environmental Bakhita Gardens - Seattle€¦ · environmental WORKS Bakhita Gardens 2301 Second Avenue Seattle, Washington Design Review March 25, 2008 Community Design Center 402

environmentalWORKS

Bakhita Gardens2301 Second Avenue

Seattle, Washington

Design ReviewMarch 25, 2008

Community Design Center

402 15th Avenue EastSeattle, Washington 98112

206.329.8300206.329.5494 fax

Bakhita GardensDesign Review

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Aerial Photofrom South

1

Table of Contents

1. Aerial Photo of Site2. Neighborhood Context3. Neighboring Properties4. Existing Streetscape5. Belltown Inspiration Images6. Design Guidelines & Departures7. Design Objectives & Site Plan8. Building Plans9. Building Sections10. Renderings11. Renderings12. Building Elevations (South)13. Building Elevations (East)14. Building Elevations (West)15. Building Elevations (North)16. Perspective Views17. Perspective Views18. Signage19. Exterior Lighting20. Landscape Plan21. Landscape Plans & Plant List

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NeighborhoodContext Aerial

Neighboring Properties

1. SITE2. Restaurant & Bakery3. Retail & Restaurants4. The William Tell5. Retail & Restaurant6. Retail & Restaurant7. Retail & Offices8. Lounge & Offices9. Galleries10. Vacant Lot11. Apartments12. Apartments13. Dog Park14. Restaurant15. Restaurants, Lounges, Apartments16. Mixed Retail & Apartments17. Mixed Retail & Apartments18. Retail19. Offices20. Restaurant & Offices21. Dorothy Day House22. Austin Bell Building

A-F: See the images of neighboringproperties on page 3

2

Neighborhood Context and Use

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F Mixed-Use BuildingD Mama’s Mexican Kitchen E Dogpark

C View of site from alley looking eastA Dorothy Day House B The William Tell

NeighboringProperties

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SITE

Second Avenue looking west

ExistingStreetscape

4

SITE

Bell Street looking north

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BelltownInspiration

Images

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DesignGuidelines

and Departures

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Bell Street

Retail

RetailHousing

Second Avenue

A-1: Respond to the Physical Environment –Building design responds to the adjacent Dorothy Day House with a 2-story brick base. L-shaped massing of upper 4-floors responds to theviews and solar orientation to the south and west.

B-1: Respond to the Neighborhood Context –Building design responds to the adjacent Dorothy Day House with a 2-story brick base and window pattern of single and paired double hungwindows set in punched vertical openings.

B-2: Create a Transition in Bulk and Scale –Massing of upper 4 floors is setback from the southwest corner of thesite to lessen the impact on the adjacent Dorothy Day House. The façadealong 2nd Avenue is composed with a strong rhythm of punched openingsand the 2nd floor and bay windows on the upper 4 floors to create aharmonious composition

B-3: Reinforce the positive urban form & architecturalattributes of the immediate area –Retail is located along the 2nd Avenue streetfront to reinforce vibrant streetlife. Less active Bell Street in provided with landscape enhancements.

C-4: Reinforce Building Entries –Corner recessed entry for retail space matches retail entry at Dorothy DayHouse and many corner buildings in Belltown. Housing entry is framed incontrasting stone material borrowing from the terra-cotta wrapped entryportals at many of the apartment buildings in the neighborhood.

C-5: Encourage Overhead Weather Protection –Transparent steel-framed canopy is provided along the entire 2nd Avenuefaçade wrapping around the corner to Bell Street and extending ½ waydown the Bell Street façade. The canopy stops at the housing entry andthe green wall

C-6: Develop the Alley Façade –2-story brick base wraps into the alley to provide a smooth transition tothe utilitarian space. Security lighting is provided in the alley. An ornamentalmetal gate is provided at the pedestrian exit.

D-1: Provide Inviting and Usable Open Space –Two outdoor patios are provided for resident use at the 2nd and 3rd floorsoverlooking Bell Street to provide a safe and secure environment for thewomen, yet also engaging the street life below.

