CASCADE APARTMENTS - Seattle€¦ · CASCADE APARTMENTS 13c DPD # 3018928/# 3018926 MARCH 18, 2015 REFERENCE IMAGES Bike Racks Hedge plantings Streetscape with concrete crossing pavers

CASCADE APARTMENTSBuildings A+BEarly Design Guidance Meeting #2

400 Minor Avenue N

Seattle, WA 98109

HOLLAND PARTNERS & ANKROM MOISAN ARCHITECTS, INC.DPD NUMBER: SITE A #3018928, SITE B #3018926

18 MARCH 2015

CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015

PROJECT ADDRESS

PROJECT ADDRESS

DPD #3018928 - BUILDING A

DPD #3018926 - BUILDING B

400 Minor AveSeattle, WA 98109

401 Pontius Ave NSeattle, WA 98109

TEAM

OWNER/APPLICANT:Holland Partner Group

Contact: Jodi Patterson-O’[email protected]

ARCHITECT:Ankrom Moisan Architects, Inc.117 South Main Street, Suite 400Seattle, WA 98104206.576.1600Contact: Ricky [email protected]

GENERAL PROJECT INFORMATION

BUILDING A BUILDING B

EDG

NUMBER OF RESIDENTIAL UNITS 152 UNITS GROSS SQUARE FOOTAGE 197,000 SQ. FT.NET RESIDENTIAL SQUARE FOOTAGE 84,800 SQ. FT.PARKING SPACES 174 SPACES

NUMBER OF STORIES 7

EDG RESPONSE

110 UNITS 92,572 SQ. FT.64,172 SQ. FT.17 SPACES

7

EDG RESPONSE

166 UNITS 202,158 SQ. FT.93,187 SQ. FT.180 SPACES

7

EDG

NUMBER OF RESIDENTIAL UNITS 106 UNITSGROSS SQUARE FOOTAGE 86,700 SQ. FT.NET RESIDENTIAL SQUARE FOOTAGE 58,900 SQ. FT.PARKING SPACES 26 SPACES

NUMBER OF STORIES 7

LAKE UNION

VICINITY MAP SITE AERIAL PHOTON.T.S.

I-5

PUGET SOUND

SITE

SOUTH LAKE UNION

CAPITOL HILL

PONTIUS AVE N

ALLEY

MINOR AVE N

DOWNTOWN

SEATTLE CENTER

QUEEN ANNE

2

N

BUILDING A SITETHIS PACKET

#3018928

BUILDING B SITEOTHER PACKET

N

#3018926

HA

RRISO

N S

T


PROJECT GOALS

PROJECT GOALS

1. REINFORCE CHARACTER OF CASCADE PLAYFIELD

Cascade Playfield is a primary feature of the neighborhood, serving a variety of people. This project provides a design response, which enhances the character of the park. Primary amenity spaces are designed to face the park, and ground level design along Harrison will focus on extending the green edge along the sidewalk, aligning pedestrian entries with park entries.

2. ADDRESS A UNIQUE HOUSING DEMAND IN THE CASCADE NEIGHBORHOOD

This project provides smaller than typical av-erage unit sizes, serving a demand in the area for compact units that still provide open bed-rooms and full kitchens. These are high-quality, efficient unit designs, and there are no stu-dios—all units have a full bedroom.

3. REFLECT NEIGHBORHOOD SCALE

The neighborhood is a mix of residential, office, and retail uses. This project, as a part of the Mixed/Residential zoning, will provide a familiar, urban, residential feel at the ground floor with design elements scaled to enhance walking and interacting among neighbors at street level.

3


SITE INFORMATION

ZONING AND OVERLAYS

Parcels:2467400300, 2467400285

Combined Lot Area:~21,600 sq. ft.

ZONING BOUNDARY LINE

Base Zoning:SM/R 55/85Seattle Mixed Residential

Overlay Zoning:South Lake Union Urban Center

Bo

ren

Av

e

Fa

irv

iew

Av

e

Terr

y A

ve

We

stla

ke

Av

e

9th

Av

e

SM 160/85-240

SM 85/65-160

SM 240/125-400

MRCapitol Hill

Urban Village

I-5

I-5

SM/R 55/85South Lake Union

Urban Village

SM 160

/85-240

Harrison St

Republican St

Mercer St

Mercer St

Thomas St

John St

Valley St

SITE

ASITE

B

SITE CONTEXT: ZONING

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SITE ANALYSIS

PROMINENT VIEWS

NEIGHBORHOOD

GREEN STREET

BICYCLE ROUTE

SPOT ELEVATION

N

LEGEND

3-STORY APARTMENTS

2-STORY HOUSE

2-STORY HOUSE

65 UNITS 6-STORYAPART-MENTS

COURT-YARD

83 UNITS 6-STORY

APARTMENTS

SITE B

CASCADE PLAYGROUND

HARRISON ST.

