early design guidance - seattle - lowrise 3 overlay zones: ... sept/mar 9:00am shadow lines dec...
TRANSCRIPT
EARLY
DESIGN
GUIDANCE
111 21st Avenue Seattle, WA 98122SDCI Number: 302578209 December, 2016
Cadence 21st Ave
SDCI
2
Vision Team Objectives
• Enhance the community by working with the exiting Clairemont Apartments to create greater design opportunities for both developments.
• Reinforcing the network of open space in the neighborhood by providing distinctive common areas and multi-use open areas
• Respond to and support the ever increasing multi-modal lifestyle of current and future residents in the community
Cadence: Cadence Real Estate is recognized as one of the premiere value-add property managers and real estate investors in the Northwest. We seek to create a high standard of living for our residents.
GGLO: We seek to bring the essence of community alive in each of our projects – believing that the fundamental desire to interact and feel a part of something can be evoked through design. This perspective runs deep through our practice, helping ensure our solutions have the most positive impact in any context and place. We believe it’s both the opportunity and responsibility of design to inspire the best aspects of community. To create belonging, improve lives, spark opportunity, foster relationships and create unforgettable personal moments.
KPFF: Partnering with the world’s most thoughtful professionals to engineer extraordinary places, KPFF is a multi-office, multi-discipline engineering firm. We’re driven by a commitment to our core values of Excellence, Trust, Relationships, Stability, and Passion; defining our professional practice, how we are organized and our commitment to our clients and employees.
The Central District has a rich history and an authentic sense of place that we value and look to augment with our proposed design. Working directly with the existing Clairemont Apartment building to the South, our objective is to weave a design solution that is thoughtful, vibrant and livable into the rich community.
The design features two residential building segments, each with one stair, positioned over a central courtyard. The program consists of 28 market rate studio efficiency dwelling units, surface parking for approximately 3 vehicles, a residential lobby/leasing area that will function for both the existing Clairemont Apartments and the new apartments, a ground level amenity lounge, two rooftop terraces, one trash collection area, and bicycle storage for approximately 23 bikes. Neither building includes an elevator, but a lift will be provided in the East building to allow for accessible access from the lobby to the courtyard.
We are committed to making this next stage in the evolution of the Clairemont a success for both its residents and the community.
Design Professional:
GGLO1301 1st Ave,Suite 301Seattle, WA 98101
Contact: Alex Kenton(206) 902-5457
Owner:
Cadence Real Estate2930 Westlake Ave N,Suite 100Seattle, WA 98109
Contact: John Fenton(206) 914-3241
City of Seattle:
Department of Construction & InspectionP.O. Box 34019Seattle, WA 98124
Contact:Crystal [email protected]
Residential Units:Approximately 28 Efficiency Dwelling Units
Leasing Office:Approximately 400 sf of Residential Leasing Space
Parking Stalls:Approximately 3 on Site Parking Stalls
Address: 111 21st Ave, Seattle, WA 98122
Parcel:982670-1220
Base Zone:LR3 - Lowrise 3
Overlay Zones:Frequent TransitDetached Accessory Dwelling Units23rd & Union-Jackson (Residential Urban Village)
3
Vicinity Map
16
Table of Contents
01
02
03
04
Development Objectives
Urban Design Analysis
Site Planning
Zoning Analysis
03
04
12
05 Design Guidelines 18
04
06
07
Design Opportunities
Departures
20
34
21st Ave
20th Ave
19th Ave
18th Ave
17th Ave
16th Ave
15th Ave
14th Ave
13th Ave
12th Ave
Interstate 5
Interstate 90 Express
Bro
adw
ay
E Jefferson St
E Terrace St
E Alder St
E Spruce St
E Fir St
E Yesler St
S Main St
S Jackson St
SiteBailey Gatzert Elementary School
Garfield High School
Judkins Park & Playfield
Frink Park
Leschi Elementary School
23rd & Jackson Urban Village Center
Powell Barnett Park
Seattle University
Swedish Medical Center
5 Minute Walking Distance
10 Minute Walking Distance
S King St
S Weller St
S Lane St
S Dearborn St
22nd A
ve
23rd A
ve
