Dr Proposal 3007778 Agenda Id 2159

8/7/2019 Dr Proposal 3007778 Agenda Id 2159

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pine street condominiums

320 e. pine street, seattle, wadesign review packetdpd # 30077819 march 2008

the stratford companyankrom moisan architects


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Table of ConTenTs |

design review board recommendations

departures and design changes

vicinity

site context

street elevations - pine st . and bellevue ave .

ground floor plan

edg perspective

se corner perspective

sw birds -eye perspective

ne corner perspective

ground floor concept

residential entrance concept

metro bus stop concept

residential amenity concept

east elevation

south - north elevation

west elevation

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design review packet

dpd # 300778

19 march 2008

the stratford company

ankrom moisan architects

4

Response To eaRly Design g uiDanCe |

a-1: r esponding to site characteristicsd evelop an architectural concept and compose the building s massing in response to geographic conditions and patterns of urban form found beyond the immediate context of the building site .

a-2: s treetscape c ompatibilityt he siting of buildings should acknowledge and reinforce the existing desirable spatial characteristics of the right -of -way .

a-3: e ntrances v isible from the s treetentrances should be clearly identifiable and visible from the street .

a-4: h uman a ctivityn ew development should be sited and designed to encourage human activity on the street .

a-6: t ransition between residence and streetf or residential projects , the space between buildings and the sidewalk should provide security and privacy for residents and encourage social interaction among resident neighbors .

a-7: r esidential o pen s pacer esidential projects should be sited to maximize opportunities for creating usable , attractive , well -integrated open space .

a-10: c orner l ots

b uildings on corner lots should be oriented to the corner and public street fronts . p arking and automobile access should be located away from corners .

r ecommendation :t he south fa ade may not provide adequate shading . c onsider providing solar controls . r efer to the a lley 24 project .

r ecommendation :t his was identified as a p riority without s pecific recommendation .

r ecommendation :t his was identified as a p riority without s pecific recommendation .

r ecommendation :s idewalk images presented by the applicant to illustrate the intended signage and pedestrian lighting strategies were acceptable to the b oard . e xecute the design accordingly .

r ecommendation :a gracious entry and lobby is integral to the experience of the street and neighborhood . t he applicant is encouraged to capture a sense of arrival and place . a lso consider the lobby as a meeting space .

r ecommendation :a s the only residential amenity , the roof deck should be both large and interesting . t he roof deck should provide spatial variety incorporating both large and small spaces .

r ecommendation :

this

was

identified

as

a

priority

without

specific

recommendation

.

r esponse :n ew metal sunshades are proposed at the south building fa ade to gain in the residential spaces .

r esponse :c ontinuous , transparent retail / office storefront is proposed for pib ellevue a venue to maximize visual and physical access into the build

h ot street frontage of proposed development is given to pedestrianbusiness along pine s treet and b ellevue a venue . r elocated office uthe quieter zone toward the north (please see programmatic changes

r etail entrances flank the corner .

r etail frontage is setback 2 to enlarge sidewalk space and enhanceactivity . t his provides space for additional outdoor activities : sitting

r ecessed residential entry under a solid canopy is proposed .

o verhead canopies provide weather protection and framework for scaled signage (blade signs , etc .) and down lighting .

t he existing bus shelter at pine s treet had been integrated into the bwith an extended overhead canopy and lean bars in front of storefronthe obstruction of the existing structure .

r esponse :please see response to a-6 ( below ).

r esponse :please see response to a-2 ( below ).

r esponse :t he residential lobby has been enlarged and shall be marked at the slower and more solid -feeling canopy . t he intent is to provide a sensin the transitional space that building occupants will pass throughsignage and lighting will also be integrated into the canopy .

r esponse :r oof decks now occupy two terraced levels at the top of the structurcommunity decks are further differentiated internally with areas ofand live screens . b oth deck levels are oriented to the best availables ound afforded by the p ine s treet corridor .

r esponse :

pedestrian

(retail

)entrances

flank

the

corner

at

grade

.a fully glazed building corner is proposed at the intersection of p ib ellevue a venue .

