CUBIX OTHELLO - Seattle · Othello Apartments 7339 43rd Ave. S. DPD #3019543 01 TABLE OF CONTENTS OVERVIEW 02 ENVIRONMENTAL MAP05 CONTEXT MAPS09 CONTEXT IMAGES 10

7339 43RD AVE. S. DPD #3019543

CUBIX OTHELLOEarly Design GuidanceApril 12th 2016

CONTACT INFORMATION

Jackson Main Architecture311 First Avenue SouthSeattle, WA 98104206.324.4800

www.JacksonMain.com

PROJECT INFORMATION

Othello Cubix7339 43rd Avenue SouthSeattle, WA 98118

Early Design GuidanceApril 12th 2016

Othello Apartments7339 43rd Ave. S. DPD #3019543

01

TABLE OF CONTENTS OVERVIEW 02ENVIRONMENTAL MAP 05CONTEXT MAPS 09CONTEXT IMAGES 10SITE PLAN 15PRIORITY GUIDELINES C-SHAPE 16E-SHAPE 18H-SHAPE 20PROS & CONS 22MODULAR BUILDING SYSTEMS PREFERRED OPTION 23FLOOR PLANS 24SITE PLAN 27ELEVATIONS 28SECTIONS 31DESIGN GUIDELINE RESPONSE 33PRECEDENT 41

MLK

Jr W

ay S

LINK LI

GHT RAIL

S Othello St

S Webster St43rd

Ave

S

Othello Park

Central Park

S Myrtle St

TABLE OF CONTENTS

SITE

TABLE OF CONTENTS

02 Early Design GuidanceApril 12th 2016

PROJECT DESCRIPTION

OVERVIEW

MLK

Jr W

ay S

LINK LI

GHT RAIL

S Othello St

S Webster St

43rd A

ve S

Othello Park

Central Park

S Myrtle St

BUILDING INFOAddress:

Lot Area

Zone: Height limit: FAR: Setbacks: Parking: ECA’s: Urban Village: Overlays: Pedestrian Zone:

110’

120’

110’

7339 43rd Ave. S.Seattle WA, 98118

7,597 SF.

NC3P-85 (1.3)85’Base 1.3 Up To 6 with IncentivesNone RequiredNone RequiredNoneMLK at Holly St. ResidentialOthello Station OverlayYes

100’130’

SITE

N


03 PROJECT DESCRIPTION

OVERVIEW

PROPOSED BUILDING

Preferred Option #3Stories: 8 (2015 IBC 5 over 3) Units: 92 Total Units SEDU 78 1 Bedroom 14 2 Bedroom 14

FAR w/ INCENTIVE ZONING

Site Area: 7,597 SF.Gross SF. Above Grade: 37,651Base 1.3 FAR SF.: 9,876Total FAR: 4.68

Bonus FAR: 3.88Bonus FAR SF.: 25,64614% Affordable Units SF.: 3,590Average Unit SF.: 31014% Affordable Units: 12 Units (11.57)

Bicycle Storage Required 69

Amenity Space Required 1,354.6


DOWNTOWN SEATTLE

RAINIER VALLEY

BEACON HILLSODO

TUKWILA

International Distict

Pioneer Square

University Street

Westlake

Stadium

Beacon Hill

Mount Baker

Columbia City

Othello

Rainier Beach

Tukwila International Blvd

SeaTac/Airport

SODO

STELLAR CONNECTIONS - OTHELLO LINK RAIL STATION

PICTOGRAM & LOCAL COLOR PALETTE

SOUND TRANSIT’S LINK LIGHT RAIL

New Holly

New Holly LibraryOthello Station

Othello Playground

Pictograms were created to help people - especially those who don’t read or write English - to easily identify Link light rail stations.

The idea was to create a symbol for each community where a light rail station is located. The symbol is a unique constellation. Stars in the constellation reflect points of interest around the station and the community. The pictograms will be used on station signs, maps, and handouts.

