PAGE INTENTIONALLY LEFT BLANK - Seattle...915 e spruce street north Early Design Guidance May 4, 2016 DPD Project # 3022495 SITE PAGE INTENTIONALLY LEFT BLANK 3 HORIUCHI PARK north

north915 e spruce streetEarly Design GuidanceMay 4, 2016DPD Project # 3022495

SITE

PAGE INTENTIONALLY LEFT BLANK

3

HORIUCHI PARK

north

BR

OA

DW

AY

ALDER ST

SPRUCE ST

BOREN AVE

SITE

E SPRUCE ST

E FIR ST

DEVELOPMENT OBJECTIVES

SITE AREA: 12,200 sf

ZONING: Midrise with First Hill Urban Center Village and Frequent Transit Corridor overlays

PROJECT DESCRIPTION:Proposal for a new 75-unit residential building 7 stories above grade with rooftop amenity area. No on-site parking is proposed due to proximity of transit service

SUMMARY OF DEVELOPMENT STANDARDS:Height limit: Required: 75’ maximum (with low-income incentive bonus) Proposed: 67.15’

Parking: Required: No parking required in urban village within 1,320 ft of frequent transit. (SMC 23.54.015) Proposed: No on-site parking

FAR: Required: 4.25 (with low-income incentive bonus) max 4.25 × 12,200 = 51,850 sf Proposed: 49,000sf

Setbacks: Required: Front (Boren): 5’ min, 7’ avg Side: 5’ min, 7’ avg up to 42’ height/ 7’ min, 10’ avg above 42’ Rear (alley):10’ adjacent to alley Proposed: Front (Boren): Varies - 5’ min, 44’ max Side: 7’ avg up to 42’/10’ avg above 42’ Rear (alley): 10’

Trash: Required: 75 units (375 sf for first 50 units, plus 4 sf x remaining units) 375 + 4x(25) = 475 sf (SMC 23.54.040) Proposed: 606 sf within building, adjacent to alley Amenity Area: Required: 5% of gross floor area = 0.05 x 52,494 gsf = 2,625 sf Proposed: 5% of gross floor area on rooftop deck = 2,625 sf or greater

Landscaping: Required: Green Factor of 0.5 or greater Proposed: Green Factor of 0.5 or greater

4

CAPITAL HILL

MADISON PARK

DENNYTRIANGLE

BELLTOWN

QUEEN ANNE

ELLIOTT BAY

LAKE WASHINGTON

FIRST HILL

SODO BEACON HILL

CENTRALDISTRICT

YESLERTERRACE

INTERNATIONAL DISTRICT

DOWNTOWN

SOUTH LAKEUNION

SITE

.25 MILE

.5 MILE

.75 MILE

1 MILE

SITE ANALYSIS | Urban and Environmental Context

north

5

SITE ANALYSIS | Urban and Environmental Context

E YESLER WAYYESLER WAY

E FIR ST

12TH

AV

E

ALDER ST

TERRY AVE

9TH AVE

E ALDER STPROJECT SITE

EXISTING BUILDING

MR

MPC-YT

NC3P-65

LR3

C2-65

MIO-105-MR

NC2-65

OPEN SPACE (PARK OR COMMUNITY GARDEN)

FUTURE OPEN SPACE

URBAN VILLAGE BOUNDARY

E SPRUCE ST

YESLER TERRACE MASTER PLANNED COMMUNITY BOUNDARYFUTURE YESLER TERRACE BUILDING / DEVELOPMENT

E FIR ST

BR

OA

DW

AY

11TH

AV

E

E SPRUCE ST

10TH

AV

E

8TH

AV

E

E FIR ST

BOREN AVE

E SPRUCE ST E SPRUCE ST

KING COUNTY MEDICAL SOCIETY

HILLTOP HOUSE RETIREMENT HOUSE

ALDER HOUSE APARTMENTS

ALDER FLATS

LA FRANCIS FASHION ACCESSORIES

YWCA

E FIR ST

SITE

JAPANESE BAPTIST CHURCH

MATTHEW KRUMPAK, PHARMACY

BOREN AVE

ALDER ST

TERRY AVE

SPRUCE ST

BR

OA

DW

AY

11TH AV

E

E YESLER WAYYESLER WAY

E FIR ST

12TH

AV

E

ALDER ST

TERRY AVE

9TH AVE

E ALDER STPROJECT SITE

EXISTING BUILDING

MR

MPC-YT

NC3P-65

LR3

C2-65

MIO-105-MR

NC2-65

OPEN SPACE (PARK OR COMMUNITY GARDEN)