24th Ave
25th Ave
26th Ave
27th Ave
29th Ave
30th Ave
32nd A
ve
33rd A
ve
31st Ave
ML K
ing Jr W
ay
Pratt Park
Spruce Street Mini Park
Wisteria Park
08 Comment Responses 37
4
LR2Lowrise
2
Site: LR3Lowrise 3
Major Arterial Street & Bus Line
LR3Lowrise 3
LR3Lowrise 3
LR3Lowrise 3
NC1-40NeighborhoodCommercial 1
21st Ave South
21st Ave
20th AveE Fir Street
E Spruce Street
E Yessler Street
22nd Ave
20th Ave South
19th Ave South NC1-40
LR3-RCLowrise 3
Residential-Commercial
Site Zoning Axonometric
Urban Design Analysis
Major Arterial & Bus Line Existing Path Providing Access to 20th & 21st Avenues Access & Entrances to Neighboring Buildings
5
Sun, Wind & Light
Sun Access Site Shading Mask
Annual Wind Exposure in Hours
Sept/Mar 9:00am Shadow Lines Dec 9:00am Shadow Lines June 9:00am Shadow Lines
Sept/Mar 12:00pm Shadow Lines Dec 12:00pm Shadow Lines
Sept/Mar 6:00pm Shadow Lines Dec 6:00pm Shadow Lines
June 6:00pm Shadow Lines
400
200
0-3 mph
4-7 mph
N N
W E
5am
6am
7am
8am
9am10am
11am12pm1pm
Shading Object
June February / October
2pm3pm
4pm
5pm
6pm
7pm
S
80°
70°
60°
50°
40°
30°
20°
10°
800
600
1200
1000 1400
8-12 mph
13-17 mph
18-24 mph
April / August December
March / September
6
Architectural Context:
E Yessler Way
E Fir Street
21
st Ave
20
th Ave
19
th Ave
22
nd A
ve
23
rd A
ve
21
st Ave S
20
th Ave S
22
nd A
ve S
23
rd A
ve SCommunity Context & Nodes Map
0’ 65’ 130’
Site
7
4
9
10
6
8
3
2
5
1
11
12
Site
New or Proposed Multifamily
Existing Multifamily
7
Neighborhood Context
1. The Clairemont Apartments
Open Space Context
Community Context
2. Green House Cafe 3. Spruce Apartments 4. Broadcast Coffee Roasters
6. Spruce Street Mini Park 7. Pratt Park 8. Dr Blanche Lavizzo Park
9. New Hope Missionary Baptist Church 10. Central Area Health Care Center 11. Tolliver Temple Church of God 12. First Place School
5. Vida Rowhomes
8
Contextual Patterns:
Facade is setback too far from the street to reinforce a positive urban frontage
Front setback should not be so large, implying suburban
aesthetic.
Parking should not be located between facade
and street.There should not be a fence creating a wall along the street edge eliminating
any kind of urban connection.
Main entry should not be hidden and removed from the street.
Open space should not be this unusable and unattractive, offering no benefit to the site or network of open
spaces
Residential unit entries on the street help create identity and connect to surrounding area
Design emphasizes the building entry and holds the street corner while reinforcing the relationship
to urban context
Materials are simple and contemporary while relating to context
Materials are simple and
contemporary while relating to
context
9
East Site Elevation & Context Patterns:
0’ 20’ 40’
PL PL
Existing Parking Lot
Maximum Development Envelope
Continuing horizontal datum from context building to create a distinction between the ground plane and upper levels
Existing Clairemont Apartments
E Yessler Way
1
1
2
3
3
4
2
4
4
5
5
Matching building heights to reinforce positive urban context and create continuity between developments.
Focus access, circulation, and activity to the spaces between buildings to create positive outdoor areas.
Like the neighboring context, create a front entry to give the development street presence and reinforce positive urban design
Similar to surrounding context, create a simple fenestration pattern that focuses on facade materiality and design.
Building sits right on the curb to create a relationship with the street enhancing
surrounding urban fabric .
The building pulls back to create open space and gives depth to the project
Entry is visible and clearly relates to the street and urban context
10
Street Views: 21st Avenue
Looking West Towards the SiteProposed Development Site
S N
Looking East Away from the Site
N S
Existing Street Tree
Existing Curb & 30’ Concrete Access StreetExisting Seattle City Light Pole, Transformer, & Guy Wire
Existing Street TreeClairemont Apartments
Intersection of E Yesler & 21st AveExisting Seattle City Light Pole, Transformer, & Guy Wire
11
Site Orientation:
Site View Looking North
Site View Looking South (neighboring brick facade is being repointed and painted)
Site View Looking East
Site View Looking West
12
Existing Site Survey:
0’ 8’ 16’
Site: 982670-1220Parcel No.
