CASCADE APARTMENTSBuildings A+BEarly Design Guidance Meeting #2
400 Minor Avenue N
Seattle, WA 98109
HOLLAND PARTNERS & ANKROM MOISAN ARCHITECTS, INC.DPD NUMBER: SITE A #3018928, SITE B #3018926
18 MARCH 2015
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
PROJECT ADDRESS
PROJECT ADDRESS
DPD #3018928 - BUILDING A
DPD #3018926 - BUILDING B
400 Minor AveSeattle, WA 98109
401 Pontius Ave NSeattle, WA 98109
TEAM
OWNER/APPLICANT:Holland Partner Group
Contact: Jodi Patterson-O’[email protected]
ARCHITECT:Ankrom Moisan Architects, Inc.117 South Main Street, Suite 400Seattle, WA 98104206.576.1600Contact: Ricky [email protected]
GENERAL PROJECT INFORMATION
BUILDING A BUILDING B
EDG
NUMBER OF RESIDENTIAL UNITS 152 UNITS GROSS SQUARE FOOTAGE 197,000 SQ. FT.NET RESIDENTIAL SQUARE FOOTAGE 84,800 SQ. FT.PARKING SPACES 174 SPACES
NUMBER OF STORIES 7
EDG RESPONSE
110 UNITS 92,572 SQ. FT.64,172 SQ. FT.17 SPACES
7
EDG RESPONSE
166 UNITS 202,158 SQ. FT.93,187 SQ. FT.180 SPACES
7
EDG
NUMBER OF RESIDENTIAL UNITS 106 UNITSGROSS SQUARE FOOTAGE 86,700 SQ. FT.NET RESIDENTIAL SQUARE FOOTAGE 58,900 SQ. FT.PARKING SPACES 26 SPACES
NUMBER OF STORIES 7
LAKE UNION
VICINITY MAP SITE AERIAL PHOTON.T.S.
I-5
PUGET SOUND
SITE
SOUTH LAKE UNION
CAPITOL HILL
PONTIUS AVE N
ALLEY
MINOR AVE N
DOWNTOWN
SEATTLE CENTER
QUEEN ANNE
2
N
BUILDING A SITETHIS PACKET
#3018928
BUILDING B SITEOTHER PACKET
N
#3018926
HA
RRISO
N S
T
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
PROJECT GOALS
PROJECT GOALS
1. REINFORCE CHARACTER OF CASCADE PLAYFIELD
Cascade Playfield is a primary feature of the neighborhood, serving a variety of people. This project provides a design response, which enhances the character of the park. Primary amenity spaces are designed to face the park, and ground level design along Harrison will focus on extending the green edge along the sidewalk, aligning pedestrian entries with park entries.
2. ADDRESS A UNIQUE HOUSING DEMAND IN THE CASCADE NEIGHBORHOOD
This project provides smaller than typical av-erage unit sizes, serving a demand in the area for compact units that still provide open bed-rooms and full kitchens. These are high-quality, efficient unit designs, and there are no stu-dios—all units have a full bedroom.
3. REFLECT NEIGHBORHOOD SCALE
The neighborhood is a mix of residential, office, and retail uses. This project, as a part of the Mixed/Residential zoning, will provide a familiar, urban, residential feel at the ground floor with design elements scaled to enhance walking and interacting among neighbors at street level.
3
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
SITE INFORMATION
ZONING AND OVERLAYS
Parcels:2467400300, 2467400285
Combined Lot Area:~21,600 sq. ft.
ZONING BOUNDARY LINE
Base Zoning:SM/R 55/85Seattle Mixed Residential
Overlay Zoning:South Lake Union Urban Center
Bo
ren
Av
e
Fa
irv
iew
Av
e
Terr
y A
ve
We
stla
ke
Av
e
9th
Av
e
SM 160/85-240
SM 85/65-160
SM 240/125-400
MRCapitol Hill
Urban Village
I-5
I-5
SM/R 55/85South Lake Union
Urban Village
SM 160
/85-240
Harrison St
Republican St
Mercer St
Mercer St
Thomas St
John St
Valley St
SITE
ASITE
B
SITE CONTEXT: ZONING
N
4
Ea
stla
ke
Av
e
Min
or
Av
e N
Po
nti
us
Av
e N
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
SITE ANALYSIS
PROMINENT VIEWS
NEIGHBORHOOD
GREEN STREET
BICYCLE ROUTE
SPOT ELEVATION
N
LEGEND
3-STORY APARTMENTS
2-STORY HOUSE
2-STORY HOUSE
65 UNITS 6-STORYAPART-MENTS
COURT-YARD
83 UNITS 6-STORY
APARTMENTS
SITE B
CASCADE PLAYGROUND
HARRISON ST.
