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INITIAL RECOMMENDATION MEETING
DPD Project No.: 3013040August 01, 2012
1414 10th AveSeatt le , Washington
ALLIANCE REALTY PARTNERS LLC | ANKROM MOISAN ASSOCIATED ARCHITECTS
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ANKROM MOISAN 21414 10TH AVENUE
EARLY DESIGN GUIDANCE 2DPD #3013040 | AMAA #114500
RECAP OF EDG 01, EDG 02
RESPONSE TO EDG 0210TH & UNION CORNER STRUCTURE
11TH AVE FACADE & STREETSCAPE
NORTH FACADE
PUBLIC COURTYARD AND LOBBY
DEPARTURES
CONCLUSION
INITIAL RECOMMENDATION - CONTENTS
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EARLY DESIGN GUIDANCE 2DPD #3013040 | AMAA #114500
PROJECT ADDRESS
DPD #3013040
1414 10th AvenueSeattle, WA 98122
TEAMDEVELOPER:
Broadstone Capitol Hill Venture LLC
1300 Dexter Ave. North, Suite 110Seattle, WA 98109206.330.0620Contact: Suzi Morrissimorris@allresco.com
ARCHITECT:
Ankrom Moisan Associated Architects
117 South Main Street, Suite 400Seattle, WA 98104206.576.1600Contact: Mack Selbergmacks@amaa.com
PROJECT GOALS
ENHANCE CONNECTION BETWEEN NEIGHBOR-1.
HOODS
The eedback weve heard rom EDG 01 & 2 and ouroutreach eforts have made it clear: our project liesin the middle o an important connection betweenCal Anderson Park and Seattle University along 11thAvenue. Our goal is to enhance the street lie alongthat connection,as well as East Union Street & 10th.
REINFORCE CAPITOL HILL CHARACTER2.
Capitol Hill is a diverse and lively community, withextensive street lie both in the daytime and the eve-
ning. Boutique shops, arts venues, bars, and some othe best restaurants in the city ll the street level. Amixture o historic brick residences, industrial auto-row style buildings, and contemporary mixed-usedevelopments rame these street level activities. Ourproject will respond to and enhance both the historicand contemporary aspects o the neighborhood.
CREATE HIGH-QUALITY URBAN HOUSING3.This project will be a long-term investment in theCapitol Hill neighborhood. Thereore, the materialsand design are intended to have a lasting and posi-tive impact on the stock o contemporary urban liv-ing in Seattle and inspire other builders and design-ers to do the same.
GENERAL PROJECT INFORMATIONRECAP OF EDG 1 & 2
BROADWAY
12THAVE
E UNION ST
PIKE ST
PINE ST
10THAVE
LIGHT RAIL STATION
SEATTLEUNIVERSITY
SITE
CALANDERSON
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EARLY DESIGN GUIDANCE 2DPD #3013040 | AMAA #114500
SITE VICINITY
20
MINWALK
RAD
IUS
SITE
20M
IN
BIKE/BUSRADIU
S
20M
IND
RIVIN
GRADIU
S
Cal Anderson Park
Benaroya Hall
5th Ave Theatre
Seattle Center
Gates
Foundation
Seattle Art Museum
First Hill OfcesDowntown Ofce Core
Paramount
Amazon
Headquarters
Downtown Shopping
QFC
Washington State Ferry Terminal
Washington Park
Arboretum
Seattle Art Museum
Sculpture Park
Lake Union Park
City Hall
Seattle University
Seattle Central
Community College
Swedish Medical Center
Capitol Hill Light Rail
Volunteer Park
RECAP OF EDG 1 & 2
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EDG 01 FOCUSED PRIORITIES ON 11TH AVENUE
Our project lies in the middle o an important connection
between Cal Anderson Park and Seattle University along 11th
Avenue, and our goal is to enhance the street lie along that
connection.
Currently there is a minimal amout o vibrant street lieon 10th and 11th south o pike. Our project will create
new street lie and generate connections between Seattle
University and the Pike/Pine corridor. Our presence will
strengthen and add to the retail core o the Pike/Pine
neighborhood.
SITE CONNECTIONS
BROADWAY
12THAVE
E UNION ST
PIKE ST
PINE ST
10THAVE
LIGHT RAIL STATION
SEATTLEUNIVERSITY
SITE
CALANDERSON
PARK
ENHANCING NEIGHBORHOOD CONNECTIONS
All three streets (10th, 11th, Union) are crucial pedestrian
connectors and should be designed to enhance the
pedestrian experience.