FUTURE OPEN SPACE

URBAN VILLAGE BOUNDARY

E SPRUCE ST

YESLER TERRACE MASTER PLANNED COMMUNITY BOUNDARYFUTURE YESLER TERRACE BUILDING / DEVELOPMENT

E FIR ST

BR

OA

DW

AY

11TH

AV

E

E SPRUCE ST

10TH

AV

E

8TH

AV

E

E FIR ST

BOREN AVE

north

solar exposure

annual wind speed and directional approach

traffic noise along Roren Ave

traffic noise along Broadway

ZONING KEY

193,60,64

303,60,64

60

60

27 27, 60

27, 60

309,43,49,9

309,43,49,9

27

SITECHURCH

FUTURE POCKET PARK

YESLER COMMUNITY CENTER

FUTURE NEIGHBORHOOD PARK

FUTUREPOCKETPARK

MEDICALSOCIETY

ALDER APARTMENTS

ALDERCRES APARTMENTS

ALDER FLATS

SPRUCESTREET INN

KING COUNTYJUVENILEDETENTIONCENTER

ABBOTTSFORDAPARTMENTS

BAILEY GATZERTELEMENTARYSCHOOL

PIONEERFELLOWSHIPHOUSE

TERRACEAPARTMENTS

CHILDHAVEN

RETIREMENTHOUSE

HARBORVIEWMEDICALCENTER

2-STORYSFR

3-STORYMFR

3-STORYMFR

ALL

EY

FIRST HILL URBAN CENTER VILLAGE

12TH AVENUE URBAN CENTER VILLAGE

RAVEN TERRACE

EPSTEIN OPPORTUNITY CENTER

2-STORYMFR

6

Looking north on Broadway Looking south from Boren Ave5 6

CONTEXT | Site Neighbors

Looking northeast from Broadway to church adjacent to project site

Looking north from Boren Ave to Horiuchi Park Looking west across Broadway

1

3 4

Looking northwest from Boren toward project site

2

Looking northwest from project site Looking southeast from E Spruce St to project site