982670-1203
Parcel No.982670-1220
Parcel No.982670-1204
Parcel No.982670-1205
Parcel No.982670-1230
52'-0" Right of Way30'-0" Road Width
21st AvenueConcrete Access Street
Existing 4 Story Apartment
Building
Existing 3 Story Apartment
Building
Site Planning
Existing Path Connecting 20th & 21st Avenues
13
Tree Survey Tree Report
CH6:
CH10:
6”
10”
No
No
Code: Common Name: Diameter (DBH) Exceptional:
DS10: Deciduous*
Cherry
10” No
DS12: Deciduous* 1’-0” No
DS14: Deciduous* 1’-2” No
HO14:
MP14:
Holly
Maple
1’-2”
1’-2”
No
No
MP16: Maple 1’-4” No
MP18: Maple 1’-6” No
HO14
MP14
DS12
DS10DS12
DS12DS10
DS10DS8
DS14
MP18
DS12
CH6
MP18MP16MP18
CH10
DS8: Deciduous*
Cherry
8” No
* Believed to be Laurel but waiting on confirmation
14
52'-0" Right of Way30'-0" Road Width
21st AvenueConcrete Access Street
Concrete Curb & Sidewalk
Vehicle Driveway & Parking Entrance
Neighboring Parcel Boundaries
Existing Trees
N89º58'38"W 127.99'
N89º58'38"W 128.00'
Parking Stalls & Aisle Widths
N0º00'26"W
50.00'
N0º00'51"E
50.00'
Primary Building Entrances
Amenity Area
ADA Residential Units
Leasing Office
Residential Unit Entrance
18'-0"
5'5'
40'-0
"
16'-0"24'-0"
15'-0" 44'-0" 20'-0" 46'-0"
5'
3'
+280’
5'-6"39'-6"
1
1
2
22
1
Open Space or Planting
Proposed Site Plan:
0’ 8’ 16’
Existing 3-4 Story Apartment
Building
Existing 3 Story Apartment
Building
Parcel No.982670-1203
Parcel No.982670-1220
Parcel No.982670-1204
Parcel No.982670-1205
Parcel No.982670-1230
+280’
+298’
+298.75’
Legal Description: YESLERS H L 1ST ADD S 50 FT
15
Proposed DesignOur site is nestled to the Northeast of the Clairemont on a 50’ by 128’ slopped site. While blocking a majority of strong wind from the south, the Clairemont acts as a wall shielding a large portion of our site from access to the sun. Our initial reaction was to take the long, linear shape of the site and provide a building that maximized exposure to light and air. We studied separating building masses to optimize access, while also providing ample amounts of open space at the ground level.
Currently, the neighborhood has a wonderful network of parks and open spaces. There are over twelve large parks and public spaces within a ten minute walk of our site. We wanted to contribute to this network of open spaces by providing a multi-use central courtyard. The heart of our project is a multi-modal courtyard that serves as access for residents and other services, but also creates a large outdoor amenity. This hub extends out into the existing network of open spaces and enhances the site.
Additionally, we endeavored to give both buildings presence from the street. The West building has a double high residential lobby and leasing office that connects to the street and creates a welcoming urban face for the project. Furthermore, the East building incorporates an enclosed amenity space at the ground level to help create life and activity at its entrance off the courtyard.
