104 denny way - proposed new residen al construc …€¦ · 104 denny way - proposed new residen...

18 November 2015104 Denny WayEarly Design Guidance Mee ng - DPD #3020197

SEATTLE DESIGN REVIEW

104 Denny Way - Proposed New Residen al Construc on Project (DPD #3020197)

1 Exis ng Site Plan2 Site Analysis3 Exis ng Site & Goals 4 Exis ng Site Views5 Neighborhood Context 6 Site Context: Present and Future Developments7 Zoning Analysis8 Zoning Analysis Con nued9 Denny Way Streetscape Concept Plan & Uptown Urban Design Framework10 Response to Design Guidelines 11 Massing Op ons - Comparison12 Massing Op on A13 Massing Op on A - P1, P2, First Floor 14 Massing Op on A - Upper Levels15 Massing Op on B 16 Massing Op on B - P1, P2, First Floor17 Massing Op on B - Upper Levels18 Massing Op on C19 Massing Op on C - P1, P2, First Floor20 Massing Op on C - Upper Levels21 Massing Op on Shadow Comparison - September 21st22 Departure 1: Street-Level Development Standards23 Departure 2: Height, Bulk and Scale Compa bility24 Inspira on Images25 Materials Inspira on

TABLE OF CONTENTS

104 DENNY WAY

This proposed building is located at 104 Denny Way in Sea le’s NC3-65 zone within the Uptown Urban Center designa on. The proposed building will be 5 levels of residen al over 1 level of commercial containing approximately 160 units (8 live/work and 152 residen al), 2,000 square feet of commercial space, and 120 parking stalls accessed from the shared alley. The lot fronts Denny Way to the south, 1st Avenue North to the west, abuts an adjacent property to the north, and has shared alley access to the west. The site area is approximately 240’x120’ and slopes down from north to south along 1st Avenue North.

PROJECT SUMMARYNovember 18, 2015 | Early Design Guidance Mee ng 1


EXISTING SITE PLAN 1

Not to Scale

Exis ng Site Condi ons

LOCATIONS: The site is located in the Uptown neighborhood at the corner of Denny Way and 1st Avenue North. There is an exis ng wood and masonry building as well as a parking lot on the site.

EXISTING USES: The exis ng building houses four tenant spaces: Hula Hula, Tini Biggs, Champion Wine Cellars, and Morfey’s Cakes.

TOPOGRAPHY: The site rises from the lowest corner at the southwest side approximately 3’-8” to the east, and 10’-6”to the north. The greatest slope occurs from the southeast corner to the northeast corner which is a 12’-6” diff erence in grade.

TREES: There are four exis ng trees on the site. Two are located in a landscape buff er on the south facing Denny Way. The other two are smaller trees off of 1st Avenue North. One is located in a landscape buff er, and the other is planted in the middle of the sidewalk to allow for transit views from the bus stop.

VIEWS: Important views include Ellio Bay, Belltown, and the Space Needle.

SOLAR ACCESS: Solar access will be most prominent from the South and West. Exis ng and proposed buildings to the North and East are planned to be located at a higher grade plane.

TRAFFIC: Traffi c fl ow is heavy along Denny Way. 1st Avenue North is also a busy route which serves public transport and bike lanes and is a one way street. The intersec on of Denny Way and 1st Avenue North serves as a gateway from downtown to Uptown (Lower Queen Anne).

PARKING: The exis ng site has a parking lot.

PUBLIC TRANSIT: An exis ng bus shelter for the bus stop is located on the sidewalk fron ng 1st Avenue North. Buses accessed from this sta on include 1, 2, 8, 13, and the D Line.

WALKABILITY: Neighborhood des na ons include Sea le Center and the Olympic Sculpture park. Lower Queen Anne and Belltown neighborhoods are both within walking distance.