PO
NT
IUS
AV
E. N
MIN
OR
AV
E. N
AL
LE
Y
FLORIST BUILDING1-STORY
WAREHOUSE
1-STORYOFFICE
SITE A
PONTIUS BUILDING4-STORY
COMMERCIAL
PONTIUS BUILDING
PARKING LOT
DEC 21 SUNSET
D
OW
NT
OW
N
SPACE NEEDLE
CAPITOL HILL
LA
KE
UN
ION
JUN
E 2
1 S
UN
SET JU
NE
21 SU
NR
ISE
STACK HOUSE333 UNITS 7-STORY
APARTMENTS
30’ R/W30’ R/W
16 ‘ R/W
108.74’102.72’101.26’94.57’
102.05’
87.84’
106.56’
100.50’
5
DEC 21 S
UNRIS
E
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
SITE CONTEXT: NEIGHBORING USES AND POINTS OF INTEREST
LAKE UNION
MOHAI
BICYCLES
THOMAS ST
JOHN ST
FAIR
VIE
W A
VE.
BOREN
AVE.
TERRY AVE.
WESTLAKE A
VE.
HARRISON ST
REPUBLICAN ST
MERCER ST
BICYCLES
BICYCLES
FRED HUTCHINSON
EA
ST
LA
KE
AV
E
INT
ER
STA
TE
5
CASCADEPLAYFIELD
ALLEY 24
CHURCH
REI
MIRABELLA
CANADAYHOUSE
CASAPACIFICA PONTIUS
BUIILDING
5 MIN WALKING RADIUS
SITE A SITE B
ZV
CHURCH
10 MIN WALKING RADIUS
1
8
35
6
7
24
NEIGHBORHOOD GREEN STREET
CLASS II PEDESTRIAN STREET
OFFICE
HOUSING
CLASS I PEDESTRIAN STREET
LEGEND
6
N
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
EDG RESPONSE / Massing & Site Design
7
• The Board unanimously supported the preferred massing study C that removes the exceptional trees. The Board noted the location across from the park, which will maintain an open southern exposure, requires a unique and thoughtful response.
• The Board agreed that the preferred massing alternative which removes the exceptional trees, better meets the intent of the City adopted design guidelines. The Board supported the removal of the exceptional trees in order to provide an exceptional south facade facing the park. (CS2-I, CS2-B)
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 20158
N
P
P
PREFERRED MASSING OVERVIEW - EDG 1
TYPICAL PLAN DIAGRAM: LEVELS 3-7
MASSING SUMMARYAREA SUMMARY BUILDING A+B
Exterior Amenity
Parking
Residential
Leasing/Lobby
COLOR LEGEND
• Building A entry on Harrison directly across from park entry.• Building B entry on alley.• Maximizes south facing podium amenity to make connection with Park.• Carved corners at alley entrance.• Creates a strong architectural edge to the north side of Cascade Park.• Requires no zoning departures.
Gross Area 283,700 sq. ft.
Number of Units 258
Parking Count 200 / .77 ratio
Stories 7
HARRISON ST
HARRISON ST
CASCADCADCADCADCADCADE PE PE PE PE PE PARK
ARK
N
N
SOUTHWEST VIEW
N
SITE PLAN DIAGRAMSOUTHEAST VIEW
REPUBLICAN ST
HARRISON ST
MI
MI
MI
MI
MI
MI
MI
MIN
OR
AV
E N
PO
NT
IUS
AV
E N
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
PREFERRED MASSING OVERVIEW - EDG RESPONSE
9
HARRISON ST
HARRISON ST
CASCADE PE PE PE PE PARKARKARKARKARKARK
CASCASCASCASCASCASCADE PARK
ARKARKARKARKARKARK
N
N
SOUTHWEST VIEW
N
N
SITE PLAN DIAGRAM - COMPOSITE PLAN
A P1
A L1 B P1
A L2 B L1
A TYP. B TYP.