design review board recommendations


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Response To eaRly Design g uiDanCe |

b-1: h eight , bulk and scale compatibilityprojects should be compatible with the scale of development anticipated by the applicable l and u se policies for the surrounding area and should be sited and designed to provide

c-1: a rchitectural contextn ew buildings proposed for existing neighborhoods with a well -defined and desirable character should be compatible with or complement the architectural character and siting pattern of neighboring buildings .

c-4: e xterior finish materialsb uilding exteriors should be constructed of durable and maintainable materials that are attractive even when viewed up close . m aterials that have texture , pattern , or lend themselves to a high quality of detailing are encouraged .

d-2 : b lank wallsb uildings should avoid large blank walls facing the street especially near sidewalks . w here blank walls are unavoidable they should receive design treatment to increase pedestrian comfort and interest .

d-6: s creening of dumpsters , utilities and service areasb uilding sites should locate services like trash dumpsters , loading docks and mechanical equipment away from the street front where possible . w hen elements such as dumpsters , utility meters , mechanical units and service areas cannot be located away from the street front ,they should be situated and screened from view and should not be located in the pedestrian right -of -way .

e-2: l andscaping to enhance the building and / or sitel andscaping , including living plant material , special pavement , trellises ,screen walls , planters , site furniture and similar features should be appropriately incorporated into the design to enhance the project .

r ecommendation :t he applicant requested an interpretation of a l and u se c ode provision providing four feet additional height (per sluc 23.73.010 a.1. ) for proposed office use at the top floor . t he b oard generally supported the application of this height allowance for office use , but suggested that a view study would be informative .

r ecommendation :t he b oard expressed general approval of the preferred massing alternative noting , in particular , that the alignment of glazing at the penthouse ,transparent corner and retail base provided balance to the projected residential units . t he board expressed support for the preferred scheme as an intelligent response to context . e xecute the design accordingly .

r ecommendation :t he b oard commented that masonry was not required and that concrete was acceptable at the base . t he applicant s preference for metal and wood composite panel skins was acceptable to the board as part of a high -performance envelope required for condominiums . t hey requested further study and detailing of the building cladding .

r ecommendation :provide additional drawings clearly illustrating the blank walls at the north and west property line .

r ecommendation :proposed location of building services at the least active part (ne quadrant )of the site is ok . t his was identified as a low priority . o n a related note , the b oard requested that the parking entry / ramp width be reduced as much as possible .

r ecommendation :t he b oard requested additional information on the landscape treatment in the pine s treet right -of -way particularly about the existing bus stop .

r esponse :w ith the relocation of office use (please see programmatic changes on page 7),the proposed structure complies with this provision of the l and u se c ode . p lease see the street sections and elevations in this booklet , illustrating relative building heights . (t hese are based on publicly available satellite data from the m icrosoft v irtual earth web application .

r esponse :t he change in program has not affected the building massing concept .

r esponse :t he affordable wood composite panel previously scheduled has been withdrawn from market by the manufacturer . a cement -board with paint finish is proposed instead . c orrugated metal with a semi -metalic paint finish is proposed . b oth materials shall be mounted on vertical strapping , yielding a pressure -equalized rain -screen cavity . e xcellent weather performance and finish durability is expected .

r esponse :p lease see building elevations in this booklet .

a lso please note that a redevelopment proposal has been filed for the adjacent parcel to the north which will build out to the allowable 65 height limit . t his will fully obscure the closest blank fa ade .

r esponse :t he driveway width has been slightly reduced .

t he garage entry has been furthered recessed .

t he access doors to the commercial trash room have been internalized .

r esponse :p lease see the attached landscape drawings and rendered perspectives specific to the p ine s treet bus stop .

t he existing bus shelter at p ine s treet has been integrated into the building design with an extended overhead canopy and lean bars in front of storefront , removing the obstruction of the existing structure .