7 8

HORIUCHI PARK

3-STORY SFR

BR

OA

DW

AY

ALDER ST

SPRUCE ST

BOREN AVESITE

north

1

6 3

78

2

5

4

3-STORY MFR

3-STORY MFR

3-STORY MFR

2-STORY MFR

2-STORY SFR

BUILDINGS DEMOLISHED FOR FUTURE DEVELOPMENT



3-STORY MFR

3-STORY PARKING GARAGE

4-STORY MFR

7-STORY MFR

CHILD HAVEN

6-STORY MFR6-STORY MFR

2-S

TOR

Y S

FR

2-STORY SFR

3-STORY SFR

1-STORY SFR 2-

STORY SFR

7-STORY MFR

4-STORY MFR

7

S ALASKA ST

S EDMUNDS ST

S FERDINAND ST

38TH

AV

E S

RAINIER AVE S

north

SITE

CONTEXT | Multi-family Site Neighbors

3

4

1

1

2

6

8

10

8

Alder Flats Vantage Off Broadway

5

10

7

Barclay Broadway

The Douglas

Portico on Terrace

2 3

4 Anthem on 12th 5 6

7

Clearwater Apartments

Aldercrest Apartments

SITE

9Epic Condominium Kebero Court

9

BOREN AVE

E FIR ST

TERRY AVE

E SPRUCE ST

10TH

AV

E

11TH

AV

E

E ALDER ST

BRO

AD

WA

Y

10TH

AV

E

12TH

AV

E

E SPRUCE ST

9TH AVE

E YESLER WAY

E TERRACE ST

E JEFFERSON ST

E CHERRY ST

E JAMES ST

8

LONG TERM CONTEXT | Yesler Terrace Master Planned Community

Raven Terrace - Recently Completed

Yesler Terrace Master Plan Aerial ViewImage Courtesy of GGLO

Yesler Terrace Redevelopment PlanImage Courtesy of SeattleHousing.org

Yesler Terrace Redevlopment SketchImage Courtesy of SeattleHousing.org

Yesler Terrace 10th Ave Hill ClimbImage Courtesy of GGLO

Yesler and Broadway Development ProposalImage Courtesy of Runberg Design Group

Yesler and Broadway Development ProposalImage Courtesy of Runberg Design Group

43

YESLER WAY

2E

BROA

DW

AY

BLOCK

2ERENDERING - AERIAL LOOKING NORTHEAST

PL1: The Pedestrian Pathway provides a direct connection from the Fir Street Green Loop on the north to the retail plaza along Yesler to the south. The north half of the pedestrian path ties into the existing southern half of the path through its common language and cadence of simple concrete stairs, ramps, and terraced plantings. At the heart of the path, an enlarged plaza relates directly to the Level 2 courtyard and community kitchen while also providing increased visibility and access to the existing Epstein Opportunity Center to the west. Topography plays an important role in the character of the space as well as the axial relationship to Mt. Rainier beyond. The large central plaza with various seating opportunities, pedestrian scaled lighting, and rich plant palette complement the south Pathway open space characterized by a large lawn. This mix of active and passive spaces serve as a stage for outdoor activities that maximize social interaction and highlight the intrinsic qualities of Yesler Terrace.

FIR ST

DC3: The Level 2 west-facing courtyard is connected to the Pedestrian Pathway via the multistory community kitchen. This courtyard features a prow element to create a dialogue with the pedestrian plaza to the west and provide views to Mount Rainier to the south. The courtyard has a outdoor dining area to the west. A roof deck on Level 7 will allow for views to the southeast and southwest and will feature a mix of active and passive uses. The roof deck will also be served by an interior amenity space to provide flexibility for indoor and outdoor uses year round.

REN

DER

ING

S

Project Site

SITE

9

10TH AVE.

(PUBLIC RIG

HT-O

F-WAY)

(274

)

(275)

(276)

BOREN AVE.

(PUBLIC RIGHT-OF-WAY)

E SPRUCE ST.(PUBLIC RIGHT-OF-WAY)

E FIR ST.(PUBLIC RIGHT-OF-WAY)

BROA

DW

AY(PU

BLIC RIGH

T-OF-W

AY)

ALLEY

(295)

(294)

TOP

TOP

(304)

(303)

(302)

(304)

(303)

(303)

(302)

(301)

(300)

(299)

(298)

(299)

(297)

(296)

(300)

(302)

(302)

(301

)

(300

)

(299)(298)

(297)

(296)

(293)

(294)

(277)(278)

(279)

(280)

(281)

(282)

(283)

(284)

(285)

(286

)(287)

(288

)

(289)

(290)(291)

(292)

(293)

(294)

(296)

(297)

(298)

(285)

(290)

(295)

(297)

(292)

(288)

(300)(297)

(302)

(301)

S O L A R E X P O S U R E

EXISTING 1-STORY

BUILDING

MR zone

bus stop(route 60)

CHURCH AND REFECTORY

MR zone across Boren

3-STORY TOWN-HOUSE

2-STORY TOWN-HOUSE

3-STORY APARTMENT

3-STORY APARTMENT

2-STORY SFR

Downtown Views

PROJECT SITE

bus stop(route 60)

Views to Mt

Rainier

bus routes 309, 43, 49,

630, 9

HORIUCHI PARK P-PATCH COMMUNITY

GARDEN

Prominent Corner

Primary Resident

Entry

north

first hill street-

car route

SITE ANALYSIS | Constraints and Opportunities

neighboring MPC-YT zone

neighboring MPC-YT zone

KING COUNTY MEDICAL SOCIETY

Looking W to site from Boren Looking W to site from Boren

pedestrian connection/ stairs

unopened ROW

steep slope ECA

existing on-site trees (none are exceptional)

pedestrian connection/ stairs

unopened ROW

ALLEY

BOREN AVE

BROA

DW

AY

10TH AV

E

E FIR ST

neighboring NC2-65 zone

E SPRUCE ST

View of prominent corner from Boren

View of prominent corner from Boren

10

#1 AcMa 4, 7”

#2 AcMa 3 to 6” x 8

#3 AcMa 4.5, 5.5”

#12 AcMa 5, 4.5, 4”

Shelter Holdings, LLC 915 E. Spruce St. Project

Tree Assessment Site Plan

KEY

Tree# / Name / Diameter

AcMa = Acer macrophylla Big leaf maple BePe = Betula pendula European white birch IlAq = Ilex aquifolium English holly, variegated PrEm = Prunus emarginata Bitter cherry * Trees appearing on the survey but not numbered are less than 6-inch diameter at 4.5-feet above grade.