SOUTHEAST VIEW
MASSING SUMMARYAREA SUMMARY BUILDING A+B
Exterior Amenity
Parking
Residential
Leasing/Lobby
COLOR LEGEND
• Creates park-like terraced entry.• Maximizes south facing podium
amenity to make connection with Park.• Alley is activated with at grade units.• Provides stoops for residential units
along Minor and Pontius.
Gross Area 294,730 sq. ft.
Number of Units 276
Parking Count 197/ .71 ratio
Stories 7
P
REPUBLICAN ST
HARRISON ST
MIN
OR
AV
E N
PO
NT
IUS
AV
E N
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 201510
P
level 1
level 1
leve
l 2
leve
l P
1
LOBBY
FITNESS
LOBBY
PARKINGPARKING
MECH.
MECH.
LEASING
+106.5
6
+108.74
+102.
05
+101.5
+94.57
+100
+100
+103.5
+11
0.5
+9
0
+87.8
4
EDG RESPONSE COMPOSITE SITE PLAN
N
HARRISON STREET
PO
NT
IUS
AL
LE
Y
MIN
OR
TRASH
TRASH
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015 10b
EDG RESPONSE SITE PLAN & LANDSCAPE DESIGN
Scale: 1” =40’
0’ 80’40’
North
Roof landscaping
3rd Floor Landscaping
Streetscape
3” Italian Oak along Pontius & Minor,
typ.
Building entry lobby
Dog run Dog runBike racks
PO
NT
IUS
AV
E. N
.
MIN
OR
AV
E. N
.
HARRISON ST.
AL
LE
Y BUILDING B -DPD PROJECT
#3018928
3” Emerald Elm along Harrison;curb crossings and plantings to match existing Green Street appli-cation east of project, ‘Stackhouse’,
6’-0”
6’-0”5’-0”
BUILDING ADPD PROJECT
#3018926
g. The Board agreed that the treatment of the green street
should include a more though! ul landscaping composi" on which
may include asymmetrical spacing, a centerpiece, or a specimen
tree. The Board also encourage the applicant to inves" gate using
trees as mul" ple levels, including the 2nd fl oor amenity space.
The Board noted that the landscaping should complement the
architecture (DC4-D)
Response:
The massing on the corner of Minor and Harrison the building
has been pulled back 15’ to provide more landscaping and pedes-
trian scaled entry into building A. Landscaping along Harrison
has been updated to match the landscaping at Stackhouse. See
reference image.
h. The Board gave guidance that the right-of-way design and
ground level building façade include pockets of landscaping to
create eddies of ac" vity (CS2-B, DC2-A2, DC3-A and C, DC4-D).
Response:
The revised entryways and streetscape use massings and walls to
provide access and opportuni" es for gatherings of neighbors.
i. The Board noted that the removal of the excep" onal trees the
right-of-way should result in larger street trees proposed in the
landscape plan (DC4-D).
Response:
Applicant proposes 3” caliper street trees for Minor, Pon" us and
Harrison.
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
EDG RESPONSE / Harrison Green Street
11
• The Board noted the preferred design, which included ground level units that do not engage the street, was not appropriate facing the park. The Board felt the design was fortress-like, insular and opaque. The Board felt strongly that the ground level should be redesigned to function as and active porous transparent front porch to the park. (CS2-I, CS2-B, PL2-B3)
• The Board encouraged use of retail or other active residential accessory space to enliven the Harrison street level facade while providing a high degree of interaction with the pedestrian environment. (CS2-B, CS2-I, PL2-B, PL3-C)
• The Board directed the applicant to design the base to be porous, active and engage the public realm with a combination of in-door/outdoor spaces to reinforce the character of the park. (CS2-B, CS2-I, PL3-II, DC1-A)
• The Board was supportive of the intent to create visible, meaningful entrances with a relationship to the park, but questioned the location primary entries on the alley and aligned with the park path. The Board felt the entrances should relate to the context of the redesigned street facade facing the park. (CS2-B, PL3-II, DC1-A)
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
EDG RESPONSE - HARRISON GREEN STREET
12ENTRY TERRACE
15’ 6’ 6’ 40’ 12’
SIDE WALK HARRISON STREET SIDE WALK
CHAIN LINK FENCE
RETAINING WALLHEIGHT VARIES
BLDG ALOBBY
Response:
There is a signifi cant retaining wall along Cascade Park’s northern edge. Our intent is to create an active zone slightly above street level, which will have a direct correla-tion with the park.
