ADMINISTRATIVE EARLY DESIGN GUIDANCE
PRIORITY II AFFORDABLE HOUSING FUNDED BY THE CITY OF SEATTLE OFFICE OF HOUSING
APRIL 3, 2019
11045 8TH AVE NE, SEATTLE, WASHINGTON
SDCI #3033672-EG
PRO
JEC
T SI
TE
SDCI #3033672-EGAPRIL 3, 20192
EARLY DESIGN GUIDANCE
1809 7TH AVE | STE 800SEATTLE, WA 981012 0 6 . 2 8 4 . 5 6 2 4www.v ia-arc h i tec ture.com
CONTENTS
DEVELOPMENT OBJECTIVES 3
ZONING & LAND USE SUMMARY 4
SITE ANALYSIS 5
SITE SURVEY 6
URBAN DESIGN ANALYSIS 7
PUBLIC OUTREACH 14
RELEVANT DESIGN GUIDELINES 15
SITE PLAN 16
ARCHITECTURAL MASSING CONCEPTS 17
MASSING CONCEPT - OPTION 1 18
MASSING CONCEPT - OPTION 2 20
MASSING CONCEPT - OPTION 3 22
SITE SECTION 24
SUN / SHADOW STUDIES 25
DEVELOPMENT STANDARD DEPARTURES 26
DESIGN DEVELOPMENT 29
PROJECT TEAM 32
PRIORITY II AFFORDABLE HOUSING FUNDED BY THE CITY OF SEATTLE OFFICE OF HOUSING
PROJECT SITE
SEATTLE
SDCI #3033672-EG APRIL 3, 2019 3
DEVELOPMENT OBJECTIVES
DEVELOPMENT OBJECTIVES:
The goal of the Northaven 3 development is to add affordable senior living apartments to the existing site while creating a larger campus and community between the new development and the two existing buildings.
The Northaven 3 building will have approximately 82 dwelling units with associated services, including approximately 22 parking spaces. The building will be 5 floors over one level of half-below-grade parking. The development site is located in the north sub-area of the Northgate Urban Center, it is a mid-block parcel of a super-block bounded by NE 115th ST, NE Northgate Way, 5th Avenue NE and 8th Ave NE.
Project Goals:
• Support the development of the urban character in the evolving transit and pedestrian oriented Northgate Urban Center.
• Create a simple and thoughtfully composed building that will respect its central block site and function as part of a larger campus.
• The massing of the building is in keeping with the adjacent properties, as the neighborhood continues to evolve with added density and services.
• Create an exceptional living environment and sense of home for the building’s residents.
• Orchestrate effective parking, loading, and building services off NE 112th Street.
• The project will be certified to Evergreen Sustainable Development Standards
NE NORTHGATE WAY
5TH
AV
E N
E
PROJECT STATISTICS:
SITE AREA (SF)
APARTMENT UNITS
GROSS FLOOR AREA (SF)
PARKING STALLS
NUMBER OF FLOORS ABOVE GRADE
16,266 SF
82
52,358 GFA
22
5 - 6
N
SITE 8TH
AV
E N
E
NE 115 ST
NE 112 ST
SITE
188'
-7"
76'-6"
8TH
AV
E N
E
5TH
AV
E N
E
NO
RTH
AVE
N 1
(EXI
STI
NG
)
NORTHAVEN 3(PROPOSED)
DR
IVE
WA
YLI
GH
T W
ELL
EXISTING PARKING
NORTHAVEN 2(EXISTING)
NE 112TH STPRIVATE STREET - SITE ACCESS
GARAGE ENTRY
BUILDINGENTRY
AMENITY AREA
SDCI #3033672-EGAPRIL 3, 20194
ZONING & LAND USE SUMMARY
ZONING ANALYSIS
Summary of primary applicable development standards from the Seattle Municipal Code. Note that some portions are paraphrased for brevity.
SDCI #3033672-EG APRIL 3, 2019 5
INSTITUTIONAL
INDUSTRIAL
MULTIFAMILY
SINGLE FAMILY
RETAIL/SERVICE
OFFICE
VACANT
PARKING
WAREHOUSE
UTILITY
SITE ANALYSIS
ZONING MAP CURRENT USE DIAGRAM
INSTITUTIONAL
RETAIL/SERVICE
MULTIFAMILY
SINGLE FAMILY
OFFICE
5TH
AV
E N
E
3RD
AV
E N
E
8TH
AV
E N
E
PINEH
URST W
AY N
E
NE NORTHGATE WAY
NE 115TH ST
N N
SITE SITE
ROO
SEV
ELT
WAY
NE
MIXED-USE1.
