SEATTLE DESIGN REVIEW€¦ · 29/7/2014 · Max FAR: 4 (4 x 21,600 SF = 86,400 SF Maximum allowable floor area) Exemptions/deductions from FAR: Residential use/Live-work units /Floor

SEATTLE DESIGN REVIEW

July 29, 2014 | Early Design Guidance Meeting 1

The Natasha Project - Proposed New Residential Construction Project (DPD #3017563)

1 ProjectSummaryandStatistics2 Zoning3 Zoning4 Neighborhood Context5 SIteAnalysis6 SiteAnalysis7 ExistingSiteConditions8 MassingOptionsComparison9 MassingOption1(CodeCompliant)10 MassingOption1(CodeCompliant)-SectionandPlan11 MassingOption1(CodeCompliant)-Mezzanineand TypicalResidential12 MassingOption213 MassingOption2-SectionandPlan14 MassingOption2-MezzanineandTypicalResidential15 MassingOption3(Preferred)16 MassingOption3(Preferred)-SectionandPlan17 MassingOption3(Preferred)-Mezzanineand TypicalResidential18 MassingOption3(Preferred)-P1/P2andAlternate AccessPlan19 DesignGuidelines20 DesignGuidelines21 DepartureRequest1-Setbacks22 DepartureRequest2-AreaCoverage23 DPD/SDOTRequest-WesternAve.andAlleyAccess24 ProjectExamples

TABLE OF CONTENTS

The Natasha Project2134 Western Avenue Early Design Guidance Meeting - DPD #3017563 29 July 2014

1

PROJECT SUMMARY

Theproposedbuildinglocatedat2134WesternAvenueinDowntown’sDMR/C85/65zonewithintheBelltownUrbanCenterVillageoverlay.Theproposedbuildingwillbe6storiesofresidential(5storiesoftypeVand1storyoftypeIA)overa(1)storyretailandlive/work(typeIA)base.OnehalffloorofparkingwillbeaccessedfromthealleyandtwoandahalffromWesternAvenue.

ThelotfrontsWesternAvenue(aclassIIpedestrianstreet)tothewest,BlanchardStreet(adesignatedgreenstreet)tothenorth,asharedalleytotheeastandasharedpropertylinetothesouth.Thesiteareais120’x180’andthesiteslopesdownapproximately13’fromeasttowestalongBlanchardStreet.

PROJECT STATISTICS

Number of Floors:Retail,Live/Work,ResidentialLobby 1Residential 6Below-gradeparking 2Total floors above grade 7 ProjectHeightAllowed 85’ProjectHeightProposed 82’-9”

Dwellingunits 160Parkingquantity 130

Project square footageL7 18,716SFL6 18,716SFL5 18,716SFL4 18,716SFL3 18,716SFL2 18,356SFL1Mezzanine 16,797SFL1 21,074SFP1 10,619SFP2 10,619SF

Residentialareaforcommonrecreationcalculations 111,936SFRequired (5% * 111,936 SF) 5,597 SF

Provided(interior) 1,924SFProvided(exterior) 19,190SFTotal SF 21,114 SF

CodeDepartures:

1. Coverageandfloorsizelimitsabove65’(23.49.158)2. SideandGreenStreetsetbacks(23.49.166)

DPD/SDOTRequest:

1. Parkingquantity,locationandaccessrequirements(23.49.019)

PROJECT SUMMARY AND STATISTICS


2ZONING

SITE

Address: 2134WesternAvenueKingCountyParcelNumber: 1977200505Zone: DMR/C85/65(DowntownMixedResidential/Commercial),BelltownUrbanVillage

DesignGuidelines: BelltownUrbanCenterVillage

SiteDimensions: 180’(frontsWesternAve)x120’(BlanchardStreet)x 120’(abutsadjacentexistingbuilding)x180’(Alley).

SiteArea: 180’(WesternAve)*120’(BlanchardSt.)=21,600SF

Seattle Zoning Analysis

Structure Height DMR/C85/65:85’MaximumHeight(residentialuse),65’Baseheight.(23.49.008.C.)Structureheightis85’orless,thereforeallextraresidentialfloorareashallbehousingbonusresidentialfloorareapursuanttoSection23.58A.014.(23.58A.012)

General Requirements for Residential Uses (23.49.010)CommonRecreationArea:Anareaequivalentto5%ofthetotalgrossfloorareainresidentialuse.(5%*111,936SF=5,597SF)Forlotsabuttingdesignatedgreenstreets,uptofifty(50)percentofthecommonrecreationarearequirementmaybemetbycontributingtothedevelopmentofagreenstreet.

Floor Area Ratio (23.49.011 Table A) BaseFAR:1(1x21,600SF=21,600SFBaseallowablefloorarea)MaxFAR:4(4x21,600SF=86,400SFMaximumallowablefloorarea)Exemptions/deductionsfromFAR:Residentialuse/Live-workunits/Floorareabelowgrade.

Overhead Weather Protection and Lighting (23.49.018)Continuousoverheadweatherprotectionshallberequiredalongtheentirestreetfrontage.