• All at grade residential units along Harrison have been eliminated in building A.
• Buildings A and B set back along Harrison providing a landscape amenity that mirrors the park edge.
• Apartment amenity space has replaced units at grade along Harrison.
• Building B entrance has been moved from the alley side to Harrison, to help activate the street.
PARK
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
EDG RESPONSE - HARRISON GREEN STREET
13
N
MIN
OR
AV
E N
PO
NT
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AV
E N
AL
LE
Y
FITNESS
LOLOLOLOBBY
LELELELELELEASASASASASASASING
LOBBY
+100
+94.57 +101.5
+100 +1+1+1+1+1+103.5
+108.74
HARRISON
3’
15’3333333333’
7’
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015 13b
EDG RESPONSE - HARRISON GREEN STREET
Streetscape view looking west along Harrison StreetHarrison street entry view looking west
Plan view of entry along Harrison Harrison street entry view looking east
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 201513c
REFERENCE IMAGES
Bike Racks
Hedge plantings Streetscape with concrete crossing pavers
Wood / concrete bench
Stepped planters at entry stairs
Wall lighting Seating nook with bench
Street tree: ‘Emerald Sunshine’ Elm
Street tree: Quercus Frainetto
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
EDG RESPONSE / Minor & Pontius Ave N.
14
• The Board agreed that the context of Minor and Pontius are appropriate for ground level residential units. The Board directed the applicant to provide a bu! er between the unit and the sidewalk. The bu! er should provide a feeling of shelter and protection for units from the sidewalk. The bu! er may include landscaping and/or stoops. (PL3-B, PL3-III)
• Design the scale and texture of the ground level to provided a positive pedestrian experience. (DC2-D)
• The Board agreed below grade units facing the sidewalk are not appropriate for the urban neighborhood. (PL3-B)
EDG 1
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
EDG RESPONSE - MINOR
15
UPDATE
N
Response: All units more than 18” below grade have been removed. Stoops have been added to the units for direct access from grade. The entire facade of street level units has been set back 3’ from the prop-erty line. Entry doors are 7’ back from the property line. A generous planter has been included.
6’-0” 6’-0”6’-0” 6’-0”3’-0-0-0-0-0” 7’-0”
3’-0”3
’-2
”
1’-6
”
MINOR
CANADAYHOUSE
COURTYARD
EDG 1 - RESPONSE
PR
OP
ER
TY
LIN
E
PR
OP
ER
TY
LIN
E
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
EDG RESPONSE - PONTIUS
16
N
Response: All units along Pontius are between 2’-3’ above grade. Stoops have been added to the units for direct access from the sidewalk. The entire facade of street level units has been set back 3’ from the prop-erty line, Entry doors are 7’ back from the property line. A generous planter has been included.
L1 L2
7’
3’
7’
HARRISON ST.
PO
NT
IUS
AV
E.
+108.74
+110.5
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
EDG RESPONSE / Architectural Concept
17
• The Board discussed the upper level massing and architectural concept at length. The Board noted that the visibility of the site war-ranted variation in massing and roof lines
• At the Second Early Design Guidance Meeting the Board would like to see greater variability in massing which may include modula-tion, varied roof line and or parapet heights (CS2-C, CS3-A, CS3-I)
• The Board supported the concept of a base, middle and top and the 2nd level amenity space gasket. However the Board agreed that the design of the ground level was of primary importance and the revised facade may require changes or removal to the gasket/amenity level. (CS2-B)
• The Board directed the applicant to investigate a higher degree of variability in composition of each of the two building facades,
which may include two unique architectural compositions. (CS2-C3)
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
EDG RESPONSE - ARCHITECTURAL CONCEPT
18
Response:
The massing of the building has an overall higher degree of modulation. However, the main concept of providing a continu-ous mural-like backdrop for the park will remain consistent. We believe providing continuity in the upper portions of the building along Harrison between Minor and Pontius is a valid site re-sponse. The building will be highly visible from Cascade Park.
