Dr Proposal 3014325 Agenda Id 4291

7/29/2019 Dr Proposal 3014325 Agenda Id 4291

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TABLE OF CONTENTS

Project DescriptionNeighborhood Context

1. MASTER PLAN

2. PLAZA

3. MASSING

4. CHARACTER STRUCTURE

5. FACADES

6. LANDSCAPING

7. SOLIDWASTE RECYCLABLE MATERIALSSTORAGE ANDACCESS

8. DESIGN DEPARTURE REQUESTS

9. DESIGN REVIEW GUIDELINESANDRESPONSES

11th AND E PIKE


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NC3P-65

PIKE/PINE URBANCENTER VILLAGE

PIKE/PINE CONSERVATION CORE

PIKE/PINE CONSERVATION OVERLAY

H

A

I B

C

D

E

F J

G

1424 11th Avenue | Design Review | Marc4 Sundberg Kennedy Ly-AuYoung Architects | Graham BabaArchitects

Pacic SupplyCo.to Agneslotsalong 12thAvenue.All

ourbuildingsare owned by Dunn &Hobbesand con-nect to one mid-block courtyard.

NEIGHBORHOOD CONTEXT

The existing site orthe proposed project remains asan unriendly missing toothin the abric o the block,and on anavenue that hasbee n identied asan important pede strian connection and a Green Street in the neighborhood plan.

AgnesLots and 1111 East Pike along southside o

Pike between 11thAvenue and 12thAvenue

The Trace Lotsat the cornero 12th and Madison withone storyFerraribuilding in oreground

BakerLinen building on cornero 11thand East Pike

KEY

A - Project Site:1424 11thAvenueB - AgnesLotsC- Piston &Ring Building

D- Manhattan BuildingE - Pacic SupplyCo.

PROJECT SITE

F - Ferrari

G- Union ArtsCoopH- BakerLinenI - 1111 East Pike

J - Trace Lots

5

5

CONTEXT


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CHARACTER BUILDINGSTRUCTUREACCESS POINTS & PATHWAYSURBANSHELTER PROPERTIESTAX LOTPEDESTRIANENTRYCAR ENTRY


The Mews

1424 11th Avenue

The Mews is envisioned asan open airconnectorbetween 11th Avenue and theCourtyard .Fronted byretail and restaurantstoreronts,it is intended to eel like aclassic pedestrian alley,a respite romthebusystreets o Capitol Hill. Itssecondaryunction isto allow space orlight and airtoneighboring buildings.In a previousversiono the MasterPlan,the Chophouse buildingwasto be demolished in orderto constructthe Mews. In the current MasterPlan, theChophouse isretained,and the Mewsliveswithin itseroded structural rame. Secondoor joists are re-purposed into a trellis,and the concrete rame islet asa ruin thatormstable tops,planters, lighting mounts,etc.This matches the eroded structuralrame at the existing Piston &Ring plaza.Fortunately,the bay spacing o the oldbuilding aligns perectlywith the Mewswidth.

The current proposal represents the lastmajorpiece o the masterplan. It includesretail and restaurant usesat street level,withocesand 3-4 apartmentsabove. Anearlierversion o the MasterPlan called orabout 60apartmentsabove, but given therecent highlevel o apartment constructionin the neighborhood,oceswere includedin orderto maintain a balance o usesandday& night activityor Pike/Pine.

MASTERPLAN


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CHARACTER BUILDINGSTRUCTUREACCESS POINTS & PATHWAYSURBANSHELTER PROPERTIESTAX LOTPEDESTRIANENTRYCAR ENTRY

PettiRosso

ELEVATOR

CupcakeRoyale

BoomNoodle

Plum

LaSpiga


The mid-block courtyard can be accessed

rom 7 diferent buildings, including twobuildingsowned by others. The roughlydozen pathsto reachthe courtyard are

varied,and multi-leveled,or example,onecould walk throughCupcake Royale romE.Pike,out the back dooro the Pacic Supply

hardware store,or take the main pathalong the Mewswhich connectsto 12thAvenue via a corridorand stairwaythrough

the Piston & Ring Building. ADA accessrom11thto12thAvenue isprovided bytheelevatorsin the AgnesLots building.

The courtyard and Mews, along with acontiguous easement just to the north,serve asthe secondaryexiting systemor all

seven buildings.

Automobile and service entrances or

AgnesLots, Piston &Ring, Manhattan,andthe current project have been consolidatedto a single 18wide curb cub on 11thAvenue.