Parking Quantity, Location and AccessNoparkingisrequiredforusesonlotsinDowntownzones.(23.49.019.A.)BicycleParking:1spacerequiredforevery2dwellingunits.(23.49.019.E.)CurbcutLocation(23.49.019.H.1.) a.Ifalotabutsanalley,alleyaccessisrequired,unlesstheDirectorotherwisedeterminesundersubsection 23.49.019.H.1.c. b.&c.Departure1forthisproposalrequestsanadditionalaccesslocationoffofWesternAvenue,aClassII pedestrianstreet-Minorarterial(the#2preferenceper23.49.019.H.1.b.)CurbcutWidthandNumber.ThewidthandnumberofcurbcutsshallcomplywithSection23.54.030,Parkingspacestandards.(23.49.019.H.2.)


3

Minimum Sidewalk WidthsEstablishedbyMap1C(BlanchardStreet:Variable,WesternAvenue:15’)(23.49.022.A.)

Coverage and Floor Size Limits PerTableAfor23.49.158(Lotsize19,001-25,000SF;65feetorless=100%coveragepermitted;greaterthan65feetupto85feet=65%)DEPARTUREREQUESTED

Street Facade RequirementsStreetDesignationsperMap1F(BlanchardStreet:DesignatedGreenStreet,WesternAvenue:DesignatedClassIIPedestrianStreet)(23.49.162)Minimumfacadeheight(WesternAvenue:15’,BlanchardStreet:25’)(23.49.162.A.1)FaçadeSetbackLimits(23.49.162.B.1) a.15’orless;2’fromstreetpropertyline b.Greaterthan15’ 1.Nosetbacklimitsshallapplyuptoanelevationof15’. 2.Betweenelevationsof15’and35’abovesidewalkgrade,thefaçadeshallbelocatedwithin2’ofthestreetpropertyline.FacadeTransparencyRequirements(23.49.162.C.) 1.Facadetransparencyrequirementsapplytotheareaofthefacadebetweentwo(2)feetandeight(8)feetabovethesidewalk. 4.ClassIIpedestrianstreets(WesternAvenue)anddesignatedgreenstreets:Aminimumofthirty(30)percentofthestreet-level facadeshallbetransparent.BlankFacadeLimits(23.49.162.D.1.a) Two(2)feetandeight(8)feetabovethesidewalkatWesternAve(<7.5%grade) Four(4)feetandeight(8)feetabovethesidewalkatBlanchard(>7.5%grade)Streettreesarerequiredonallstreetsthathaveapedestrianclassificationandabutalot.(bothBlanchardStreet&WesternAvenue)(23.49.162.F.) Maximum Width and Depth PerTableAfor23.49.164(Greaterthan19,000SF&Greaterthan65feetupto125feet=120feetmaximumwidthanddepth)

Street Setback Requirements PerTableAfor23.49.166(Greaterthan120feetupto180feetFrontageonAvenue=20footRequiredSetbackAbove65Feet)GreenStreetSetbackatBlanchardStreetistenfeetforportionsofstructuresabove65feetinheighttoamaximumof85feet(23.49.166.B.1.)DEPARTUREREQUESTED

Alley ImprovementsMinimumalleyrightofwaywidthperTableCforSection23.53.030(Alldowntownzones=20feet)Forexistingalleyswhichdonotmeettheminimumwidth,adedicationequaltohalfthedifferencebetweenthecurrentalleyright-of-waywidthandminimumright-of-waywidthestablished.(20’alleywidthrequired–16’existingalleywidth=4’(50%)=2’alleydedicationrequired)(23.53.030.F.1)

ZONING

85’M

AXHEIGH

T

65’B

ASEHE

IGHT

20’SIDESETBACKABOVE65’

(CLASSIISTREET)

65%LOTCOVERAGEABOVE65’

10’SETBACKABOVE65’

(GREENSTREET)


4

ThissiteonthecornerofWesternAvenueandBlanchardStreetisuniqueinthatitsitsatthenorthedgeofPikePlaceMarketandthestartoftheBelltownneighborhoodwithitsrestaurantsandnightlife.WesternAvenuehasbecomepedestrianinnatureandwillcontinuetodevelopastheAlaskaWayWaterfrontPlanisimplementedandtheenvisionedparkletteatthenorthwestcorneriscompleted.

Thebuildingssurroundingthesiterangeinheightandarchitecturalcharacter,fromthe33-storybrickandconcretebuildingtotheeasttothe2-storybrickbuildingtothesouth.Architecturalconcreteandmirroredglassarealsofoundinthebuildingacrossthestreet.

