looking southwest down Maple Leaf Pl

Looking east from alley

Aerial view from east

M A P L E L E A F P L


MAPLE LEAF PL

AL L E Y

lobby

lobbylobby

rear patios driveway entry

A L L E Y



MAPLE LEAF PL

lobby

A L L E Y

north

12

SCHEME B Staggered

overview opportunities• no departures required

• staggered plan breaks down scale of front and rear

facades

challenges• plan is ineffi cient and costly, reducing budget for exterior

cladding materials

• building mass is pulled forward to street, offering minimal

opportunity for landscaping adjacent to the sidewalk

• shorter driveway is more steeply sloped

pp

g


• 42 units

• 21 parking spaces



RESIDENTIAL SUPPORT

LOBBY AMENITY AREA


APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

GARAGE

ROOF DECK

13

SCHEME StaggeredB





AL L E Y

lobbylobby

rear patios driveway entry



MAPLE LEAF PL

lobby

A L L E Y

north

14

SCHEME C

overview

Block [PREFERRED]

opportunities• no departures required

• 15’ setback with street-facing patios along Maple Leaf

• simple “box-like” building mass fi ts within historic context of

Green Lake neighborhood

challenges• simple building form will require careful and thoughtful

articulation by secondary architectural elements and high-

quality cladding materials

pp

g


• 42 units

• 22 parking spaces (4 are tandem)




RESIDENTIAL SUPPORT

LOBBY AMENITY AREA

APARTMENTS

APARTMENTS

APARTMENTS

APARTMENTS

GARAGE

ROOF DECK

15

SCHEME Block [PREFERRED]C





AL L E Y

front patiosfront patios

front patios rear patios

lobbylobby

driveway entry



MAPLE LEAF PL

lobby

A L L E Y

16

PAGE INTENTIONALLY LEFT BLANK

17

CPREFERRED SCHEME | Character Studies

MATERIAL INSPIRATION: Brick and metal panels >

MAPLE LEAF ELEVATION STUDY

LOOKING TO ENTRY LOBBY FROM MAPLE LEAF PL

brick vertical windows metal panels

planters and raised patios metal panels steel canopy

wood privacy screen

wood siding

18

PREFERRED SCHEME C | Character Studies

STUDY 1: vertical wood panels

STUDY 2: patchwork

STUDY 3: brick frame

PREFERRED STUDY

FACADE PATTERN STUDIES:From the initial concept sketches, several patterns were studied looking into how the brick and wood could interact with the windows

19


STUDY 1: initial sketch concept

STUDY 2: brick extends across entire front

STUDY 3: brick comes down to building base

STUDY 4: brick is interrupted above lobby entry

20

PREFERRED SCHEME C | Character Studies

^ NE Maple Leaf Place - View from SW

21


^ Alley - View from NE

^ Alley - View from SW

entry, garden courtgenerous street tree planting strip

I I I ^0 16 32 N

generous street tree planting strip

terraces at grade

STREETSCAPE

MAPLE LEAF PLACE

raised patios entrycourt

private patios

herb garden

lobby

walkabout

ALLEY

gardencourt

parkingaccess

I I I ^0 16 32 N

22

PREFERRED SCHEME | Landscape ConceptC

I I I ^0 16 32 N

trees in pots

green roof and trees in pots informal fi re

fi re

bbq

trees in pots

ROOF

ALL

EY

bbq

solar setup

bbq

lounge dine

I I I ^0 16 32 N

23

PREFERRED SCHEME C | Landscape Concept

MAPLE LEAF PLACE

ALLEY

north

ZONING LIMITS (LR2)

24

CPREFERRED SCHEME | Site Section

APPROXIMATE EXISTING BUILDING OUTLINE

PROPOSED 4-STORY APARTMENTS

MAPLE LEAF PL

PATIOS

PATIOS

ALLEY

DRI

VEW

AY

NEIGHBORING TOWNHOMES

NEIGHBORING APARTMENTS

PROPOSED 4-STORY APARTMENTS

SITE SECTION LOOKING NORTHEASTA

KEY PLAN

A

A

BB

SITE SECTION LOOKING NORTHWESTB



ZONING LIMITS (LR3)

ZONING LIMITS (LR3)

north

25

A

SCHEME CBLOCK [PREFERRED]

BSCHEME B

OFFSET RECTANGLES

C

SCHEME ASTAGGERED

SOLAR STUDIES | Spring / Fall Shown5TH AVE NE

5TH AVE NE

5TH AVE NE

5TH AVE NE

5TH AVE NE

5TH AVE NE

5TH AVE NE

5TH AVE NE

5TH AVE NE

ALL

EY

ALL

EY

ALL

EY

ALL

EY

ALL

EY

ALL

EY

ALL

EY

ALL

EY

ALL

EY

NE

MA

PLE

LEA

F PL

NE

MA

PLE

LEA

F PL

NE

MA

PLE

LEA

F PL

NE

MA

PLE

LEA

F PL

NE

MA

PLE

LEA

F PL

NE

MA

PLE

LEA

F PL

NE

MA

PLE

LEA

F PL

NE

MA

PLE

LEA

F PL

NE

MA

PLE

LEA

F PL

26

Johnston Architects | PAST PROJECTS

ARTICULATED COLORS / MATERIALSARTICULATED COLORS / MATERIALS COMMUNAL COURTYARDCOMMUNAL COURTYARD CREATIVE SITE DESIGNCREATIVE SITE DESIGN

FENESTRATION / MATERIAL PATTERNINGFENESTRATION / MATERIAL PATTERNINGLIVABLE COMMUNAL SPACELIVABLE COMMUNAL SPACE

FINE-GRAIN ARCHITECTURAL DETAILFINE-GRAIN ARCHITECTURAL DETAIL ARTICULATION OF MASSINGARTICULATION OF MASSING

TACTILE MATERIALSTACTILE MATERIALS

FENESTRATION / MATERIAL PATTERNINGFENESTRATION / MATERIAL PATTERNING

STREET-LEVEL ENGAGEMENTSTREET-LEVEL ENGAGEMENTCOMMUNAL COURTYARDCOMMUNAL COURTYARD

VISIBLE SUSTAINABLE PRACTICESVISIBLE SUSTAINABLE PRACTICES

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442 NE Maple Leaf Place - Seattle.gov Home...la escuelita bilingual school green lake village: pcc natural market, restaurants and other retail green lake elementary school hazel wolf