D-2: Enhance the Building with Landscaping –Landscaping along Bell Street includes a green wall on a portion of thefaçade which transitions into a trellis over the 2nd floor patio.

D-3: Provide Elements that Define the Place –Landscaping enhancement along Bell Street will help add to the uniquecharacteristics of the Green Street.

D-4: Provide Appropriate Signage –Signage program for the retail space and the housing entry is derivedfrom examples from the neighborhood.

D-5: Provide Adequate Lighting –Pedestrian scale lighting is provided at street rights-of-way with buildingentries receiving enhanced lighting treatment. Glazed retail space along2nd Avenue and Bell Street will spill out onto the streetscape to enhancethe pedestrian environment.

D-6: Design for Personal Safety and Security –All right-of-ways are faced with abundant window openings and activelyoccupied space to provide ‘eyes on the street’. Recesses in the buildingat street level are minimized to remove sheltered gathering spaces. Asecurity camera monitoring system will be provided.

E-3: Minimize the Presence of Service Areas –Trash and recycling dumpsters are located inside the building and will bebrought out to the alley for pickup. Gas meters and all electrical equipmentare located off the alley.

23.49.018Overhead Weather Protection

23.49.018Overhead Weather Protection

23.53.035A.2Structural Building Overhangs

23.49.025Solid Waste & Recyclables

Required along entire street frontage

Minimum depth of eight feet from thebuilding wall, or must extend to withintwo feet of the curbline (whichever is less)

Maximum horizontal extension forarchitectural or decorative overhangs isone foot (three feet at the roof)

21 foot vertical clearance for access

Provide weather protection alongentire Second Avenue streetfrontage, 80 percent of Bell Street

Six foot deep canopies

Three foot sunscreens at floorsthree through six

9 feet of vertical access within thebasement level

Green wall provided instead ofoverhead weather protection

Avoid established street trees

Energy savings from minimizedsolar heat gain

Dumpsters will be brought to thealley on pickup day

Relevant Guidelines for Downtown Development & Belltown Urban Center Village

Development Standard DeparturesCode Standard Requirement Proposed Departure Justification

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Bell Street

Retail

RetailHousing

Second Avenue

Alternative 1 (preferred scheme)

Bell Street

Retail

RetailHousing

Second Avenue

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Alternative 2

Alternative 3

MASSING DIAGRAMS FROM EDG MEETING

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Design Objectives& Site Plan

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Bakhita Gardens Zoning AnalysisNew Construction – 38,369 SF Zone: DMR/R 85/656-Story, 71’-6” tall mixed-use project Urban Village: BelltownHousing for 90 Homeless Women Street Designation: 2nd Ave. – Class 12,500 SF Retail Pedestrian Street6 parking stalls Bell Street – Green St.

Site Area: 6,360 SFafter 2’ alleydedication

Existing SiteThe existing 60’x108’ lot at the corner of 2nd Avenue and Bell Street contains a 1-1/2story concrete structure housing an overnight shelter for homeless women in thebasement, a retail space at the first floor facing 2nd Avenue, and a congregateresidence for 13 women on the back half of the first floor and the partial second floor.The building was originally constructed as a print shop and parking garage in the1950’s and was converted to its current use, as housing for homeless women, in theearly 1990’s.

Neighborhood ContextThe Belltown neighborhood surrounding the property offers an assortment of buildingsbut can be roughly categorized into the following four types: Apartment Buildings,Commercial/Retail Structures, Mixed-use Commercial/Residential Structures, andopen parking lots. 2nd Avenue is a lively pedestrian block with restaurants,nightclubs, galleries, retail spaces, apartment buildings and a couple of open lots onthe block. The buildings offer an eclectic mixture of architectural styles, most of whichare 1 to 2 stories in height. Bell Street is a more passive street, as the cornerbuildings orient their use to the Avenue side. The most architecturally significantstructure near the site is the Dorothy Day House directly across the alley to the west.It is a vintage turn-of-the-century brick 3-story building with tall, glazed storefront onthe west side facing 1st Avenue.