NEIGHBORHOOD CONTEXT

1

5

9

2

6

10

3

7

11

4

8

12

1

2

3

6

7

8

5

12

11 9

A

M

B

C

D

E

H

K

F

G

I

J

L

10

4

A.CostPlusWorldMarketB.VitalTeaLeafTullysCoffeeC.SteinbrueckNatureGalleryD.ElliotBayBicyclesEwingandClark,INCVentanaApartmentsSushiBellaGalleryMackE.BuffaloDeli Sell Your SoleTuneHIFICherryStreetCoffeeHouseMudBayNorthwestWoodworkersUrbanHardwoodsF.GianDeCaroSartoriaTailorsG.DC/QuiksilverClothingH.PatagoniaArmyNavyStoreI.CellarsRestaurant Taco Del MarJ.RobbinsBrothersK.O’hanaFrontierRoomQueenCityGrillBelltownBilliardsL.GaryManuelStudioM.HasOffers


5SITE ANALYSIS

LookingNortheastfromSite

LookingSouthwestatSite

LookingNorthwestfromSite

LookingSoutheastatSite

LookingSouthwestfromSite

LookingNortheastatSite

LookingSoutheastfromSite

LookingNorthwestatSite

1 2

3 4

5 6

7 8

2

5

3

84

7

1

6


6SITE ANALYSIS

6

COPYRIGHT 2008 WEBER+THOMPSON MAY NOT BE REPRODUCED WITHOUT WRITTEN PERMISSION

01/22/08

2 1 3 4 W E S T E R N AV E N U E l S ITE ANALYS IS STREETSCAPE

BLANCHARD LOOKING SOUTH SITE

BLANCHARD LOOKING NORTH

6


01/22/08


BLANCHARD LOOKING SOUTH SITE

BLANCHARD LOOKING NORTH

SouthSideofBlanchardStreet

WestSideofWesternAvenue

EastSideofWesternAvenue

NorthSideofBlanchardStreet

7


01/22/08


WESTERN LOOKING WEST

WESTERN AVENUE LOOKING EASTSITE

A.LOOKIN

GSOUTH

A.LOOKINGEAST

SITE

SITE

A.LOOKINGEAST

B.LO

OKINGSO

UTH


7EXISTING SITE CONDITIONS

CLASSIIPEDESTRIANSTREET

POWERPOLE

POWERPOLE

POWERPOLE POWERPOLE POWERPOLE

GREENSTR

EET

C

DE F

A

A

B

C

A

C

DD

E

BPOWER

ANCHOREDTOWALL

2-WAYPARKING

LOTACCESS

2-WAYPARKING

LOTACCESS

(4)EXISTING12”SWEETGUMS(TOBEREMOVED)

ELEV+109.5’

16’ALLEY

11’SIDEW

ALK

9.5’SIDEWALK

ELEV+107’

ELEV+92’

SUMMER PM

SUMMER AM

WINTER AM

WINTER PM

ELEV+110’

ELEV+94’ELEV+93’

120’-0”PR

OPE

RTYWIDTH

180’-0”PROPERTYLENGTH

31

4

3

ViewSouthtoAlley

ViewWesttoWesternAvenue

PowerAttachedtoAdjacentBuilding

ViewNorthtoBlanchardStreet

3

1 2

4


8MASSING OPTIONS COMPARISON

MASSING OPTION 1 (CODE COMPLIANT) MASSING OPTION 2

MASSING OPTION 3(PREFERRED)

PROS

•Requiredsetbacksreducethevisualpresenceofthebuildinginitscontext.

•Thewestorientedcourtyardprovidesgreatermodulationofthemassabovetheretaillevel. •Allvehicularaccesstotheparkinggarageisconsolidatedthroughthealley.

PROS

•TheresidentiallobbylocatedawayfromtheretailcornerenlivenstheentireWesternAvenuefrontage.

•ResidentialbaywindowsprovidemodulationtotheBlanchardStreetfacade.

•AstrongwallalongWesternAvenuerespondstothebuildingtothewest.

PROS

•ResidentialbaywindowsaddtothepedestriannatureofWesternAvenue whilestillprovidingastrongstreetedge.

•Astrongretailcornerisconsistentwiththestreetleveltreatmenttothesouth.

•Therecessedfacadeactivelyexpressesthelocationofthelobbyentryto pedestrians.

CONS

•Requiredsetbacksreducethepotentialareadedicatedforthegreenroof.

•Vehicularaccessthroughthealleyonlyrequiresmoresquarefootage dedicatedtoparkinggaragerampsandreducestheamountofsquarefootageavailableforretailandlive/work.

•Thewesternfacingcourtyardreducesthenumberofresidentialunitswith enhancedviewsofthePugetSoundandOlympicMountains.

CONS

•Byseparatingtheresidentiallobbyfromtheretail,thepedestrianactivity levelatthecornerbecomesweakened.

•Byco-locatingtheresidentiallobbyandtheWesternAvenueparkingaccess,pedestrianandvehicleinteractionbecomesincreased.

•AstrongwallalongWesternAvenueofferslessvariationinformandscale.

CONS

•Byco-locatingtheretailandresidentiallobbyatthecorner,theoverallactivityacrosstheWesternAvenuefrontagebecomesreduced.

•WesternAvenueparkinggarageaccessincreasestheinstancesofpedestrianandvehicleinteraction.

•TheeasternfacingcourtyardoverlooksthealleyinsteadofthePugetSoundandOlympicMountains.