SITE ANALYSIS

West View 1st Ave. N

East View 1st Ave. N

South View Denny Way

North View Denny Way

PROJECT SITE

PROJECT SITE

A

C

D

B

PROJECT SITE

North Eleva on

Exis ng Site

2

A

B

CD


PRINCIPAL ARTERIAL

SEATTLEHOUSING

AUTHORITY

UNIVERA

TRAFFIC SIGNAL

WA

RR

EN

AV

E. N

: AC

CE

SS

STR

EE

T

SHELLGASOLINE

PARKING

GARAGE

PLAZAGARIBALDI

FIRSTUNITED

METHODIST

APARTMENTBUILDING

APARTMENTBUILDING

AXISAPARTMENTS

APARTMENTBUILDING

UNIVERA BUILDING

SUN PATH

Scale 1/64” = 1’-0”

2-WAY

EXISTING SITE & GOALS

PARKING

GARAGE1ST

AVE

. N: P

RIN

CIP

AL

AR

TER

IAL

APARTMENTBUILDING

ELLIOTTBAYVIEW

3-WAY

2-WAY

JOHN STREET: ACCESS STREET

2ND

AV

E. N

: AC

CE

SS

STR

EE

T

APARTMENTBUILDING

ARKONAAPARTMENTS

PLYMOUTHPLACE

APARTMENTBUILDING

WA

RR

EN

PL.1ST AVE. MINOR ARTERIAL

EAGLE S

T.

BAY S

T.SUBWAY MATAE

BELLTOWNCONDOMINIUMS

SEA SOUNDS

PACIFIC

SCIENCE CENTER

PARKING

GARAGE

APARTMENTBUILDING

CENTERVIEWAPARTMENTS

2ND AVE. PRINCIPAL ARTERIAL

TRAFFIC SIGNAL DENNY WAY: TRAFFIC

SIGNAL

UPTOWNCHINA

NORTHWESTWORK LOFTS

APARTMENTBUILDING

FIC

QU

EE

N A

NN

E A

VE

. N: P

RIN

CIP

AL

AR

TER

IAL

WESTERN AVE.: PRINCIPAL ARTERIAL

AC

CE

SS

2-WAY

117 JOHN ST.

THE BERNARD

20’ ALLEY IMPROVEMENT FOR NEW PARKING GARAGE ACCESS

104DENNY

WAY

3

101 JOHN STREET

124 DENNY WAY

PRINCIPAL ARTERIAL

BUS STOP

BUS STOP

BUS STOP

BUS STOP

1

UPTOWNGATEWAY

ONE WAY - SOUTH ONE WAY - NORTH


Plan - Not to Scale

EXISTING SITE VIEWS 4

VIEWS TO SPACE NEEDLE

VIEWS TO QUEEN ANNE

VIEWS TO ELLIOTT BAY VIEWS TO BELLTOWN & DOWNTOWN CORE

VIEWS TO KEY ARENA

Space NeedleBelltown & Downtown Ellio Bay West Key ArenaQueen Anne Neighborhood

104DENNY

WAY

Ellio Bay South (Plymouth Place & Arkona Apartments)


The project site, located at the southwest corner of Denny Way and 1st Avenue N, sits at the edge of the Uptown Urban Center, across Denny Way from Belltown Urban Center Village in Sea le. This Urban Center is characterized by its loca on to Sea le Center, civic ac vity, businesses, and a variety of new residen al scaled development. The blocks immediately surrounding the site are currently undergoing signifi cant development of apartments and mixed-use buildings that range in height and architectural expression which add to the increasing density of the neighborhood.

New developments in the neighborhood have been conscious of maintaining the urban context while promo ng mixed use development. Focus has been put on enhancing the pedestrian experience by establishing human scale elements, interest and ac vity along the street frontage.

