11th & Pike Mixed Use Building DESIGN REVIEW BOARD MEETING · 11th & Pike MIxed Use Building Design Review • February 2009 Project Description LOcATION The north portion of the

Design Review • February 200911th & Pike MIxed Use Building

11th & Pike Mixed Use Building

DESIGN REVIEW BOARD MEETINGFebruary 18, 2009


Project Description

LOcATION

The north portion of the property to be developed is identified in the city of Seattle Department of Planning and Development addressing records as 1419 12th Avenue, Building #3, as shown on the adjacent site plan. The south por-tion of the property to be developed is currently a surface parking lot accessed off of 11th Avenue, and provides access to existing parking. No work is proposed for Buildings #1 and #2. The proposed new building will have frontage off of 11th

SITE PLAN

PIKE STREET

12TH

AV

EN

UE

N

2

1

11TH

AV

EN

UE

Building 3

PORTION OF SITE TO BEDEVELOPED

Building 1Pacific Supply

Building 2Retrofit Home

Existing access to parking, including below Piston & Ring

PROPERTy ADDRESS

Per city Records, 1419 12th AvenueNote that site fronts 11th Avenue. See Site Plan

PROPERTy OWNER

Urban Shelter LLccontact: Liz Dunn, of Dunn+Hobbes

cONTAcT PERSON

Lesley Bain, AIA Weinstein A|U Architects and Urban Designers121 Stewart StreetSeattle WA 98101

206-443-8606

SITE

1) corner of 11th and Pike looking southeast. The corner building, 1101 East Pike Street, anchors the corner of the block.

2) 11th Avenue across from site looking northeast. Smaller existing building to be demolished. Access easement adjacent to 1101 East Pike Street

Avenue approximately 84 feet south of the intersection of 11th and Pike Street in Seattle’s Pike-Pine neighborhood.

ExISTING USES/STRUcTURES

The full site has three existing buildings, as labeled on the Site Plan. Building 1 (Pacific Supply) and Building 2 (Retrofit Home) have had recent upgrades, and will not be altered as part of this project. Building 3, with a basement and two sto-ries, is proposed for demolition. Building 3 currently houses rehearsal studios, with vehicle storage in the basement. South of the building is surface parking and vehicular access to Buildings 1 and 2.

TOPOGRAPHy

The Building #3 portion of the property slopes about 8 feet down from 11th Avenue. There is a minor change in grade along the sidewalk from north to south of less than two feet.

ZONING

The zoning is Nc-3 with a 65-foot height limit. The site is within the First Hill Sta-tion Area Overlay district. The site is just outside the boundary of the Pike Pine Overlay District, and legislation is pend-ing to expand the district to include the site.

1111 Pike StreetAgnes Lofts

Piston & Ring


Permitted Uses:23.47A.004,chart AAll uses will are expected to be permitted outright - retail, restaurant, commercial uses at street level and residential units above.

Street Level Development Standards23.47A.008.AAll uses expected to be pedestrian ori-ented. Garage entry necessary along 11th Avenue for existing and proposed parking. There will be no blank walls along the street, but there will be a garage door.

Transparency23.47A.008.B.260% of the street-facing facade between 2 and 8 feet above the sidewalk is re-quired to be transparent. The proposed facade is highly glazed, with much of the facade comprised of operable overhead doors.

Structure Height23.47A.012.AThe current zoning allows 65 feet in height. The Pike Pine overlay allows an extra four feet, however, the property is currently just outside the boundary. There is legislation under consideration to include the property within the overlay, and if so, we would take advantage of the additional height in order to have a higher street level and a better relationship to the adjacent building to the north.

Floor Area Ratio23.47A.013The allowable Floor Area Ratio in the sta-tion area is 5. 75. The project is well below that limit, with a 2.53 FAR if the entire property is used in the calculation, and 4.38 if only the development area is used.

Setback Requirements 23.47.014With no abutting residential zoning, no setback is required.

Landscaping & Screening Standards23.47A.016.A

The project is to meet the Green Factor requirement of 0.3. We have worked hard to meet this requirement for the portion of the property being developed. We were directed at EDG to create usable, hardscape space for activities in the preferred plaza option. We have created this usable space, and will provide green walls within the site, overhead trellisses, and planting “sconces”. The garage has been configured to allow soil for a significant tree in a planter on the south end of the plaza. We have coordinated with the neighboring property owner to provide green walls along the north edge of the mews, and we have created and received approval from the city for a street concept design on 11th Avenue so that large trees can be planted along our west facade, along with added street plantings. We achieve a 0.3 for the devel-opable square footage of the site.

Departures are being requested for sight triange. method of calculating green factor, parking standard requirements, residential amenity area for residents only, driveway width, and trash room dimensions. See page 24 with a full ex-planation of requested departures.

The Pike-Pine neighborhood is known for its street life. One of the objectives of the project is to add active uses to the site.