2
3.
4.
1.
23.
3
9 STORIES
5 STORIES
4 STORIES
3 STORIES
4.4.
SDCI #3033672-EGAPRIL 3, 20196
5TH
AV
ENU
E N
.E.
S ITE PLAN
SITE SURVEYThe site is a 16,266 sf parcel. It is currently occupied by a 37 stall surface parking lot with associated landscaping. It had previously served the existing 198 unit Northaven I retirement community located to the east, and the Northaven II assisted living community to the south. The parcel is located within the center of the block and accessed via NE 112th ST, a 60 foot easement that connects to 5th Avenue NE.
8TH
AV
ENU
E N
.E.
+282.6’
+/-
212.
63’
+/- 70.71’+283.0’
+290.5’ +291.5’
SDCI #3033672-EG APRIL 3, 2019 7
LEGENDPROPOSED BIKE FACILITY
EXISTING BUS ROUTE AND FUTURE RAPID RIDE ROUTES
MAJOR PEDESTRIAN ROUTE
PROJECT SITE
EXISTING BUS STOP
TRANSPORTATION
PUBLIC PARKS
FUTURE LINK STATION
FUTURE LINK ROUTE
SITE
NE NORTHGATE WAY
NE 115TH ST
BEAVER PONDS
NATURAL AREA
HUBBARD HOMESTEAD
PARK
NORTHGATE MALL (TO BE
REDEVELOPED)
INTE
RSTA
TE 5
NORTHGATE LINK STATION
(2021)
TO THE UNIVERSITY DISTRICT AND DOWNTOWN
TO SHORELINE AND LYNWOOD
5TH
AV
E N
E
8TH
AV
E N
E
3RD
AV
E N
E
NPEDESTRIAN + VEHICULAR ENTRY TO SITE
URBAN DESIGN ANALYSIS: TRANSPORTATION
SDCI #3033672-EGAPRIL 3, 20198
URBAN DESIGN ANALYSIS: THE SITE AND THE CITY
URBAN CONTEXT
The project is located in an area with three major influences. It is responding to them programatically and formally. It will be both a building that reflects the emerging urban context and provides a sense of community and of home.
NORTHGATE URBAN CENTER
The Northgate Urban Center is a key retail, medical services, and educational hub for the city. The area is poised to see major growth with the arrival of Link light rail in 2021 connecting it to the UW, downtown, Sea-Tac and points north and south. As the neighborhood grows, maintaining affordability will be key. This project proposes to provide much needed affordable senior housing and services.
NEARBY NEIGHBORHOODS
Pinehurst and the adjoining neighborhoods of Maple Leaf, Haller Lake and North College Park are largely single family zoned areas. The project will provide a hub of senior activity that is adjacent to services but also still near quiet residential neighborhoods. The project will serve people in the area who are downsizing as they age or have family near by.
NORTHGATE MALL
Northgate Mall is about to embark on a major redevelopment that will see it transform from a suburban shopping center to a more walkable mixed use neighborhood that will include hundreds of apartments, shops, and offices. Its plans will make the neighborhood a safer, more walkable, and senior friendly area.
1 2 3
N
NORTH COLLEGE PARK NEIGHBORHOOD NORTHGATE MALL3
PINEHURST NEIGHBORHOOD
2
URBAN CENTER BOUNDARY
1
SITE
C
D
A
BE
FG
H
I
J
KL
HALLER LAKENEIGHBORHOOD
MAPLE LEAF NEIGHBORHOOD
22
2
NORTHGATE URBAN CENTER
NEIGHBORHOOD BOUNDARYCONTEXT IMAGES ON FOLLOwING PAGE
X
SDCI #3033672-EG APRIL 3, 2019 9
URBAN DESIGN ANALYSIS: CONTEXT BUILDINGS
COMMUNITY ASSETSVariety of neighborhood assets including library, community center, parks, entertainment, retail, frequent transit, and light rail in 2021.
EXISTING MULTIFAMILYMid-rise housing in a mix of ages and styles.
PROPOSED MULTIFAMILYMid-rise mixed use buildings with simple massing and materials.