NEIGHBORHOOD CONTEXT

A. Key ArenaB. The Pacifi c Science CenterC. Sea le Center: Sea le Children’s Museum EMP Museum Space Needle

B

5

F

D

1

A

2

3

4

1 2 3

54

E

C

Plymouth Place

Matae CondominiumsCenterview Apartments

Arkona Apartments 117 John Street

D. Olympic Sculpture Park E. Sea le Housing Authority F. Po ery Northwest

6Trio Condominiums

6

5


SITE CONTEXT: PRESENT AND FUTURE DEVELOPMENTS

1

2

3

4

5

1124 Denny Way

6

101 John Street2 3

The Bernard

101 Denny Way4 5 6

First United Methodist Church150 Denny Way Parking Garage

6

MUP #3010551

DPD #3015680

DPD #3015549


ZONING ANALYSISZoneNC3-65 (Neighborhood Commercial), Uptown Urban Center

Design GuidelinesUptown (Urban Center)

Site Area240’ (1st Avenue N) * 120’ (Denny Way) = 28,690 SF

Permi ed Uses (23.47A.004) Residen al, Commercial including Live-Work Units

Structure Height (23.47A.012.A)NC3-65: 65’ Max Height

Floor Area Ra o (23.47A.013 Table A) Single Use FAR: 4.25 (121,933 SF)Max Mul ple Uses: 4.75 (136,278 SF)

Building Areas (maximizing FAR):Residen al 121,933 SFNon-Residen al 14,345 SF = 136,278 Building Area Parking 55,100 SFTotal 191,378 SF

DMC-65

NC3-65

DMR/R125/65

C2-40King County Parcel Number1989201430104

DENNYWAY

1ST

AVE

N

WA

RR

EN

AV

E N

2ND

AV

E N

QU

EE

N A

NN

E A

VE

N

DENNY WAY

1ST AVE

2ND AVE

BAY S

T

EAGLE S

T

WESTERN- AVE

NC3

-85

DMR/C125/65

7

65’ (151.25’)

VARIES - REFER TO SECTIONS

AVG. GRADELEVEL

ACTUAL HEIGHT

MAX. HEIGHT


Alley Improvement in all Zones (23.53.030.F)When an exis ng alley is used for access to parking spaces and the alley does not meet the minimum width in subsec on D, a dedica on equal to half the diff erence between the current alley right-of-way width and minimum right-of-way width established in subsec on D shall be required. Alley right-of-way width required = 20 feetExis ng Alley right-of-way = 16 feetAlley right-of-way dedica on = 2 feet

Setback Requirements (23.47A.014)No required setbacks

Structure Height Measurement (23.86.006.A.1)Average Grade is calculated at the midpoint, measured horizontally, of each exterior wall of the structure or at the midpoint of each side of the smallest rectangle that can be drawn to enclose the structure.Refer to Uptown Neighboorhood Design Guidelines for height departure informa on.

(92’x121.91’)+(88.68’x239.61’)+80.66’x119.96’)+(83.98’+239.62’)121.91’+239.61’+119.96’+239.62’

= 86.25’ Average Grade Level

EL. +88.68’

EL. +80.66’

EL. +83.98’

Live Work Units (23.47A.004.G)Live-work units shall be deemed a non-residen al use.

Residen al Units at Street Level (23.47A.005.C)Residen al uses may occupy no more than 20% of the street-level street-facing facade

Required Landscaping (23.47A.016)Sea le Green factor score of .30 or greaterExis ng street trees shall be retained

Amenity Space (23.47A.024)5% residen al gross fl oor area dedicated for Residen al Amenity Area.Gross fl oor area excludes areas used for mechanical equipment and accessory parking.121,455 SF * 5% = 6,073 SF Required6,073 SF Provided

Parking Requirements (23.47A.030)0 parking stalls Required120 parking stalls Provided

ADA Parking Requirements (SBC 1106.2)At least 2%, but not less than 1 of each type of parking stall provided for Group R-2 shall be accessible.120 parking stalls * 2% = 3 accessible parking stalls Required

Van Spaces (SBC 1106.5)For every 6 or frac on of six accessible parking spaces, at least 1 shall be a van-accessible parking space with 7 feet minimum ver cal clearance.1 van-accessible parking stall Required

Parking Loca on and Access (23.47A.032)Access to parking shall be from the alley if the lot abuts an alley improved to standards outlined in 23.53.030.C or if the Director determines that alley access is feasible snd desirable to mi gate parking access impacts.