To Bobby Morris Playfield

Project Site

Retail and/orcommercial

Residential over Retail

Residential

Institutional

Vacant

To SeattleUniversity

NC3-65FH

NC3-65FH

NC3-65

NC3-65FHNC3-65

FH

NC3-65NC3-65

Line of First Hill Station Area Overlay (FH)

NEIGHBORING ZONING & USES

Zoning & Zoning Code Summary


Neighborhood Context

Neighborhood context The defining architectural characteris-tic of the Pike-Pine neighborhood is its granular scale, which it derives from a richly textured collection of automotive buildings constructed between 1900 and 1940. The typical width of these build-ings is 30 or 60 feet along the street; the largest (such as Oddfellows or the Elysian Brewery) are 120 feet. Typical historic blocks are therefore occupied by four to six buildings; the blocks on Pike Street be-tween Broadway and 12th, and the blocks of 10th and 11th between Pike and Pine, are typical of the predominant neighbor-hood scale. More recent development has respected this grain to a larger extent than in other urban village neighbor-hoods because developers coming to the neighborhood have been explicitly encouraged by the public to build “skinny” in order to maintain the grain and pre-serve the existing building stock. Unfor-tunately this hasn’t happened in all cases (the Breaburn, the Trace, QFc and 500 E Pine block being key examples), and so at the request of the neighborhood council (PPUNc), the city has drafted a Pike Pine conservation Overlay which would limit the footprint of future new development to a lot size consistent with the existing pattern.

Site

Seattle University

Seattle Central

Community College

MADISON

UNION

PIKE

12TH AVE

11TH AVE

PINE

Bobby Morris Playfield The neighborhood includes a wide range

of retail, office and residential uses. The neighborhood plan describes Pike and Pine as “spine” streets of the neighbor-hood; Pike Street is mostly intact with mixed-use buildings. 11th Avenue is a quieter, non-arterial street that has surface parking for major portions of the block on both sides of the street. There is a topographic drop toward mid-block both on the east and west sides of 11th Avenue, and several new infill develop-ments nearby.

The entire block and surrounding property are zoned Nc3 65. The block is part of the First Hill Station Area Overlay, as are the properties to the west and south. Pike and 11th Avenue are Principal Pedestrian Streets. Seattle University’s Major Institu-tional Overlay Zone begins on the south side of Madison.

The site is near significant open spaces, with Bobby Morris Playfield to the north and the Seattle University campus to the south. In addition to these green spaces, the streetscape of the Pike-Pine neighbor-hood is very actively used as public space by the community.

Referenced blocks of 10th, 11th and Pike


Neighborhood context (continued)

The neighborhood is also unique in that it has discouraged new developments from trying to replicate the details of their his-toric neighbors. The belief is that pseudo-historic architecture actually “muddies the water”; it is usually poorly executed because the same building materials are no longer available, and more the point it detracts from the integrity and distinct-ness of the old buildings. This is particu-larly true when such new buildings are designed to inappropriate scale – since there is simply no historic precedent for monster buildings with these traditional details. As a result of encouraging more fine-grained and more progressive archi-tecture, the neighborhood has been re-warded with award-winning new projects designed by Robin Abrams, Dave Miller, Tom Kundig and Ed Weinstein.

The building we are proposing for 1422-1424 11th Avenue is consistent with this thinking. It is in fact smaller than its flanking historic neighbors, less than 7,000 sf in footprint and 64 feet along the sidewalk. Besides scale, what it also borrows from the neighborhood context is its large window openings, strong hori-zontal and vertical bones, and tall, glazed retail space and a harmonious palette of real, but muted colors that is intended to complement both the old brick of the two neighbors on 11th (1101 E Pike and the Union Arts building) as well as the new Tom Kundig-designed project that backs onto it from the north.

Neighborhood Context


The relationship with the building at 1101 East Pike Street has been given particular consideration. A fourteen foot wide alley has been inserted to create a gasket be-tween the old building and the new one. The retail space has been bumped up to 16 feet in order to match this datum at the 1101 E Pike building, to strengthen this relationship. Like its neighbors, the build-ing has been designed to “float” above a tall fully glazed commercial level and yet displays a consistent vertical “bone struc-ture” that connects it to the ground. In addition to the issues of scale, the Pike-Pine neighborhood plan emphasizes preservation of the physical and social character of the neighborhood. It particu-larly calls out several elements which our project seeks to emphasize:

An architectural legacy of auto row loft buildings with tall ceiling heights

High storefront bays that are full glazed; a fenestration pattern of large loft-style windows with visible mullion and sill relief

Use of materials appropriate to the neighborhood’s light-industrial vernacular

Maintenance of its active street life and accommodation for small businesses

Street landscaping and amenities; the plan specifically discourages rooftop gardens in favor of public amenities; the creation of small gardens and art within the street right-of-way is encouraged

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1) 11th and Pike SW corner 2) 11th Avenue west side looking north 3) 11th Avenue west side looking west 4) 11th Avenue west side looking south

5) 11th and Pike SE corner 6) Rear facades of bldgs @ 12th Avenue 7) North facade of artist’s co-op 8) 11th Avenue and Union SE corner

was part of Seattle’s “auto row.” The east side has larger scale, recently constructed buildings, and Trace Lofts, which have been recently redone with additional units above the older original building.

Along Pike Street, the west corner (11th and Pike) is anchored by an older, brick building with retail space at the street and office space above. It is approxi-mately 54 feet hight, with three tall sto-ries. A new six-story above grade mixed use building is at 1111 Pike Street.

Architecturally, the site’s larger context includes a rich mix of building types that work together to form one of the city’s most vibrant neighborhoods. In addition to the larger brick buildings described at the corners of Pike and Union on 11th Avenue, there is a smaller older brick building at 1115 Pike Street, and another low “auto row” era building at 1415 12th Avenue.

