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north442 NE Maple Leaf PlaceEarly Design GuidanceAugust 22, 2016SDCI Project # 3024493
APPLICANT TEAM:Architect: Johnston Architects PLLC
Landscape Architect: Karen Kiest Landscape ArchitectsDeveloper: Flatiron Properties
SITE
2
north
DEVELOPMENT OBJECTIVES
SUMMARY OF DEVELOPMENT STANDARDS:Height limit Required: 40’ + 4’ bonus maximum* (with ground fl oor dwelling units 18”+ above sidewalk grade)
Parking Required: No parking required in urban village within 1,320 ft of frequent transit
FAR Required: 2.0 max* 2.0 × 12,000 = 24,000 sf
Setbacks Required: Front: 5’ min Side: 5’ min, 7’ avg Rear (alley):10’ adjacent to alley
Trash Required: 375 sf with 12’ min dimension
Amenity Area Required: 25% of lot area 0.25 x 12,000 sf = 3,000 sf 50% of this value (or 1,500 sf) must be at grade
Landscaping Required: Green Factor of 0.6 or greater
NE MAPLE
LEAF P
L5T
H A
VE
NE
I-5
NE 73TH ST
NE 72TH ST
green lake public library
4TH AV
E NE
SITE
SITE AREA: 12,000 sf
ZONING: Lowrise 3 (LR3) with Green Lake Residential Urban Village and Frequent Transit Corridor overlays
PROJECT DESCRIPTION:Proposal for a new 42-unit residential building 4 stories above grade with rooftop amenity area. 22 on-site parking spaces are proposed in a subgrade garage
Proposed: 44’
Proposed: 1 space per 2 dwelling units (22 spaces)
Proposed: 24,000sf
Proposed: Front: 5’ min Side: 5’ min, 7’ avg Rear (alley): 10’
Proposed: 375 sf min within building, adjacent to alley
Proposed: 1,500 sf at grade 1,500 sf at rooftop deck
Proposed: Green Factor at 0.6 or greater
*these values require Built Green 4 Star, LEED Silver or Passive House certifi cation. Parking, if provided, must be accessed from the alley and wholly enclosed within the building structure for apartments
NE 65TH ST
E GREEN LAKE DR N
SU
NN
YS
IDE
AV
E N
NE RAVENNA BLVD
NE 75TH ST
green lake park and playfi elds
green lake playground
green lake community center and evans pool
green lake trail
PUBLIC FACILITIES
LEGEND
COMMERCIAL NODES
billings middle school
la escuelita bilingual school
green lake village: pcc natural market, restaurants and other retail
green lake elementary school
hazel wolf elementary school
medical, restaurants and retail
retail and restaurants
restaurants
retail retail
GREEN LAKE RESIDENTIAL URBAN VILLAGE
3
PROJECT SITE
SF 5000
LR3
LR2
NC2P-40
C1-40
GREEN LAKE PARK
LR2 RC
GREEN LAKE RESIDENTIAL URBAN VILLAGE
MAIN ENTRY POINT INTO RESIDENTIAL URBAN VILLAGE PER NEIGHBORHOOD DESIGN GUIDELINES
“HEART LOCATION” PER NEIGHBORHOOD DESIGN GUIDELINES
north
193,60,64
26, 82, 316
NE 74TH ST
NE 75TH ST
GREAT HALL/ MOCKINGBIRDBOOKS
BILLINGS MIDDLE SCHOOL
GREEN LAKE PUBLIC LIBRARY
BETHANY LUTHERAN CHURCH
PRE-SCHOOLS
SEATTLE FORMOSAN CHRISTIAN CHURCH
GREEN LAKE PARK
NE 76TH ST
NE 73TH ST
NE 73TH ST
NE 72TH ST
NE 72TH ST
63
63
26, 316
45
45
SITE
MAPLE LE
AF PL
4TH AV
E NE
LATO
NA AVE N
E
2ND AV
E NE
EAST GREEN LAKE DR N
MFR
REST/ YOGA STUDIO
VARIOUS COMMERCIAL SPACES
MFR
MFR MFR
MFR
MFR
MFR
MFRMFR
MFR
MFR
MFR
MFR
MFR
MFR
MFR
MFR
MFR MFR
MFR
MFR
MFR
MFR
MFR
MFR
SFR
SFR
SFR
SFRSFR
SFRSFR
COMMSFR SFR SFR
SFR
SFR
SFR
SFR
SFR
SFR
SFR
SFRSFR
MFR
SFRSFR
SFR
SFR
SFR
SFR
SFRSFR
SFRSFR
SFRSFR
SFRSFR
GREEN LAKE MASONIC LODGE/ RETAIL/ REST
REALTOR
SFR
SFR
SFR
MFR
SFR
SFR
SFR
MFR
MFR
MFR
MFRMFR
MFR
MFR
MFR
GREEN LAKE FITNESS
WOODLAW
N AVE NEMFR
MFRMFR
SFR
MFR
5TH
AV
E N
E
G
5TH
AV
E N
E
solar exposure