Solid Waste Calcula on (23.54.040)Residen al 160 Units = 693 SF (815*15% reduc on) Non-Residen al 63 SF (125 SF*50% reduc on)Total 756 SF Required

ZONING ANALYSIS CONTINUED

EL. +92.00’

8

DENN

Y W

AY

ALLEY

1ST AVENUE N


DENNY WAY STREETSCAPE CONCEPT PLAN & UPTOWN URBAN DESIGN FRAMEWORK

G - Coordinate Large Scale Improvement with Development

Existing Building or Under Construction.

G1 UptownGateway

Western Ave.

Queen A

nne Ave. N.

1st Ave. N.

Warren Ave. N

.

1st Ave.

John St.

9

Denny Way Streetscape Concept Plan (2013)The proposed building will be located at 104 Denny Way which is a part of the Denny Streetscape Concept Plan and therefore a part of the greater Center City Strategy. With goals to enhance the livability of downtown Sea le as development intensity increases. The site has been designated as G1 - Uptown Gateway. We see this as an opportunity to create an architectural [visual] gateway at the corner of Denny and 1st Avenue North, with respect to the city’s goals as outlined in the Concept Plan. This is to include a small space for signage or other amenity features.

Transit/ Vehicle Transit /VehicleTransit / Vehicle Transit / VehicleLandscape/Furnishing FacadeFacade Pedestrian Pedestrian

Landscape/Furnishing

~ 11’

Transit in travel lane

~ 11’

+ Intersection turn pockets

~ 8’

Buffer elements

Ped lights (near corners & cross-ings)

Focus activation @ corners and intersec-tions.

Weather protection.

~ 8’

Buffer elements

Ped lights (near corners & cross-ings)

~ 11’

+ Intersection turn pockets

~ 11’

Transit in travel lane

Focus activation @ corners and intersec-tions.

Weather protection.

~ 10’

Expand to ~10’ with ad-ditional setbacks.

Roadway ~44’

ROW 66’Sidewalk ~15’Sidewalk ~18’

PreferredDenny Way Section

~ 7’

Expand to ~7’ with additional setbacks. Prop. Line

Prop. Line

FavorableSun Angle

Setback 6’ Setback 3’

Cantileverallowable

(Private) (Private)

North South

Preferred Site Sec onThe Denny Way Streetscape Concept Plan outlines a preferred cross sec on at Denny Way. In response to this plan, the proposed building is set back 4 feet from the lot line which will expand the current sidewalk to allow for a 10’ pedestrian walkway and a 4-5’ landscape buff er. This will match the sidewalk expansion of the adjacent proposed building at 124 Denny Way. Exis ng trees on Denny Way will remain in their current loca on to enhance the landscape buff er.

UPTOWN CONNECTIONS:UPTOWN URBAN GATEWAY

UPTOWN NEIGHBORHOOD CHARACTER:JOHN WARREN ENCLAVE

Uptown Urban Design FrameworkThe Uptown Urban Design Framework (UDF) sets out a community shared vision for the neighborhood character and urban form that will take shape as Uptown grows. Guiding this vision is recogni on of the neighborhood’s central place in the City. Uptown is a des na on for visitors from throughout the region, a home to Sea leites seeking to live close to downtown, a center for the performing arts, a place for kids and the loca on of a growing workforce.


RESPONSE TO UPTOWN NEIGHBORHOOD DESIGN GUIDELINES

CONTEXT AND SITE

CS2 Urban Pa ern and Form

I. Responding to Site Characteris csi. New developments should be sited to further contribute to the neighborhood’s pedestrian character.The building will be set back 4’ on Denny Way and 1st Avenue N to provide an enhanced sidewalk and improved pedestrian experience.

ii. The Uptown urban character areas encourage outdoor dining areas u lizing sidewalks and areas adjacent to sidewalks. Outdoor dining is especially encouraged for sites on block faces with southern exposure.The commercial space is located off of Denny Way. Due to the nature of Denny Way as a high traffi c area with a grade increase of 3’-8” on the sidewalk facing Denny Way, it may not be prac cal to have exterior dining at this loca on. Instead, there is an opportunity for an operable storefront system to connect the indoor and outdoor spaces at the improved Denny Way streetscape loca on.