At the EarlyDesign Guidance meeting,this

question was posed,and the answerroma building planning standpoint has to dowiththe location o ourcore. Placing the

new structural/staircore within the retainedcharacterstructure on the northh al o thesite did not make sense because it impacted

the characterstructure and the open-nessothe nearbymews.Thisleavesthe southhalo the site,and the best place on the south

side isalong the southpartywall, in ordertoallow ora unctional garage layout. Froman urban design standpoint, locating themicro-retail space to the southo the garage

helps extend the retail rontage urthersouthon 11thAvenue,in orderto lessen thegap ormed by the vacant lot next door,

and connect withuture development thatmight occuron that lot in the uture.

CIRCULATION

CURB CUT & TRAFFIC

WHY CENTER CURB CUT?

MASTERPLAN


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Plaza (public/private):a. Designand integratethe courtyardplaza levels toaddress privacy issues orexistingand proposedcommercial andresidential uses whilereinorcingopportu-nities orlight,air andventilation(B-5,C-3, D-1,&E-2).

EARLY DESIGN GUIDANCE

DOUBLE

HEIGHT

SPACE

DOUBLE

HEIGHT

SPACE

GATELOCATIONCLOSES OVERNIGHT

This page shows the proposed layout o the mid-block courtyardand mews.

The mews are ramed by the eroded structural rame o the Chop-house building, highlighted in yellow. At the north ace o the mews,connections to Cupcake Royale and Petti Rosso restaurant arehighlighted. The south ace o the mews is aced with retail store-ronts.

Double height spaces occupy the our corners o the building, andopen onto the mews, the courtyard, and 11th Avenue. The court-yard itsel is ringed by shops, oces, restaurants, and the main entryto 1124 buidling.

The mews and courtyard will be closed overnight with a steel andwood gate with card key access. No trash/recycle/compost will be

stored or transported through the mews/courtyard.

PLAZA

PLAZA


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VIEW AT MEWS LOOKING EAST TOWARDS PISTON & RING BUILDING

The Mews is dened by the eroded structural rame o the Chop-house building: existing roo joists orm a trellis above, supportedby the existing concrete rame on the north.

The south wall is comprised o transparent storeront combinedwith panels made o wood salvaged rom the Chophouse.

THE MEWS

Entry gate to the Mews - using steel at bars and wire mesh withreclaimed wood rom the Chophouse

PLAZA


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LIGHTING DESIGN

PROJECT SITE

FA

FD

FC

FD

FD FDEXISTING FATOREMAIN

FA FA FA

FA

FBFBFBFBFB

LIGHTING

The lighting plan uses jelly jar xtures mountedto existing concrete character structure walls, withmodern canopy downlights at new structure entries.

Catenary lights,one perbay,are installed inmews,similarto aclassic alley setting.

EXISTING FATOREMAIN

PLAZA


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At EDG,the board directed the architect topursue alternative #,which reducesmass rom the street,sets back rom adjacent buildingsto the north,and createsan openair pedestrianwalkway connecting thAvenue withthemidblock courtyard,as wasenvisioned inthe masterplan.


Smallscale developmentthis unique developmentsite isonly 7 wide,6,000s ootprint

Setbacksat nd foor,thfoor and 5thfoor toreducemass

thfoor setback alignswithscale o adjacent BakerLinenBuilding

Residentialfooris set back urtherrom street

Roo angled downward romsouthto northto respectneighboring building

Decksare included at all westacing setbacks

Building isset back 0 rom northproperty line,orming a to5 mewsbetween buildings

EDG PREFERRED OPTION - ALTERNATIVE #3

MASSING

BaPikePine Neighborhood Scale and Proportion

BaPikePine Neighborhood Scale and Proportion

Bb PikePine Neighborhood Scale and Proportionrelate to exist

Bc PikePine Neigborhood Scale and Proportionupper story ht.

A5Respect oradjacent sites

AHuman Activity

A5Respect oradjacent sites,A HumanActivity

Massing:a.(Preerred)Alternative3 visually reduces themassing rom a street perspectivewhilealsoemphasizing thepedestriancirculationpathway interiortothe devel-opment.Thedesign responds well tothe adjacent (north)structures mass.TheBoarddirectedthearchitect todevelopthe preerredoptionorthe recommen-dationmeetingwith theollowingguidance(B-1).

MASSING


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Character Structures:a. TheBoardrequestedclaricationon howthedevelopment standards arebeingmet toachieveadditional height ormaintaining theCharacter Structure. TheBoarddoes not want toset a precedent o allowinga designwithout properdocu-mentationo presentationo theCharacterStructureper SMC23.041.