Selecting points of interest

Connecting the dots

Pictogram

OthelloStation

Othello Playground

New Holly

Othello Playground

New Holly

New HollyLibrary

New HollyLibrary

OthelloStation

Steps in creating each pictogram:


05 ENVIRONMENTAL MAP

ENVIRONMENTAL MAP

MLK

Jr W

ay S

LINK LI

GHT RAIL

S Othello St

S Webster St

43rd A

ve S

Othello Park

Central Park

S Myrtle St

Principal ArterialsMinor ArterialsBike PathsBus RoutesBus Stops

Grocery Store

Link Light Rail

Future Projects By OthersSiteGreen Space

Othello Light Rail Station

Holly Park Medical & Dental Clinic

Othello Transit Station OverlayMLK at Holly St Residential Urban Village

Urban

Vill

age

Ove

rlay

Line

Tran

sit S

tatio

n O

verla

y

SITE


Sun Study

SUN STUDY

DECEMBER - 2PMDECEMBER - 10AM DECEMBER - NOON

JUNE - 2PMJUNE - 10AM JUNE - NOON

MARCH/SEPT - 2PMMARCH/SEPT - 10AM MARCH/SEPT - NOON

SUMMER SOLSTICE

WINTER SOLSTICE

EQUINOXES


07 9 BLOCK MASSING MODEL

SITE MODEL

MLK

Jr W

ay S

LINK LI

GHT RAIL

S Othello St

S Webster St

43rd A

ve S

Othello Park

Central Park

S Myrtle St

SITE MASSING N

SITE


1

2

3

4

5

5

5

5

ENVIRONMENTAL ANALYSIS DIAGRAM

ENVIRONMENTAL MAP

6

6

2 7

SITE

PEDESTRIAN ACCESS

LINK LIGHT RAIL

PARK VIEW

TERRITORY VIEW

FUTURE MIXED-USE DEVELOPMENT

PARK

SITE

SUN PATH

1

2

3

4

5

6

7

8

8

N


09

NC3P-85(5.75) NC3-65

NC3P-85(1.3)

LR2

NC2-40

LR3

LR3 RC

SF 5000

LR2LR2

SF 5000

LR2

MLK

Jr W

ay S

LINK LI

GHT RAIL

S Othello St

S Webster St

43rd A

ve S

Othello Park

Central Park

S Myrtle St

MLK at Holly St Residential Urban Village

MLK

Jr W

ay S

LINK LI

GHT RAIL

S Othello St

S Webster St

43rd A

ve S

Othello Park

Central Park

S Myrtle St

8

36,50

50

8

88

50

50

MLK

Jr W

ay S

LINK LI

GHT RAIL

S Othello St

S Webster St

43rd A

ve S

Othello Park

Central Park

S Myrtle St

MLK

Jr W

ay S

LINK LI

GHT RAIL

S Othello St

S Webster St

43rd A

ve S

Othello Park

Central Park

S Myrtle St

ZONING, URBAN VILLAGE, BUILDING TYPES, AND TRANSPORTATION MAPS

CONTEXT MAPS

Principle Arterials

Minor Arterials


Commercial

Public Services

Single-Family Residential

Multifamily Residential

Future Projects By Others

SITE

SITE SITE

SITE

Pedestrian Area

Future Pedestrian Area

Transit Station Overlay

Othello(Residential Urban Village)

ZONINGN

BUILDING TYPESN

URBAN VILLAGEN

TRANSPORTATIONN


PANORAMAS - LOOKING OUT FROM SITE

SITE IMAGES

MLK

Jr W

ay S

LINK LI

GHT RAIL

S Othello St

S Webster St

43rd A

ve S

Othello Park

Central Park

S Myrtle St

C

43rd Ave S

D

B

E SN

A

Future Development

SW W NW NE

Across Street From

B

A

E F

Looking West @ MLK Jr Way S & S Othello St Intersection

Looking East on 43rd Ave S at Othello Park

SITE

N


11 LOOKING IN TO SITE - PANORAMAS

SITE IMAGES

S W N

C43rd Ave S

Proposed BuildingSite

E

FD

E SN

Proposed BuildingSite

PRO

P.

LIN

E

PRO

P.