II. Streetscape Compa bilityi. Iden fy features such as art, signage or major public open space at gateway loca ons.The intersec on at 1st Avenue N and Denny Way is an Uptown gateway loca on. Currently, the massing of the structure in the preferred scheme overhangs the fi rst fl oor lobby and commercial space to frame the gateway entrance while providing an opportunity for iconic artwork and signage.

III. Corner Lotsi. Buildings within Uptown should meet the corner and not be set back. Building designs and treatments as well as any open space areas should address the corner and promote ac vity. Corner entrances are strongly encouraged.The corner of 1st Avenue N and Denny Way provides strong corner massing.

IV. Height, Bulk and Scalei. A departure would be supported for 3’ of addi onal height for projects that step back the top fl oor a minimum of 6’ from the street.We are reques ng this departure for 3’ of addi onal height. The top fl oor of both Denny Way and 1st Avenue N will step back a minimum of 6’ from the street.

iii. Large massing units and less modula on are appropriate, provided they are carefully designed with quality materials.Any large massing units will be provided with modula on of decks, terraces, and other facade elements with the inclusion of quality materials throughout the project.

PUBLIC LIFE

PL1 Connec vity

I. Streetscape Compa bility i. Site outdoor spaces in accordance with the loca on and scale of adjacent streets, buildings and uses. For example, an on-site plaza should not unduly interrupt the retail con nuity of a street.We are reques ng a design departure so the mid-block por on of the building along 1st Avenue N can be set back from the street by a landscaped courtyard in order to provide a more generous pedestrian connec on to the transit stop and a protected entry to the live/work units.

PL2 Walkability

I. Entrances Visible From the Street Major entrances to developments should be prominent. Building addresses and names should be located at entrances.Major entrances will be prominent with the address and name located at the entrance.

II. Pedestrian Open Spaces and Entrancesi. Entries should be designated to be pedestrian friendly (via posi on, scale, architectural detailing and materials) and should be clearly discernible to the pedestrian.The main lobby/leasing entrance will be located on Denny Way, a pedestrian friendly street frontage.

ii. Individual unit entrances in buildings that are accessed from the sidewalk or other public spaces should consider appropriate designs for defensible space as well as safety features (e.g., decora ve fencing and ga ng). Landscaping should be consistent with these features.The live/work units on 1st Avenue N will have a public courtyard with private entrances which may include both built and landscaped buff ers.

PL3 Street level Interac on

I. Human Ac vityi. Promote ac ve, customer-oriented retail storefronts at street level.Ac ve, customer-oriented retail storefronts at street level will be provided on Denny Way.

10

DESIGN CONCEPT

DC1 Project Uses and Ac vi es

I. Parking and vehicle accessii. Access to new development is preferred via alleyways, if feasible. Vehicular access to the site and to the parking garage is from the alley.

V. Visual Impacts of Parking Structuresi. Provide design that lessens the visibility of parking structures. Garages and parking structures should, where feasible, incorporate landscaping to reduce their visual impact. Alley access is preferred.The parking garage will be located underground.

VI. Treatment of Alleysi. Ensure that alleys are designed to be clean, maintained spaces. Recessed areas for recyclables and disposables should be provided. There will be a 2’ dedica on for alley improvement. Recessed areas will be provided adjacent to the parking entry at the alley.

DC2 Architectural Concept

II. Architectural Concept and Consistencyi. Buildings and landscaping should strive to create projects with an overall neat and cohesive appearance.An overall architectural concept will be provided which displays a well-propor oned and unifi ed form.