PO

NT

IUS

AV

E. N

MIN

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AV

E. N

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FLORIST BUILDING1-STORY

WAREHOUSE

1-STORYOFFICE

SITE A

PONTIUS BUILDING4-STORY

COMMERCIAL

PONTIUS BUILDING

PARKING LOT

DEC 21 SUNSET

D

OW

NT

OW

N

SPACE NEEDLE

CAPITOL HILL

LA

KE

UN

ION

JUN

E 2

1 S

UN

SET JU

NE

21 SU

NR

ISE

STACK HOUSE333 UNITS 7-STORY

APARTMENTS

30’ R/W30’ R/W

16 ‘ R/W

108.74’102.72’101.26’94.57’

102.05’

87.84’

106.56’

100.50’

5

DEC 21 S

UNRIS

E


SITE CONTEXT: NEIGHBORING USES AND POINTS OF INTEREST

LAKE UNION

MOHAI

BICYCLES

THOMAS ST

JOHN ST

FAIR

VIE

W A

VE.

BOREN

AVE.

TERRY AVE.

WESTLAKE A

VE.

HARRISON ST

REPUBLICAN ST

MERCER ST

BICYCLES

BICYCLES

FRED HUTCHINSON

EA

ST

LA

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INT

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STA

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5

CASCADEPLAYFIELD

ALLEY 24

CHURCH

REI

MIRABELLA

CANADAYHOUSE

CASAPACIFICA PONTIUS

BUIILDING

5 MIN WALKING RADIUS

SITE A SITE B

ZV

CHURCH

10 MIN WALKING RADIUS

1

8

35

6

7

24

NEIGHBORHOOD GREEN STREET

CLASS II PEDESTRIAN STREET

OFFICE

HOUSING

CLASS I PEDESTRIAN STREET

LEGEND

6

N


EDG RESPONSE / Massing & Site Design

7

• The Board unanimously supported the preferred massing study C that removes the exceptional trees. The Board noted the location across from the park, which will maintain an open southern exposure, requires a unique and thoughtful response.

• The Board agreed that the preferred massing alternative which removes the exceptional trees, better meets the intent of the City adopted design guidelines. The Board supported the removal of the exceptional trees in order to provide an exceptional south facade facing the park. (CS2-I, CS2-B)


N

P

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PREFERRED MASSING OVERVIEW - EDG 1

TYPICAL PLAN DIAGRAM: LEVELS 3-7

MASSING SUMMARYAREA SUMMARY BUILDING A+B

Exterior Amenity

Parking

Residential

Leasing/Lobby

COLOR LEGEND

• Building A entry on Harrison directly across from park entry.• Building B entry on alley.• Maximizes south facing podium amenity to make connection with Park.• Carved corners at alley entrance.• Creates a strong architectural edge to the north side of Cascade Park.• Requires no zoning departures.

Gross Area 283,700 sq. ft.

Number of Units 258

Parking Count 200 / .77 ratio

Stories 7

HARRISON ST

HARRISON ST

CASCADCADCADCADCADCADE PE PE PE PE PE PARK

ARK

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SOUTHWEST VIEW

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SITE PLAN DIAGRAMSOUTHEAST VIEW

REPUBLICAN ST

HARRISON ST

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MI

MI

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MI

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PREFERRED MASSING OVERVIEW - EDG RESPONSE

9

HARRISON ST

HARRISON ST

CASCADE PE PE PE PE PARKARKARKARKARKARK

CASCASCASCASCASCASCADE PARK

ARKARKARKARKARKARK

N

N

SOUTHWEST VIEW

N

N

SITE PLAN DIAGRAM - COMPOSITE PLAN

A P1

A L1 B P1

A L2 B L1

A TYP. B TYP.

SOUTHEAST VIEW

MASSING SUMMARYAREA SUMMARY BUILDING A+B

Exterior Amenity

Parking

Residential

Leasing/Lobby

COLOR LEGEND

• Creates park-like terraced entry.• Maximizes south facing podium

amenity to make connection with Park.• Alley is activated with at grade units.• Provides stoops for residential units

along Minor and Pontius.

Gross Area 294,730 sq. ft.