ExISTING cONDITIONS

Because this property links 11th and 12th Avenues, it is especially important to understand its context within the block.

This block of 11th Avenue is anchored by two large, older brick buildings on the north (photo 5) and south (photo 8). In between, the block is primarily undevel-oped, and is used for surface parking and access to basement levels. 11th Avenue is approximately 11 feet lower than 12th Avenue.

12th Avenue is a fairly heavily traveled arterial. It has been improved south of Madison, with new streetscape ele-ments and activity at the street as it runs through the Seattle University campus.

The west side of 12th Avenue is developed with low commercial buildings built during the 20s and 30s when this area

1Large, older brick building at SE corner Smaller brick building

at midblock

New mixed use building, under construction

Pacific Supply heavy timber, one story at street (same Owner)

FerrariOne story at street

Retrofit Home Building, one story at street(same Owner)

Piston & Ring, recently renovated (same Owner)

Site: Proposed new construction

New mixed use building (same Owner)

Large, older brick building at corner(Union Arts coop)

Older wood buildingat southwest corner

Surface parking;lower grade than 11th Avenue

90 degree parking west side of 11thParallel parkingeast side of 11th

SITE

One story building

2

3

4

5

6

7

8

PIKE ST

UNION ST

Existing Conditions

EXISTING SITE CONDITIONS

10) 12th Avenue and Pike looking West

9) corner of 12th Avenue and Pike

9 10


ExISTING AND REcENT DEVELOPMENT

The site vicinity is evolving with a very interesting mix of renovated existing buildings and new infill.

Dunn + Hobbes has gone to great effort to enhance the character of the neigh-borhood, through both preservation, renovation, and new construction. Major upgrades have been made to existing buildings along 12th Avenue, including the Pacific Supply building and Retrofit Home. The Piston & Ring Building has undergone major renovations, retaining the shell and heavy timber construction, adding a new level of retail space and opening up terraces at two levels. The public route through Piston & Ring from 12th Avenue to the lower terrace level will continue on through the open space proposed by this project and connect to 11th Avenue.

Site

PIKE

MADISON

Piston & Ring: recent renovation

Retrofit Home: recent upgrades

Pacific Supply: recent renovation

Piston & Ring Building: Terraces

New mixed use building at 1111 Pike

The site for this project remains as a “missing tooth” in the fabric of the block, on an Avenue that has been identified as an important pedestrian connection in the neighborhood.

12th and Pike: new mixed use building

Trace Lofts: renovation and new construction

UNION

The recently completed Agnes Lofts building was also by Dunn + Hobbes and the same design team. Agnes Lofts brings retail space along the full length of the property on 12th Avenue and Pike Street, with parking access off of 11th Avenue (See Plan, page 3). This parking access will be through the new garage entry proposed with the current project.

Dunn + Hobbes has continuously coordi-nated with the nearby property owners to maximize benefits to the neighbor-hood. Streetscape improvements were coordinated with the new development on the east side of 12th Avenue. There has been coordination with the develop-er of 1111 East Pike Street and the owner of the Aria building to make sure that the new open space is an asset to the block, and is activated wherever possible.

RECENT NEARBY DEVELOPMENT

Urban Design Analysis


1 Elevation along 11th Ave. E looking East

2 Elevation along 11th Ave. E looking West


12Site

Singleton Building NewMews

Proposed Building Parking Union Arts co-Op Parking Union Arts co-Op Building


4 Elevation along 12th Ave. E looking East

3 Elevation along 12th Ave. E looking West

Site

3 4



Site

5

6

5 Elevation along E Pike St. looking North

6 Elevation along E Pike St. looking South



Design Proposal

OBJEcTIVES

The proponents’ development objectives are to create a development that supports and contributes to the unique character of the neighborhood to the maximum extent possible. Specific objectives are:

• Strengthen the streetscape with a well-designed new building.

• Add to the character and activity of the neighborhood and the streetscape.

• Think holistically about the design of the building and its setting, taking advantage of existing assets adjacent to the site, and coordinating with nearby property owners where possible.

• Provide residential units that will serve the Pike-Pine community and will be within the price range of a wide range of potential residents.

PROJEcT OBJEcTIVES

The intent of this proposal is to contrib-ute to an emerging vibrant mix of older, revitalized existing structures and new, well-designed architecture that comple-ments the neighborhood’s physical fabric and activities. The Owner has developed adjacent properties according to a longer-term plan that anticipates creation of a focal point in the form of a public-access street-level plaza in the center of the block and through-block pedestrian connec-tion between 11th and 12th Avenues. This project includes this plaza and completes the through-block connection. In addi-tion, new, affordable units are provided for new residents that will bring increased vibrancy to the neighborhood.

Residential Units: 60commercial Area: 6,148 sfParking Stalls: 27

URBAN DESIGN OBJEcTIVES

This project is one of a series of remodel, renovation and new construction proj-ects by the Owner that are intended to contribute to the vibrancy of the Pike Pine neighborhood. The Pacific Supply hardware store and the Retrofit Home furniture store have been renovated. The Piston & Ring Building was completely renovated and enlivened with neighbor-hood retail, restaurants and offices, with outdoor dining space, a public lobby lead-ing to outdoor terrace space, and active street frontage. The Agnes Lofts brought 24 residential units, a new restaurant opening to the sidewalk, and theater space.