9

ViewLookingWestAlongBlanchardStreet

ViewatBlanchardStreetandWesternAvenue

ViewLookingNorthAlongWesternAvenue

MASSING OPTION 1 (CODE COMPLIANT)

Requiredsetbacksreducethevisualpresenceofthebuildinginitscontext.

ThewesternfacingcourtyardreducesthenumberofresidentialunitswithenhancedviewsofthePugetSoundandOlympic

Mountains.

Retail Live/workLobby

Astrongcorneratthealleyhelpsdifferentiatetheproposedbuildingfrom

thebuildingtotheeast.

Thesetbackabove65’isnotconsistentwiththemassingoftheadjacentbuilding.

Astrongretailcornerisconsistentwiththestreetleveltreatmenttothesouth.

Vehicularaccessthroughonlythealleyrequiresmoresquarefootagededicated

toparkinggarageramps.

Thewestorientedcourtyardprovidesgreatermodulationofthemassabovethe

retaillevel.

Requiredsetbacksreducethepotentialareadedicatedforthegreenroof.

Setbackallowsforwindowfenestrationsalongthesouthpropertyline.

RetailCorner

Courtyard

Live/WorkLobby

WESTERNAVENUE

ALLEY

BLAN

CHAR

DSTRE

ET

ParkingaccessoffAlley

ResidentialEntryOffWestern

Live/WorkEntriesOffWestern

RetailEntries

BLANCHARDSTREET

WESTE

RNAV

ENUE

1STAVE

NUE

99SOU

TH

ELLIOT

AVE

NUE

LENORASTREET

2NDAVEN

UE


10MASSING OPTION 1 (CODE COMPLIANT) - SECTION AND LEVEL 1

BUILDING SECTION

ALLEY+107’@SIDEWALK

+170’@TERRACE

+176’-6”

WESTERN

AVE

NUE

COURTYARD

LIVE/WORK

POTENTIALL/WMEZZ.

OPEN1-BED

OPEN1-BED

OPEN1-BED

OPEN1-BED

OPEN1-BED

OPEN1-BED

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

RESIDENTIALPARKING

SLOPEDPARKINGSLAB SLOPEDPARKING

SLAB

RESIDENTIALPARKING

MAX.ALLOWABLEHEIGHT:85’-0”

ADJACENT BUILDING

+/-36’EXCAVATION +/-21’

EXCAVATION

+92’@SIDEWALK

65’-0

” 85’-0

”

12.5%SLOPE@SIDEWALK

AREAUNDERSLOPEDRAMPUNEXCAVATED

LEVEL 1 MEZZANINE PLAN

RESIDENTIALPARKINGGARAGE(33STALLSTHISFLOOR)

MECH/SERVICES

MECH/SERVICES

RAMPINGDN

RAMPIN

GDN

WESTERNAVENUE

ALLEY

BLAN

CHAR

DSTRE

ET

POTENTIALLOBBY

MEZZANINE

POTENTIALRETAIL

MEZZANINE

POTENTIALLIVE/WORKMEZZANINES

SLOPEDPARKINGSLAB


11

TYPICAL RESIDENTIAL PLAN

2-BEDROOM1080SF

1-BEDROOM636SF

1-BEDROOM610SF

1-BEDROOM678SF

1-BEDROOM751SF

1-BEDROOM636SF

1-BEDROOM762SF

1-BEDROOM713SF

2-BEDROOM980SF

1-BEDROOM703SF

2-BEDROOM958SF

2-BEDROOM903SF

STUDIO477SF

STUDIO477SF

STUD.396SF

STUD.396SF

STUD.396SF

OPEN1-BED545SF

OPEN1-BED545SF

OPEN1-BED545SF

OPEN1-BED545SF

OPEN1-BED545SF

OPEN1-BED545SF

OPEN1-BED545SF

OPEN1-BED523SF

COURTYARD

MASSING OPTION 1 (CODE COMPLIANT) - MEZZANINE AND TYPICAL RESIDENTIAL

LEVEL 1 PLAN


MECH.

MECH/SERVICES

WESTERNAVENUE

ALLEY

BLAN

CHAR

DSTRE

ET

RETAIL1,103SF

LOBBY963SF

LIVE/WORK735SF

LIVE/WORK735SF

LIVE/WORK735SF

LIVE/WORK735SF

LIVE/WORK735SF

RAMPINGDN

RAMPINGDN

EXISTING9.5’SIDEWALKTOREMAIN

EXISTING11’SIDEWALKTO

REMAIN


12MASSING OPTION 2

Below-GradeParkingAccessOffWestern

RetailCorner

Courtyard

Live/WorkLobby




Theresidentiallobbylocatedawayfromtheretailcornerenlivenstheentire

WesternAvenuefrontage,butweakenstheactivitylevelatthecorner.

AstrongwallalongWesternAvenuerespondstothebuildingtothewest,butofferslessvariationinformandscale.



ResidentialbaywindowscontinuethepedestriannatureofWesternAvenueup

BlanchardStreet.