LIN

E

Looking East on MLK Jr Way S at property of proposed project

Looking West on 43rd Ave S at property of proposed project

Looking North East at property of proposed project

Looking North West at property of proposed project


NEIGHBORHOOD CONTEXT PHOTOS

CONTEXT IMAGES

10. Fremont TrollM

LK Jr

Way

S

LINK LI

GHT RAIL

S Othello St

S Webster St

43rd A

ve S

Othello Park

Central Park

S Myrtle St

NEIGHBORHOOD CONTEXT LEGEND

SITE

COMMERCIAL

01 Safeway02 Bank Of America03 Adjacent Mixed-Use04 King’s Plaza05 Holly Park Medical & Dental Clinic

MULTI - FAMILY

01 The Station Apartments02 New Holly @ Central Park03 New Holly Development04 Residential @ 43rd Ave S05 @ MLK Jr Way S & S Webster St

PUBLIC SERVICE

01 Holly Park Community Church02 Othello Light Rail Station 03 Othello Park

SINGLE - FAMILY

SITE

01

01

02

03

02

04

03

04

05

01

01

04

05

03

N

05


13 NEIGHBORHOOD CONTEXT PHOTOS

CONTEXT IMAGES

King’s PlazaBank Of AmericaSafeway

The Station Apartments

Adjacent Mixed-Use


@ MLK Jr Way S & S Webster StNew Holly @ Central Park @ 43rd Ave S & S Webster StNew Holly Development

Holly Park Medical & Dental Clinic

Othello Light Rail StationHolly Park Community Church

01 04

01 02 04 05

01 02

02 03 05

03

03 Othello Park 04 Othello Park 05



15 EXISTING SITE PLAN

SITE PLAN

Existing Building To Be Removed


MASSING MODEL

OPTION 1 “C-SHAPE”

N


17 OPTION #1

C-SHAPE

DESIGN GUIDELINES

CS2 I - STREETSCAPE COMPATIBILITYPL2 I - PERSONAL SAFETY AND SECURITYPL3 I - HUMAN ACTIVITY DC4 I - EXTERIOR FINISH MATERIALS

BUILDING INFO

LEVELS 8UNITS 84AMENITY (IN) 357 (EX)1,718

DESIGN CONCEPT

The C-Shape design option provides an exterior amenity space at ground level to allow for outdoor activities. The option provides 84 units with lobby and interior amenity space at ground level, opening onto the street.

BASEMENT LEVEL

TYPICAL FLOORS 2-8

FIRST FLOOR

VIEW SE VIEW SW

AMENITY

STORAGE

LOBBY

UTILITY

RESIDENTIAL UNITS

EXTERIORAMENITY SPACE


MASSING MODEL

OPTION 2 “E-SHAPE”


19 OPTION #2

E-SHAPE

DESIGN GUIDELINES


BUILDING INFO

LEVELS 8UNITS 100AMENITY (IN) 476 (EX) 1,300

DESIGN CONCEPT

The E-Shape design option provides two open community spaces at ground level. The option provides 100 units with lobby and interior amenity space at ground level, opening onto the street and into the outdoor amenity space.

BASEMENT LEVEL

TYPICAL FLOORS 2-8

FIRST FLOOR

VIEW SE VIEW SW

AMENITY

STORAGE

LOBBY

UTILITY

RESIDENTIAL UNITS

EXTERIORAMENITY

SPACE

EXTERIORAMENITY

SPACE


MASSING MODEL

OPTION 3 “H-SHAPE” PREFERRED

N


21 OPTION #3 - PREFERRED

H-SHAPE

DESIGN GUIDELINES


BUILDING INFO

LEVELS 8UNITS 116AMENITY (IN)595 (EX)1,360

DESIGN CONCEPT

The H-Shape design option provides a protected open community space at ground level. The option provides 116 units with lobby and interior amenity space. Facing Othello Park, it becomes a “front porch” of the building

BASEMENT LEVEL

TYPICAL FLOORS 2-8

FIRST FLOOR

VIEW SE VIEW SW

AMENITY

STORAGE

LOBBY

UTILITY

RESIDENTIAL UNITS

OUTDOOR COMMUNITY SPACE


PRO CON• Open to south for daylight to all

circulation• Minimal mass• Central courtyards

• Daylight and air to all units• More efficient massing• Multiple community spaces

• Low unit count• Single loaded corridor is not efficient

• More shaded community spaces• Single loaded corridors not efficient• Large overall perceived mass• Limited number of unit views of park

C-SHAPEOption 1 - The C-Shape design option provides an exterior amenity space at ground level to allow for outdoor activities. The option provides 84 units with lobby and interior amenity space at ground level, opening onto the street.