PRESERVATION OF CHARACTER STRUCTURE

PRESERVATION OF CHARACTER STRUCTURE

B Integrationo CharacterStructuresin New Development

BaDevelop aDesignConcept

Be B7c AlignFeatures

Bd Emphasize the Streetscape

Bd Emphasize the Streetscape

Bd Emphasize the Streetscape,Human Activity

B AnchorNew Structure to Streetscape

Bb Donot overpowerthe characterstructure

Bb Donot overpowerthe characterstructure

A5Respect oradjacent sites,AHuman Activity

Bc Expressrelationship o new toold

Bc Expressrelationship o new toold

B7aMaintain Architecturalintegrity o characterstructure



CharacterStructure

Cleardierentiationo new vs.historic architecture

Floorheights o new structure alignwithexisting

Remove T,restore existing upperwindows

Gateway entry tomewsalignswith minorbay oexisting building

New operable windowsadded at retail rontage

Overhead canopy provided at new portiono building

New structure isset back above characterstructure

Chop House isopened up toMews,with twostoryexpressed volume spacesat Eand W ends

Building isset back 0 romnorthproperty line,orming a to5 mewsbetween buildings

Flooring materialschangesrom concrete new towood old

Salvaged wood rom demolished portionso existingbuilding isused asnish at mews

Existing concrete rame is eroded and planted withlandscape along mews

Wood columns,cardecking,and concrete rame ismaintained ulllengtho existing building

New structure and seismic bracing iswoven throughexisting structure


Early drawingsby architect E.R.Sonnichsenaround 90indicate that the building wasoriginally intended asaourstory structure. This givesus the opportunity tomaintainthe existing roo structure and use it asthe second foor inthe new project.

An image o the building rom the 9housing anAutoPartsstore. The storehad already beensignicantly altered the originalplan.The center medallipainted on. Note the trim highlightsthe projecting signat the location o

CH

ARACTERSTRUCTURE

E


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CHOPHOUSE: EXISTING SECTION & FLOOR FRAMING P LANS

DEMO

Crosssection throughthe existing building showing concrete rame,clay tile inll, and heavy timberstructure. CROSSSECTION

1ST FLOOR FRAMIING

2NDFLOOR FRAMIING

ROOF FRAMIING

Existing raming planso the Chophouse building,with portionsto be demolishedshaded. Note that heavy timberraming is tobe salvaged and reused in the newproject,most notably onexteriorwallsuraces inside the Mews.

CHARACTERSTRUCTURE


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StreetLevelFaade:a.TheBoardwouldliketo seeclaricationonthe locationandreadability o pe-destrianentries;mews, entry intobuildingand parkingaccess alongstreet-levelstreet acingaade(A-4,C-3,& D-1).

b.Detaileddocumentationresolvingpedestriancirculationandvehicularaccess isrequiredat thenext Boardmeeting. Pedestrianaccess to retail andlobby shouldbe emphasizedwhile simultaneously minimizingvehicular access (C-3,C-4, &D-11).

c.Theopening tothemews is a gateway throughthedevelopment siteandshouldbedesigned tocreate a saedeensible spaceor pedestrians accessing11th and12thavenues throughthemid-block connection(B-5,D-1, &D-7).

Interior LotFaade:a.Providemore detail onlocationanddesign o theadjacent residential structuretothe north. Clariy upperlevel setbacks depths,locationo roo topdecks o theabuttingstructures tothe north(A-5,B-2).

b.Designnorthaade tomaximizeprivacy orexistingresidents by providingsu-cient setback andlocatingwindows tominimizedirect lineo site betweenexist-ingandproposed residential units (A-5).

c.Use materials tocreatea dynamicaadetreatment, 3-D element i possible,tominimize theappearanceo a blank wall acinganadjacent suraceparkinglot(A-5,D-2).

N

PANORAMA OF 11TH AVE WITH PROPOSED PROJECT

E.PIKE UNIO

Baker Linen Building Chophouse Union Arts CoopFuture Development

1424 11th Avenueyear | 2014

designer | SKLarchitects& GBAmixed-use


FACADES


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WEST ELEVATION

WESTFACADE

The west aade isbrokendowninto ourdistinct zones:

. CharacterStructure. See previoussectionoradescriptiono the Character Structure aade.