DC3 Open Space Concept

I. Landscaping to Enhance the Building and/or SiteLandscaping should be used to enhance each site, including buildings, setbacks, entrances, open space areas, and to screen parking and other less a rac ve areas.There will be landscaping provided as a buff er at both Denny Way and 1st Avenue N. Landscaping will also be provided at the alley for residen al use, at 1st Avenue N as a public/private plaza for the live/ work units, and the green roof which will serve as a residen al amenity.

DC4 Exterior Finishes and Elements

II. Exterior Finish Materialsii. Decora ve exterior treatments using brick, le and/or other interes ng exterior fi nish materials are strongly preferred.The building will u lize brick as a defi ning exterior treatment due to its use in the neighborhood context.


OPTION C - (Preferred Scheme)

Pros• The ground level setback on the West side provides ample space for

a landscaped courtyard and private entrances to the live/work units at the ground level which encourages pedestrian interac on while providing a buff er between private and public spaces.

• The massing at the corner of 1st Ave. N and Denny Way projects out towards to the street to serve as an anchor for the gateway to Uptown.

• Exterior facade modula on helps create visual interest for the building and provides opportuni es for purposefully intended material transi ons.

• The ground fl oor lobby entrance at Denny Way is easily accessible and visible to pedestrians and vehicles while providing a strong presence as it relates to the Denny Way Streetscape Plan.

• Building up to 65’ max. with an addi onal 3’ height departure allows for maximum views of the Space Needle to the Northeast, downtown and belltown to the Southeast, and Puget Sound to the South from both units and amenity spaces.

• A walkway is provided above the live/work units for views of the courtyard and the ac ve 1st Avenue N streetscape below.

• The building is set back at the East of the site to provide a green terrace for the residents facing the alley. An exterior wall separates the terrace from the garage entry.

• Floor plate confi gura on effi ciently maximizes FAR (4.25 residen al and 4.75 maximum mul ple uses).

MASSING OPTIONS - COMPARISON

OPTION A

Pros• A centered building mass provides ample courtyard space on both the

East and West side. • Exterior facade modula on helps create visual interest for the building

and provides opportuni es for purposefully intended material transi ons.

• The ground fl oor corner lobby at Denny Way and 1st Ave. N is easily accessible and visible to pedestrians and vehicles while providing a strong anchor and presence as it relates to the Denny Way Streetscape Plan.

• Building up to 65’ max. height can allow for maximum views in all direc ons including the Space Needle to the East.

• The roo op deck allows for expansive views of the downtown core to the South, Puget Sound to the West and also the Space Needle to the East, while also providing an outdoor space for residents to use.

Cons• The East courtyard is adjacent to the alley, which minimizes

pedestrian access and interac on.• The East courtyard at ground level will experience more shade during

the year due to the building’s solar orienta on.• The East courtyard is adjacent to the garage entry which creates

addi onal vehicular noise to the courtyard amenity areas.

OPTION B

Pros• Exterior facade modula on helps create visual interest for the

building and provides opportuni es for purposefully intended material transi ons.

• The ground fl oor lobby corner at Denny Way and 1st Ave. N is easily accessible and visible to pedestrians and vehicles while providing a strong anchor and presence as it relates to the Denny Way Streetscape Plan.

• Building up to 65’ max. height can allow for maximum views in all direc ons including the Space Needle to the East.

• The roo op deck allows for expansive views of the downtown core to the South, Puget Sound to the West and also the Space Needle to the East, while also providing an outdoor space for residents to use.

Cons• The East courtyard is adjacent to the alley, which minimizes

pedestrian access and interac on.• The East courtyard at ground level will experience more shade during

the year due to the building’s solar orienta on.• The East courtyard is adjacent to the garage entry which creates

addi onal vehicular noise to the courtyard amenity areas.• The “U” shape limits window area for units at the interior corners of

the building.