• The corners at the alley, will be broken down with smaller massing and glazed corners.
• Parapet heights step with grade along Harrison.
• The gasket of the building steps with grade to provide a two story “town home” expression along Pontius and Minor
84’
134
’-6”
85’
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
EDG RESPONSE - ARCHITECTURAL CONCEPT
19
Response:
• The base of the building retains its solid character, but is broken into discrete cascading elements to create a po-rous and lively street-scape.
• The middle gasket has been retained.
• The upper portions of the building are divided into two distinct forms: horizontal mural-like elements facing Harri-son, and vertical bays consisting of two bays.
• Accents from the mural-like elements will be used
throughout the base and upper bays.
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
EDG RESPONSE / Finer Grain Analysis
20
• The Board requested additional analysis of the massing and site design and demonstration of how the design includes a relation-ship to the adjacent context.
• At the second Early Design Meeting, the board would like to see more information on the treatment of the north facade in rela-tionship to existing building and courtyard. (CS2-D5)
• The Board required additional detail showing how the building responds to the Stack House entry at the street. (PL1-A)
PO
NT
IUS
STACKHOUSE
14’
14’
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
EDG RESPONSE - FINER GRAIN ANALYSIS - STACKHOUSE
21
N
PLANTER
CANADAY HOUSE
COURTYARARARDDD
42’
43’
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
EDG RESPONSE - FINER GRAIN ANALYSIS - CANADAY COURTYARD
22
N
Response:
• High Quality Materials will return the depth of the courtyard.
• A three level terrace will replace the existing retaining wall.
• Corner glazing will be used on the upper portion of the building
STREET LEVEL PLANTING
TERRACE AT LEVEL 1
EXISTING RETAINING WALLON NEIGHBORING PROPERTY
TERRACE AT LEVEL 2
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
EDG RESPONSE - FINER GRAIN ANALYSIS - ALLEY
23
P
P
P
The Board felt the alley was not properly activated.
Response:
Units have been added to the alley to help promote a substantial pedestrian experience. Units will be bu! -ered by generous planting and a low wall.
At building A units have been removed to place a shared fi tness center at the corner of Harrison and the alley.
EDG 1 - ALLEY PLAN EDG 2 - REVISED ALLEY PLAN
AL
LE
Y
AL
LE
Y
7’
5’5’5’5’5’5’
HARRISON HARRISON
FITNESS
LOLOLOLOLOLOLOBBBBBBBBY
NN
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
24a
HHHHAAARRRRRRRIIIISSSSOOONN SSSTTT
PPPPOOOONNNTTTTIIIIUUUUSSSSSSSSS AAA
VVVEE
EDG RESPONSE - REQUESTED DEPARTURES
FACADE HEIGHT REQUIREMENT - SMC 23.48.014
25’
14’ 20’
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
24b
40’77’-6” 73’45’
EDG RESPONSE - REQUESTED DEPARTURES
“The Board noted that the required changes to the ground level facade on Harrison Street would like-ly require a loss of volume at the street. The Board expressed early support for a departure to the upper level setback along the alley in order to meet the di-rection for the design of the facade facing the street.”
Street Level Development
23.48.014
“The minimum street facing façade height is 25’ along Harrison Street. The minimum street facing façade height along Pontius and Minor is 15’. ”
A Facade height departure is requested along Harrison, to help open up the base of the building, provide a generous landscape buffer, and to enhance the pedestrian experience at grade.
AL
LE
Y
HARRISON ST
PO
NT
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AV
E
MIN
OR
AV
AV
AV
AV
AV
AV
AV
E
Requested Departure in Plan
Requested Departure in Elevation
ZONING ENVELOPE
ALLEY SETBACK
HARRISON ST ELEVATION
25’
1
2
CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015
EDG RESPONSE - REQUESTED DEPARTURES
24c
Setbacks
23.48.012
“Along the alley, portions of a structure greater than 25’ in height must set back 1’ for every 2’ up to a maximum of 15’”
An alley setback departure is requested to make up area lost by removing units along Harrison. In lieu of the setback, a finer scale of massing modulation with glazed corners is used to indicate the alley presence.
Gain at upper fl oorsLoss at P1, L1, L2