Number of Units 276

Parking Count 197/ .71 ratio

Stories 7

P

REPUBLICAN ST

HARRISON ST

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level 1

level 1

leve

l 2

leve

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1

LOBBY

FITNESS

LOBBY

PARKINGPARKING

MECH.

MECH.

LEASING

+106.5

6

+108.74

+102.

05

+101.5

+94.57

+100

+100

+103.5

+11

0.5

+9

0

+87.8

4

EDG RESPONSE COMPOSITE SITE PLAN

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HARRISON STREET

PO

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MIN

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TRASH

TRASH

CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015 10b

EDG RESPONSE SITE PLAN & LANDSCAPE DESIGN

Scale: 1” =40’

0’ 80’40’

North

Roof landscaping

3rd Floor Landscaping

Streetscape

3” Italian Oak along Pontius & Minor,

typ.

Building entry lobby

Dog run Dog runBike racks

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HARRISON ST.

AL

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Y BUILDING B -DPD PROJECT

#3018928

3” Emerald Elm along Harrison;curb crossings and plantings to match existing Green Street appli-cation east of project, ‘Stackhouse’,

6’-0”

6’-0”5’-0”

BUILDING ADPD PROJECT

#3018926

g. The Board agreed that the treatment of the green street

should include a more though! ul landscaping composi" on which

may include asymmetrical spacing, a centerpiece, or a specimen

tree. The Board also encourage the applicant to inves" gate using

trees as mul" ple levels, including the 2nd fl oor amenity space.

The Board noted that the landscaping should complement the

architecture (DC4-D)

Response:

The massing on the corner of Minor and Harrison the building

has been pulled back 15’ to provide more landscaping and pedes-

trian scaled entry into building A. Landscaping along Harrison

has been updated to match the landscaping at Stackhouse. See

reference image.

h. The Board gave guidance that the right-of-way design and

ground level building façade include pockets of landscaping to

create eddies of ac" vity (CS2-B, DC2-A2, DC3-A and C, DC4-D).

Response:

The revised entryways and streetscape use massings and walls to

provide access and opportuni" es for gatherings of neighbors.

i. The Board noted that the removal of the excep" onal trees the

right-of-way should result in larger street trees proposed in the

landscape plan (DC4-D).

Response:

Applicant proposes 3” caliper street trees for Minor, Pon" us and

Harrison.


EDG RESPONSE / Harrison Green Street

11

• The Board noted the preferred design, which included ground level units that do not engage the street, was not appropriate facing the park. The Board felt the design was fortress-like, insular and opaque. The Board felt strongly that the ground level should be redesigned to function as and active porous transparent front porch to the park. (CS2-I, CS2-B, PL2-B3)

• The Board encouraged use of retail or other active residential accessory space to enliven the Harrison street level facade while providing a high degree of interaction with the pedestrian environment. (CS2-B, CS2-I, PL2-B, PL3-C)

• The Board directed the applicant to design the base to be porous, active and engage the public realm with a combination of in-door/outdoor spaces to reinforce the character of the park. (CS2-B, CS2-I, PL3-II, DC1-A)

• The Board was supportive of the intent to create visible, meaningful entrances with a relationship to the park, but questioned the location primary entries on the alley and aligned with the park path. The Board felt the entrances should relate to the context of the redesigned street facade facing the park. (CS2-B, PL3-II, DC1-A)


EDG RESPONSE - HARRISON GREEN STREET

12ENTRY TERRACE

15’ 6’ 6’ 40’ 12’

SIDE WALK HARRISON STREET SIDE WALK

CHAIN LINK FENCE

RETAINING WALLHEIGHT VARIES

BLDG ALOBBY

Response:

There is a signifi cant retaining wall along Cascade Park’s northern edge. Our intent is to create an active zone slightly above street level, which will have a direct correla-tion with the park.

• All at grade residential units along Harrison have been eliminated in building A.

• Buildings A and B set back along Harrison providing a landscape amenity that mirrors the park edge.

• Apartment amenity space has replaced units at grade along Harrison.

• Building B entrance has been moved from the alley side to Harrison, to help activate the street.

PARK



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FITNESS

LOLOLOLOBBY

LELELELELELEASASASASASASASING

LOBBY

+100

+94.57 +101.5

+100 +1+1+1+1+1+103.5

+108.74

MAIL

HARRISON

3’

15’3333333333’

7’

CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 2015 13b


Streetscape view looking west along Harrison StreetHarrison street entry view looking west

Plan view of entry along Harrison Harrison street entry view looking east

CASCADE APARTMENTS DPD # 3018928/# 3018926 MARCH 18, 201513c

REFERENCE IMAGES

Bike Racks

Hedge plantings Streetscape with concrete crossing pavers

Wood / concrete bench

Stepped planters at entry stairs

Wall lighting Seating nook with bench

Street tree: ‘Emerald Sunshine’ Elm

Street tree: Quercus Frainetto


EDG RESPONSE / Minor & Pontius Ave N.