DENNY WAY

1ST AVENUE N

DENNY WAY

DENNY WAY

68’-0”

56’-7”

64’-10”

54’-11”

64’-10”

54’-11”

11

1ST AVENUE N

1ST AVENUE N

38’-0”

10’-0”10’-0”16’-0”

18’-0”

17’-0”

15’-0”18’-0”

19’-0”


MASSING OPTION A

AERIAL VIEW LOOKING NORTHEAST

SITE PLAN

SECTION

JOHN

STR

EET

1ST AVENUE N

VEHICLE ACCESS

LOBBY

WARREN AVE. N

DEN

NY

WAY

1ST AVENUE N

DENNY WAY

VIEW FROM 1ST AVE. N LOOKING SOUTHEAST

VIEW FROM DENNY WAY LOOKING NORTHEAST

VIEW FROM DENNY WAY LOOKING NORTHWEST

12

LobbyCommercialResiden alLive/Work

16’-0”

18’-0”19’-0”


LOBBYLIVE/ WORK UNITS

PARKING BELOW

MASSING OPTION A - PARKING P1 , P2, AND FIRST FLOOR PLANS 13

PARKING LEVEL: P2

PARKING LEVEL: P1

235’-6”

116’

PARKING

PARKING

MECHANICAL

FIRST FLOOR

RESIDENTIAL ENTRY

LOBBY ENTRY

PARKING ACCESS

124 DENNY WAY

THE BERNARD

THE FIONIA

1ST AVENUE N

ALLEY WITH 2’ SETBACK DEDICATION

DEN

NY

WAY

ARKONA APARTMENTS

101 JOHN ST

LOBBY

COMMERCIAL

BERNARD GARAGE

20’

4’

4’


MASSING OPTION A - UPPER FLOOR PLANS 14

SECOND FLOOR (MEZZANINE LEVEL)

Lobby

Commercial

Live/Work

Open 1 Bedroom

1 Bedroom

2 Bedroom

LIVE/ WORK MEZZANINE

THIRD-SIXTH FLOOR

SEVENTH FLOOR

GREEN ROOF

AMENITY SPACE

AMENITY SPACE

TRASH

TRASH

BUILDING SERVICES

BUILDINGSERVICES

TRASH

BUILDING SERVICES

BUILDING SERVICES

BUILDING SERVICES

TERRACE 18’


MASSING OPTION B


SITE PLAN

SECTION

1ST AVENUE N

DENNY WAY

15





38’-0”

10’-0”10’-0”

JOHN

STR

EET

1ST AVENUE N

VEHICLE ACCESS

LOBBY

WARREN AVE. N

DEN

NY

WAY


MASSING OPTION B - PARKING P1, P2, AND FIRST FLOOR PLANS 16

PARKING LEVEL: P2

PARKING LEVEL: P1

235’-6”

116’

PARKING

PARKING

MECHANICAL

RESIDENTIAL ENTRY

LOBBY ENTRY

PARKING ACCESS

124 DENNY WAY

THE BERNARD

THE FIONIA

1ST AVENUE N


DEN

NY

WAY

ARKONA APARTMENTS

101 JOHN ST

COMMERCIAL

LOBBY

PARKING BELOW

LOBBY

FIRST FLOOR

BERNARD GARAGE

LIVE/WORK UNITS

TRASH

TRASH

4’10’

4’


MASSING OPTION B - UPPER FLOOR PLANS 17

Lobby

Commercial

Live/Work

Open 1 Bedroom

1 Bedroom

2 Bedroom

COURTYARD38’

SECOND FLOOR (MEZZANINE LEVEL)

THIRD-SIXTH FLOOR

SEVENTH FLOOR

GREEN ROOF

AMENITY SPACE

AMENITY SPACE

TRASH



MASSING OPTION C (Preferred Scheme)


SITE PLAN

1ST AVENUE NDEN

NY WAY

SECTION

18





18’-0”15’-0”

JOHN

STR

EET

1ST AVENUE N

VEHICLE ACCESS

LOBBY

WARREN AVE. N

DEN

NY

WAY

20’-0”