Astrongretailcornerisconsistantwiththestreetleveltreatmenttothesouth.

Thebuilding’smassingmatchesthatofthesurroundingenvironment.

Aneasternfacingcourtyardprovidesenhancedviewsformoreresidentialunits

alongWesternAvenue.

Byco-locatingtheresidentiallobbyandtheWesternAvenueparkingaccess,

pedestrianandvehicleinteractionbecomesincreased.


WESTERNAVENUE

ALLEY

BLAN

CHAR

DSTRE

ET

Retail Live/work Lobby




RetailEntries

BLANCHARDSTREET

WESTE

RNAV

ENUE

1STAVE

NUE

99SOU

TH

ELLIOT

AVE

NUE

LENORASTREET

2NDAVEN

UE


13MASSING OPTION 2 - SECTION AND LEVEL 1

LEVEL 1 PLANBUILDING SECTION


WESTERN

AVE

NUE

COURTYARD

LIVE/WORK

POTENTIALLIVE/WORKMEZZANINE

OPEN1-BED

OPEN1-BED

OPEN1-BED

OPEN1-BED

OPEN1-BED

OPEN1-BED

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

OFF-ALLEYPARKING


SLAB

OFF-WESTERNAVE.PARKING


ADJACENT BUILDING


EXCAVATION

+92’@SIDEWALK

65’-0

” 85’-0

”


MECHANICAL/SERVICES

MECH/SERVICES

WESTERNAVENUE

ALLEY

BLAN

CHAR

DSTRE

ET

RETAIL2,030SF

LOBBY1,248SF

LIVE/WORK1,180SF

LIVE/WORK1,180SF

LIVE/WORK1,180SF

LIVE/WORK980SF

RAMPINGDN

RAMPINGDN

PARKINGGARAGEENTRY



REMAIN

12.5%SLOPE@SIDEWALK


+170’@TERRACE

+176’-6”


14

LEVEL 1 MEZZANINE PLAN


PARKINGGARAGEENTRY

MECH/SERVICES

MEZZANINE

MECH/SERVICES

RAMPIN

GDN

WESTERNAVENUE

ALLEY

BLAN

CHAR

DSTRE

ET

POTENTIALLOBBY

MEZZANINE

POTENTIALRETAIL

MEZZANINE


TYPICAL RESIDENTIAL PLAN

OPEN1-BED563SF

2-BEDROOM1,080SF

2-BEDROOM980SF

1-BEDROOM668SF

1-BEDROOM668SF

STUDIO400SF

1-BEDROOM566SF

1-BEDROOM673SF

1-BEDROOM628SF

1-BEDROOM741SF

COURTYARD

1-BEDROOM731SF

1-BEDROOM636SF

2-BEDROOM958SF

2-BEDROOM1,068SF

OPEN1-BED563SF

OPEN1-BED563SF

OPEN1-BED563SF

OPEN1-BED563SF

OPEN1-BED563SF

STUD.425SF

STUD.397SF

STUD.397SF

STUD.397SF

STUDIO477SF

STUDIO477SF

STUD.400SF

MASSING OPTION 2 - MEZZANINE AND TYPICAL RESIDENTIAL


15MASSING OPTION 3 (PREFERRED)




ResidentialbaywindowsaddtothepedestriannatureofWesternAvenuewhile

stillprovidingastrongstreetedge.

Byco-locatingtheretailandresidentiallobbyatthecorner,theoverallactivityacrosstheWesternAvenuefrontage

becomesreduced.



TheeasternfacingcourtyardoverlooksthealleyinsteadofthePugetSoundand

OlympicMountains.

Astrongretailcornerisconsistentwiththestreetleveltreatmenttothesouth.

AstrongwallalongBlanchardcontinuesthefacadetreatmentofthebuildingtothe

east.

Therecessedfacadeactivelyexpressesthelocationofthelobbyentryto

pedestrians.

WesternAvenueparkinggarageaccessincreasestheinstancesofpedestrianand

vehicleinteraction.


BLANCHARDSTREET

WESTE

RNAV

ENUE

1STAVE

NUE

99SOU

TH

ELLIOT

AVE

NUE

LENORASTREET

2NDAVEN

UE

Courtyard

WESTERNAVENUE

ALLEY

BLAN

CHAR

DSTRE

ET

Retail Live/workLobby


Below-GradeParkingAccessOffWestern

RetailCorner

Live/Work

Lobby

RetailEntryOffWestern




16MASSING OPTION 3 (PREFERRED) - SECTION AND LEVEL 1

LEVEL 1 PLAN


MECHANICAL/SERVICES

MECH/SERVICES

WESTERNAVENUE

ALLEY

BLAN

CHAR

DSTRE

ET

RETAIL1,937SF

LOBBY1,105SF

LIVE/WORK1,180SF

LIVE/WORK1,180SF

LIVE/WORK1,180SF

LIVE/WORK980SF



REMAIN

RAMPINGDN

RAMPINGDN

BUILDING SECTION


WESTERN

AVE

NUE

COURTYARD

LIVE/WORK

POTENTIALLIVE/WORKMEZZANINE

OPEN1-BED

OPEN1-BED

OPEN1-BED

OPEN1-BED

OPEN1-BED

OPEN1-BED

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

OFF-ALLEYPARKING


SLAB

12.5%SLOPE@SIDEWALK


OFF-WESTERNAVE.PARKING


ADJACENT BUILDING


EXCAVATION

+92’@SIDEWALK

65’-0

” 85’-0

”