Design Objectives

Program Objectives:The Bakhita Gardens project is a collaboration of two existing programs of theArchdiocesan Housing Authority serving homeless women. It will expand and replacethe existing services provided on the site to include interim housing for 40 women(Noel House), a congregate residence of Single-Room-Occupancy dwelling units for 50women (Rose of Lima), administrative office space for the housing programs, and aground floor retail space.

Site & Building Objectives:• Add to the retail activity and character of 2nd Avenue• Strengthen corner of 2nd Avenue and Bell Street• Contribute to the vision of the Bell Street – Green Street initiative• Create a dialogue between the new building and the vintage Dorothy Day

House across the alley to the west• Provide a safe and nurturing community for the residents of the building• Relate to the established typology of the single-lot Belltown Apartment Building• Create attractive exterior common spaces for the residents oriented toward

sunlight and the magnificent views to the west• Create a sustainable, energy efficient structure that provides a healthy

environment for all its residents and occupants.

NEW 6-STORYMIXED-USE BUILDING

BELL STREET (GREEN STREET)

DOROTHYDAY

HOUSE

AL

LE

Y

2ND

AV

EN

UE

(PE

DE

ST

RIA

N C

LA

SS

I)

WASABI GRILL @ STREET LEVELBAKERY @ BASEMENT LEVEL

2311 2ND AVE.

PARKINGENTRY

RETAILENTRY

2’ ALLEYDEDICATION

SECONDFLOORPATIO

THIRD FLOORPATIO

SITE PLAN

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UP

DN

RETAIL2506 S.F.

CONCIERGE

DD - EILEENOFFICE

14'3"x10'0"

CONFERENCE RM.14'3"x19'6"

MAILBOXESLOBBY

STORAGE8'0"x10'0"

FUNDDEVELOPER

OFFICE14'3"x10'0"

FACIL. COORD./MEALS COORD.

OFFICE10'0"x16"4"

AL

LE

Y

CO

MP

UT

ER

LA

B

TOIL. TOIL.

ST

AIR

2

LIBRARY

NOEL HOUSET.V. ROOM23'0"x11'0"

WORKRM.8'0"x10'0"

ELECT.

STAIR 1

1st Floor Plan - 6185 S.F.

N

ELECTRICAL

BIK

ES

TO

RA

GE

MECH./FIRE SPRINKLER

TRASH

STORAGE

ELEV.VESTIBULE

ELEV.MACHINE

ACCESS.VAN

STALL

LARGECOMPACTLARGE LARGE

GA

SM

ET

ER

S

PARKING

MAINT. OFFICE/SHOP

AL

LE

Y

LAUNDRY

LARGE

STORAGETEL./CABLESTAIR 2 STAIR1

Basement Floor Plan

N

SUPERVISOR9'6"x12'8"

RECEPT./ADVOCATE

8'0"x9'2"

CASEMGR.

9'3"x7'0"

BATH

CASEMGR.

9'3"x7'0"

(20) SLEEPINGCUBICLES

(20) SLEEPINGCUBICLES

STAIR 1

TRASHJAN.

BATH

ELEV.VESTIBULE

KITCHEN/DINING

LAUNDRY

STOR.

ELECT.

AC

CE

SS

.C

UB

ICL

E

PANTRY

AC

CE

SS

.C

UB

ICL

E

ACCESS.CUBICLE

ST

AIR

2

2nd Floor Plan - Noel House (Interim Housing) - 6072 S.F.

N

PATIO270 S.F.

PLANTER

PATIO442 S.F.

TV ROOM15'4"x11'0"

PANTRY

HASNAOFFICE

10'6"x11'0"LIFE SKILLS/BUSN. MGR.

OFFICE15'9"x11'0"

KITCHEN/DINING/LOUNGE

C.M.OFFICE

7'0"x11'0"

LEAD C.M.OFFICE

7'0"x11'0"

LAUNDRY

RECEPT.