#5 AcMa 5.5, 4.5”

#4 AcMa 5.5, 5"

#6 AcMa 6.2, 9, 9.2” #7 BePe 9.1, 7.8, 113, 13.2 ”

#8 AcMa 7.5, 7.4, 11.8, 5.5, 6.2, 9.5, 10.1, 8.8, 6.3, 8, 8.7, 8”

#9 IlAq 4.5, 3.5”

#10 AcMa 6, 6.5, 4”

#11AcMa 6”

#13 AcMa 8, 9, 4.2"

#15 AcMa 7"

#17 AcMa 6.3, 7.5 ”

#18 AcMa 12.5"

#16 AcMa 6.4" #14 AcMa 6, 6.4"

Urban Forestry Services, Inc.

15119 McLean Road Mount Vernon, WA 98273

360-428-5810 February 2016

PRESERVATION VALUE SYMBOLS

EXCEPTIONAL PER SEATTLE DPD SPECIAL, UNIQUE SPECIES, SPECI-MEN OR FORM. SAVE. HIGH, GOOD QUALITY, CHARACTER TREE. SAVE IF POSSIBLE. MODERATE, COMMON SPECIES, FAIR CONDITION. MAY NEED SPECIAL ATTENTION TO PRESERVE. LOW, POOR SPECIMEN OR SPECIES. HIGH MAINTENANCE OR SOME CAU-TION IF RETAINED. HAZARD OR DEAD. TREE IS DEAD OR IN VERY POOR CONDITION AND SHOULD BE REMOVED.

#22 AcMa 12.5"

#20 AcMa 9"

#21 PrEm 6, 8"

#19 AcMa 6, 7.5"

North

SITE ANALYSIS | Existing Site Conditions

TREE HEALTH ASSESSMENT SUMMARY:According to the assessment prepared by Urban For-estry Services, Inc, there are no trees that have been deemed Exceptional or Tree Grove as defined by Seattle DCI. The trees onsite are primarily in hazardous or poor condition. Some of the issues indicate poor soil quality in the steep sloped area, which is likely to affect future plantings. The assessment notes that the majority of the trees are in advanced stages of decline and physical failure with trunk decay, trunk failures and branch failures. Additionally, some of the trees on the steep slope have begun to break up and fail, including a dead branch hanging in the communication lines along Boren Avenue.

11

Yesler Community Center

Epstein Opportunity Center

Yesler Terrace P-Patch

Yesler Playground & Future Park

LOCAL CHARACTER | Successful existing features

Proximity to Community Institutions Availability of transit and bicycle lane network

Promotion of local goods and entertainment (example: Capitol Hill Broadway Farmers Market)

Ample green space/park network adjacent to site that is well-utilized by the community

Horiuchi Park and P-Patch

Eclectic mix of neighboring building character

Seattle University

12CS

DC

PL

CONTEXT & SITE

> CS1 C 2: Elevation Changes Consider existing site topography when siting the building and open space and explore opportunities to

respond to elevation changes in building form

> CS2 B 2: Connection to the Street Identify opportunities to connect with public realm and consider quality and character of streets in siting/

designing the building

> CS3 A 4: Evolving Neighborhoods Explore ways to establish a positive context for others to build on in the future

PUBLIC LIFE

> PL1 B 1: Pedestrian Infrastructure Create connection between existing pedestrian network and pedestrian walkways within the site

> PL3 A 1: Entries Design primary entries to be obvious, identifiable, and distinctive with clear sight lines and visual

connections between lobbies and the street

> PL3 B 2: Ground-level Residential Explore opportunities to provide additional privacy and security for ground level units with a greater

number of transition elements and spaces

> PL4 A 2: Connection to All Modes Site the primary entry in a location that connects to all major points of access

DESIGN CONCEPT

> DC1 A 1: Visibility Consider locating active node of building at the visible or prominent corner

> DC2 A 2: Reducing Perceived Mass Design building form and architectural features to minimize overall scale of building

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

> DC2 C 1: Visual Depth and Interest of Architectural Features Add depth to facades where appropriate by incorporating secondary elements into the facade design

> DC2 D 2: Texture Design character of the building in form, scale and materials with fine-grain scale at pedestrian level