E-SHAPEOption 2 - The E-Shape design option provides two open community spaces at ground level. The option provides 100 units with lobby and interior amenity space at ground level, opening onto the street and into the outdoor amenity space.

• Provides maximum park view units• Efficient double loaded Corridor• Central protected community space• Amenity space engaging the park

H-SHAPEOption 3 - PREFERRED - The H-Shape design option provides a protected open community space at ground level. The option provides 116 units with lobby and interior amenity space. Facing Othello Park, it becomes a “front porch” of the building

PROS & CONS


23 PREFERRED OPTION DEVELOPMENT

DESIGN GUIDELINES


BUILDING INFO

LEVELS 8UNITS 92AMENITY (IN) 784

DESIGN CONCEPT

The H-Shape design option provides a protected open community space at ground level. The option provides 106 units with a mix of studios 1 and 2 bedroom units. Amenity space, will be in the interior courtyard and along the front property line to extend the “front deck” out toward the park.

VIEW


MODULAR BUILDING SYSTEM

MODULAR UNITS

CIRCULATION CORES

MODULAR UNIT CONFIGURATIONS

Family 3 2 Bed 2 Bath One Bedroom / One Bedroom Two Bedroom / Open One BedroomSEDU Studio


25 FLOOR PLAN

BASE UNIT BLOCKS

MODULAR SYSTEM

UNIT LAYOUT



27 SITE PLANSITE PLANPROJECT NO.:

PROJECT MGR.:

DRAWN BY:

CHECKED BY:

JACKSON | MAIN ARCHITECTURE P.S. © 2015

311 FIRST AVENUE SOUTHSEATTLE, WA 98104

t 206.324.4800WWW.JACKSONMAIN.COM

JACKSON | MAINA R C H I T E C T U R E

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ELEVATIONS

LEVEL 10' - 0"

LEVEL 214' - 0"

LEVEL 324' - 0"

LEVEL 434' - 0"

LEVEL 544' - 0"

LEVEL 654' - 0"

LEVEL 764' - 0"

BASEMENT-10' - 0"

LEVEL 874' - 0"

HEIGHT LIMIT85' - 0"

HIGH RISE75' - 0"

ROOF94' - 0"

LEVEL 10' - 0"

LEVEL 214' - 0"

LEVEL 324' - 0"

LEVEL 434' - 0"

LEVEL 544' - 0"

LEVEL 654' - 0"

LEVEL 764' - 0"

BASEMENT-10' - 0"

LEVEL 874' - 0"


HIGH RISE75' - 0"

ROOF94' - 0"

LEVEL 10' - 0"

LEVEL 214' - 0"

LEVEL 324' - 0"

LEVEL 434' - 0"

LEVEL 544' - 0"

LEVEL 654' - 0"

LEVEL 764' - 0"

BASEMENT-10' - 0"

LEVEL 874' - 0"


HIGH RISE75' - 0"

ROOF94' - 0"

5' -

0"

LEVEL 10' - 0"

LEVEL 214' - 0"

LEVEL 324' - 0"

LEVEL 434' - 0"

LEVEL 544' - 0"

LEVEL 654' - 0"

LEVEL 764' - 0"

BASEMENT-10' - 0"

LEVEL 874' - 0"


HIGH RISE75' - 0"

ROOF94' - 0"

PROJECT NO.:

PROJECT MGR.:

DRAWN BY:

CHECKED BY:

JACKSON | MAIN ARCHITECTURE P.S. © 2015

311 FIRST AVENUE SOUTHSEATTLE, WA 98104

t 206.324.4800WWW.JACKSONMAIN.COM

JACKSON | MAINA R C H I T E C T U R E

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EAST ELEVATION

NORTH ELEVATION

SOUTH ELEVATION

WEST ELEVATION

DAT

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29 EAST AND SOUTH ELEVATIONS

ELEVATIONS

MLK Jr. Way S40th Ave S 43rd Ave S Othello ParkStation Apartments

FutureDevelopment

SOUTH ELEVATION

EAST ELEVATION

S Othello StS Webster StFutureDevelopment

Station Apartments



31 PERSPECTIVE

SECTIONS



33 DESIGN GUIDELINE RESPONSE

PRIORITY GUIDELINES

CS2Urban Pattern and Form Strengthen the most desirable forms, characteristics, and patterns of the streets, block faces, and open spaces in the surrounding area.I. STREETSCAPE COMPATIBILITY A strong relationship between the building and the street adds character and quality to the Othello business district.

IV. HEIGHT, BULK AND SCALE COMPATIBILITY Much of the MLK@Holly business district is zoned for large, 65’ tall buildings. Careful siting, building design and building massing at the upper levels is encouraged to achieve a sensitive transition between the 65’ commercial zone and adjacent residential zones.

PL2Walkability Create a safe and comfortable walking environment that is easy to navigate and well-connected to existing pedestrian walkways and features.I. PERSONAL SAFETY AND SECURITY Address specific principles of Crime Prevention Through Environmental Design (CPTED). The goal of CPTED is the reduction of crime, and it is achieved by giving security concerns a high priority in the building process.

i. Defensible Space: “Defensible space” is the term used to describe an area that has been made a “zone of defense” by the design characteristics that create it. Under the defensible space guidelines, areas associated with a development site are categorized as either public, semi-public, semi-private or private. This designation helps define the appropriate activity and use for each area.

PL3Street-Level Interaction Create a safe and comfortable walking environment that is easy to navigate and well-connected to existing pedestrian walkways and features.I. HUMAN ACTIVITY The life of the neighborhood should be closely tied to the character of its public space. It is especially important to recognize streets as public space. The design of buildings can help determine the level of activity on the street. Where storefronts meet the sidewalk, social interaction can be intensified adding vitality. New development is encouraged to support the area’s pedestrian designated streets and the Station Area Overlay District by contributing to a consistent building line at or near the sidewalk. Consideration of the following design features is encouraged:i. Recessed building or individual shop entrances to help create a traditional “main street” feel.ii. Stoops or landscaping to help provide privacy for residential use at street level.

II. PEDESTRIAN OPEN SPACES AND ENTRANCESi. Activate the street edge

DC4Exterior Elements and Finishes Use appropriate and high quality elements and finishes for the building and its open spaces.I. EXTERIOR FINISH MATERIALS i. Encourage High-Quality Constructioniii. Commercial and Mixed-Use Development a. Use exterior building materials typically found in traditional store-front design. This includes brick, masonry and metal on the ground floor. Mixed-use developments could use a combination of materials, such as brick, masonry, metal, wood and stucco in a manner that creates a coherent overall building design. b. Consider window design as an opportunity to provide variation and definition along building facades. Avoid monotonous repetition of window types.


DESIGN GUIDELINE RESPONSE

PRIORITY GUIDELINES

BUILDING FEATURES ATTEMPT TO ALIGN WITH NEIGHBORING DEVELOPMENT TO CREATE A UNIFIED SCALE AND MASS

THE FRONT FACADE IS ANGLED TO RESPOND TO THE ADJACENT BUILDING AND CONTINUE THE CURVED MASSING FACING THE PARK

THE TRANSPARENCY AND LOCATION OF THE LOBBY AND INTERIOR COURTYARD ALONG THE FRONT PROPERTY LINE WILL SPILL OUT ONTO THE PUBLIC RIGHT-OF-WAY, SERVING AS A “FRONT PORCH” OUT TOWARD OTHELLO PARK - THIS WILL OFFER VIEWS OF ACTIVITIES WITHIN THE BUILDING & PROVIDE AN ENGAGING AND OPEN PRESENCE AT STREET LEVEL

CS2Urban Pattern and Form Strengthen the most desirable forms, characteristics, and patterns of the streets, block faces, and open spaces in the surrounding area.