This project aims to take advantage not only of the new activities and spaces created by earlier projects, but to tie together the other neighborhood build-ings and activities into a unique space that will be an asset to the Pike Pine neighborhood.

The graphic at right shows the full block and the relationship of the project to the public realm. The mews connects from 12th to 11t Avenue in a rich three-dimen-sional experience. The streetscape along 12th Avenue was improved with the last project, with coordination between the Dunn + Hobbes and other property owners. This project, fronting on 11th Avenue, has spurred a concept plan for 11th Avenue that will increase landscap-ing while retaining back-in-angle park-ing. This effort was in response to a neighborhood plan objective to improve pedestrian connections on 10th and 11th Avenues.

The project will need to relocate the curb cut on 11th Avenue near the existing curb cut. When the 12th and Pike Build-ing was in the Early Design Guidance stage, it was agreed to consolidate access points off of 12th Avenue and Pike, and share the curb cut on 11th. This allowed the removal of several curb cuts on 12th Avenue, as indicated.

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DIMENSION

23.54.030D

MEDIUM STALL

EXISTING

EXISTING

11th

Aven

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PLAZA

MEWS

STREETSCAPE CONNECTIONS

12th

Ave

nue

E. Pike Street

E. Union Street

PROPOSED BLDG

SDOT APPROVED STREETScAPE cONcEPT FOR 11TH AVENUE (INTENDED AS FUTURE PROJEcT)

OWNER-IMPLEMENTED STREET IMPROVEMENTS @ 12TH AVE (cOORDINATED W/ TRAcE LOFTS PROJEcT)

TO PLAyFIELDS

TO SEATTLE UNIVERSITy


Design Proposal

RESPONSE TO PIKE/PINE URBAN cENTER VILLAGE DESIGN GUIDELINES

The project intent is to meet the spirit of the neighborhood design guidelines, con-tributing to an active, pedestrian-oriented neighborhood that honors the character of the neighborhood, contrasting the best of old and new building fabric. The proj-ect responds to the guidelines as follows:

The first neighborhood priority (Site Plan-ning) is to perpetuate the energy of an active commercial street life, both day and night, contributing to the success of small businesses that thrive on foot traffic. This corresponds directly to the project objec-tives and design.

The second neighborhood priority is the preservation and enhancement of neighborhood character. (Architectural Elements and Materials). This project highlights the older building fabric with pedestrian spaces and activities, and provides an honest, contemporary, well-crafted addition to the collection of architecture and open space.

The new building, as suggestd in the guidelines, echoes the floor to ceiling height of the older, auto-row buildings, creating a high retail streetfront with sidewalk to ceiling glazing, and street landscaping.

Item 3, Height, Bulk and Scale suggests that “adaptive re-use and additions are encouraged in order to retain the flavor of the neighborhood. This context can be used to positively and creatively inform new developments.” As part of the whole complex, all of these strategies of reuse and adaptation have been employed to create a complex whole that creatively informs the new development.

The guidelines go on to say, “also im-portant is the preservation of the fragile balance of high-density residential and commercial use with a small-scale, pedes-trian oriented scale that lends to a vibrant street life”.

This corresponds directly to the intent and design of the project, offering new residential units and a fine-grained pedstrian scale public realm where none currently exists.

A-6, Transition Between Residence and Street, encourages a link to surrounding streetscape. In this design, we do not propose borrowing stylistic elements from other construction methods, but we provide a creative transition from streetscape to residential entry along a landscaped mews.

A-7, Residential Open Space, encourages street level open space; the proposed open space is activated by both residents and neighbors.

c-1, Architectural context, notes that the auto-row and warehouse industrial buildings have high ground floor ceilings and strong cornice lines. We have a high ground floor, similar to the neighbor-ing building. Our cornice line is more in keeping with the simple strength of the warehouse style, echoed by more recent, well-received designs of Agnes Lofts and 1111 Pike.

c-3 Human Scale, asks projects to con-tribute to the vitality of the street level and pedestrian scale relationships to the right-of-way, with high-bays and glazing at the ground floor. The proposed design is very consistent with adding to street vitality and high-bay space.

E-2, Landscaping to Enhance the Build-ing and/or Site, suggests landspaceing in the right of way in order to enhance and energize the pedestrian experience. Ver-tical landscaping, trellises, and window boxes are also deemed desirable. Street greening is specifically recomeended along Avenues between Union and Pike Streets. The Owner has gone beyond just the obvious measures for enhancing the

streetscape, taking the initiative to create and receive approval for a street concept design for 11th Avenue so that significant trees and landscaping can be added. This project aims to become a model for contributing vitality and human scale through thoughtful urban infill.

RESPONSE TO EARLy DESIGN GUIDANcE

The Early Design Guidance for this project was held on August 16, 2006. The scheme below was supported by the Design Re-view Board. The Board indicated that the following Design Guidelines merited at-tention in the development of the project:

Creating usable ground-related open space (A - Site Planning)We have created unusual, active ground related open space with usable hardscape area, landscaping and furnishing.

Attention to the design of the west facade , since there are proposed retail and pedes-trian open spaces at the abutting structure (D-Pedestrian Environment)The west facade has received attention both at the street level and at the residen-tial units above. The units benefit from large areas of glass and large trees at the street. The facade is not meant to distract from its historic neighbors, but as a proud complement and true to its era and con-struction.