Site Access Diagram21st A
ve
West Building Pedestrian Entrance
Woonerf / Open Space Amenity
East Building Entry
Pedestrian Access to 20th Ave
Green Roof
Rooftop Amenity
Vertical Circulation
Accessible Unit
Enclosed Amenity
Rooftop Amenity
Vertical Circulation
Accessible Unit
Lobby / Leasing
16
Maximum Zoning Envelope:
Site Setbacks:
40’-0” Building Height Limit for Grade Plane 1
40’-0” Building Height Limit for Grade Plane 2
+xxx’-0”
+xxx’-0”
Front Yard Setbacks
• 50’-0” Front Yard Width• 40’-0” Max Building Height• 5’-0” Minimum Setback
• 50’-0” Rear Yard Width• 40’-0” Max Building Height• 15’-0” Minimum Setback
• 128’-0” Side Yard Width• 40’-0” Max Building Height• 5’-0” Minimum Setback• 7’-0” Average Setback• 15’-0” Minimum Setback• 65% of 128ft Site Width =
83.2ft Maximum Facade Width
PL
Rear Yard Setbacks
Side Yard Setbacks
Zoning Analysis
PL
PL
15’-0” Min. Setback
5’-0” Min. Setback
5’-0” Min. Setback
15’-0” 65% Max. Facade Width
7’-0” Avg. Setback
40’-0
” B
uild
ing
Hei
ght
128’-0”
50’-0”
40’-0
” B
uild
ing
Hei
ght
23.45.510 Floor Area Ratio (FAR) Limits
17
Land Use Considerations
23.45.512 Density Limits - LR Zones
23.45.514 Structure Height
23.45.514 Structure Height
23.45.518 Setbacks and Separations
23.45.522 Amenity Area
23.45.522 Amenity Area - Continued
23.45.524 Landscaping Standards
23.45.527 Structures Widths & Facade Length Limits in LR Zones
23.45.529 Structures Widths & Facade Length Limits in LR Zones
23.54. 015 Required Parking
Table A for 23.45.510: FAR in LR Zones for Apartments 1.5 or 2.0
Table A for 23.45.512: Density Limits in LR Zones for Apartments No Limit
Table A for 23.45.514: Structure Height in LR Zones for Apartments 40ft
Table A for 23.45.514: Structure Height in LR Zones for Apartments 40ft
H. Roof surfaces that are completely surrounded by a parapet may exceed the applicable height limit to allow for a slope, provided that the height of the highest elevation of the roof surface does not exceed 75 percent of the parapet height
I. For any structure with a green roof, up to 2 feet of additional height above the maximum height for the roof is allowed.
Table A for 23.45.518: Required Setbacks in LR Zones• Front Yard: 5ft Minimum• Rear Yard: 15ft Minimum with no alley• Side Yard: 5ft Minimum 7ft Average for facades greater than 40ft in length
A. 1. The required amount of amenity area for rowhouse and townhouse developments and apartments in LR zones is equal to 25 percent of the lot area (1,600sf)A. 2. A minimum of 50 percent of the required amenity area shall be provided at ground levelA. 4. For apartments, amenity area required at ground level shall be provided as common space.D. 5. b.1) At least 50 percent of a common amenity area provided at ground level shall be landscaped with grass, ground cover, bushes, bioretention facilities, and/or trees.
D. 6. Parking areas, vehicular access easements, and driveways do not qualify as amenity areas, except that a woonerf may provide a maximum of 50 percent of the amenity area if the design of the woonerf is approved through a design review process pursuant to Chapter 23.41.
B. 1. Existing street trees shall be retained unless the Director of the Seattle Department of Transportation approves their removal.
B. 1. The maximum combined length of all portions of façades within 15 feet of a lot line that is neither a rear lot line nor a street or alley lot line shall not exceed 65 percent of the length of that lot line, except as specified in subsection 23.45.527.B.2.
G. 1. For each apartment structure, a principal shared pedestrian entrance is required that faces either a street or a common amenity area, such as a landscaped courtyard, that abuts and has direct access to the street. Additional pedestrian entrances to individual units are permitted.G. 2. If more than one apartment structure is located on a lot, each apartment structure separated from the street by another principal structure shall have a principal entrance that is accessible from a common amenity area with access to the street.G. 3. The shared entrance of each apartment structure shall have a pedestrian entry that is designed to be visually prominent, through the use of covered stoops, overhead weather protection, a recessed entry, or other architectural entry features.
Table B for 23.54.015: No Parking is Required for Residential UsesTable D for 23.54.015: 0.75 per Small Efficiency Dwelling Unit (21 Stalls)
18
CS2: Urban Pattern and Form
Response: Response: Response:
CS3: Architectural Context and Character PL4: Active TransportationA. Location in the City and Neighborhood1. Sense of Place2. Architectural Presence
A. Emphasizing Positive Neighborhood Attributes1. Fitting Old and New Together
Planning Ahead for Bicycles2. Bike Facilities
The project design will be integrated with the existing Clairemont apartments, which we feel will add greatly to the sense of place and presence for the development. The resulting vertical design, open space and landscaping will take advantage of the existing fabric of this structure. The building edge between the two sites will be modulated and offset to create opportunities for new open space and views on to and off the site.
The proposed project will have a direct relationship with the neighboring Clairemont Apartments. The mews, connecting stairs, and other site elements knit this existing apartment with the new development into one common experience for residents. The subdivision of the building into two segments creates an open space that allows light and activity to be introduced between the building masses. The architectural design will provide similarities and contrasts that fit old and new together.
Given the bike-able environment offered by the neighborhood, the project anticipates designing positive places for bicycles to enter and be stored on site. Portions of the required bike storage will be provided directly adjacent to the mews in a daylit, weather protected and readily accessible storage zone. Additional short term parking for bikes will be provided at the building lobby entrance and in other spots throughout the site. As the design evolves, the integration of bicycle users will be further explored.