annual wind speed and directional approach
view
Zoning Key
SITE ANALYSIS | Urban and Environmental Context
4
north
CONTEXT | Site Neighbors
1
4
7
12
8 9
5 6
2 3art deco stucco commercial storefront
brick secondary school
alley looking north
NE Maple Leaf Pl, looking south NE Maple Leaf Pl, looking north
alley looking south alley looking west
newer apartment w/ lap siding apartment w/ lap siding
brick mixed-use (VFW Great Hall) brick multi-family
NE MAPLE
LEAF P
L
NE 73RD ST
NE 74TH ST
4 STORY MULTI-FAMILY
3 STORY MULTI-FAMILY
4 STORY MULTI-FAMILY
3 STORYTOWN-HOUSES
3 STORYMULTI-FAMILY
3 STORYMULTI-FAMILY
3 STORY MULTI-FAMILY
1 STORYSFR
MULTIFAMILY UNDER CON-SRUCTION
2 STORY MULTI-FAMILY
2 STORY MULTI-FAMILY
3 STORYMIXEDUSE
2 STORY MULTI-FAMILY
3 STORYTOWN-HOUSES
3 STORYTOWN-HOUSES
3 STORYMULTI-FAMILY
4TH AV
E NE
Y
SITE
1 3
5
12
11
6
7
98
24
SITE CONTEXT:The project site is just 2 blocks from Green Lake at the northeast edge of the lake and near the commercial center. The area consists of a mix of commercial and newer multi-family developments at the commercial core to the south and transitions to less dense single-family zones to the north of NE 75th Street. With this vibrant mix, the project site is extremely walkable. In addition, there are several bus routes that pass close to the site, and the new light rail station planned for Roosevelt is just 3/4 mile from the site. The site’s walkability, its closeness to mass transit and its proximity to Green Lake make this a very desirable location for people of many ages and interests.
10 alley looking into site (east)
11 13 Maple Leaf Pl, looking into site
1
13
5
north
CONTEXT | Neighboring Streetscapes
1
32
1
2
3
Looking N across alley
Looking S across Maple Leaf Pl
Looking N across Maple Leaf Pl at project site
NE MAPLE
LEAF P
L
NE 73RD ST
NE 72ND ST
I-5
NE 74TH ST
4 STORY MULTI-FAMILY
3 STORY MULTI-FAMILY
4 STORY MULTI-FAMILY
3 STORYTOWN-HOUSES
3 STORYMULTI-FAMILY
3 STORYMULTI-FAMILY
3 STORY MULTI-FAMILY
1 STORYSFR
MULTIFAMILY UNDER CON-SRUCTION
2 STORY MULTI-FAMILY
2 STORY MULTI-FAMILY
3 STORYMIXEDUSE
2 STORY MULTI-FAMILY
3 STORYTOWN-HOUSES
3 STORYTOWN-HOUSES
3 STORYMULTI-FAMILY
4TH AV
E NE
Y
SITE
PROJECT SITE
ACROSS FROM PROJECT SITE
ACROSS FROM PROJECT SITE
6
SS OO LL AA RR EE XX PP OO SS UU RR EE
SITE ANALYSIS | Constraints and Opportunities
existing 3-story townhouse neighbor to the SW
existing 3-story townhouse neighbors across alley to the NW
existing 3-story apartment to the east
SLOPE UP
SLOPE UP
LAK
E V
IEW
S
north
NE MAPLE LEAF PL
ALLEY
EXIST 3-STORY NEIGHBORING TOWNHOUSE TO REMAIN
EXIST 3-STORY NEIGHBORING TOWNHOUSE TO REMAIN
EXIST 3-STORY NEIGHBORING APARTMENT TO REMAIN
EXIST NEIGHBORING BLDG TO REMAIN
EXIST NEIGHBORING BLDG TO REMAIN
EXIST NEIGHBORING BLDG TO REMAIN
Existing buildings onsite to be demolished
PROPOSED LOCATION OF MAIN LOBBY
PROPOSED LOCATION OF PARKING GARAGE ACCESS
120’
218’
221’22
8’
215’
120’
100’ 10
0’
Existing curbcut and driveway to be removed
Existing street trees to remain
LEGAL DESCRIPTION:WOODLAWN ADD TO GREEN LAKE Plat Block: 28 Plat Lot: 9-10-11-12SW-5 -25-4
EXISTING BUILDINGS (to be demolished):Quantity: 22-stories each10,260 total gsf12 units/building24 units total
EXIS
T 3’ S
IDE
SETB
AC
K
EXIS
T 5’ S
IDE
SETB
AC
K
EXIST 5’-10” FRONT SETBACK
7
PRIORITY DESIGN GUIDELINES
CS
DC
PL
Seattle Design Guidelines
CONTEXT & SITE