BATH

SRO

SRO

SRO

SRO

SRO

SRO

ELEC.CLOSET

SRO

SRO

ST

AIR

2

TRASH/JAN.

3rd Floor Plan - Rose of Lima (Congregate Residence)- 5139 s.f.

N

STAFFTOIL.

SHOWER

STAIR 1

Building Plans

8

4th, 5th, 6th Floors Similar

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BuildingSections

9

North/ South SectionEast/ West Section

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Renderings

10Perspective Rendering - View looking Northeast

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Renderings

11Perspective Rendering - View looking West

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BuildingElevations

12South Elevation (Bell Street)

FIBER CEMENT PANEL SIDING

FIBERGLASS WINDOWS

ALUMINUM SUNSCREEN

BRICK MASONRY

ALUMINUM STOREFRONT

STONE MASONRY

GREEN SCREEN

ORNAMENTAL METAL

PLANTING FENCE

METAL ROOFING

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BuildingElevations

13East Elevation (2nd Avenue)

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West Elevation (Alley)

BuildingElevations

14

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North Elevation

BuildingElevations

15

FIBER CEMENT PANEL SIDING

CONCRETE BLOCK MASONRY

FIBERGLASS WINDOWS

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PerspectiveViews

16

Perspective Rendering - Residential entry view

Perspective Rendering - Looking west on Bell StreetPerspective Rendering - Retail entry view

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PerspectiveViews

17Perspective Rendering - View looking South



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Signage Overview

From Design Review GuidelinesC-4 Reinforce Building EntriesD-4 Provide Appropriate Signage

“Design signage appropriate for the scale and character of the project andimmediate neighborhood. All signs should be oriented to pedestrians and/orpersons in vehicles on streets within the immediate neighborhood.”

From the Seattle Municipal Code23.55.034 (C)• Signs may be electrical, externally illuminated, nonillumintaed or may use video

when it meets the requirements for video display methods.• Signs shall not have rotating or moving parts that revolve at a speed in excess of

seven rpm.• No flashing signs• No roof signs• No portion of the sign more than 65 feet above the sidewalk.

23.55.034 (D)• Each use may have one pole, ground, projecting or combination sign.• Each use may also have one wall, awning, canopy, marquee or under-marquee

sign• There shall be no maximum area limits for on-premises signs.

Tenant Identity Sign Types

1. Suspended Canopy Blade Sign - Sign suspended fromcanopy frame, centered, perpendicular to face of building.Size: 2’-6” x 1’-3”; 7’-6” minimum clearance

2. Window Graphics - Tenant logotype or name astranslucent graphic applied to inside face of window.

3. Residential Entry Signage - Metal letters applied to wall.

Tenant Identity Sign @ Residential Entry (Bell St.)Metal letters individually mounted to building facade

Examples of sign types in neighborhood

Signage

18



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Lighting

From Design GuidelinesD-5 Provide Adequate Lighting“To promote a sense of security for people diowntown during nighttime hours, provide appropriatelevels of lighting on the building facade, on the underside of overhead weather protection, onand around street furniture, in merchandising display windows and on signage.”

Proposed Exterior Lighting for Bakhita Gardens.

Wall Lights: Decorative wall-mounted fixtures contribute to the character of the building andprovide lighting on the building facade, on signage, beneath sidewalk canopies and at entries.

Down Lights: Recessed ceiling-mounted lighting at doorways is primarily functional but alsohighlights building entries and signage.

Security Lighting: Located on the alley side of the building these are intended to reinforce asense of safety and discourage loitering illicit activities.

Lighting Legend

Wall Light

Down Light

Security Light

Exterior Lighting

19



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Landscape Plan

20



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Landscape Plansand Plant List

21

Documents

environmental Bakhita Gardens - Seattle€¦ · environmental WORKS Bakhita Gardens 2301 Second Avenue Seattle, Washington Design Review March 25, 2008 Community Design Center 402