A
LKJ
D
H
I
GFE
CB
MAPLE LEAF NEIGHBORHOOD
SDCI #3033672-EGAPRIL 3, 201910
SITE
NE 112 ST
5TH
AV
E N
E
8TH
AV
E N
E
URBAN DESIGN ANALYSIS: SITE MONTAGES
1 NE 112TH ST FACING NORTH, BETWEEN 5TH AVENUE NE AND EXISTING NORTHAVEN 1 BUILDING
NE 112TH ST FACING SOUTH, BETWEEN 5TH AVENUE NE AND EXISTING NORTHAVEN 1 BUILDING2
2
1
NORTH + SOUTH INTERNAL SITE ELEVATIONS
• THE SITE IS LANDLOCKED AND HAS NO STREET FRONTAGES
• NORTHAVEN 2 AFFORDABLE ASSISTED LIVING FACILITY + ASSOCIATED OUTDOOR SPACE TO SOUTH
• NORTHAVEN 1 PARKING AND AMENITY SPACE TO NORTH
• NEIGHBORING MULTIFAMILY BUILDING TO NORTH
• MIX OF BUILDING AGES AND STYLES N
FACING PROJECT SITE
FACING PROJECT SITE
NORTHAVEN 2
NORTHAVEN 1APARTMENT BUILDING
SDCI #3033672-EG APRIL 3, 2019 11
URBAN DESIGN ANALYSIS: SITE MONTAGES
3FACING EAST TOWARDS 5TH AVENUE NE
FACING EAST TOWARDS 8TH AVENUE NE 4
EAST + WEST INTERNAL SITE ELEVATIONS
• NORTHAVEN 1 AFFORDABLE SENIOR HOUSING TO THE EAST
• NORTHGATE PLAZA SENIOR HOUSING + PARKING TO WEST
• MIX OF BUILDING AGES AND STYLES
• SMALL SUNKEN PLAZA ADJACENT TO NORTHAVEN 1SITE
NE 112 ST
5TH
AV
E N
E
8TH
AV
E N
E
43
FACING PROJECT SITE
FACING PROJECT SITE
NORTHAVEN 1
APARTMENT BUILDINGSENIOR LIVING
SDCI #3033672-EGAPRIL 3, 201912
SITE
NE 112 ST
5TH
AV
E N
E
8TH
AV
E N
E
URBAN DESIGN ANALYSIS: STREET MONTAGES
LOOKING EAST FROM 5TH AVENUE NE1
1
N
PROJECT SITE BEYOND
MEDICAL OFFICE BUILDING NORTHGATE PLAZA SENIOR LIVING
SDCI #3033672-EG APRIL 3, 2019 13
SITE
NE 112 ST
5TH
AV
E N
E
8TH
AV
E N
E
URBAN DESIGN ANALYSIS: STREET MONTAGES
LOOKING NORTH FROM NE NORTHGATE WAY 2
2
PROJECT SITE BEYOND
RETAILBANK BRANCH RETAIL PLAZA
SDCI #3033672-EGAPRIL 3, 201914
PUBLIC OUTREACH
Northaven Three 11045 8th Ave N Community Outreach Summary
Project Summary The Northaven Three project will be a partnership between Northaven Development and HumanGood Affordable housing to expand Northaven’s campus through the creation of more affordable senior housing in the Northgate neighborhood. The project will consist of 85 units of affordable senior independent living, serving seniors earning up to 30, 50 and 60% of AMI, adjacent to Northaven’s two existing buildings. The building’s ground floor will contain roughly 8,000 sf of community facility space for Providence ElderPlace, which will operate their PACE (Program of All Inclusive Care for the Elderly) program in the senior building.
Outreach Methods Below are the outreach methods and dates on which Northaven conducted outreach, in compliance with the 2018 Director’s Rule on Early Outreach.
The project was posted on the Early Outreach blog by Danielle Friedman on January 9, 2019.
Outreach Type
Outreach Plan Outreach Dates
Documentation Attached
In-Person Outreach
Presentation at Pinehurst Community Councilmeeting with time for questions (20 min)
2/20/19 6:30-8:30pm Amante’s Pizza
Copy of agenda andnotes from meeting,including feedbackreceived
In-Person Outreach
Drop-in hours at Northgate Community Center Publicized on project website, in direct mailing
sent 11 days prior, at Pinehurst meeting, andin email to community groups
2/25/19 5:00-6:30pm Northgate Community Center
Notes from event
Digital Outreach
Simple project webpage in English andSpanish. Accessible via direct link and fromNorthaven home page. Link included in directmailing, email, and included on materialdistributed at meetings.www.northavenseniorliving.org/northaventhree
Site live 2/11/19
Copy of projectwebpage, URL
Digital Outreach
• Email to community organizations with project info, contact, website, drop-in hours.