+170’@TERRACE

+176’-6”

PARKINGGARAGEENTRY


17MASSING OPTION 3 (PREFERRED) - MEZZANINE AND TYPICAL RESIDENTIAL

LEVEL 1 MEZZANINE PLAN TYPICAL RESIDENTIAL PLAN

1-BEDROOM636SF

1-BEDROOM636SF

1-BEDROOM610SF

2-BEDROOM940SF

2-BEDROOM1,080SF

2-BEDROOM1,068SF

2-BEDROOM980SF

2-BEDROOM958SF

STUDIO477SF

STUD.396SF

STUD.396SF

STUD.396SF

STUDIO477SF

STUD.425SF

STUD.425SF

OPEN1-BED585SF

OPEN1-BED585SF

OPEN1-BED585SF

OPEN1-BED585SF

OPEN1-BED585SF

OPEN1-BED585SF

STUDIO400SF

1-BEDROOM610SF

1-BEDROOM747SF

1-BEDROOM636SF

1-BEDROOM731SF

COURTYARDRESIDENTIALPARKINGGARAGE

(32STALLSTHISFLOOR)

PARKINGGARAGEENTRY

MECH/SERVICES

MEZZANINE

MECH/SERVICES

RAMPIN

GDN

WESTERNAVENUE

ALLEY

BLAN

CHAR

DSTRE

ET

POTENTIALRETAILMEZZANINE

POTENTIALLOBBY

MEZZANINE



18


MECH/SERVICES

MASSING OPTION 3 (PREFERRED) - P1/P2

RAMPINGDN

RAMPINGDN

LEVEL P1/P2


19

WESTERNAVE.BLAN

CHAR

DST.

FUTUREBLANCHARDST.PARK

B-1

DESIGN GUIDELINES

WESTERN

AVE

.

ELLIOTT

AVE

.

ALLEY

1STAVE

.

for DOWNTOWN DEVELOPMENT

B.ARCHITECTURALEXPRESSION•B-1 RespondtotheNeighborhoodContext -ResidentialbaywindowsaddtothepedestriannatureofWesternAvenuewhilestill providingastrongstreetedge. -Thenodeofpedestrianactivityattheretailandlobbyspacescomplementsthe BlanchardSt.Park,whichispartoftheWaterfrontMasterPlan.

•B-2 CreateaTransitioninBulk&Scale -Sincethepropertydoesnotfallattheedgeofadowntownzone,thebulkandscale oftheproposeddesigniscompatiblewiththatofthesurroundingarea.Therequested setbackdeparturesfurtherreinforcethiscontinuity.

•B-3 ReinforcePositiveUrbanForm&ArchitecturalAttributes -Inresponsetothesurroundingcontext,0’setbacksatthestreetareincorporatedinto theproposeddesign.

•B-4 DesignaWellProportioned&UnifiedBuilding -ThebaywindowsprovidemodulationinthefacadealongWesternAve.

A.SITEPLANNING&MASSING•A-1 RespondingtothePhysicalEnvironment -Themassingoftheproposeddesignmimicsthatofthebuildingstotheeastandwest. -TherearepotentialviewsofElliottBay,PugetSoundandMountRainier.

•A-2 EnhancetheSkyline -Themassoftheproposeddesignenhancestheskylinebyprovidingdeviationand finishingouttheblockinsuchamannerthatissympathetictothesurroundingcontext.

A-1 A-1 A-2

B-1

B-3


20DESIGN GUIDELINES

C.THESTREETSCAPE•C-1 PromotePedestrianInteraction -Asidewalkbulb(currentlypartoftheWaterfrontMasterPlan)createsapedestrian- centricspace.

D.PUBLICAMENITIES•D-1 ProvideInviting&UsableOpenSpace -Theproposeddesignincludesagreenroof,aroof-topterraceandacourtyard.

E.VEHICULARACCESS&PARKING•E-1 MinimizeCurbCutImpacts -Therearethreeexistingcurbcuts:twowillberemovedandonewillremainatWestern Ave.Thesecondvehicularentrywillbeinthealley.

for the BELLTOWN URBAN CENTER VILLAGE C.THESTREETSCAPE•C-5 EncourageOverheadWeatherProtection -Overheadweatherprotectionaddstoacomfortablepedestrianenvironment.

D.PUBLICAMENITIES•D-2 EnhancetheBuildingWithLandscape -Landscapingalongthestreet(specificallyatthesidewalkbulb)andontheroof enhancesaperson’sexperience.

•C-4 ReinforceBuildingEntries -Adjacententriesfortheretailandlobbyspacesreinforcesbothanactivecornerand buildingsecurity.Thelobbyentrylocationisvisuallyreinforcedbytherecessedfacade.