I. STREETSCAPE COMPATIBILITYIV. HEIGHT, BULK AND SCALE COMPATIBILITY

A

B

CB

A C


35 DESIGN GUIDELINE RESPONSE

PRIORITY GUIDELINES

TRANSPARENCY AND LOCATION OF LOBBY AND AMENITY SPACE ALONG PEDESTRIAN ORIENTED LOCATION ALLOWS FOR MAXIMUM EXPOSURE AND VISIBILITY FOR RESIDENTS

PL2 Walkability Create a safe and comfortable walking environment that is easy to navigate and well-connected to existing pedestrian walkways and features.

I. PERSONAL SAFETY AND SECURITY

LANDSCAPING CREATES BUFFER BETWEEN THE PUBLIC AND PRIVATE ZONES AT STREET LEVEL WHILE ALLOWING VISUAL CONTROL FROM THE LOBBY AND AMENITY SPACE

A

B

AB



PRIORITY GUIDELINES

PL3Walkability Create a safe and comfortable walking environment that is easy to navigate and well-connected to existing pedestrian walkways and features.

I. HUMAN ACTIVITYII. PEDESTRIAN OPEN SPACES AND ENTRANCES

TRANSPARENT LOBBY AND INTERIOR AMENITY SPACES EXTEND ALONG BUILDING FACADE ADDS SENSE OF OPENNESS AND VISIBILITY TO STREET EDGE, GIVING THOSE INSIDE AWARENESS OF ACTIVITY ON THE STREET

LANDSCAPING TO HELP PROVIDE PRIVACY FOR RESIDENTIAL USE AT STREET LEVEL

OVERHEAD WEATHER PROTECTION FOR PEDESTRIAN COMFORT

RECESSED RESIDENTIAL ENTRANCE TO HELP CREATE A TRADITIONAL “MAIN STREET” FEEL AND AIDE IN WAYFINDING A

B

C

DA

B

C

D

DB

C


37

PERFORATED METAL PANEL

BRICK WITH STEEL LINTELS FIBER CEMENT BOARD SIDING

HARD I-PLANK SIDING


PRIORITY GUIDELINES

DC4Exterior Elements and Finishes Use appropriate and high quality elements and finishes for the building and its open spaces.

I. EXTERIOR FINISH MATERIALS

PERFORATED METAL PANEL

HARDI-PLANK SIDING

FIBER CEMENT BOARD SIDING

BRICK WITH STEEL LINTELS



PRIORITY GUIDELINES


39 DEPARTURE REQUEST

AMENITY

STORAGE

LOBBY

UTILITY

RESIDENTIAL UNITS

PL3Street-Level Interaction Create a safe and comfortable walking environment that is easy to navigate and well-connected to existing pedestrian walkways and features.

I. HUMAN ACTIVITY “The life of the neighborhood should be closely tied to the character of its public space.”

AMENITY SPACE REQUIRED 1,354.6

INTERIOR AMENITY SPACE PROVIDED 784

EXTERIOR AMENITY SPACE OTHELLO PLAYGROUND

DEPARTURE REQUEST

APPLICANT REQUESTS ALLEVIATION OF 50% REQUIRED AMENITY SPACE TO SUPPORT OUTDOOR ACTIVITIES TO ADJACENT PARK.


STUDY OF ARTICULATION AND MODULATION

FACADE MASSING OPTIONSELEVATION ONE ELEVATION TWO ELEVATION THREE


41 PRECEDENT

PRECEDENT

AURORA CUBIX

GREENWICH, LONDONMY MICRO NY, NEW YORK

PRECEDENT

PRECEDENT

Documents

CUBIX OTHELLO - Seattle · Othello Apartments 7339 43rd Ave. S. DPD #3019543 01 TABLE OF CONTENTS OVERVIEW 02 ENVIRONMENTAL MAP05 CONTEXT MAPS09 CONTEXT IMAGES 10