Design Guidelines
19
Response: Response:
DC1: Project Uses and Activities DC2: Architectural ConceptC. Parking and Service UsesD. Multiple Uses
A. Massing2. Reducing Perceived Mass
By creating two distinct buildings with a shared open space between, the resulting site plan features a common woonerf area that will accommodate bikes, foot traffic and a small number of vehicles. The woonerf will be fronted with entries to residential amenities, bike storage, accessible units, and an accessible route for mobility impaired residents.
Instead of a long monolithic building mass, the project responds to the elongated single frontage site by providing two distinct and separate building forms with a woonerf between them. The design gesture results in positive open space, positive unit frontage, and a reduced impact to neighboring properties.
20
Opportunities
Constraints
• Efficient apartment levels that open up at the ground plane to create opens space and ground amenity area.
• Residential lobby and walk-up ground with an additional 5’ setback from the street
• Parking portal is set back 65ft from the property line to reduce impact of parking and garage
• Large rooftop amenity with afternoon and evening light• Off-street structured parking with .31 parking stalls per unit
• Offset massing driven by 65% facade width is bulky and monolithic creating a sharp contrast between existing apartment buildings and smaller neighboring housing
• The design is wall like reduced access to sun, wind and light and severely shading parcel to the north.
• While the building has a dominant presence on the street, it does not maintain a strong residential connection through lobbies and amenities.
• As the massing progresses up hill the building splits to create a central courtyard space providing ample ground level outdoor amenity area.
• The building massing has been carved to increase access to light, wind and air
• A prominent residential lobby and amenity space off of the central courtyard help create a relationship to the street and reinforce street connectivity
• No on-site parking or vehicular access to the western portion of the site limits potential uses and hinders service uses
• Average unit size is quite small and encroaches on comfort• The bulk and scale of the upper floors is wall like, cutting off light access
to the neighboring parcel• The hight and elevation of the courtyard does not retain connectivity to
the street diminishing the potential for a network of open spaces
Option I - FAR 2.0 Option II - FAR 2.0 Option III - FAR 1.8
• Splitting the building into two allows for better massing and result in a design more unique to the site and neighborhood by utilizing the topographical transitions
• The site is anchored by a central open space that is multi-modal and creates a network of open spaces and uses.
• The open space serves as a multi-modal woonerf allowing for a variety of uses and services
• Contextually, splitting the building into two creates a massing that is more fitting with the neighborhood and diminishes the solar impact of the design on neighboring parcels
• The double high residential lobby and amenity spaces create a relationship with the street increasing connectivity
Design Opportunities
Opportunities
Constraints
Opportunities
21
Art Integrated Landscape(Bridges@11th, Seattle, Washington)
Function & Form, Multi-Use Hardscape and Landscape (Bridges@11th, Seattle, Washington)
Indoor - Outdoor Amenities Connection (AMLI South Lake Union Phase I, Seattle, WA)
Network of Open Spaces (Spruce Street Mini Park, Seattle, Washington)
Variety of Access and Uses Along Open Space (Alley 111, Bellevue, Washington)
Simplicity of Form and MaterialityFremont Lofts, Seattle, Washington)
Inviting Lobbies with Connection to the Street (AMLI Mark24, Seattle, Washington)
22
Massing: Option I
Opportunities
Summary
Constraints
• Efficient apartment levels that open up at the ground plane to create opens space and ground amenity area.
• Residential lobby and walk-up ground with an additional 5’ setback from the street• Parking portal is set back 44ft from the property line to reduce impact of parking and garage• Large rooftop amenity with afternoon and evening light• Off-street structured parking with .31 parking stalls per unit
• One five-story apartment building totaling 17,506 gsf• 1 ADA studio and 31 efficiency dwelling units (average unit size 446sf)• 2,632 sf parking garage with 10 parking stalls• 340sf residential lobby• 2,995sf of ground level & podium open space
• Offset massing driven by 65% facade width is bulky and monolithic creating a sharp contrast between existing apartment buildings and smaller neighboring housing
• The design is wall like reduced access to sun, wind and light and severely shading parcel to the north.• While the building has a dominant presence on the street, it does not maintain a strong residential
connection through lobbies and amenities.