Landscape to provide transition from neighboring lots and streetMaintenance considerations and quality (E- Landscaping)The landscape design is done by Gus-tafson Guthrie Nichol, a landscape firm known world-wide for creative design. The design team has collaborated to cre-ate a green, humane space that changes with seasons and provides a variety of

12TH & PIKE MIXEDUSE BUILDING(SAME OWNER)

(E) PISTON + RING BLDG.(E) BUILDINGS

1111 E. PIKE ST(NEW CONSTRUCTIONBY OTHERS)

(E) BUILDING

VACANT LOT

12TH

AV

EN

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EAST PIKE STREET

11TH

AVEN

UE

(N) PLAZA SPACE

(N) MIXED-USE BLDG60 RESIDENTIAL UNITSOVER COMMERCIALBASE

visual interest. There will be trellises to create a green “ceiling” and give the mews a comfortable scale; plant “sconc-es” at a level below the trellis; green walls to help enclose the spaces, and a sizeable tree to create a backdrop to the south end of the plaza. Furnishings will add seating and quality space for residents and their neighbors.

Seattle central community

college

MADISON

UNION

PIKE

12TH AV

E

11TH AV

EPINE

Bobby Morris

Playfield

Seattle University

BR

OA

DW

AY

10TH AV

ESITE

MASSING DIAGRAM

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11th

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11th AvenueSidewalk

12th Ave Sidewalk

INNER-BLOcK OPEN SPAcE

ExISTING PUBLIc ROUTE THRU PISTON & RING BLDG.

RETAIL SPAcES OPEN TO MEWS

PLAZA

MEWS

(E) Restaurant Terrace Above (E) Entry @

12th AveEntry @ 11th Ave

12th

Ave

nue

THROUGH-BLOCK CONNECTION: PLAN

THROUGH-BLOCK CONNECTION: SECTION

(E) courtyard

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PLAZA

MEWS

From 12th Ave Level

12th

Ave

nueLevel w/

Plaza

From 1111 E Pike St (by others)

Down From 12th Ave Level

Up From Parking Lot / Garage Level

Future Openings in Existing Bldg by others

Retail SpacesRetail SpacesRes.

Res.

PLAZA CONNECTIONS

Restaurant Terrace @ Piston & Ring Building (12th Ave Level)

South Elevation of 1111 E Pike St (OSKA)

E Pike St

Piston & Ring entry welcomes the public

Piston & Ring lobby and stair lead to the lower terrace


Design Proposal

Existing stairs to Retrofit Home and Pacific Supply co. looking from patio level.

West elevation of Pacific Supply building. Plaza connects to garage level entries.

View of “mews” from entry to building at 1111 E. Pike Street, looking towards proposed building and 11th Avenue.


The plan and section at left illustrate the interesting mix of older buildings and new architecture that create a unique new piece of the public realm. The design work done to date is intended to invite people into the public through-route. The proposed design will bring people through into the plaza space and the mews.

In addition, the entry to the mews will be a welcome addition to the 11th Avenue streetscape as it fills in further in the future, better connecting the granular retail realm as well as the nearby anchors of Bobby Morris Playfield and the Seattle University campus.

Design Proposal


Design Proposal: Perspectives

DAYTIME VIEW

11TH

AVE

NU

E

PISTON & RING BUILDING


Design Proposal: Plans

ARcHITEcTURAL DESIGN INTENT

Our intent is to design a simple, elegant structure that fits well within the Pike / Pine neighborhood. With large windows and simple massing, the proposed building takes its cue from the neighboring early twentieth century merchantile structures. concep-tually, the building is a simple box with 5 bays joined at the top and bottom to form a single element on the west facade. This element also projects over the mews slightly to accentuate the affect. By joining the bays we attempt to avoid the perception of over-articulation that individual bays might have and to better match the scale of the neigh-boring commercial structures.

The base of the box (the double height retail space) is composed of storefront glass win-dows and roll-up glass panel garage doors. The intention is to create an open feeling to the street and to the surrounding buildings with their existing courtyards and walkways. By placing glass and large operable doors along the relatively narrow mews to the north, the apparent width is much greater than the actual width. Similarly, by placing glass and doors along the retail level street facade the building’s retail spaces can spill onto the sidewalk thereby enlivening it.

The colors are selected to fit in with the adjacent fabric, compatible with the vari-ous masonry colors. With vinyl windows a given for the need to keep units affordable, the white of the windows is integraed with light colored cement board. Interest can be added to the south facing party wall, or kept more straight-forward as shown in elevation options that follow.

With its mews on the north and courtyard to the east, the building will be an asset to the neighborhood by completing the pedestrian link with the commercial spaces in the exist-ing Piston and Ring building on 12th. The honest, simple expression of materials and massing of the proposed building will work well against the backdrop of the existing buildings and makes a meaningful urban gesture on a relatively small site.

84. 0

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63. 95'

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1419 12TH AVE.

(E) RETROFIT HOME BLDG.

1417 12TH AVE.