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dpd # 300778

19 march 2008


ankrom moisan arch

itects

6


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pRogRammaTiC Changes |

s ummary :t he preferred alternative presented at edg described a building program with one level of office use at the top floor (l evel 6), on top of four stories (l evel 2 to l evel 5) of residential use , over a concrete retail podium at grade (l evel 1). s ince that meeting , structural challenges have forced a program shift ; relocating the proposed office use from the top floor to the ground floor . t he top floor office use has been replaced by additional residential units for a new total of 118residential units . l oft style residential units , previously located under the concrete podium , have been displaced by the relocated office use .

w hy :s tructural analysis of the proposed design indicated that the higher floor load values associated with office uses , when located at the top of structure , exceeded the seismic capacity of a wood -frame structure .essentially , the office floor acts as a weighted pendulum (at the worst possible location ) in the event of an earthquake .

effect on m assing :t he upper level setback , formerly associated with the office penthouse ,has not been changed at the s outh and east street facades . t his retains the 3-part vertical composition of the building previously presented to the b oard .

DevelopmenT sTanDaRD DepaRTuRes |

smc 23.47a.008.a2. : b lank fa adesb lank segments of the street -facing fa ade between two (2) feet and eight (8) feet above the sidewalk may not exceed twenty (20) feet in width .

smc 23.47a.024.b.5: r esidential amenity areaf or r esidential a menity a rea requirement , private balconies and decks must have min . area of sixty (60) square feet and no horizontal dimension less than six (6) feet .

smc 23.47a.008.d.2: r esidential entrance setbackeither the first floor of the structure at or above grade shall be at least four (4) feet above sidewalk grade or the street -level fa ade shall be set back at least ten (10) feet from the sidewalk .

r equest :a llow the blank fa ade along b ellevue a venue that contains exit stair enclosure and transformer room to exceed the requirement by 1-6 for a total length of 21-6.

r equest :a llow decks and balconies smaller than sixty (60) square feet with horizontal dimension less than six (6) feet .

r equest :a llow the residential lobby entrance located on pine s treet to set back 6-0from the street instead of the 10-0 required .

justification :c ity l ight requires direct access to the transformer vault . a lley access is not available on this site .

justification :b olt -on balconies minimize penetration of building envelope . b olt -on balconies usually are limited to four (4) to five (5) foot cantilever .

t he b oard was generally in support .

justification :z oning requirement is based on historic examples which violate current adarequirements and fail to address safety concerns .

DeTail Changes |

r esidential amenity deck on two levels :r elocating the office use has opened up the l evel 6 deck as a residential amenity . t he residential roof deck terraces are now two levels (l evel 6 and roof ) at the s outh -west of the structure , located for best exposure to d owntown and puget s ound views .

r evise eyebrow at roof parapet :f eedback from a window -wash company indicated that the large eyebrow previously proposed interfered with the safety lines and boson s chairs used by window washers . a n open -grille metal sunshade in segments is now proposed , allowing maintenance crews to thread their ropes between the installed grillwork and frames .