•C-3 ProvideActive-NotBlank-Facades -Glazingattheretail,lobby,andlive/workspaceshelpstoengagepedestrians.

•C-2 DesignFacadesofManyScales -Thedouble-heightfloor-to-flooratstreetlevelprovidesvariationinfacadescaleand enhancestheactivefacadebyincreasingvisualinterestforpedestrians.

•D-3 ProvideElementsThatDefinePlace -Distinctivelandscapingandpossiblepublicartatthesidewalkbulbhelptodefinea senseofpublicplace.

•E-2 IntegrateParkingFacilities -The130parkingspacesarevisuallyminimizedbybeingsetbelow-grade.

•C-6 DeveloptheAlleyFacade -Thesecondparkinggarageentryprovidesamoredynamicandsafealleyenvironment.

WESTERNAVE.

BLAN

CHAR

DST.

C-1

C-3

GREENROOF

COURTYARD@2ndFloor

ROOFTERRACE

D-1

WESTERNAVE.

BLAN

CHAR

DST. ALLEY

VEHICLEENTRY

VEHICLEENTRY

E-1C-5

WESTERN

AVE

.

2x

xx

x

x

x

x

C-2

WESTERNAVE.

BLAN

CHAR

DST.

LOBBYENTRY

RETAILENTRY

C-4


21

BLAN

CHAR

DST.

LENORA

ST.

PROPOSEDDESIGN(7STORY)

EXISTING(7STORY)

EXISTING(2STORY)

EXISTING(2STORY)

PROPE

RTY

LINE

PROPE

RTY

LINE

PROPE

RTY

LINE

PROPE

RTY

LINE

PROPE

RTY

LINE

10’20’ 20’20’ 20’60’

60’ 40’ 80’120’LINEOFCODECOMPLIANTSETBACKS

92’

65’

85’

ITEM DEVELOPMENTSTANDARDS REQUIREMENT PROPOSED DIFFERENCE CONSIDERATIONS1A 23.49.166DowntownMixed

Residential,streetfacaderequirements

TableARequiredSideSetbacksAbove65Feet,DMRZonesOutsideSouthDowntownExceptDMR/R85/65ZonesFrontageonAvenue-->Greaterthan120feetupto180feetReq.SetbackAbove65’-->20feet

Werequestareductionofthe20feetSideSetbackabove65feetto0feet.

20feetofSideSetback. WithregardtotheSideSetbackDeparturerequest,the2adjacentpropertiestothesouthareboth2-storystructuresandareonlyacombinedwidthof100feet.Thebuildingtothesouthofthosepropertiesisa6-storybuildingthatisbuilttothepropertylinewithoutasetback.Imposingthesetbackonthedevelopmentsitewouldsetprecedentfortheparcelstothesouthleavingawidthofonly60’above65feetforstructureandwouldbeinconflictwiththeexistingconditionsontheblock.ThisrequestsupportsDesignGuidelineA1(RespondthethePhyscialEnvironment)byreinforcingthebuilding’srelationshipwiththeexistingandfuturesurroundingenvironment.

1B 23.49.166DowntownMixedResidential,streetfacaderequirements

B.GreenStreetSetbacks.InDMRzonesoutsideSouthDowntown,exceptinDMR/R85/65zones,asetbackisrequiredfromthestreetlotlineabuttingagreenstreetdesignatedonMap1B.Thesetbackshallbeasfollows:

1.Tenfeetforportionsofstructuresabove65feetinheighttoamaximumof85feet

Werequestareductionofthe10feetGreenStreetSetbackabove65feetto0feet.

10feetofGreenStreetSetback.

DuetothesteepslopealongBlanchardStreet,thebaseoftheadjacentbuildingtotheeastisapproximately32feethigherthatthebaseoftheproposedbuilding.Thismakesthe65feetheightlowerthanthatoftheadjacentbuilding.Theresidentialtowerportionoftheadjacentbuilding,whichstartsat169’(terraceheight),issetbackfromtheBlanchardSt.propertylineby40’.Theviewtothesouthfromthe“framedviewingarea”ontheadjacentbuilding’sterracebeginsat9’inwardfromthepropertyline,sothe10’GreenStreetsetbackdeparturewouldpotentiallyhinderonly1footofaperson’sviewfromtheterrace.ThisrequestwouldallowtheproposeddesigntocomfortablycontinuethemassingoftheadjacentbuildingalongBlanchardSt.inresponsetoDesignGuildelineB3(Reinforcethepositiveurbanform&architecturalattributesoftheimmediatearea).

DEPARTURE REQUEST 1 - SETBACKS

40’

10’GREENSTREETSETBACK

20’SIDESETBACK

1STAVE.

BLAN

CHAR

DST.

WESTERNAVE.

A

9’

1’

PROPERTYLINE@BLANCHARDST.