(E) PACIFIC SUPPLY

S00°2

9'33"W

89.54'

(E) STRUCTURE (E) STRUCTURE (E) STRUCTURE

(E) STRUCTURE

(E) STRUCTURE

120.97'

"MEWS"

PLAZA

EXISTINGPLAZA +PAVERS

PROJECT SITE

1424 11TH AVENUE

APN # 6003500255

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SITE / 1ST FLOOR PLAN


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1'-0"

19'-3"

13'-3"

27'-0"

13'-6"

CISTERN

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19'-0"

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8'-0"

2'-2"

ACCESSIBLE VAN

SPACE

EXISTING GARAGE ON

ADJACENT PROPERTY

G

18'-2" 11 5/8"

A

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18'-2" 11 5/8"

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GARAGE PLAN (EASTERN PORTION)1/4"=1'-0"A101

1

Design Proposal: Plans

BELOW-GRADE PARKING PLAN

R 18'-0"

R 30'-0"

R 18'-0"

R 30'-0"

UP

TRANSFORMERVAULT BELOW RAMP

RAMP 20% MAX.W/ TOP AND BOTTOM BLEND

S S S S S S S S S S S S S S S SS S S

S SSS SSSSS S

1'-5" 7'-2" 10'-2"

12

'-11

"2'-3"

125'-6"

GARAGE123'-6" X 71'-6"

9157 SF

27 SPACES (INCL. 1 ADA)

MA

TC

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CISTERN

22'-3"

15'-0"

TY

P18'-5"

7'-6" TYP

2'-2"

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303.4'FIN. GRADE

1'-4"

BEAM ABOVE

GARAGE DOOR

18'-0"

MIN

ELEV.

FEDCB

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A G17'-4" 22'-6" 22'-6" 22'-6" 22'-6" 18'-2"1'-6"

1'-0"

11 5/8"

E.1

2'-8"

19'-3"

13'-3"

27'-0"

13'-6"

A A

FEDCBA GE.1

17'-4" 22'-6" 22'-6" 22'-6" 19'-10" 2'-8" 18'-2" 11 5/8"1'-6"

PROPERTY LINE TYP.

N

GARAGE PLAN (WESTERN PORTION)1/4"=1'-0"A100

1

4

3

1

5

2

UP DN

DN UP

48"x56"

48"x56"

48"x56"

48"x56"

48"x56"

48

"x5

6"

48

"x5

6"

48"x56"

48"x56"

48"x56"

48"x56"

48"x56" 48"x56"

27'-0"

111'-0"

1'-8"

29'-4" 8'-5" 12'-11" 6'-4" 12'-7 1/2" 8'-1" 29'-6" 2'-1 1/2"

65'-3"

14'-5 1

/2"

18'-0" 8'-1 1/2" 4'-11" 8'-5 1/2"

4'-11 1/2" 31'-2 1/2" 5'-4 1/2" 28'-0 1/2" 5'-4 1/2" 36'-1 1/2"

8'-1"

9'-0"

5'-6 1/2" 14'-0 1/2"

1'-8"

9'-9"

1 BR

STUDIO

STUDIO

STUDIO

1 BR

1 BR

STUDIO

STUDIO

STUDIO

1 BR

STUDIOSTUDIO

2'-0"

MA

X.

MIN

.

LIN

E O

F A

LLO

WA

BLE

BA

Y P

RO

JE

CT

ION

PE

R 2

3.5

3.0

35-D

ELEV.

12'-8"

12'-8"

12'-8"

12'-5 1

/2"

7'-3"

7'-3"

7'-3"

7'-3"

4"

12'-8"

12'-9 1

/2"

12'-8"

12'-8"

12'-9 1

/2"

7'-3"

7'-3"

7'-3"

7'-3"

7'-3"

63'-7"

FEDCB

4

3

1

2

5

A

17'-4" 22'-6" 22'-6" 22'-6" 22'-6" 18'-2"1'-6"

1'-0"

E.1

2'-8"

19'-3"

13'-3"

27'-0"

13'-6"

A A

FEDCBA E.1

17'-4" 22'-6" 22'-6" 22'-6" 19'-10" 2'-8" 18'-2"1'-6"

PROPERTY LINE TYP.

N

RESIDENTIAL FLOOR PLAN (TYPICAL FLOORS 2-6)1/4"=1'-0"A103

1

TYPICAL RESIDENTIAL FLOOR PLAN

RESIDENTIAL FLAT

RESIDENTIAL FLAT

RESIDENTIAL FLAT

RESIDENTIAL FLAT

RESIDENTIAL FLAT

COMMERCIAL SPACE

PL

SECTION B - THRU WEST WALL

1'-8"

BAY

PROJECTION

BEYOND

TRIM BAND

AWNING

OPEN

SOFFIT

PR

OP

ER

TY

LIN

E

HARDI-PANEL

BEYOND

SECTION B


Design Proposal: Elevations

WEST ELEVATION(11th Avenue)

VINYL WINDOW WALL

HARDI-PANELRAINSCREEN TYP.

(E) & FIN. GRADE

304.17'

(E) & FIN. GRADE

302.9

ALUM. STOREFRONT

SIDEWALK GRADE

OVERHEAD GARAGE DOOR(BEYOND)

A

A

STREET LEVELTRANSPARENCY: 68%60% REQ. PER 23.47A.008 B2

PAINTED STEEL AWNING

18'-0"

9'-4

"9

'-4

"9

'-4

"9

'-4

"11

'-7

"7

'-1

"

322'-6"SECOND FLOOR

T.O. SLAB

331'-10"THIRD FLOOR

T.O. SLAB

341'-2"FOURTH FLOOR

T.O. SLAB

350'-6"FIFTH FLOOR

T.O. SLAB

359'-10"SIXTH FLOOR

T.O. SLAB

371'-5"ROOF

T.O. SHTG.