MASSING OPTION C - PARKING P1, P2, AND FIRST FLOOR PLANS 19

FIRST FLOOR

PARKING LEVEL: P2

PARKING LEVEL: P1

LOBBY

COMMERCIAL

LOBBY

BUS STOP

PARKING BELOW

LIVE/ WORK UNITS

RESIDENTIAL ENTRY

LOBBY ENTRY

PARKING ACCESS

124 DENNY WAY

THE BERNARD

THE FIONIA

1ST AVENUE N


DEN

NY

WAY

ARKONA APARTMENTS

101 JOHN ST

BERNARD GARAGE

TRASH

TRASH

TRASH

PARKING

PARKING

236’-6”

117’

MECHANICAL

COURTYARD

4’

4’

17’


MASSING OPTION C - UPPER FLOOR PLANS 20

Lobby

Commercial

Live/Work

Open 1 Bedroom

1 Bedroom

2 Bedroom

TERRACE


SECOND FLOOR (MEZZANINE LEVEL) SEVENTH FLOOR

TRASH TRASH

TRASH

3’

LANDSCAPEDROOF AREA

LANDSCAPEDROOF AREA

SOLAR ARRAY AND HVAC UNITS

AMENITY SPACEAMENITYSPACE

AMENITYSPACE

R.R.....

BUILDING SERVICES

OPEN TO BELOW

OPEN TO BELOW

THIRD-SIXTH FLOOR ROOF FLOOR

5’6’

21’

18’


MASSING OPTION SHADOW COMPARISON SEPTEMBER 21ST

OPTION A

5PM 5PM

12PM 12PM

9AM 9AMOPTION B OPTION C

1ST

AVE

N

DENNY WAY

JOHN STREET

WAR

REN

AVE

N

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DEPARTURE 1Land Use Code: Commercial (NC3):Street-Level Development Standards (23.47A.008)3. Street-level street-facing facades shall be located within 10 feet of the street lot line, unless wider sidewalks, plazas, or other approved landscaped or open spaces are provided.

The preferred plan will provide landscaped public space that will be set back from the street lot line 17’ at the ground fl oor level.

In addi on, the facade at the corner of Denny Way and 1st Avenue N will be set back from the property line 4’ to allow for a larger public pedestrian way per the Denny Way Streetscape Concept Plan.

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10’17’

Code Compliant Proposed Departure

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4’SETBACK AT PROPERTY LINE

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DEPARTURE 2Uptown Neighborhood Design Guidelines:Height, Bulk and Scale Compa bility (CS2.IV.i)Throughout Uptown, a departure would be supported for 3’ of addi onal height for projects that step back the top fl oor of the structure a minimum of 6’ from the street. This has the eff ect of reducing the impact of the structure height on the sidewalk below as well as reducing the length of shadows over the street. Where the Code regulates podium height, the addi onal 3’ applies to the podium.

The preferred plan will step back the top fl oor a minimum of 6’ from the lot line.

This project will benefi t from 3’ of addi onal height by:1. The recessed entries at the Live/Work units are 1’ closer to sidewalk grade, thus decreasing the step down into the units.

2. The fl oor to fl oor height at the two upper fl oors has been increased to provide typical roof construc on at the units below the outdoor amenity areas.

The preferred massing scheme shows the building set back 4’ along Denny Way for an enhanced sidewalk, plus an addi onal 6’ set back at the top fl oor per Sec on CS2.IV.i.

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Code Compliant

Proposed Departure

3’-0” Addi onal Height


INSPIRATION IMAGES 24

MODULATED LIVE/ WORK UNITS TRANSPARENT/ VISIBLE ENTRANCE

GLOWING CORNER “GATEWAY”

EXTERIOR BRICK FRAMEHORIZONTAL AND VERTICAL ELEMENTS


MATERIALS INSPIRATION 25

104 denny way - proposed new residen al construc …€¦ · 104 denny way - proposed new residen...

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