. Street Face. The new street ace o the building isaced with SwissPearl integrally colored panels,andis intended toread asa solid block,scaled tomatchthe adjacent building tothe north. A large glazedopening, vertically proportioned,is the centerpiece.At the street level,asimple steelcanopy overhangsthesidewalk,withdownlights. The garage dooris asimple,painted,rollup door,in characterwith the straightorward,industrial history o the neighborhood,and tobeconsistent withother service doorson the block innewand existing buildings E.Pike and the BakerLinenBuilding,pictured below.A glazed microretailstore

ront sits at the southend o the street ront,underneaththe canopy.. Backdrop 5 setback:The backdrop to the Street

Face and the Characterstructure is a simple griddedmetalpanel aade,with large sliding doorsat thfoordeck.

. Residential5th Floor:The residentialace is set backanother8 to create decksand reduce building mass.The roo o the residential units is sloped downromsouthtonorthto allow betterdaylight toneighboringroo decks.

NORTHFACADE

The northaade hasa clearseparation at the roo line othe CharacterStructure. Below this line,a combinationostoreront and reclaimed wood siding acesontothe Mews.Above thisline, the aade isorganized intoa regularcompositiono aluminum clad wood windows and painted panels. The window spacing ispurposely set inan opposingpatternto the neighboring E. Pike building,in ordertomaintainbetter privacy betweenthe buildingssee diagramonpage 9.

SEECHARACTERSTRUCTURESECTION

FOR DETAILS

KEYPLAN

N

FACADES


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KEYPLAN

N


EAST ELEVATION

EASTFAADE

The east aade isintended asa refectiono the west,withapaneled backdrop accentuated by aprojecting metalgridbay window.Double height storeront windowswithgaragedoorsand sliding doorsacesonto the courtyard.

SOUTHFAADE

The southaade is a property line wall that isgivenDrelie by the insertiono verticalsteel channelsrelated tothe roo scape,along witha recessed slot window at the thfoorcoee bar. Decksat the residentiallevel are set backtoallow southlight to the unitsand tobreak up the massothe southaade. SwissPearlintegrally colored panelsareused at the returnleg o the street ront mass,then paintedpanelsrom there eastward.

FACADES


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POTENTIAL ARTWORK AT SOUTH FACADE - NOT CURRENTLY FUNDED


The artwork shown here isnot currently unded inthe project budget.It is includedhere ordesignreview to conrm acceptability incase unding becomesavailable.Seeprevioussheet orproposed southacade.

FACADES


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ALUMINUM-CLAD WOOD WINDOWS

SWISS PEARL CARATSL SAPPHIREINTEGRALLY COLORED SIDING

CLAY TILEINFILL

PRE-CASTCONCRETEPAVERS

CONCRETEFRAME

CHARACTERSTRUCTURE

PAINTCOLORS

METAL WALL PANELSALUMINUM/FIBERGLASS STOREFRONTRECLAIMED WOOD SIDING

HARDI

TRIM

ACCENT

METAL

FACADES


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GROUND LE

LARGETREE24 MIN.SOILDEPTH

TRELLIS FROM EXISTINGROOF JOISTS

LARGETREE24 MIN.SOIL DEPTH

HANGING PLANTERSAND VEGETATED WALL

ON EXISTING CON-CRETESTRUCTURE

LANDSCAPING


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SolidWaste Recyclable MaterialsStorage andAccessa.At theRecommendationmeetingthe Boardwouldlike tothe applicant presentmaterials todemonstratehow thesolid wastematerials will bemanaged;loca-tiono storage,pick-updays,etc. orthe proposeddevelopment andorthe entiredevelopment site(D-6).

BASEMENT LEVEL (SEE FULL PLAN IN APPENDIX)

LEVEL 1


SOLID WASTE

Solid waste orocesand residenceso the new project,Agnes Lots,and thePiston and Ring Building willbe consolidated ina trash room located inthegarage. Trash,recycle,and compost willthen be carted up the ramp in yardcontainersandortotes toa curb pickup areaat the top o the ramp,just insidethe garage door. Pick up scheduleswillbe arranged toalternate daily betweentrashand recycle.

Restaurant waste rom the new project willbe gathered intotes ina smallroomonthe rst foor,thenpicked up rom thAvenue viathe corridorat the southwest cornero the building.

Restaurant waste orthe existing restaurantson thAvenue and Pike StreetsBoom Noodle,Plum,La Spiga,and Manhattan willcontinue tobe picked upcurbside at thAvenue.

Nowaste rom Dunnand Hobbes projectswillbe stored orcarted throughtheMews,althoughthe existing trashcans located inthe plazawillremain tomanage waste generated directly by public use o the plaza.