Analysis of Potential Solar Availability
VehicleEntry
Main Residential
Entry
Vertical Circulation
Vertical Circulation
31 Residential Units
ADA Residential UnitParking Garage (10 Stalls)
Residential Lobby
Rooftop Amenity
Walk-Up Residential
Entry
0’ 16’ 32’
0’ 16 32’
23
Ground Plan: Northwest Perspective View:
21st Ave
ADA Unit
LobbyA
1
2
3
4
5
6
8
9
Mech.
Typical Residential Plan:
21st Ave
Residential Units
7
Northeast Street View:
116'-0"5'
47'-0
"
Pedestrian Entry
Vehicular Entry
ADA Residential Units
Residential Lobby
Structured Parking
Boiler / Mechanical Room
24
Massing: Option II
Main Residential
Entries
Vertical Circulation
Vertical Circulation
29 Residential Units
ADA Residential Unit
Rooftop Amenity
Residential Amenity
Central Open Space
Residential Lobby
Walk-Up Residential
Entry
Summary
• As the massing progresses up hill the building splits to create a central courtyard space providing ample ground level outdoor amenity area.
• The building massing has been carved to increase access to light, wind and air• A prominent residential lobby and amenity space off of the central courtyard help create a relationship to
the street and reinforce street connectivity
• One five-story apartment building totaling 14,886gsf• 1 ADA studio, 2 walk up studios and 27 efficiency dwelling units (average unit size 361sf)• No on-site parking provided• Two residential lobbies totaling 565sf• 2,649sf of ground level open space and unenclosed amenity• 780sf of rooftop amenity space
• No on-site parking or vehicular access to the western portion of the site limits potential uses and hinders service uses
• Average unit size is quite small and encroaches on comfort• The bulk and scale of the upper floors is wall like, cutting off light access to the neighboring parcel• The hight and elevation of the courtyard does not retain connectivity to the street diminishing the potential
for a network of open spaces
Opportunities
Constraints
Analysis of Potential Solar Availability
25
Ground Plan:
Walk Up Residential Units
21st Ave
Typical Residential Plan:
21st Ave
Residential Units
LobbyLobby
AmenityMech. ADA UnitResUnit
ResUnit
Northwest Perspective View:
Northeast Perspective View:
43'-0" 25'-9" 40'-0"
40'-0
"
0’ 16’ 32’
0’ 16 32’
Pedestrian Entry
Amenity
ADA Residential Units
Residential Lobby
Boiler / Mechanical Room
26
Massing: Option III - Preferred Design
VehicleEntry
Main Residential
Entry
Roof Amenity Area
12 Residential Units
Green Roof
Green Roof
Green Roof
ADA Residential Unit
Residential Lobby / Leasing Office
Vertical Circulation
Woonerf / Open Space with Parking for 3
12 Residential Units
Roof Amenity Area
Enclosed Amenity
Open Space / Amenity
Walk-Up Residential
Entry
Street View from 21st Ave:
Summary
• Splitting the building into two allows for better massing and result in a design more unique to the site and neighborhood by utilizing the topographical transitions
• The site is anchored by a central open space that is multi-modal and creates a network of open spaces and uses.
• The open space serves as a multi-modal woonerf allowing for a variety of uses and services • Contextually, splitting the building into two creates a massing that is more fitting with the neighborhood
and diminishes the solar impact of the design on neighboring parcels• The double high residential lobby and amenity spaces create a relationship with the street increasing
connectivity
• Two five-story apartment buildings totaling 13,754gsf• Two ADA walk-up studios and 26 efficiency dwelling units (average unit size 382sf)• Woonerf open parking court with parking for 3 vehicles• 370sf double high residential lobby and leasing space• 266sf ground level enclosed amenity space• 2,816sf of ground level open space and unenclosed amenity• 300sf of rooftop amenity space• 2713sf of green roof
• Decreased front yard setback from 5ft to 3ft• Increased maximum facade width from 83.2ft (65% of site width) to 90ft
Opportunities
Departures:
Analysis of Potential Solar Availability
27
Residential Units
0’ 16’ 32’
0’ 16 32’
Ground Plan:
Pedestrian Entry
Vehicular Entry
21st Ave Amenity
ADA Residential Units
Residential Lobby
Typical Residential Plan:
21st Ave
Amenity
ADA Unit ADA Unit
Lobby / LeasingWoonerf /
Open Space Amenity
A
1 2 Bike
Bike
Mech.