RECAP OF EDG 1 & 2
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EARLY DESIGN GUIDANCE 2DPD #3013040 | AMAA #114500
N
#02 - 1405 11TH AVENUE (MADISON PARK GROUP 2)
#01 - 1416 10TH AVENUE (UNION GARAGE)
#03 - 1401 11TH AVE (MADISON PARK GROUP 1)#04 - 1406 10TH AVENUE (PRAVDA)
SITE02
SITE: EXISTING BUILDINGS
EAST UNION STREET
11THA
V
ENUE
10THA
VENUE
RECAP OF EDG 1 & 2
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OUR GOALS FOR THE INITIAL
RECOMMENDATION MEETING
Present our preerred scheme
Address design review board priorities
Respond to the recommendations o EDG 02
Show how the departures respond better to the
design review guidelines
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BOARD PRIORITIES AND RECOMMENDATIONS
A1 C2
A4B1
C1
A8
C2
A10
C4
C4
B1
A8
D1
D11
A10
D2
The setback departure at SE cornermay be positively considered ithe design is highly glassy andtransparent.
The design should meet the scalegoals o the overlay district.
The board supports the designwhich oats over the olderedice.
The center portion o the elevation
should enjoy a larger setbackand be more aligned with codestandards.
The corner should strive to createa sense o scale amiliar to theneightborhood context.
The building should have a tall groundoor height with large glazing.
The building should contrast theabutting buildings
The brick should ully wrap all sides othe building
The building should set back romthe property line to appear moreconsistent with other buildings.
The presence o driveways and serviceareas should be minimized to thegreatest extent possible.
The potential or public or semi-publicground level open spaces should beconsidered.
The board indicated support or thedeparture request provided that the11th Ave acade is well scaled andthat the mid-block setback departureis eliminated.
The board was pleased with thedirection o the design o thenorth elevation, including thestep back and the inclusion owindows.
Vertical and horizontal windowsshould be authentic and userestraint in the composition
Changes in material should occurwith shits in plane
GUIDELINES GUIDELINESBOARD GUIDANCE BOARD GUIDANCE
Responding to Site Characteristics Architectural Concept
Human ActivityHeight, Bulk and Scale
Architectural Context
Parking & Vehicle Access
Architectural Concept
Corner Lots
Exterior Finish Materials
Exterior Finish Materials
Height, Bulk, and Scale
Parking and Vehicle Access
Pedestrian Open Spaces
Commercial Transparency
Corner Lots
Blank Walls
1. 11th Ave Facade and Streetscape
3. North Facade
2. 10th & Union Corner Structure
4. Public Courtyard and Lobby
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EARLY DESIGN GUIDANCE 2DPD #3013040 | AMAA #114500
1. 11th Ave Facade and Streetscape
A1
C1
A8
C2
A10
GUIDELINES BOARD GUIDANCE
Responding to Site Characteristics
Architectural Context
Parking & Vehicle Access
Architectural Concept
Corner Lots
The setback departure at SE cornermay be positively considered ithe design is highly glassy andtransparent.
The design should meet the scalegoals o the overlay district.
The board supports the designwhich oats over the olderedice.
The center portion o the elevationshould enjoy a larger setbackand be more aligned with codestandards.
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ANKROM MOISAN 101414 10TH AVENUE
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11TH AVE FACADE AND STREETSCAPE
PREFERRED SCHEME, EDG 02 PREFERRED SCHEME, CURRENTDeparted setback over Madison Park 1 & 2
Similar Expression o orm between mid-lot and north end o lot
The design sets back 6 at the corner and 4 or less at mid-block.
Full setback o 15 at mid-lot over Madison Park 2
Three distinct volumes with three distinct expressions across the acade
There is a 7 setback at corner glass element.
1
2
34
5
6
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EARLY DESIGN GUIDANCE 2DPD #3013040 | AMAA #114500
EAST ELEVATION @ 11TH AVE
KEY PLAN
HISTORIC SETTLEMENT PATTERN(ESTABLISHED PARCELS)
11TH AVE FACADE AND STREETSCAPE
1
2
34
5
6
Full setback of 15 at mid-lot over Madison Park 2
Three distinct volumes with three distinct expressions across the facade
There is a 7 setback at corner glass element.