WASTE

STORAGEANDACCESS

S


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SMC 23.73.014B2a/cRETENTION OF FACADE ANDFLOOR LEV-EL OF CHARACTER STRUCTURE

STANDARD

B. Height exception orlotsthat include a characterstructure. In zoneswitha 65-oot mapped height limit,or with a 40-oot mapped height limit withprovisionsallowing or additional height up to 65 eet according to subsec-

tion 23.47A.012.A,the Directormay permit the height o a structure to ex-ceed the height limit o the zone by10 eet,subject to the ollowing:1. The lot includesa characterstructure.

2. I a project incorporates a character structure on the lot,the projectmeets the ollowing conditions:

2a. All street-acing acadeso the character structure shall be re

tained;2c. The original oor-to-ceiling height o the ground storyshall bemaintained.

DEPARTURE

Per2a, ourproposal is to maintain the street-acing acade o the characterstructure.However,th e norththird will not have interioroor space behind it.Instead,it will serve asa gatewayto the mews.

Per2c, the original oorto ceiling height o the ground storywill be main-tained, except that the second oor will be removed at the east and westends o the building to create double height spacesacing 4thAvenue and

the courtyard.

WHYTHIS DEPARTURE BETTER MEETSTHE INTENT OF THEDESIGN GUIDELINES

(2a)Allowing the open-airmew sto overlap withthe north third o the char-

acters tructure creates an outdoormid-block connection to the plaza.T hisconnection,occuring within the eroded structural rame o the building,willbe a unique and attractive pedestrian amenityor the Pike/Pine neighbor-

hood.

(2c) Removal o portionso the existing second oorat the east and west

endso the character structure will result in grand double height spacesac-ing 11thAvenue and the Mid-Block courtyard.What was beore a somewhatnon-descript wood rame structure now takes on the unique urban character-

isticsaforded by double height retail/restaurant space withopen mezzaninesabove. This correspondswith the intent o the Pike Pine Design guidelines,whichpromote stall street level storeront retail spaces.

BASEMENT

STREET LEVEL


DESIGN DEPARTURE REQUEST #2

DESIGNREQUESTS

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SMC 23.47A2b/cSTREET LEVEL DEVELOPMENT STANDARDS

STANDARD

60% o the street acing aade between 2and 8eet above the sidewalk shall

be transparent.

DEPARTURE

53 % o the street acing aade between 2 and 8eet above th e sidewalk isto be transparent.

WHYTHIS DEPARTURE BETTER MEETSTHE INTENT OF THEDESIGN GUIDELINES

This isa narrow aade on a small scale project that incorporatesa characterstructure,a garage doorthat is necessaryto serve the building and othersonthe block,and a required exit passage door. Everything else isglazed retail/

restaurant storeront,whichme etsthe intent o the design guidelines.

DESIGN DEPARTURE REQUEST #3


DESIGN DEPARTURE REQUES

DESIGNREQUESTS

EARLYDESIGN GUIDANCE


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A-2 Streetscape CompatibilityThesiting o buildings shouldacknowledgeandreinorcetheexistingdesirable spatial characteris-tics o theright-o-way.

Along 11thAvenue, the building isorganized into 4 distinct zonesthat are intended to reinorce the existing streetscape:Zone 1:Chop House: At the northhal o the site,the existingChop House aade will be renovated,with itsnorthern 1/3 bay

becoming the entrance to the throughblock pedestrian alleyenvisioned in the original long-termmulti-site maste rplan. Newportionso the building will be set back above the Chop House,

allowing ora large second oorroo deck overlooking 11th Av-enue.Zone 2:New Street Front:At the southhal o the site,the street

aade o the new building risesto about 55,similar in scale to theadjacent BakerLinen Building.Solid cornersand parapetsmatchthe solid eel o adjacent buildings. The building setsback above

Zone 2,allowing a second roo deck overlooking 11th Avenue atthe ourthoor level.Zone 3:Back Drop:The L shaped backdropportion o the build-

ing readsas a light glassand steel backdrop to Zones1 and 2,setback 15 eet romthe s treet lot line.

Zone 4:Top FloorResidential: The top (th)oor isset backanother8 to distinguishthe residential level and to allow orresi-dential decksoverlooking 11thAvenue.

See Part 3 o thisdocument ormore details.

A-4 Human ActivityNewdevelopment shouldbe sitedanddesignedto encouragehumanactivity onthestreet.

Glazed street level retail and restaurantsring the building, withacesonto 11th Avenue,the pedestrian alley,and the courtyard.The through-block connection to 12thAvenue envisioned by

the original urban design ramework iscompleted bythis build-ing witha pedestrian alley and enlarged courtyard. The curb at11thAvenue is bulbed out and landscaped asthe rst step in an

improved urban streetscape along 11thAvenue between Pike St.and Union St.