> CS2 D 1: Existing Development and Zoning Respond to the height, bulk and scale of neighborhing buildings as well as the scale of
anticipated development for the area
Response: The building is consistent with exsiting buildings as well as likely future
development in the area: simple, block-like masses that have human-scale elements and
materials
> CS3 A 3: Established Neighborhoods Build on the the neighborhood’s traditional architectural character and compliment the
architectural syle of nearby buildings
Response: The simple building form and use of brick as the dominant street-facing
facade material along with wood and metal accent materials respond well to the
character of the neighborhood
PUBLIC LIFE
> PL3 B 2: Residential Edges: Ground Level Residential Consider privacy and security for residences on the ground fl oor by raising the fl oor level,
setting the building back from the street, and providing transition elements and spaces
Response: Ground fl oor units are raised 2’-0” above the sidewalk. In the preferred
scheme, there is an increased setback from the street, which includes planters and front
patios
DESIGN CONCEPT
> DC2 B 1: Facade Composition Ensure facades are attractive and well-proportioned through placement of details and patterns
Response: Simple brick form is proposed with regular window pattern to create
traditional rhythm and scale and to allow the high quality materials to shine
> DC2 D: Scale and Texture Design character of the building in form, scale and materials with human scale at street level
Response: Brick, with its small regular modules, breaks down the scale and provides
texture and order to the main rectangular form of the front facade and contrasts
the similarly tactile but smoother wood and metal elements
Classic architectural style
Ground fl oor residential raised above sidewalk
Facade scale and texture
8
CS
DC
PL
Green Lake Neighborhood-Specifi c Design Guidelines
CONTEXT & SITE
> CS2 III ii: Streetscape Compatibility: Multifamily Residential Areas Landscaping in the required front setback is an important siting and design consideration to
help reinforce desirable streetscape continuity
Response: The preferred concept has a deeper front setback than is required to
allow front patios and enhanced landscaping along the sidewalk
> CS3 I iii: Architectural Context: Residential Urban Village Build on the core’s classic architectural style. Many of the existing buildings are simple
“boxes” with human-scale details and features
Response: The preferred concept is a simple rectangular form with classic brick as
the primary street-facing cladding material
> CS3 I v: Facade Articulation Multifamily residential structures should be compatible with the surrounding single family
context. Consider incorporating features such as vertically-proportioned windows and
covered front porches
Response: The preferred concept incorporates street-facing patios, and regular
windows that are vertically-proportioned. Brick and wood cladding materials speak
to the historic style of the neighborhood
PUBLIC LIFE
> PL3 II i: Transition Between Residence and Street: Residential Buildings Residences on the ground fl oor should be raised where possible for resident’s privacy
Response: Ground fl oor units are raised 18” (or more) above the sidewalk. In the
preferred concept, residential units are also separated from the street by an
enhanced setback and street-facing patios
DESIGN CONCEPT