378'-6"STAIR ENCLOSURE

T.O. SHTG.

304'-6"RETAIL LEVEL

T.O. SLAB

302.9'FIN. GRADE

PER DR 12-2005

OA

BU

ILD

ING

HE

IGH

T 6

8'-4 1

/4"

(E) & FIN. GRADE

304.37'

ALUM. STOREFRONT

9'-6" OVERHEAD DOOR 9'-6" OVERHEAD DOOR

11

'-0

"

EXIT DISCHARGERECESSED

13'-6" 27'-0" 13'-3" 19'-3"

GARAGE ENTRANCE

ELEVATOR & STAIR CORE, BEYOND

5 5 3 2 1

PL PL

RECESSED

B

B

ALUM. STOREFRONT

SIDEWALK GRADE

AWNINGW/ LIGHTS

AWNING W/ LIGHTS

VINYL WINDOW WALL

HARDI-PANEL RAINSCREEN

18'-0"

9'-4

"9

'-4

"9

'-4

"9

'-4

"11

'-7

"7

'-1

"

322'-6"SECOND FLOOR

T.O. SLAB

331'-10"THIRD FLOOR

T.O. SLAB

341'-2"FOURTH FLOOR

T.O. SLAB

350'-6"FIFTH FLOOR

T.O. SLAB

359'-10"SIXTH FLOOR

T.O. SLAB

371'-5"ROOF

T.O. SHTG.


T.O. SHTG.

304'-6"RETAIL / LOWER PLAZA LEVEL

T.O. SLAB

305'-6"RETAIL / UPPER PLAZA LEVEL

T.O. SLAB

OA

BU

ILD

ING

HE

IGH

T 6

8'-4 1

/4"

302.9'FIN. GRADE

PER DR 12-2005

(E) & FIN. GRADE

304.17'FIN. GRADE

305.5'

8'-2" OVERHEAD DOOR11'-0" OVERHEAD DOOR 11'-0" OVERHEAD DOOR 11'-0" OVERHEAD DOORRECESSED

17'-4"22'-6"22'-6"22'-6"22'-6"18'-2" 1'-6"

2'-8"


F E D C B AE.1

PL

BLADE SIGN BLADE SIGNBLADE SIGN BLADE SIGN BLADE SIGNBLADE SIGN

AWNING W/ LIGHTSAWNING W/LIGHTS

AWNING W/LIGHTS

TRELLIS

NORTH ELEVATION(Pedestrian Walkway)


Design Proposal: Elevations

EAST

FIN GRADE: 305.5'(E) GRADE: 295.9'

8'-0" OVERHEAD DOOR

10'-0"

EXIT PASSAGE

6" PROP LINE

13'-6"27'-0"13'-3"19'-3"

1'-0"

8'-0" OVERHEAD DOOR 8'-0" OVERHEAD DOOR 8'-0" OVERHEAD DOOR


OA

BU

ILD

ING

HE

IGH

T 6

8'-6 1

/4"

18'-0"

9'-4

"9

'-4

"9

'-4

"9

'-4

"11

'-7

"7

'-1

"

322'-6"SECOND FLOOR

T.O. SLAB

331'-10"THIRD FLOOR

T.O. SLAB

341'-2"FOURTH FLOOR

T.O. SLAB

350'-6"FIFTH FLOOR

T.O. SLAB

359'-10"SIXTH FLOOR

T.O. SLAB

371'-5"ROOF

T.O. SHTG.


T.O. SHTG.


T.O. SLAB


T.O. SLAB

302.9'FIN. GRADE

PER DR 12-2005

FIN. GRADE

305.5'

431 2

PLPL


VINYL WINDOW WALL

AWNING W/LIGHTS

FINISH GRADE

ALUM STOREFRONT

BLADE SIGNBLADE SIGNBLADE SIGN

AWNING W/LIGHTS

AWNING W/LIGHTS

AWNING W/LIGHTS

5



STEEL CANOPYBEYOND

18

'-0

"9

'-4

"9

'-4

"9

'-4

"9

'-4

"11

'-7

"7

'-1

"

322'-6"SECOND FLOOR

T.O. SLAB

331'-10"THIRD FLOOR

T.O. SLAB

341'-2"FOURTH FLOOR

T.O. SLAB

350'-6"FIFTH FLOOR

T.O. SLAB

359'-10"SIXTH FLOOR

T.O. SLAB

371'-5"ROOF

T.O. SHTG.


T.O. SHTG.


T.O. SLAB


T.O. SLAB

302.9'FIN. GRADE

PER DR 12-2005

OA

BU

ILD

ING

HE

IGH

T 6

8'-6 1

/4"

302.9'(E) & FIN. GRADE

RECESSED

17'-4" 22'-6" 22'-6" 22'-6" 22'-6" 18'-2"1'-6" 11 5/8"

2'-8"


FEDCBA GE.1

PL PL

INSET PAINTED PANEL

CONCRETE

HARDI-PANELRAINSCREENBEYOND

HARDI-PANELRAINSCREEN BEYOND



STEEL CANOPYBEYOND

18

'-0

"9

'-4

"9

'-4

"9

'-4

"9

'-4

"11

'-7

"7

'-1

"

322'-6"SECOND FLOOR

T.O. SLAB

331'-10"THIRD FLOOR

T.O. SLAB

341'-2"FOURTH FLOOR

T.O. SLAB

350'-6"FIFTH FLOOR

T.O. SLAB

359'-10"SIXTH FLOOR

T.O. SLAB

371'-5"ROOF

T.O. SHTG.