Email sent 2/21/19
Copy of email anddistribution list
Printed Outreach
• Mailing to 500ft radius with project info, contact, website, drop-in hours. In English and Spanish.
Mailed 2/11/19
Copy of letter Address list
Feedback Summary Feedback collected at community meetings (see attached notes) indicates overall support for the project. Concerns raised include pedestrian safety in the Northgate neighborhood, including around Northaven’s campus, as well as intra-block connectivity and open space. Otherwise, community members were primarily interested in the project’s details and timeline.
Contact information (name, email, and phone) was provided on all outreach materials: email, letters, website, at meetings, No follow up comments have been received to date.
Pinehurst Community Council Meeting 2/20/19 6:30-8:00pm Amante Pizza & Pasta 12319 Roosevelt Way NE Northaven Presentation Meeting Notes Darlene Storti, Executive Director of Northaven Senior Living, presented about Northaven’s existing campus and the new Northaven Three project. Ellen Lohe, Housing Developer at Beacon Development Group, presented on project funding and timeline. Copies of the Northaven letter sent to neighbors were distributed, and attendees were informed about the project website, staff contact, and the subsequent drop-in hours at Northgate Community Center. Roughly 15 people were in attendance. The following are questions and comments made by attendees after the presentation.
- Concern about whether the new project will include additional services to serve greater population density on the campus.
- Questions about the MHA zoning amendment process: timeline, whether there is support for the amendment, what the specific zoning request is, reasoning for the amendment provided to City Council.
- Concern about unsafe crossings on 8th and 5th avenues, desire for better and safer pedestrian connections on those streets and in the neighborhood overall.
- Suggestion to pursue City grant funding through Your Voice, Your Choice to address small scale street improvements in the area around pedestrian and senior safety.
- Comment to continue to allow access through the interior of the block for the public.
- Comment in support of providing green and open space in the interior of the block.
- Question about parking being removed compared to parking being replaced, interest in other transportation modes (ride sharing etc.)
- Question about timeline for construction and completion. Northgate Community Center Drop-In Hours 2/25/19 5:00 – 6:30pm Northgate Community Center 10510 5th Ave NE Bill Dorn, Development Director of Northaven Senior Living, and Ellen Lohe, Housing Developer at Beacon Development Group, held drop-in hours in the small meeting room at the Northgate Community Center. Drop-in hours were advertised on Northaven’s website, in an email to community groups, in a direct mailing, and at the Pinehurst Community Council meeting. However, no members of the public attended the drop-in hours specifically, although there were passers-by at the community center who viewed the presentation materials about the project put up by Northaven. No specific feedback was gathered.
SDCI #3033672-EG APRIL 3, 2019 15
The site is in the core of the evolving Northgate Hub Urban Center. It is a neighborhood poised for change with light rail arriving in 2021 and the redevelopment of the Northgate shopping mall at the heart of the district starting soon. The area has seen increased development in the last few years and is likely to continue its evolution into a more urban neighborhood.
Amongst the changing neighborhood, the immediate project context consists primarily of older building stock of various ages and styles. The proposed building is intended to relate to the existing adjacent Northaven properties as part of a campus. The Northaven 3 building will contribute to the evolution of the neighborhood as density is added in response to the forthcoming light rail extension, spurring further utilization of existing area services.
See also pages 8 + 9
APPLICABLE CITY DESIGN GUIDELINES:
CS2-A.1 SENSE OF PLACE
CS2-C.2 MID-BLOCK SITE
CS3-A.4 EVOLVING NEIGHBORHOODS
DC2-B.1 FACADE COMPOSITION
RELEVANT DESIGN GUIDELINES
The site is already home to Northaven 1 to the east, an affordable independent living facility and Northaven 2 to the south, an affordable assisted living building. The goal of this project is to add to the existing community and enhance the overall area to create a campus community. The intent is to achieve this through building massing and composition that respects the existing buildings while strengthening the areas in between the buildings with landscape and place-making elements.
Opportunities to improve the pedestrian and automobile interactions will add to a sense of place for the residents and strengthen the connections between the buildings. This strategy is intended to enhance an existing wellness focused senior housing and services campus that is anticipated to be increasingly valuable in a rapidly growing neighborhood.