A-5 Respect or AdjacentSitesBuildings shouldrespect adjacent properties bybeinglocatedon theirsites tominimizedisruptiono theprivacy andoutdooractivities o residents inadjacent buildings.

Particularcare wastaken in addressing the neighboring condo-miniumbuilding to the north,1111 E.Pike St. No setback isrequiredalong the northpropertyline, however,the new building isset back10,which,when added to 1111s5 setback,yieldsa 15distance

between buildings,similar to a standard alleywidth. No setback isrequired along the east propertyline, however,the new building isset back approximately15 romthe east lot line,allowing orbetter

light and views,especiallyrom the east third o the neighboringbuilding. The solid/void pattern o the northaade isplanned tocorrespond in reverse to 1111 E.Pikessouth aade,so that windows

do not look directlyacross the pedestrian alleyat otherwindows,thushelp ing withprivacyissues. The top oorresidential unitsareset back at the NEand NW cornerso the building to allow orbe t-

terlight and views to adjacent roo decksat 1111 E.Pike St.See Part 3 o thisdocument ormore details.

A-8 Parkingand Vehicle AccessSitingshouldminimizethe impact o automobileparkinganddriveways onthepedestrian environ-ment,adjacent properties andpedestriansaety.

Given the goal o incorporating the Chop House on the north halo the site,vehicle access,drive aisles,and new building coresare alllocated on the southhal o the lot. A choice was made to locate

the vehicle entryat mid-block,next to the Chop House,rather thanat the southedge o the site. This wasthe most efective plan-ning strategyin order to allow ora unctional parking arrangement

(given the Chop House oundation line at mid-site), and allow oropen,transparent oce oors above bymoving the circulation coreto the southwall.

Reduced drivewaywidth and reduction o sight trianglesis pro-posed via Design Departure in orderto reduce the impact o thedrivewayon the pe destrian environment and increase retail street

rontage. Forped estrian saety,we are proposing motion-activatedwarning lightsin lieu o sight triangles. We are also proposing thatthe drivewayrunsat or5as it entersthe building,beore begin-

ning itsdescent,in order to allow a relativelyat approachto thesidewalk rominside the garage.

A. Site Planning

Guideline Response Guideline Response


Design review Guidelinesrom Early Design Guidance Packetand Responses

GUIDELINES


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B-5Through-Block Developmenta)Avoidmonolithicdevelopment onthroughlots.

b)On blocks boundedby designatedprincipal

pedestrianstreets,take advantageo opportunitiestoincludethrough-block connections

c)Capitalizeon opportunities toprovideutilityunctions in through-block development.

Instead o a monolithic development, the new project isproposed

onlyor the west hal o the throughlot-buildings on the east halare maintained,with a courtyard in between.

See a)above.

Original oorto ceiling heightsare maintained. Portions o thesecond oorare removed at the east and west endso the build-ing to allow ordouble height spaces within the building.

See B-3b)above.

C-1 ArchitecturalContextThePike/Pinevernaculararchitectureis char-acterizedby thehistoricauto rowandwarehouseindustrial buildings eaturing highground-foorceilings,articulatedground-foorcommercial space,display windows,detailedcorniceandrieze work,andtrim detailing.

Extra highground oorcommercial space iscreated bysetting

the second ooro the new building at about 20above streetand courtyard level and re-classiying the second ooro theChop House asa mezzanine. We have purposelychosen to

design a modern,well proportioned building,w ithout corniceand rieze work,as a contrast to the retained aade o the ChopHouse.

B-7. Conservation oCharacter Structures(Supplementalguidance especially orpropertieslocatedin the Pike/Pine Conserva-tion Overlay District)a)Maintainthe architectural integrity o thecharacterstructure

b)MaintainCharacter-DeningElements

c)Recognizethe priority ormaintainingtheoriginalfoor-to-ceilingheights in characterstructures,espe-cially orthe groundfoorandor eatures visibleromtheexterior.

d)Sensitively locateadditions sothey donot domi-natethe appearanceo thecharacterstructure.

Existing Chop House aade will be stripped o add-ons like T-111 ply-wood,with new windowsadded. Wood structure will be carried backthroughbuilding, withstee l seismic bracing added.

The through-block connection envisioned in the original urban

design ramework orthe block isrealized withthis project.

Curb cuts,trashalcoves, etc., at connected buildingshave beenavoided bycoordinated development,and connected garagesto

the new building.