> DC4 II i: Exterior Finish Materials Building material surface treatments are primarily brick or stucco within the Residential Urban
Village
Brick is proposed as the primary street-facing cladding material. Wood and metal
sidings are proposed as accent materials
PRIORITY DESIGN GUIDELINES
Use of masonry
Context: simple forms with human-scale details
Setback & transition from the street
Res Entry
Res Entry
Res Entry
PROPOSED SCHEME
north north north
9
LOOKING UP MAPLE LEAF PL
MAPLE LEAF PLMAPLE LEAF PL
4-STORY BLDG
4-STORY BLDG
PATIOS
PATIOSPATIOSPATIOS
4-STORY BLDG
MAPLE LEAF PL
ALLEY
DRI
VEW
AY
DRI
VEW
AY
DRI
VEW
AY
ALLEY ALLEY
LOOKING UP MAPLE LEAF PL LOOKING UP MAPLE LEAF PL
scheme Cscheme A scheme B
DESIGN SCHEMES | Concept Overview
PEDESTRIAN ACCESS
STAGGEREDSHIFTED RECTANGLES BLOCK [PREFERRED]
PROPOSED SCHEMEE
OOPROPOSED SCHEME
PROPOSED SCHEME
4 stories + basement42 units22 parking spaces (4 tandem)100% FAR (24,000 sf)
4 stories + basement42 units21 parking spaces100% FAR (24,000 sf)
4 stories + basement42 units22 parking spaces (4 tandem)100% FAR (24,000 sf)
13’-11”
5’-6”
5’31
’
5’
23’
6’-0”
7’-0”
20’-6”
6’-6”
15’-3
”19
’-9”
north
10
SCHEME A Offset Rectangles
overview opportunities• no departures required
• offset plan allows massing relief at neighbors’ front yards
challenges• simple building form will require careful and thoughtful
articulation by secondary architectural elements
• building pulled all the way forward to front setback
minimum
pp
g
• 4 stories + basement
• 42 units
• 22 parking spaces (4 are tandem)
• FAR shown = 24,000 sf (100% FAR Utilization of max 24,000 sf allowed) B: 0 sf FAR (below grade) 1: 5,890 sf 2: 5,890 sf 3: 5,890 sf 4: 5,890 sf Roof: 440 sf
RESIDENTIAL SUPPORT
LOBBY AMENITY AREA
BASEMENT (SUBGRADE) GROUND FLOOR FLOORS 2-4
APARTMENTS
CONCEPTUAL SECTION LOOKING NORTHEAST
APARTMENTS
APARTMENTS
APARTMENTS
GARAGE
ROOF DECK
11
SCHEME Offset RectanglesA
Looking northeast up Maple Leaf Pl
Looking southwest down Maple Leaf Pl
Looking east from alley
Aerial view from east
M A P L E L E A F P L
M A P L E L E A F P L
MAPLE LEAF PL
AL L E Y
lobby
lobbylobby
rear patios driveway entry
A L L E Y
M A P L E L E A F P L
M A P L E L E A F P L
MAPLE LEAF PL
lobby
A L L E Y
north
12
SCHEME B Staggered
overview opportunities• no departures required
• staggered plan breaks down scale of front and rear
facades
challenges• plan is ineffi cient and costly, reducing budget for exterior
cladding materials
• building mass is pulled forward to street, offering minimal
opportunity for landscaping adjacent to the sidewalk
• shorter driveway is more steeply sloped
pp
g
• 4 stories + basement
• 42 units
• 21 parking spaces
• FAR shown = 24,000 sf (100% FAR Utilization of max 24,000 sf allowed) B: 0 sf FAR (below grade) 1: 5,915 sf 2: 5,915 sf 3: 5,915 sf 4: 5,915 sf Roof: 340 sf
BASEMENT (SUBGRADE) GROUND FLOOR FLOORS 2-4
RESIDENTIAL SUPPORT
LOBBY AMENITY AREA
CONCEPTUAL SECTION LOOKING NORTHEAST
APARTMENTS
APARTMENTS
APARTMENTS
APARTMENTS
GARAGE
ROOF DECK
13
SCHEME StaggeredB
Looking northeast up Maple Leaf Pl
Looking southwest down Maple Leaf Pl
Looking east from alley
Aerial view from east
AL L E Y
lobbylobby
rear patios driveway entry
M A P L E L E A F P L
M A P L E L E A F P L
MAPLE LEAF PL
lobby
A L L E Y
north
14
SCHEME C
overview
Block [PREFERRED]
opportunities• no departures required
• 15’ setback with street-facing patios along Maple Leaf
• simple “box-like” building mass fi ts within historic context of