Trash
Open Space
Amenity
Northwest Perspective View:
Northeast Perspective View:
44'-0" 20'-0" 46'-0"
40'-0
"
Boiler / Mechanical Room
0’ 8’ 16’
28
AB
D CCA
Landscape Concept: Ground Plane
Scored Permeable Concrete
Permeable Concrete with Planting Bands
Scored Concrete Driveway Catenary Lighting Large Iconic Planters
Permeable Paving with Integral Color
Parking
Property Line
Property Line
Accessible UnitAccessible Unit
Common Amenity
Private Unit
Private Unit
Leasing Lobby
Bicycle Parking
Accessible Parking
Trash Enclosure
DrivewayBBQ Pod
Outdoor Amenity
B
C D E F
F
E
21st Ave
0’ 8’ 16’
29
Fire Pit Feature
Wood Bench Seating
Greenroof Parapet Mounted Glass Guardrail Pedestal Pavers Wood Lounge Seating
Landscape Concept: Roof Plan
A
A A
A
B
B
B
B
C
C C
D
D
E
EF
F
Stair Stair
A
30
Ground Plane InteractionAmenity Diagram:
Enclosed Amenity Area
EastBuilding
West Building Enclosed
Amenity Area (Living Room)
Residential Unit
Bike Area
Outdoor Amenity
(Front Porch)
Pedestrian Area
Multi-Modal Area
Primary Building Entry
Pedestrian Access from West Building
and 20th Ave
Pedestrian Access from the East Building
31
South Elevation:
0’ 8’ 16’
Avg. Grade Plane 2
40’ - 0”
40’ - 0”
+294.18’
Avg. Grade Plane 1+286.27’
Top of Grade Plane 1 +326.27’
Top of Grade Plane 2 +334.18’
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December 21st at 09:00am December 21st at 12:00pm December 21st at 06:00pm June 21st at 09:00am
March / September 21st at 09:00am March / September 21st at 12:00pm March / September 21st at 06:00pm
June 21st at 12:00pm June 21st at 06:00pm
Sun & Shadow Analysis:
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DeparturesDeparture Request 1: Maximum Facade Width
23.45.527: Structure Width and Facade Length Limits in LR Zones
B. Maximum facade length in Lowrise zones.1. The maximum combined length of all
portions of facades within 15 feet of a lot line that is neither a rear lot line nor a street or alley lot line shall not exceed 65 percent of the length of that lot line, except as specified in subsection 23.45.527.B.2.
Design Standard Departure Request Rationale Supporting Guidelines
Maximum Facade Area Allowed by Land Use Code: 3,601 sf Proposed Facade Area: 3,474 sf (127sf less than max allowed)
Facade Area Allowed with Maximum Facade Width
44’-0” (52.9% Max Facade Width) 39’-2” (47.1% Max Facade Width)128’-0” Site Length (83’-2” Max Facade Width)
Proposed Facade Area with Additional Facade Width
Facade Area Beyond Maximum Facade Width
44’-0” (52.9% Max Facade Width) 46’-0” (55.3% Max Facade Width)6’-9” Beyond Max Facade Width
128’-0” Site Length (83’-2” Max Facade Width)
Request to depart from the 65% maximum facade width and instead provide more open space at the ground level in exchange for extra length.
In order to create a more interactive and successful open space at the center of our site we would like to depart from the maximum facade width limit of 83.2ft. Our rationale for exceeding the maximum facade width is to trade potentially developable area at the ground level and roof for additional building width. The maximum developable facade area is 3,601sf and our proposal has a facade area of 3,474sf. Not only does our building form enhance and reinforce a more successful open space but it’s facade area is less than the maximum area allowed.
CS2: Urban Pattern and Form• Character of Open Space: “How best to support
[Open Space] through project siting and design”
PL3: Street-Level Interaction• Residential Edges, 4. Interaction: Provide
opportunities. “And space for informal events in the area between buildings as a means of encouraging interaction.”
DC1: Project Uses and Activities• Multiple Uses: “Design parking areas to serve
multiple uses such as children’s play space, outdoor gathering areas, sports courts, woonerf, or common space in multifamily projects.”
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Elevation Overlay
Areas to focus residential glazing
Existing Clairemont ApartmentsSouth Face of Proposed Building
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Departure Request 2: Front Yard Setback
23.45.518: Setbacks and Separations
A. LR zones. Required setbacks for the LR zones are shown in Table A for 23.45.518
Front Setback for Apartments: 5ft minimum
Design Standard Departure Request Rationale Supporting Guidelines
Area Encroaching into Front Yard Setback
Relinquished Area to Side Yard Setback over 4 Floors
535 sf of Relinquished Floor Area over 4 Floors
234 sf of area inside setback over 3 floors
5ft Front Setback
11ft of Sidewalk & Planting in R.O.W.