T.O. SHTG.


T.O. SLAB


T.O. SLAB

302.9'FIN. GRADE

PER DR 12-2005

OA

BU

ILD

ING

HE

IGH

T 6

8'-6 1

/4"

302.9'(E) & FIN. GRADE

RECESSED

17'-4" 22'-6" 22'-6" 22'-6" 22'-6" 18'-2"1'-6" 11 5/8"

2'-8"


FEDCBA GE.1

PL PL

CONCRETE

HARDI-PANELRAINSCREENBEYOND

HARDI-PANELRAINSCREEN BEYOND

OPTION A (PREFERRED)

OPTION B

EAST ELEVATION(Courtyard)

SOUTH ELEVATION OPTIONS(Party Wall)


Design Proposal: Perspective

NIGHTTIME VIEW


MEWS VIEW

Design Proposal: Perspective


DEPARTURES

DEPARTURE REQUEST #1: FEWER MEDIUM SIZE PARKING STALLS23.54.030.B.1B Parking Space Requirements

Because parking spaces are being located in an infill site that must also provide access to existing parking on an adjacent site, the geometry of the parking area allows little flexibility for layout. The site must accommodate a ramp and double loaded parking plus structural walls within the 74’ site width. We are requesting a departure from striping 60% of the stalls as medium. Our garage accommodates 26 small spaces and one medium stall that will be used for the accessible van space.

PROPOSED: 96% small spaces; 4% medium

DEPARTURE REQUEST #2: NARROWER DRIVEWAy WIDTH23.54.030.D.1e Residential Driveways

Because parking spaces are being located in an infill site that must also provide access to existing parking on an adjacent site, the geometry of the parking area allows little flexibility for layout. The site must accommodate a ramp and double loaded parking plus structural walls within the 74’ site width. We are requesting a departure from striping 60% of the stalls as medium. Our garage accommodates 26 small spaces and one medium stall that will be used for the accessible van space.

PROPOSED: 18 ft. driveway width

DEPARTURE REQUEST #3: SIGHT TRIANGLES

We are requesting relief from the sight triangle on the south and requesting a 5’ by 5’ sight triangle on the north. Due to the location on the property line on the south, we cannot locate a sight triangle on the south side of the garage entry. For the more important north side, we have pulled the enclosed area of the building over by 5 feet, and will be able to provide a 5’ by 5’ sight triangle. The building at that corner will be glazed in order to help visibility for drivers pulling out of the garage.

PROPOSED: 5 ft triangle on the north side, with glazed corner on building.

DEPARTURE REQUEST #4: RESIDENTIAL AMENITy AREA

5% of the gross floor area (34,865 sq-ft) is 1,743 square feet. The project proposes a 2,174 sq-ft courtyard that takes advantage of existing adjacent terraces to create a larger open space that will benefit all users of the adjacent buildings as well as the proposed building. The proposal meets all requirements of SMc 23.47A.024, however, DR 13-92 (A-8) states that required open space for this type of project “is intended for use by the residents of the project, not the employees or customers of the nonresidential space.” Residents will have full access to this courtyard at all times, and it is further activated by the commercial users accessing it. We believe it meets the spirit of the code to provide a valuable outdoor space to the residents of the building, but a departure is required to meet the technicalities of the interpretation of the Director’s Rule.

PROPOSED: Departure from the Residential Amenity Area requirements, providing 0 sf of resident-only space. Provide 2,174 square feet of resident space with public access allowed.

DEPARTURE REQUEST #5: LANDScAPING REQUIREMENTS

We are requesting the reduction of lot area to include in Green Factor. Our full prop-erty parcel includes two existing buildings along 12th Avenue in addition to the build-ing site. We are doing everything possible to create green space, while still providing open space that is hardscape for a variety of activities, as called for in the Early Design Guidance. We are adding green walls, even on properties adjacent to the open space being provided, and have actively pursued “bulbing” into the street for additional green space. We can meet the 0.3 requirement for the portion of the site that is being developed (9,472 sf) but we cannot meet the .3 if the full 20,303 sf parcel, including two existing buildings, is included in the calculation.

PROPOSED: The ability to use the building site to determine the Green Factor. See G101 for calculations.

302.

34

63. 95'

84

. 0

0'

63. 95'

S89°29'06"E 127.97'

N 89°29'13" W 120.98'

N89°29'13"W 127.98' S0

0°2

9'3

3"W

S0

0°2

9'5

0"W

89

.54

'

120.97'

(E) STRUCTURE

(E) STRUCTURE

(E) STRUCTURE

(E) STRUCTURE

1424 11TH AVENUE

PARCEL

1419 12TH AVENUE

11

TH

A

VE

NU

E

12

TH

A

VE

NU

E

PIKE STREET

RESIDENTIAL AMENITY AREA

PROJECT SITE

(E) STRUCTURE (E) STRUCTURE

(E) STRUCTUREBUILDING FOOTPRINT

PED. ACCESS

SITE DIAGRAM

NONEG001

1

11th & Pike Mixed Use Building DESIGN REVIEW BOARD MEETING · 11th & Pike MIxed Use Building Design Review • February 2009 Project Description LOcATION The north portion of the

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