See also page 16 + 29
APPLICABLE CITY DESIGN GUIDELINES:
CS2-D.5 RESPECT FOR ADjACENT SITES
CS3-A.1 FITTING OLD AND NEW TOGETHER
PL3-A.2 ENSEMBLE OF ELEMENTS
DC2-C.3 FIT WITH THE NEIGHBORING BUILDINGS
As part of the campus vision, two woonerf style shared courts are envisioned - one at the north and one at the south. These are located between the new building and each of the two existing buildings. These are areas to blur the boundary between road and sidewalk in order to create an area more supportive of pedestrian movement while facilitating necessary service access; including resident transportation and pickup / drop off of visitors and shuttles.
These shared spaces will further strengthen the campus identity and facilitate community building for the residents.
See also page 16 + 29
APPLICABLE CITY DESIGN GUIDELINES:
DC1-IV.III ENCOURAGE THE CREATION OF MULTI-PURPOSE PARKING AREAS
DC4-D.2 HARDSCAPE MATERIALS
DC4-D.4 PLACE MAKING
EVOLVING URBAN CONTEXT BUILDING A CAMPUS SHARED ENTRY COURT
SDCI #3033672-EGAPRIL 3, 201916
210'
-7 1
/2"
76'-6" 19'-0"
8TH
AVE
NE
5TH
AVE
NE
35'-1
1/2
"16
0'-6
"15
'-0"
7'-0" 62'-0" 7'-6"
10'-0"
SIDEWALK
NORTHAVEN 1(EXISTING)
NORTHAVEN 3(PROPOSED)
GARAGE ENTRY
DR
IVE
WA
Y
EXISTING SIDEWALK
LIG
HT
WEL
L
EXISTING PARKING
NORTHAVEN 2(EXISTING)
NE 112TH STPRIVATE STREET - SITE ACCESS
BUILDINGENTRY
60'-0
"
NORTHAVEN 1AMENITY AREA
NORTHAVEN 1AMENITY AREA
The site is a mid-block parcel. It is part of an evolving senior housing campus with the existing Northaven 1 affordable senior independent living apartments to the east and the existing Northaven 2 affordable assisted living building to the south. Access for all three is to be provided via NE 112th ST, a private street that connects to 5th Ave NE. The building entry is proposed to be at the north of the site in close proximity to the existing entry to Northaven 1 and the pickup/drop off zone. Auto access to the semi-underground parking level is from the south, accessed by a driveway that will run between the proposed Northaven 3 and the existing Northaven 1.
SITE PLAN
N
SDCI #3033672-EG APRIL 3, 2019 17
ARCHITECTURAL MASSING CONCEPTSOPTION 3 - PREFERRED ALTERNATIVE
PROS:• No departures required
• Code compliant
CONS:• “Bread loaf” massing
• No courtyard setback as shown in other options
• Wedding cake setbacks creates inelegant building form
PROS:• Courtyard setback provided
• Elimination of wedding cake setback, allows for more holistic facade composition
CONS:• (2) Departures required:
- Side setbacks (pg 26)
- Amenity Area (pg 27)
• Greatest setback faces parking lot to west
• Lobby oriented away from existing Northaven 1 building
PROS:• Courtyard setback provided
and oriented towards existing Northaven 1 building
• Lobby oriented towards existing Northaven 1 building
• Provides greater setbacks and privacy for residents of existing Northaven 1 building
CONS:• (2) Departures required:
- Side setbacks (pg 26)
- Amenity Area (pg 27)
APARTMENT UNITS
GROSS FLOOR AREA (SF)
PARKING STALLS
NUMBER OF FLOORS ABOVE GRADE
82
52,623
21
5-6
APARTMENT UNITS
GROSS FLOOR AREA (SF)
PARKING STALLS
NUMBER OF FLOORS ABOVE GRADE
82
52,873
22
5-6
APARTMENT UNITS