DESIGN GUIDELINES MOST APPLICABLE TO THE PROJECT

13

Res Entry

PROPOSED SCHEME

Res Entry

Res Entry

LOOKING ACROSS BOREN AVE LOOKING ACROSS BOREN AVE LOOKING ACROSS BOREN AVE

scheme A scheme B scheme C

DESIGN SCHEMES | Response to Adjacencies

PEDESTRIAN ACCESS

[PREFERRED SCHEME]BARL-SHAPEBLOCK

PROPOSED SCHEME

E SPRUCE STA

LLEY

E SPRUCE ST

ALL

EY

E SPRUCE ST

BOREN AVE

ALL

EY

PROPOSED SCHEME

PROPOSED SCHEME

EXIS

T C

HURC

H PA

RKIN

G L

OT

EXIST CHURCH

EXIS

T C

HURC

H PA

RKIN

G L

OT

EXIS

T C

HURC

H PA

RKIN

G L

OT

EXIST CHURCH EXIST CHURCH

Res Entry

BOREN AVE

BOREN AVE

14

15th Ave NW

15th

Ave

NW

VIE

W F

ROM

NE

VIE

W F

ROM

SW

VIE

W F

ROM

NW

/BRO

AD

WA

YV

IEW

FRO

M B

ORE

N S

OUT

HV

IEW

FRO

M B

ORE

N N

ORT

H

RESIDENTIAL

AMENITY

SUPPORT

ROOF DECK

SCHEME A

overview

Block

opportunities• no departure requests required

• creates a strong street wall along Boren Ave

• pedestrian entrances off Boren and Spruce

• lobby engages Boren Ave

challenges• large building mass

• minimal open space at street levels

• units facing townhouses at south edge of property

• 6 stories + basement

• 75 units

• FAR shown = 49,890 sf (96% FAR Utilization of max 51,850 sf allowed) B: 2,049 sf L1-4: 8,585 sf L5: 8,281 sf L6: 5,220 sf

Bore

n A

ve

Boren Ave

Boren Ave

Bore

n A

ve

MR Future

Development

Potential

MR Future Development PotentialKing County

Medical Society

Japanese Baptist Church 3-story

MFR3-storyMFR

4-storyMFR

Roof DeckE Spruce

St

Broadway

Japanese Baptist Church

3-storyMFR

3-storyMFR

3-storyMFR

King County Medical Society

4-storyMFR

4-storyMFR



4-storyMFR

4-storyMFR

3-storyMFR

3-storyMFR

Res Entry

Res Entry

Res Entry

15

north

BOREN AVE

SCHEME Block

E SPRUCE ST

ALL

EY

E SPRUCE STRes

Entry

BOREN AVE

ALL

EY

Res Entry

A

BOREN AVE

E SPRUCE ST

ALL

EY

BOREN AVE

E SPRUCE ST

ALL

EY

BOREN AVE

E SPRUCE ST

ALL

EY

16

15th

Ave

NW

VIE

W F

ROM

NE

VIE

W F

ROM

SW

VIE

W F

ROM

NW

/BRO

AD

WA

YV

IEW

FRO

M B

ORE

N S

OUT

HV

IEW

FRO

M B

ORE

N N

ORT

H

RESIDENTIAL

AMENITY

SUPPORT

ROOF DECK

SCHEME B

overview

L-Shape

• 6 stories + basement

• 75 units

• FAR shown = 46,542 sf (90% FAR Utilization of max 51,850 sf allowed)

B: 2,488 sf L1-4: 8,037 sf L5: 7,726 sf L6: 4,180 sf


• residential courtyard off Boren

• massing relief on Boren

• north stair engages Boren

challenges• units facing townhouses at south edge of property

• accessibility of utility spaces more difficult from Boren

• limited site area for open space at grade

Bore

n A

ve

Boren Ave

Boren Ave

Bore

n A

ve

MR Future

Development

Potential


Medical Society


MFR

3-storyMFR

4-storyMFR

Roof DeckE Spruce

StBroadway


3-storyMFR

3-storyMFR

3-storyMFR


4-storyMFR

4-storyMFR



4-storyMFR

4-storyMFR

3-storyMFR

3-storyMFR

Res Entry

Res Entry

Res Entry

17E SPRUCE ST

BOREN AVE

ALL

EY

E SPRUCE ST

BOREN AVE

ALL

EY

Res Entry

north

SCHEME L-ShapeB

E SPRUCE ST

BOREN AVE

ALL

EY

E SPRUCE ST

BOREN AVE

ALL

EY

E SPRUCE ST

BOREN AVE

ALL

EY

18• 7 stories + basement

• 75 units

• FAR shown = 49,037 sf (95% FAR Utilization of max 51,850 sf allowed)