C-2 ArchitecturalConceptandConsistencyBuildingdesignelements,details andmassingshouldcreatea well-proportionedanduniedbuildingorm andexhibit an overall architecturalconcept. Buildings shouldexhibit orm andea-tures identiyingthe unctions withinthebuild-ing. Ingeneral,theroofineor topo thestructureshouldbeclearly distinguishedrom its acade

walls.

See A-2above or discussion o massing and materialsstrategy.

C-3 Human ScaleInorderto achievegoodhumanscale, theexistingneighborhoodcontext encourages buildingentranc-

es inproportionwith neighboringstoreront develop-ments.Inaddition tothe CitywideDesignGuide-lines,developments shouldsuccessully contributetothe vitality o thestreet level andpedestrianscalerelationships tothe right-o-way. Thus,thedesigno thegroundfooro new developments shouldinclude: Pedestrian-orientedarchitectural elements. Gatesto pedestrian alley,a large mid-block plaza withseating,

opening windowsand garage doors to retail/restaurant estab-lishments,planters, curb bulbs,alley trellisrom old Chop Houseraming,are all pedestrian oriented architectural elements

included in the project.

C. ArchitecturalElements andMaterials


EARLY DESIGN GUIDANCE: Design review Guidelinesrom Early Design Guidance PacketandResponses

GUIDELINES


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D-9 CommercialSignageSigns shouldaddinterest to thestreet ront environ-ment andshouldbe appropriateorthescale andcharacterdesiredinthe area.

D-10 CommercialLightingAppropriatelevels o lightingshouldbe providedinordertopromote visual interest anda senseo secu-rity orpeoplein commercial districts duringeveninghours.Lightingmay be providedby incorporationintothe buildingaade,theundersideo overheadweatherprotection,onand aroundstreet urniture,inmerchandisingdisplay windows,inlandscapedareas,

and/oronsignage

D-11 CommercialTransparencyCommercial storeronts shouldbe transparent,allowingora direct visual connectionbetweenpedestrians onthesidewalk andthe activities occur-ringonthe interioro a building.Blank walls shouldbeavoided.

See D-1 above orlighting discussion.

E-1 Landscapingto Reinorce Design Conti-nuity with AdjacentSitesWherepossible,and wherethereis not anotheroverridingconcern,landscapingshouldreinorcethecharactero neighboringproperties andabut-tingstreetscape.

E-2 Landscapingto Enhance the Buildingand/or SiteThecreationo small gardens andart withinthestreet right-o-way is encouragedin thePike/Pineneighborhoodin ordertoenhanceand energizethepedestrianexperience.This is especially desirableorresidential andmixeduse developments as wellas a means to distinguishcommercial areas rominstitutional areas.Providingvertical landscaping,trellises orwindowboxes orplants is alsodesirable.Street greeningis specically recommendedalongtheollowingstreets: Avenues betweenUnion andPike Streets,fromMinorAvenueonthewest toHarvardAvenueon

theeast; AlongBellevue, Summit,Belmont, andBoylston

(except rom PiketoPine) UnionStreet from BorentoBroadway Avenues betweenPike andOlive Streets from

11thAve.ontheeast to14thAve.onthewestincludingPinefrom 14thand15thandOlivefrom

11thto 15th(except along14thAve. rom PinetoPike).

Thisproject is the rst new streetscape improvement on 11thAvenue between Pike and Union streets,and the ownerhas

worked withSDOT to coordinate improvementswith a longertermvision or a coherent urban streetscape on thisblock,withsubsequent projectsexpected to ollow the same pattern.

See D-1 above orlighting discussion

Plantershave been strategicallyplaced at multiple levelsin andaround the pedestrian alley,plaza,and Chop House roo deckto enhance and energize the pedestrian experience. Please

reerto the Landscape Plan.

Project isringed on three sidesby transparent commercial

storeronts.

E. Landscaping

Note that the pedestrian alley and plaza will be closed at nightrom1AM to 7AM,accessible onlybycard keyto building oc-

cupants. This will be accomplished bylocking gatesat the 11thAvenue entrypassage.

Lightinginstalledorpedestrians shouldbehoodedordirectedto pathways leadingtowards buildings.a).Promotethe pedestrianenvironmentb).Refect the special neighborhoodcharacter

D-7 PersonalSaety andSecurityProject designshouldconsideropportunities orenhancingpersonal saety andsecurity inthe envi-ronment underreview.