GROSS FLOOR AREA (SF)
PARKING STALLS
NUMBER OF FLOORS ABOVE GRADE
82
52,358
22
5-6
OPTION 2OPTION 1 - CODE COMPLIANT
CIRCULATIONPARKING
COMMONS/LOBBY
RESIDENTIAL
CIRCULATIONPARKING
COMMONS/LOBBY
RESIDENTIAL
CIRCULATIONPARKING
COMMONS/LOBBY
RESIDENTIAL
35'-1 1/2"160'-6"15'-0"
10'-0"
7'-0"62'-0"
7'-6"
43'-7 1/2"151'-8"15'-4"
7'-0"62'-6"
7'-0"
7'-0"62'-0"
7'-6"
35'-1 1/2"160'-6"15'-0"
10'-0"
NNN
SDCI #3033672-EGAPRIL 3, 201918
OPTION 1 - CODE COMPLIANT
OPTION STATISTICSSITE AREA (SF)
APARTMENT UNITS
GROSS FLOOR AREA (SF)
PARKING STALLS
NUMBER OF FLOORS ABOVE GRADE
FAR
16,266
82
52,623
21
5-6
3.24
REQUESTED DEPARTURESNONE
B1 LEVEL - ACCESS FROM NE 112TH STREET LEVEL 1 - ACCESS FROM NE 112TH STREET TYPICAL RESIDENTIAL LEVEL N
CIRCULATION
PARKING COMMONS/ LOBBY
RESIDENTIAL
UTILITY
BIRD’S EYE VIEW FROM SOUTHEAST
N
43'-7 1/2"152'-0"15'-0"
7'-0"62'-6"
7'-0"
43'-7 1/2"151'-8"15'-4"7'-0"
62'-6"7'-0"
43'-7 1/2"151'-8"15'-4"
7'-0"62'-6"
7'-0"
PARKING ACCESS
SDCI #3033672-EG APRIL 3, 2019 19
OPTION 1 - CODE COMPLIANT
STREET LEVEL VIEW - LOOKING EAST FROM NE 112TH ST
STREET LEVEL VIEW - LOOKING SOUTH FROM NORTHAVEN 1 NORTH PARKING LOT BIRD’S EYE VIEW FROM NORTHWEST
CIRCULATION
PARKING COMMONS/ LOBBY
RESIDENTIAL
UTILITYN
SDCI #3033672-EGAPRIL 3, 201920
OPTION 2 - WESTERN TERRACE
OPTION STATISTICSSITE AREA (SF)
APARTMENT UNITS
GROSS FLOOR AREA (SF)
PARKING STALLS
NUMBER OF FLOORS ABOVE GRADE
FAR
16,266
82
52,873
22
5-6
3.25
REQUESTED DEPARTURES
NTYPICAL RESIDENTIAL LEVELB1 LEVEL - ACCESS FROM NE 112TH STREET LEVEL 1 - ACCESS FROM NE 112TH STREET
CIRCULATION
PARKING COMMONS/ LOBBY
RESIDENTIAL
UTILITY
BIRD’S EYE VIEW FROM SOUTHEAST
N
• 23.45.518 - TABLE B: SIDE SETBACK FROM INTERIOR LOT LINE
• 23.45.522.C: REQUIRED AMENITY AREA
• 23.54.015.TABLE D: REQUIRED LONG TERM BICYCLE PARKING
35'-1 1/2"160'-6"15'-0"
7'-0"62'-0"
7'-6"
35'-1 1/2"160'-6"15'-0"
10'-0"
7'-0"62'-0"
7'-6"35'-1 1/2"160'-6"15'-0"
10'-0"
7'-0"62'-0"
7'-6"
PARKING ACCESS
SDCI #3033672-EG APRIL 3, 2019 21
OPTION 2 - WESTERN TERRACE
STREET LEVEL VIEW - LOOKING EAST FROM NE 112TH ST
STREET LEVEL VIEW - LOOKING SOUTH FROM NORTHAVEN 1 NORTH PARKING LOT BIRD’S EYE VIEW FROM NORTHWEST
CIRCULATION
PARKING COMMONS/ LOBBY
RESIDENTIAL
UTILITYN
SDCI #3033672-EGAPRIL 3, 201922
OPTION 3 - EASTERN TERRACE (PREFERRED ALTERNATIVE)
OPTION STATISTICSSITE AREA (SF)
APARTMENT UNITS
GROSS FLOOR AREA (SF)
PARKING STALLS
NUMBER OF FLOORS ABOVE GRADE
FAR
16,266
82
52,358
22
5-6
3.22
REQUESTED DEPARTURES
CIRCULATION
PARKING COMMONS/ LOBBY
RESIDENTIAL
UTILITY
TYPICAL RESIDENTIAL LEVELB1 LEVEL - ACCESS FROM NE 112TH STREET LEVEL 1 - ACCESS FROM NE 112TH STREET N
BIRD’S EYE VIEW FROM SOUTHEAST
• 23.45.518 - TABLE B: SIDE SETBACK FROM INTERIOR LOT LINE
• 23.45.522.C: REQUIRED AMENITY AREA
• 23.54.015.TABLE D: REQUIRED LONG TERM BICYCLE PARKING
N
7'-0"62'-0"
7'-6"
35'-1 1/2"160'-6"15'-0"
7'-0"62'-0"
7'-6"
35'-1 1/2"160'-6"15'-0"
10'-0"
7'-0"62'-0"
7'-6"
35'-1 1/2"160'-6"15'-0"
10'-0"
PARKING ACCESS
SDCI #3033672-EG APRIL 3, 2019 23
OPTION 3 - EASTERN TERRACE (PREFERRED ALTERNATIVE)
STREET LEVEL VIEW - LOOKING EAST FROM NE 112TH ST
STREET LEVEL VIEW - LOOKING SOUTH FROM NORTHAVEN 1 NORTH PARKING LOT BIRD’S EYE VIEW FROM NORTHWEST