B: 1,565 sf L1: 7,429 sf L2-4: 7,276 sf L5-6: 7,109 sf L7: 3,997 sf 15th Ave NW

15th

Ave

NW

VIE

W F

ROM

NE

VIE

W F

ROM

SW

VIE

W F

ROM

NW

/BRO

AD

WA

YV

IEW

FRO

M B

ORE

N S

OUT

HV

IEW

FRO

M B

ORE

N N

ORT

H

RESIDENTIAL

AMENITY

SUPPORT

ROOF DECK

SCHEME C

overview

Bar [Preferred Scheme]


• most site area for rainwater infiltration and stormwater management

• massing relief on Boren

• north stair engages Boren

challenges• smaller floorplates are less efficient

• internal lift required for basement trash room off alley

Bore

n A

ve

Boren Ave

Boren Ave

Bore

n A

ve

MR Future

Development

Potential


Medical Society


MFR3-storyMFR

4-storyMFR

Roof DeckE Spruce

St

Broadway


3-storyMFR

3-storyMFR

3-storyMFR


4-storyMFR

4-storyMFR



4-storyMFR

4-storyMFR

3-storyMFR

3-storyMFR

Res Entry

Res Entry

Res Entry

19Res Entry

north

E SPRUCE ST

BOREN AVE

ALL

EY

E SPRUCE ST

BOREN AVE

ALL

EY

E SPRUCE ST

BOREN AVE

ALL

EY

E SPRUCE ST

BOREN AVE

ALL

EY

E SPRUCE ST

ALL

EY

E SPRUCE ST

BOREN AVE

ALL

EY

E SPRUCE ST

BOREN AVE

ALL

EY

SCHEME Bar [Preferred Scheme]C

20

SECTION LOOKING NORTH A

C

SECTION LOOKING NORTH B

SECTION LOOKING NORTH C

SECTION LOOKING NORTH DKEY PLAN

D D

B B

C C

A A

E SPRUCE ST

BOREN AVE

ALL

EY

ALL

EY

BO

RE

N A

VE

ALL

EY

BO

RE

N A

VE

ALL

EY

BO

RE

N A

VE

PREFERRED SCHEME | Site Sections

LOBBY

BIKE ROOM

PRIVATE OUTDOOR TERRACE

PRIVATE OUTDOOR TERRACE

21

SIDING STUDY - METAL PANEL AND FIBER CEMENT BOARD

CPREFERRED SCHEME | Character Studies



SIDING STUDY - METAL PANEL

22

VIEW FROM BOREN LOOKING SOUTH

VIEW FROM EAST LOOKING WEST ACROSS BOREN


23

VIEW FROM ALLEY LOOKING NORTHSPRUCE STREET WALKING EAST TOWARDS ENTRY LOBBY


24

SIDING STUDY - INTERLOCKING MATERIALS

DESIGN INSPIRATION: colorful, playful panelized siding

DESIGN INSPIRATION: multi-width, textural metal panels

Boren Ave

Boren Ave

Boren Ave

SKETCH KEY:

Panelized siding

Metal siding


25

CPREFERRED SCHEME | Elevation Studies

EAST (BOREN AVE)

WEST (ALLEY)

NORTH (SPRUCE ST)

SOUTH

26

E FIR ST

ALL

EY

10TH

AV

E

LEVEL 2 PLAN DIAGRAM

FIN FLOOR ELEV = 303.0’


FIN FLOOR ELEV APPROX 304.0’

CPREFERRED SCHEME | Neighbor Study

E FIR ST

ALL

EY

10TH

AV

E

USE DIAGRAM KEY: Living Room

Dining Room

Kitchen

Bedroom

Bathroom

Unknown Use




FIN FLOOR ELEV APPROX 304.0’