See signage page in part 5 o thisdocument orapprovedsignage examples



EARLY DESIGN GUIDANCE: Design review Guidelinesrom Early Design Guidance PacketandResponses

GUIDELINES


24/30


SITE ANALYSIS: summer solstice

( e) Ba ke r Li ne n ( e) 11 11 P ik e ( e) S tr uc t ur e ( e) Ag ne s Lo ft s

(e)Piston &Ring

Building

12THA

VENUE

11THA

VENUE

EASTPIKE STREET

EASTUNIONSTREET

(e)Manhattan

1419 12th Ave.

(e)Pacific Hardware

1417 12th Ave

(e)FerrariDealership

(e)Union Building

3:00 pm

parking

( e) Ba ke r Li ne n ( e) 11 11 P ik e ( e) St r uc t ur e ( e) Ag ne s Lo ft s

(e)Piston &Ring

Building

12THA

VENUE

11THA

VENUE

EASTPIKE STREET

EASTUNIONSTREET

(e)Manhattan

1419 12th Ave.

(e)Pacific Hardware

1417 12th Ave


(e)Union Building

3:00 pm

parking

WITH PROJECTJune 22, 3:00 PM

WITHOUT PROJECTJune 22, 3:00 PM

APPENDIX


25/30


SITE ANALYSIS: summer solstice

( e) Ba ke r Li ne n ( e) 11 11 P ik e ( e) S tr uc t ur e ( e) Ag ne s Lo ft s

(e)Piston &Ring

Building

12THA

VENUE

11THA

VENUE

EASTPIKE STREET

EASTUNIONSTREET

(e)Manhattan1419 12th Ave.

(e)Pacific Hardware

1417 12th Ave


(e)Union Building

3:00 pm

parking

( e) Ba ke r Li ne n ( e) 11 11 P ik e ( e) St r uc t ur e ( e) Ag ne s Lo ft s

(e)Piston &Ring

Building

12THA

VENUE

11THA

VENUE

EASTPIKE STREET

EASTUNIONSTREET

(e)Manhattan1419 12th Ave.

(e)Pacific Hardware

1417 12th Ave


(e)Union Building

3:00 pm

parking

WITH PROJECTDecember22, 3:00 PM

WITHOUT PROJECTDecember 22, 3:00 PM

APPENDIX


26/30

VIEW SOUTH FROM 1111 E. PIKE ROOF DECK


APPENDIX


27/30

The rst foorincludesrestaurant and retailspace with storeront and garage doorsthat openonto the Mews,ontothe midblock Courtyard,and ontothAvenue. Double height spacesare located at the ourcorners o the building tocreate exceptionalurban spaceslinked tothe Courtyard, Mews,and thAvenue reerto retailmezzanine planollowing. The garage entry islocated onth Avenue nearthe middle o the building orreasonsnoted at the basement plan. Thisresults ina microretailspace at the southend o the building that isintended toextend the thAvenue urbanretailstreetront southward asar aspossible.

The mainentry orthe ocesand residencesis o o the courtyard at the SEcornero the building,identied by acanopy. This ispurposeul, andintended tomake the Courtyard intoaorecourt similarto classic courtyard buildingsin Europeancitiesor like the Innat the Market inSeattle.


STREET LEVEL PLAN

E EASEMENTTOREMAIN

11thAVENUE

THEMEWS

DRIVEWAY COURTYARD

E COURTYARD

RETAIL

DOUBLEHEIGHTSPACE

DOUBLEHEIGHTSPACE

APPENDIX


28/30

The second foorcontainsoce space,and isaligned with the existingroo structure o the Chophouse,which wasdesigned orfoor loading see originaldrawing withadditionalfoorsin CharacterStructuresectiono thisdocument. The second fooropensonto aroo deckwhichsits ontop o the Chophouse,and overlooksthAvenue.


SECOND FLOOR PLAN

OFFICES

DECK

APPENDIX


29/30

The third foormezzanine containsoce space,and haslarge doubleheight spacesopento the third foorbelow unshaded areas.


THIRD FLOOR MEZZANINE PLAN

OFFICES

OPENTOBELOW

OPENTOBELOW

APPENDIX


30/30

The th foorcontains three residentialunits, each one bedroom,and eachwith large decks. A small,commongardenspace islocatedonthe southwall.


FIFTH FLOOR (RESIDENTIAL LEVEL) PLAN

DECKBELOW

DECK

DECK

DECK

RESIDENTIALUNIT# RESIDENTIAL

UNIT#

RESIDENTIALUNIT#

GREENROOF

GREENROOF

APPENDIX

Dr Proposal 3014325 Agenda Id 4291

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