CIRCULATION
PARKING COMMONS/ LOBBY
RESIDENTIAL
UTILITY
CIRCULATION
PARKING COMMONS/ LOBBY
RESIDENTIAL
UTILITYN
SDCI #3033672-EGAPRIL 3, 201924
SITE SECTION: OPTION 3 (PREFERRED ALTERNATIVE)
EXISTING NORTHAVEN 1
PROJECT SITE
PL PL
CIRCULATION
PARKING AMENITY
RESIDENTIAL
UTILITY
EXISTINGRESIDENTIAL
LEVEL 2
303'-6"
LEVEL 3
313'-6"
L0
283'-4"
LEVEL 4
323'-6"
LEVEL 5
333'-6"
ROOF
344'-6"
Avg. Grade
286'-6"
Max. Height
366'-6"
7'-0" 62'-0" 7'-6"
76'-6" 19'-0"
LEVEL 1
293'-6"11
'-0"
10'-0
"10
'-0"
10'-0
"10
'-0"
10'-2
"
80'-0
"
10'-0"8" 16'-0"
SDCI #3033672-EG APRIL 3, 2019 25
SUN/SHADOW STUDIES: OPTION 3 (PREFERRED ALTERNATIVE)
EQUINOX SUMMER SOLSTICE WINTER SOLSTICE
9AM
NO
ON
3PM
N
SDCI #3033672-EGAPRIL 3, 201926
LEVEL 2
303'-6"
LEVEL 3
313'-6"
L0
283'-4"
LEVEL 4
323'-6"
LEVEL 5
333'-6"
ROOF
344'-6"
Avg. Grade
286'-6"
Max. Height
366'-6"
LEVEL 1
293'-6"
7'-0" 52'-0" 10'-0" 7'-6"
76'-6" 19'-0"
11'-0
"10
'-0"
10'-0
"10
'-0"
10'-0
"10
'-2"
20'-0
"42
'-0"
3'-0"
DEPARTURES
SMC 23.45.518.TABLE B: MR Setbacks
Side Setbacks from Interior Lot Lines
For portions of a structure:
• 42’ or less in height: 7’ average setback, 5’ minimum setback.
• Above 42 feet in height: 10’ average setback; 7’ minimum setback.
SITE SECTION LOOKING NORTH
NW AERIAL PERSPECTIVEOPTION 3: PREFERRED ALTERNATIVE
STANDARD: PROPOSED DEPARTURE: RATIONALE & APPLICABLE GUIDELINES:
A uniform 7’ setback for the west facade. A uniform 7’ facade allows for the elimination of a step in the building mass and the simplification of the facade. The 7’ minimum setback on the west side allows us to shift floor area and create a courtyard setback on the east side of the building. The eastern facade, which faces an existing residential building, will have a minimum setback of 7’-6” and an average setback of 14’-4” above the parking level, thus providing greater access to light and more privacy.
CS2-D.5 RESPECT foR ADjACENT SITESDC2-B.1 fACADE ComPoSITIoN
DEPARTURE #1 - SIDE SETBACK FROM INTERIOR LOT LINES
AREA OF PROPOSED DEPARTURE
N
3’
20’
160’-6”
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DEPARTURES
SMC 23.45.522.C: Amount of amenity area required in MR and HR zones. The required amount of amenity area in MR and HR zones is equal to 5 percent of the total gross floor area in residential use.
The proposed building has 40,474 GFA in residential use which requires 2,024 SF of amenity area.
STANDARD: PROPOSED DEPARTURE: RATIONALE & APPLICABLE GUIDELINES:
The preferred alternative requests a 75% reduction to the required on-site amenity area. The proposal is to provide 500 sf of interior common amenity and to satisfy the balance of the required on-site amenity area on the adjacent Northaven 1 site.
The project is designed to function as part of a campus in conjunction with existing Northaven 1 (to the east) and Northaven 2 (to the south), both of which are under common ownership. Residents of the proposed building will have access to the ~13,000 sf outdoor area on the Northaven 1 site as well as its interior amenities which include cafeteria, lounge, community room, and gym. This will provide a greater access to amenities than under a code compliant scheme.