E FIR ST

ALL

EY

10TH

AV

E




ROOF

PROJECT SITE

NEIGHBORING 3-STORY

TOWNHOUSE NEIGHBORING 2-STORY

APARTMENT

PROJECT SITE

NEIGHBORING 3-STORY

TOWNHOUSE NEIGHBORING 2-STORY

APARTMENT

Living Room

BathroomBedroom Dining Room

Use unknown (suspected bedroom)

Level 1 privacy by existing wood fence screening

27

CPREFERRED SCHEME | Context Response

additional setback at upper floors

reduced fenestration at lower floors facing neighboring property

material change to break down building mass

building nestled into existing grade to

reduce vertical height

material change to break down building mass

building mass pulled north

(uphill)building mass pulled north

(uphill)

entry canopy expresses pedestrian

entry/ lobby

expressed vertical circulation to

clarify entry point

existing hillside/berm removed for greater

interaction/engagement with Boren Ave

SE AXON AERIAL VIEW NE AXON AERIAL VIEW

expressed vertical circulation to

clarify entry pointbuilding entry located at prominent corner

near pedestrian stairs

Development Objectives:The proposal aims to respond to and respect the existing context while setting a precedent for good design for future projects in the immediate vicinity. Nestled into the hillside, the building engages Boren, enhancing the street frontage in an area where existing buildings are sited far above the street elevation. In an effort to reduce the perceived scale, the building is partially buried and steps down in height from north to south, responding to the existing slope of Boren and existing neighboring uses. Additionally, the activity node occurs at the prominent northeast corner, strengthening the existing pedestrian connection between Broadway and Boren. Dynamic materials, including textural and color variations, will add to the diverse neighborhood character.

28STREET and ALLEY LEVELS

lobby

street trees back of sidewalk

ALL

EY

plantingstrip with

treelets@ alley

terr

ace

s

BOREN AVENUE

SpruceStreetStairs

Stairs to Boren

stormwater planterI I I ^0 20 40 N

entry hangout treelets @ alley

SPRUCE STREET R.O.W.

entryhangout

loa

din

g z

one

bioretentionplanter

PREFERRED SCHEME | Conceptual LandscapeC

29ROOF LEVEL

i n f o r m a l fire

mounded landcape with trees and fl owers

barbecue and seating informal fi reI I I ^0 20 40 N

bbq

moundedlandscape with

trees and fl owers terrace

landscape buffer

PREFERRED SCHEME | Conceptual LandscapeC

30

north

ASCHEME A

BLOCK

BSCHEME B

L-SHAPE

CSCHEME CBAR [PREFERRED]

SOLAR STUDIES | Spring / Fall Shown

BOREN AVE

E SPRUCE ST

ASCHEME A

BLOCK

ALL

EY

BRO

AD

WA

Y A

VE

BOREN AVE

E SPRUCE ST

ALL

EY

BRO

AD

WA

Y A

VE

BOREN AVE

E SPRUCE ST

ALL

EY

BRO

AD

WA

Y A

VE

BOREN AVE

E SPRUCE ST

ALL

EY

BRO

AD

WA

Y A

VE

BOREN AVE

E SPRUCE ST

ALL

EY

BRO

AD

WA

Y A

VE

BOREN AVE

E SPRUCE ST

ALL

EY

BRO

AD

WA

Y A

VE

BOREN AVE

E SPRUCE ST

ALL

EY

BRO

AD

WA

Y A

VE

BOREN AVE

E SPRUCE ST

ALL

EY

BRO

AD

WA

Y A

VE

BOREN AVE

E SPRUCE ST

ALL

EY

BRO

AD

WA

Y A

VE

PAGE INTENTIONALLY LEFT BLANK

32

Johnston Architects | PAST PROJECTS

ARTICULATED COLORS / MATERIALS COMMUNAL COURTYARD CREATIVE SITE DESIGN

FENESTRATION / MATERIAL PATTERNINGLIVABLE COMMUNAL SPACE

FINE-GRAIN ARCHITECTURAL DETAIL ARTICULATION OF MASSING

TACTILE MATERIALS

FENESTRATION / MATERIAL PATTERNING

STREET-LEVEL ENGAGEMENTCOMMUNAL COURTYARD

VISIBLE SUSTAINABLE PRACTICES

Documents

PAGE INTENTIONALLY LEFT BLANK - Seattle...915 e spruce street north Early Design Guidance May 4, 2016 DPD Project # 3022495 SITE PAGE INTENTIONALLY LEFT BLANK 3 HORIUCHI PARK north