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dpd # 300778

19 march 2008


ankrom moisan arch

itects

8

2 t he c hapel b ar1 s ite

13 m elrose b uilding 16 r etail / a partments

17 a rea 51 f urniture 18 pine / b ellevue b uilding

19 h awthorne a partments 23 c apitol s teps a partments

context aerial and images |

1 s ite

2 t he c hapel b ar

3 g alaxy a partments

4 h eritage a partments

5 r etail / g allery

6 s herwood a partments

7 e l c apitan a partments

8 o ffice b uilding

9 b ellevedre a partments

10 b ooker b uilding

11 s ervice g arage

12 s ervice g arage

13 m elrose b uilding

14 d irty jane s

15 a partments

16 r etail / a partments

17 a rea 51 f urniture

18 p ine / b ellevue b uilding

19 h awthorne a partments

20 t he a nsona

21 mbr hd b uilding

22 b ellevue / o live a partments

23 c apitol s teps a partments

24 f irst c ovenant c hurch

25 t he portofino c ondominiums

26 g rayford c ondominiums

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c x

vicinity


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pine sTReeT

b e l l e v ue a v e nue

me l R os e a v e nue

C R a wf oR D p l a C e

y a l e a v e n

u e

m elRose b uilDing2-s tories

ReTail / a paRTmenTs4-s tories

The Chapel3-s tories

g alaxya paRTmenTs

4-s tories

el CapiTana paRTmenTs

6-s tories

bookeR b uilDing1-s tory

sheRwooDa paRTmenTs

6-s tories

o ffiCe3-s tories

a Rea 512-s tories

p ine / b ellevue b uilDing

3-stories

h awThoRne a paRTmenTs6-s tories

a paRTmenTs2-s tories

The a nsona4-s tories

CapiTol sTepsa paRTmenTs

7-s tories

m echanical

r oofg arden

6thf loordeck

context plan |


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dpd # 300778

19 march 2008



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bellevue avenue elevation |

pine street elevation |pine street - bellevue avenue elevations

t he c hapel

p ine / b ellevue building

h awthorne a partmentsb eyond

r etail / a partments

a partments

c apitol s tepsa partments

65 h eight l imit

65 h eight l imit65 h eight l imit

pine s treet

b ellevue a venue


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1 11 1

5 9 7 12 3

p ine / b ellevue b uilding

h awthorne a partments

m elrose b uilding r etail / a partments a rea 51

t he c hapel

a partmentsg alaxy

a partments

p ine sTReeT

bellevue avenue

r etail r etail

o ffice

o ffice

l obby

g arageentrance

m etro b us s top

metro bus stop

zip car (3)

ground floor plan |


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dpd # 300778

19 march 2008



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edg perspective |

edg perspective


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se corner perspective (current proposal) |


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dpd # 300778

19 march 2008

the stratford co

mpany


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sw birds-eye perspective |

sw birds-eye perspective


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ne corner perspective |


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dpd # 300778

19 march 2008

the stratford co

mpany


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ground floor landscape plan | retail building section |

ground floor concept

landscape section a |

metro busstop

permeablepavers

concretesidewalk

bikebollard

horizontal board fence4 ht with vines

greenscreen10 ht

courtyard

wood bench

raised planter24 ht

precastplanterwith 10 htgreenscreen

greenscreen10 ht

a

a

thomas v. rengstorf associates


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ground floor concept perspective |


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dpd # 300778

19 march 2008



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residential entrance perspective | residential entrance building section |

r esid

l evel 2c ondominium


residential entrance concept


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metro bus stop perspective |

l evel 1r etail



l evel p1parking

metro bus stop building section |


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dpd # 300778

19 march 2008


ankrom moisan arc

hitects

20

residential amenity concept perspective | residential amenity building section |

residential amenity concept




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6 13

p recast planter

w ood d eck - c ommunal

g reen r oof t ray s ystem

m etal privacy s creen

p rivate patio

b b

level 6 landscape plan |

landscape section b |

roof landscape plan |

landscape section c |

roof area

green rooftray system

precast planter

pagoda seat lights

wood deck

wood deck

dog run area

c

c

residential amenity concept |


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pine street condom

iniums


dpd # 300778

19 march 2008



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east elevation |

east elevation

material legend |

a luminium s torefront w indow c orrugated m etal s iding

b olt -on m etal d eck with integral g uard -r ail f iberglass / v inyl w indow

b olt -on m etal s unshade f abric c anopy s ystem

c ast -in -place c oncrete t empered g lass and a luminium g uardrail s ystem

c ementitious panel (paint finish ) v ertical planted s creen

c ast -in -place c oncretec orrugate m etal s iding

painted

f iberglass / v inyl w indowc ementitious panel

painted base

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4

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6

3

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south elevation | north elevation |

material legend |





c ementitious panel (paint finish ) v ertical planted s creen


painted

f iberglass / vinyl w indowc ementitious panel

painted base accent

base

1

2

4

5

67

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2

4

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pine street condom

iniums


dpd # 300778

19 march 2008



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west elevation |

west elevation


painted

c ementitious panelpainted base

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10 10

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t legend |





c ementitious panel (paint finish ) v ertical planted s creenf iberglass / v inyl w indow

10

2


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Dr Proposal 3007778 Agenda Id 2159

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