CS2-A.1 SENSE of PLACECS3-A.1 fITTING oLD AND NEw ToGEThERDC4-D.4 PLACE mAkING
DEPARTURE #2 - AMENITY AREA
OPTION 3 - AMENITY PLANCAMPUS AMENITY
N
NORTHAVEN 3(PROPOSED)
NORTHAVEN 1(EXISTING)
~1,856 SF
~11,845 SF
ADDITIONAL ENCLOSED AMENITY AREAS NOT SHOWN
EXISTING AMENITY
EXISTING AMENITY
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DEPARTURES
SMC 23.54.015.TABLE D: Parking for Bicycles
D. Residential Uses
• Per Table D: Long term - 1 per dwelling unit• Per note 3: for residential uses, after the first 50
spaces are provided, additional spaces are required at three-quarters the ratio shown in Table D
• Total long term bicycle parking required: 74
STANDARD: PROPOSED DEPARTURE: RATIONALE & APPLICABLE GUIDELINES:
• 1 long term bike parking stall per 10 dwelling units
• Total long term bicycle parking proposed: 8
The space required to accommodate 1:1 bike parking in Northaven 3 places a burden on the space constrained proposed affordable senior housing project. The residents and staff of the current facilities, both independent living Northaven I and assisted living Northaven II, don’t currently utilize any on site existing bike parking.
The departure is proposed to provide a balance between the required bike parking and a more appropriate ratio for the senior demographic of the building, while providing some bike parking for those who would make use of it.
DEPARTURE #3 - REQUIRED BICYCLE PARKING
SDCI #3033672-EG APRIL 3, 2019 29
DESIGN DEVELOPMENT: LANDSCAPE CONCEPT
The design concept is to create a campus environment through spaces between the existing and new buildings such as shared, “woonerf” like, entry courts that are intended to connect the proposed Northaven 3 and the existing Northaven 1 and 2 buildings.
The goal is to create an integrated community where residents move back and forth, create community, and share activities. This will be facilitated by having one large shared park-like gathering space.
Possible features of this area could include special paving, patterning or paint on the ground-plane; sidewalk level drive surface; plantings and planters; street furnishings. The shared entry courts will provide a strengthened campus identity to link together the network of open spaces and amenities available to residents.
APPLICABLE DESIGN GUIDELINES:
CS2-A.1 SENSE of PLACE
CS3-A.1 fITTING oLD AND NEw ToGEThER
DC2-C.3 fIT wITh NEIGhBoRING BUILDINGS
DC1-VI.III (NoRThGATE) ENCoURAGE ThE CREATIoN of mULTI-PURPoSE PARkING AREAS
DC4-D.2 hARDSCAPE mATERIALS
DC4-D.4 PLACE mAkING
NO
RTH
AV
EN 3
(P
ROPO
SED
)
SHARED ENTRY COURTSPATH TO AMENITY AREA
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DESIGN DEVELOPMENT PRECEDENTS: MASSING + MATERIALS
SDCI #3033672-EG APRIL 3, 2019 31
DESIGN DEVELOPMENT: ADVANCEMENT OF OPTION 3
As the design progresses the intent is to develop a contemporary design that is simple, well proportioned, and elegant. Materials consistent with the affordable nature of the project are to be used in an orderly fashion to create facades that are attractive and accentuate the massing. Rhythmic fenestration will be used to add to the overall building composition while ensuring privacy and light and air for the residents.
SDCI #3033672-EGAPRIL 3, 201932
VIA ARCHITECTURE
An award-winning design firm, VIA Architecture is one of the Pacific Northwest’s leaders in mixed-use, residential high-rise and mid-rise, assisted living, transit architecture, urban design, and sustainable community planning. Founded in 1984, VIA currently employs 52 professionals in Seattle, San Francisco, and Vancouver, BC offices, providing services to both public and private clients.
PROJECT TEAM
BEACON DEVELOPMENT GROUP
Beacon Development Group is an affordable housing consulting firm that works with West Coast nonprofits and housing authorities. As a subsidiary of HumanGood, we facilitate the funding, design, and construction of affordable housing developments for our clients, managing the entire development process from financing to construction to handing off the keys. Since 1999, Beacon has served thousands of people through the development of over 5,000 units in 87 projects, with a combined value of over $900 million dollars. We believe that when all people and families have the security of an affordable home, our entire community benefits.
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