7ft of Sidewalk Between R.O.W. and Property Line
5’-6” Additional Setback
5’-0” Side Yard Setback
2’-0”
Required Front Yard Setback Proposed Setback & Area Trade
3ft Front Yard Setback
Departure 1 is a request to reduce the front yard setback from 5ft to 3ft while providing additional setback to the south side yard setback.
The current sidewalk and right of way are very deep (18ft). The property line is 7ft from the Right of Way and there is an additional 11ft of sidewalk/planting to the curb. Any additional setback beyond the current 18ft from the curb line would be detrimental to an urban context.
Additionally, a narrower 3ft setback is more similar to the neighboring building south of our site. That building has no setback and provides a strong anchor for architectural context.
Furthermore, additional setback area is being provided to the south side yard setback. This relinquished area is greater than the area of setback lost to the front setback.
CS2 Urban Pattern & Form• Connection to the Street: “Consider the
qualities and character of the streetscape... and it’s function... in siting and designing the building.”
• Mid-Block Sites: “Continue a strong street-edge where it is already present, and respond to datum lines created by adjacent buildings at the first three floors.”
DC2 Architectural Concept• Fit with Neighboring Buildings: “consider
aspects of neighboring buildings”
11ft of Sidewalk & Planting in R.O.W.
7ft of Sidewalk Between R.O.W. and Property Line
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Draft EDG Comment Responses:1. Analysis:
a) Further document analysis of the surrounding architectural character: i. Provide analysis of entry patterns/ how the buildings meet the street. How can this
analysis inform the way the entry and design evolves? ii. Provide analysis of the fenestration patterns and strong datum lines in the surround
area that can inform the proportions of the proposed design. iii. Document prominent materials, scale of materials etc. Response: See page 4 for updated access information, and pages 8-9 for contextual patterns and analysis.
2. Massing/Design:a) Relocate trash away from street frontage. Also with 28 units, can you clarify if a dumpster(s)
will be used? Staff has concerns related to 28 separate bins, recycling, composting. Please clarify. Response: The solid waste storage area has been removed from the street front and we are currently working with Liz Kain to identify the best location for waste storage on our site. Additionally, solid waste storage on our site will be in dumpsters not separate bins.
b) Preferred scheme C has some interesting massing moves. The two buildings seem to be related however not identical, which can provide opportunity to create two distinct buildings with a shared material and design language.
c) That said, there seems to be a lot of push/pull movements happening along the SE corner of the east building. Can you clarify the notch on this corner? The massing moves are interesting, however, if all these smaller moves are maintained as the building evolves, staff has some concern regarding material application becoming too busy and how the different facades will meet. Response: Per your comments, the notch has been removed to create a simplified massing form. We look forward to refining the overall volume of both buildings as the architectural character and open space are developed.
d) Is the stair tower proposed to be open or closed? Is there opportunity for the stair tower to further enhance the quality of light and air access for these units? Response: Currently the stair towers are to be enclosed. While we agree open stair towers offer an interesting opportunity, in this particular case there are feasibility issues in implementing this. Also, given the relationship of the stair to the building mass it would create some deeply shaded conditions on the resultant interior faces, particularly in winter months.
e) For the West building, consider taking advantage of the units that are adjacent to the roof space by providing additional amenity area. Response: We intend for units to have direct access to the roof, and that residents would be able to access the roof via the central stair. The roof will be occupiable and will have planting and an extensive green roof.
f) Provide conceptual landscape plan for the roof. Response: See page 29
g) Provide precedent images identifying potential material application, fenestration, and entry treatment to provide a more clarity on design intent. Response: See pages 30-31
h) Please clarify support use. Response: The support label represents area for mechanical equipment and central boilers for hot water. The support labels throughout the packet have been updated to reflect this.
i) Further clarify the intended connection to the woonerf from the adjacent amenity area. Provide amenity area diagramResponse: See page 30
j) Additional comments pending final packet submittal.
3. Departures:a) Please clarify the noted “borrowed area” on departure page.
Response: The borrowed area was there to signify floor area in the front setback. The label has been amended.
b) Provide window/privacy overlay study and section across site documenting relationship and impacts on adjacent residential structures.Response: See page 35
c) Minimum waste storage area is not a departure. Coordinate this with Liz Kain from SPU [email protected]. Response: This departure request has been removed and we are working with Liz Kain to find the best location for solid waste storage on our site.