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ANKROM MOISAN 121414 10TH AVENUE
EARLY DESIGN GUIDANCE 2DPD #3013040 | AMAA #114500
11TH AVE FACADE AND STREETSCAPE
EAST ELEVATION @ 11TH AVEWindow wall system1.
Light color fber cement panel system2.
Dark fber cement panel system3.
Historic brick4.
1 2 3
4
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1405 11TH AVE RETAIL
11TH AVE FACADE AND STREETSCAPE
KEY PLAN
Mid-block building is setback signifcantly rom the historic acadeRetained and restored historic brick enhances street character
Retail glass openings are enlarged to be taller and closer to the sidewalk in character
structure modifcations
HISTORIC SETTLEMENT PATTERN
(ESTABLISHED PARCELS)
1
2
34
5
6
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EARLY DESIGN GUIDANCE 2DPD #3013040 | AMAA #114500
GARAGE AND LOADING ENTRANCE @ NE CORNER ON 11TH AVE
11TH AVE FACADE AND STREETSCAPE
KEY PLAN
Graphics shown on garage doors are a possible example o
how to add character and interest to the necessary loading
and parking entrances. Overall scale o the openings have beenbrought down since EDG 01.
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2. 10th & Union Corner Structure
C2
C4
B1
GUIDELINES BOARD GUIDANCE
Architectural Concept
Exterior Finish Materials
Height, Bulk, and Scale
The corner should strive to createa sense o scale amiliar to theneightborhood context.
The building should have a tall ground
foor height with large glazing.
The building should contrast theabutting buildings
The brick should ully wrap all sides othe building
The building should set back rom
the property line to appear moreconsistent with other buildings.
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ANKROM MOISAN 161414 10TH AVENUE
EARLY DESIGN GUIDANCE 2DPD #3013040 | AMAA #114500
10TH & UNION CORNER STRUCTURE
PREFERRED SCHEME, EDG 02 PREFERRED SCHEME, CURRENT
The top foor set back 6-0 on all sides
Retail base acade has been raised to the bottom o level 3 to create a
taller-eeling retail street character. This composition is now ~20 eet
rom sidewalk to cornice.
SW building is still 75-0 tall
75-0 height with no setbacks at level 08.
14-0 retail height with exterior acade treatment matching that
height.
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ANKROM MOISAN 171414 10TH AVENUE
EARLY DESIGN GUIDANCE 2DPD #3013040 | AMAA #114500
WEST ELEVATION @ 10TH AVE
10TH & UNION CORNER STRUCTURE
KEY PLAN
The top foor set back 6-0 on all sides
Retail base acade has been raised to the bottom o level 3 to create a taller-eeling
retail street character. This composition is now ~20 eet rom sidewalk to cornice.
SW building is still 75-0 tall
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10TH & UNION CORNER STRUCTURE
LEVEL 1' "
LEVEL 2
304' - 5"
LEVEL 3
313' - 10"
LEVEL 4
323' - 3"
LEVEL 5
333' - 0"
LEVEL 6
342' - 9"
LEVEL 7
352' - 6"
LEVEL 8362' - 3"
ROOF
374' - 11"
10TH AVENUE
65' HEIGHT
BUILDING
UNDER
CONSTRUCTION
6' - 0" ROOF DECK
373' - 0"
PENTHOUSE
RETAIL
UNIT
UNIT
UNIT
UNIT
UNIT
SECTION ON 10TH @ SW CORNER WEST ELEVATION @ 10TH OF SW CORNER~2,500 SF REDUCED FROM L8 ~2,500 SF REDUCED FROM L8
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ANKROM MOISAN 191414 10TH AVENUE
EARLY DESIGN GUIDANCE 2DPD #3013040 | AMAA #114500
3. North Facade
B1
C4
D2
Height, Bulk and Scale
Exterior Finish Materials
Blank Walls
GUIDELINES BOARD GUIDANCE
The board was pleased with thedirection o the design o thenorth elevation, including thestep back and the inclusion owindows.