Green Lake neighborhood
challenges• simple building form will require careful and thoughtful
articulation by secondary architectural elements and high-
quality cladding materials
pp
g
• 4 stories + basement
• 42 units
• 22 parking spaces (4 are tandem)
• FAR shown = 24,000 sf (100% FAR Utilization of max 24,000 sf allowed) B: 0 sf FAR (below grade) 1: 5,848 sf 2: 5,848 sf 3: 5,848 sf 4: 5,848 sf Roof: 608 sf
CONCEPTUAL SECTION LOOKING NORTHEAST
BASEMENT (SUBGRADE) GROUND FLOOR FLOORS 2-4
RESIDENTIAL SUPPORT
LOBBY AMENITY AREA
APARTMENTS
APARTMENTS
APARTMENTS
APARTMENTS
GARAGE
ROOF DECK
15
SCHEME Block [PREFERRED]C
Looking northeast up Maple Leaf Pl
Looking southwest down Maple Leaf Pl
Looking east from alley
Aerial view from east
AL L E Y
front patiosfront patios
front patios rear patios
lobbylobby
driveway entry
M A P L E L E A F P L
M A P L E L E A F P L
MAPLE LEAF PL
lobby
A L L E Y
16
PAGE INTENTIONALLY LEFT BLANK
17
CPREFERRED SCHEME | Character Studies
MATERIAL INSPIRATION: Brick and metal panels >
MAPLE LEAF ELEVATION STUDY
LOOKING TO ENTRY LOBBY FROM MAPLE LEAF PL
brick vertical windows metal panels
planters and raised patios metal panels steel canopy
wood privacy screen
wood siding
18
PREFERRED SCHEME C | Character Studies
STUDY 1: vertical wood panels
STUDY 2: patchwork
STUDY 3: brick frame
PREFERRED STUDY
FACADE PATTERN STUDIES:From the initial concept sketches, several patterns were studied looking into how the brick and wood could interact with the windows
19
CPREFERRED SCHEME | Character Studies
STUDY 1: initial sketch concept
STUDY 2: brick extends across entire front
STUDY 3: brick comes down to building base
STUDY 4: brick is interrupted above lobby entry
20
PREFERRED SCHEME C | Character Studies
^ NE Maple Leaf Place - View from SW
21
CPREFERRED SCHEME | Character Studies
^ Alley - View from NE
^ Alley - View from SW
entry, garden courtgenerous street tree planting strip
I I I ^0 16 32 N
generous street tree planting strip
terraces at grade
STREETSCAPE
MAPLE LEAF PLACE
raised patios entrycourt
private patios
herb garden
lobby
walkabout
ALLEY
gardencourt
parkingaccess
I I I ^0 16 32 N
22
PREFERRED SCHEME | Landscape ConceptC
I I I ^0 16 32 N
trees in pots
green roof and trees in pots informal fi re
fi re
bbq
trees in pots
ROOF
ALL
EY
bbq
solar setup
bbq
lounge dine
I I I ^0 16 32 N
23
PREFERRED SCHEME C | Landscape Concept
MAPLE LEAF PLACE
ALLEY
north
ZONING LIMITS (LR2)
24
CPREFERRED SCHEME | Site Section
APPROXIMATE EXISTING BUILDING OUTLINE
PROPOSED 4-STORY APARTMENTS
MAPLE LEAF PL
PATIOS
PATIOS
ALLEY
DRI
VEW
AY
NEIGHBORING TOWNHOMES
NEIGHBORING APARTMENTS
PROPOSED 4-STORY APARTMENTS
SITE SECTION LOOKING NORTHEASTA
KEY PLAN
A
A
BB
SITE SECTION LOOKING NORTHWESTB
APPROXIMATE EXISTING BUILDING OUTLINE
APPROXIMATE EXISTING BUILDING OUTLINE
ZONING LIMITS (LR3)
ZONING LIMITS (LR3)
north
25
A
SCHEME CBLOCK [PREFERRED]
BSCHEME B
OFFSET RECTANGLES
C
SCHEME ASTAGGERED
SOLAR STUDIES | Spring / Fall Shown5TH AVE NE
5TH AVE NE
5TH AVE NE
5TH AVE NE
5TH AVE NE
5TH AVE NE
5TH AVE NE
5TH AVE NE
5TH AVE NE
ALL
EY
ALL
EY
ALL
EY
ALL
EY
ALL
EY
ALL
EY
ALL
EY
ALL
EY
ALL
EY
NE
MA
PLE
LEA
F PL
NE
MA
PLE
LEA
F PL
NE
MA
PLE
LEA
F PL
NE
MA
PLE
LEA
F PL
NE
MA
PLE
LEA
F PL
NE
MA
PLE
LEA
F PL
NE
MA
PLE
LEA
F PL
NE
MA
PLE
LEA
F PL
NE
MA
PLE
LEA
F PL
26
Johnston Architects | PAST PROJECTS
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