EDGEOF“FRAMEDVIEWINGAREA”ATTERRACE

RESIDENTIALTOWER


22DEPARTURE REQUEST 2- AREA COVERAGE

Section showing the relative height of the adjacent building to the east

92’

124’

537’

107’WESTERN

AVE

.

ALLEY1S

TAV

E.

65’

76’-3

”82

’-9”

85’

32’

PROPOSEDDESIGNSTANDS6’-6”HIGHERTHANADJACENTBUILDING

CODECOMPLIANTAREACOVERAGE14,040SF

PROPOSEDDESIGNAREACOVERAGE18,239SF

10’

20’

WESTERNAVE.

BLAN

CHAR

DST.

ALLEY

ITEM DEVELOPMENTSTANDARDS REQUIREMENT PROPOSED DIFFERENCE CONSIDERATIONS2 23.49.158DowntownMixed

Residential,coverageandfloorsizelimits

TableAPercentCoveragePermittedbyLotSizeLotsize=180’x120’=21,600SF(19,001-25,000SF)ElevationofPortionofStructure≤65’-->100% Greaterthan65feetupto85feet-->65%65%x21,600=14,040 SF

Werequestanincreaseintherequired65%areacoverageabove65’(14,040SF)to85%(18,239SF)areacoverage.

4,199SFofadditionalcoverageatfloors6and7each.

ThepropertytotheeastiszonedDMR/Randisnotsubjecttothesamecoveragerestriction.Theaddedareacoveragerequested(inconjunctionwithDeparture#2)wouldnotadverslyaffectviewsandwouldhelpreinforcethepositiveurbanformalreadysetbybuildingsintheimmediatevicinity.


23DPD/SDOT REQUEST - WESTERN AVE. AND ALLEY ACCESS

DEVELOPMENTSTANDARD REQUIREMENT PROPOSED DIFFERENCE CONSIDERATIONS23.49.019Parkingquantity,locationandaccessrequirements,andscreeningandlandscapingofsurfaceparkingareas.

23.49.019.H.1cTheDirectormayalloworrequireaccessfromaright-of-wayotherthanoneindicatedbysubsection23.49.019.H.1.aor23.49.019.H.1.bif,afterconsultingwiththeDirectorofTransportationonwhetherandtowhatextentalternativelocationsofaccesswouldenhancepedestriansafetyandcomfort,facilitatetransitoperations,facilitatethemovementofvehicles,minimizetheon-streetqueuingofvehicles,enhancevehicularsafety,orminimizehazards,theDirectorfindsthatanexceptiontothegeneralpolicyiswarranted.Curbcutcontrolsondesignatedgreenstreetsshallbeevaluatedonacase-by-casebasis,butgenerallyaccessfromgreenstreetsisnotallowedifaccessfromanyotherright-of-wayispossible.

WerequestoneparkingaccesstobepermittedtotheproposedstructureatthelocationofanexistingparkingaccesscurbcutalongWesternAvenue.Additionally,oneparkingaccessisproposedfromtheabuttingalleyinconformancewith23.49.019.H1.aforatotaloftwoparkingaccesspoints.

1additionalparkingaccess. Theexistingsitetopographyandrelatedbuildinggeometryrequiresthisdepartureinordertoprovideadequateaccesstoprovidebelow-gradeparkingfacilities.Twoparkingaccesspointsworktoreduceparkingtrafficquantitiesatthealleyandcurbcut.PerSMC23.49.019.H.1c,right-of-wayaccessisnotpermittedfromGreenStreets.BlanchardStreetisadesignatedGreenStreet,andthereforenotaviableoptionforparkingaccess.Webelievethatthere-useoftheexistingWesternAvenueparkingcurbcutaccessenhancespedestriansafetyandcomfort,facilitatesthemovementofvehicles,minimizestheon-streetqueuingofvehicles,enhancesvehicularsafetyandminimizespotentialhazards.InresponsetoDesignGuidelineE1(MinimizeCurbCutImpacts),thisrequestremovesoneofthetwoexistingcurbcutsoffofWesternAve.andreplacesitwiththeaccesspointthroughthealley.


MECH/SERVICES

MEZZANINE

MECH/SERVICES

RAMPINGDN

WESTERNAVENUE

BLAN

CHAR

DSTRE

ET

POTENTIALLOBBY

MEZZANINE

POTENTIALRETAIL

MEZZANINE


BLANCHARD STREET PARKING ENTRY PLAN

BLANCHARD STREET PARKING ENTRY PERSPECTIVE

PARKINGGARAGEENTRY


24

Staybridge Hotel on Aurora (UnderConstruction)

TRIOCondominiums(Complete2007)

BallardBlocks(Complete2009)

AlaskaBuilding-HotelRenovation/Addition(Complete2009)

80 South Main Street(InDesign)

DowntownerII(InDesign)

Publix(InDesign)

BelayApartments(Complete2013)

PROJECT EXAMPLES

Documents

SEATTLE DESIGN REVIEW€¦ · 29/7/2014 · Max FAR: 4 (4 x 21,600 SF = 86,400 SF Maximum allowable floor area) Exemptions/deductions from FAR: Residential use/Live-work units /Floor