Vertical and horizontal windowsshould be authentic and userestraint in the composition
Changes in material should occurwith shits in plane
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ANKROM MOISAN 201414 10TH AVENUE
EARLY DESIGN GUIDANCE 2DPD #3013040 | AMAA #114500
NORTH WALL ELEVATION @ 10TH AVE
NORTH FACADE
KEY PLAN
Two units on each level now ace north on the west side o thebuilding, increasing the interest o the north acade
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ANKROM MOISAN 211414 10TH AVENUE
EARLY DESIGN GUIDANCE 2DPD #3013040 | AMAA #114500
4. Public Courtyard and Lobby
GUIDELINES BOARD GUIDANCE
A4
A8
D1
D11
A10
Human Activity
Parking and Vehicle Access
Pedestrian Open Spaces
Commercial Transparency
Corner Lots
The presence o driveways and serviceareas should be minimized to thegreatest extent possible.
The potential or public or semi-public
ground level open spaces should beconsidered.
The board indicated support or thedeparture request provided that the11th Ave acade is well scaled andthat the mid-block setback departureis eliminated.
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PUBLIC COURTYARD AND LOBBY
PREFERRED SCHEME, EDG 02 PREFERRED SCHEME, CURRENT
The new design or lobby entrance is light, glassy, and allows the
public to see the interior courtyard.
The public area at the lobby is suitable or sidewalk retail and
restaurant uses and is both a private and public amenity.
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ANKROM MOISAN 231414 10TH AVENUE
EARLY DESIGN GUIDANCE 2DPD #3013040 | AMAA #114500
ENTRY PLAZA @ 10TH AVE
ENTRY PLAZA PLAN
PUBLIC COURTYARD AND LOBBY
LOBBY
RETAIL
RETAILThe new design or lobby entrance is light, glassy, and allows thepublic to see the interior courtyard.
The public area at the lobby is suitable or sidewalk retail and
restaurant uses and is both a private and public amenity.
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EARLY DESIGN GUIDANCE 2DPD #3013040 | AMAA #114500
PUBLIC COURTYARD AND LOBBY
LANDSCAPE SITE PLAN
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DEPARTURES
MADISON PARK 1
MADISON PARK 2
11THA
VEN
E UNION ST
7' SETBACK
LEVEL 3 OUTLINE
7'SETBACK
15' SETBACK
DEPARTED AREA
PLAN: SETBACK DEPARTURES REQUESTED
Land use code calls or a 15 setback o newstructure rom the acade o a characterstructure being retained. In the case oMadison Park 1, we will be using a contrastingarchitectural style or the new building aboveit and believe that the best arrangement isa 7 setback rom the acade o the characterstructure.
This departure would allow us to place a largeseparation over the remaining portion o theexisting character structure, giving urtherdeerence to the identity o the building.
The setback at Madison Park 2 is now 15 andrequires no departure.
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DEPARTURES
PLAN: SEPARATION DEPARTURES REQUESTED
Land use code calls or a 40 separationbetween two portions o a structure above 35which are both subject to the foor size limit,and would be measured separately or thepurposes o a total foor size limit.
This departure allows interior courtyardacades to be more articulated than theywould be otherwise. EDG 01 requested that wend more ways to articulate both the interiorcourtyard acades and exterior street acades,and this departure allows us the fexibility toacheive that articulation.
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DEPARTURES
RETAIL DEPTH DEPARTURE REQUESTED
Land use code requires that retained characterstructures keep their original foor-to-ceilingheight o the ground foor. We are seekinga departure to maintain the original foor
to ceiling height o Madison Park 1 & 2 onlywithin our proposed retail area.
The intent o the code is to allow users othe interior space in the new construction toexperience the interior o the preserved acade.
The code also intends to create active streetsby promoting a variety o dierently-sizedretail spaces. We have maximized the easible
depth o retail space in this scheme andallowed users o those spaces to experiencethe interior o the original acades.
This departure allows us to better meet theintent o the code by building unctional,reasonably deep retail spaces.
MADISON PARK 1
ORGINAL FOOTPRINT
MADISON PARK 2
ORIGINAL FOOTPRINT
E UNION ST
11THA
VE
47'
34'
PROPOSED RETAIL
AREA
(14' MIN CEILING
HEIGHT)
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CONCLUSION
OUR PREFERRED SCHEME MEETS THE INTENT OF THE DESIGN GUIDELINES IN THEFOLLOWING WAYS:
Preserves two valued character structures.1. Provides pedestrian-riendly unctions on the majority all three street acades.2.Builds a brick building on the SW corner which blends into the neighborhoods3.historic style.Provides a large public plaza at the NW corner.4.
Wider sidewalk with bulb-outs or saety at both corners.5. Allows small (~700s) retailers to inhabit character structure spaces.6.
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