14

• The Board agreed that the context of Minor and Pontius are appropriate for ground level residential units. The Board directed the applicant to provide a bu! er between the unit and the sidewalk. The bu! er should provide a feeling of shelter and protection for units from the sidewalk. The bu! er may include landscaping and/or stoops. (PL3-B, PL3-III)

• Design the scale and texture of the ground level to provided a positive pedestrian experience. (DC2-D)

• The Board agreed below grade units facing the sidewalk are not appropriate for the urban neighborhood. (PL3-B)

EDG 1


EDG RESPONSE - MINOR

15

UPDATE

N

Response: All units more than 18” below grade have been removed. Stoops have been added to the units for direct access from grade. The entire facade of street level units has been set back 3’ from the prop-erty line. Entry doors are 7’ back from the property line. A generous planter has been included.

6’-0” 6’-0”6’-0” 6’-0”3’-0-0-0-0-0” 7’-0”

3’-0”3

’-2

”

1’-6

”

MINOR

CANADAYHOUSE

COURTYARD

EDG 1 - RESPONSE

PR

OP

ER

TY

LIN

E

PR

OP

ER

TY

LIN

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EDG RESPONSE - PONTIUS

16

N

Response: All units along Pontius are between 2’-3’ above grade. Stoops have been added to the units for direct access from the sidewalk. The entire facade of street level units has been set back 3’ from the prop-erty line, Entry doors are 7’ back from the property line. A generous planter has been included.

L1 L2

7’

3’

7’

HARRISON ST.

PO

NT

IUS

AV

E.

+108.74

+110.5


EDG RESPONSE / Architectural Concept

17

• The Board discussed the upper level massing and architectural concept at length. The Board noted that the visibility of the site war-ranted variation in massing and roof lines

• At the Second Early Design Guidance Meeting the Board would like to see greater variability in massing which may include modula-tion, varied roof line and or parapet heights (CS2-C, CS3-A, CS3-I)

• The Board supported the concept of a base, middle and top and the 2nd level amenity space gasket. However the Board agreed that the design of the ground level was of primary importance and the revised facade may require changes or removal to the gasket/amenity level. (CS2-B)

• The Board directed the applicant to investigate a higher degree of variability in composition of each of the two building facades,

which may include two unique architectural compositions. (CS2-C3)


EDG RESPONSE - ARCHITECTURAL CONCEPT

18

Response:

The massing of the building has an overall higher degree of modulation. However, the main concept of providing a continu-ous mural-like backdrop for the park will remain consistent. We believe providing continuity in the upper portions of the building along Harrison between Minor and Pontius is a valid site re-sponse. The building will be highly visible from Cascade Park.

• The corners at the alley, will be broken down with smaller massing and glazed corners.

• Parapet heights step with grade along Harrison.

• The gasket of the building steps with grade to provide a two story “town home” expression along Pontius and Minor

84’

134

’-6”

85’


EDG RESPONSE - ARCHITECTURAL CONCEPT

19

Response:

• The base of the building retains its solid character, but is broken into discrete cascading elements to create a po-rous and lively street-scape.

• The middle gasket has been retained.

• The upper portions of the building are divided into two distinct forms: horizontal mural-like elements facing Harri-son, and vertical bays consisting of two bays.

• Accents from the mural-like elements will be used

throughout the base and upper bays.


EDG RESPONSE / Finer Grain Analysis

20

• The Board requested additional analysis of the massing and site design and demonstration of how the design includes a relation-ship to the adjacent context.

• At the second Early Design Meeting, the board would like to see more information on the treatment of the north facade in rela-tionship to existing building and courtyard. (CS2-D5)

• The Board required additional detail showing how the building responds to the Stack House entry at the street. (PL1-A)

PO

NT

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STACKHOUSE

14’

14’


EDG RESPONSE - FINER GRAIN ANALYSIS - STACKHOUSE

21

N

PLANTER

CANADAY HOUSE

COURTYARARARDDD

42’

43’


EDG RESPONSE - FINER GRAIN ANALYSIS - CANADAY COURTYARD

22

N

Response:

• High Quality Materials will return the depth of the courtyard.

• A three level terrace will replace the existing retaining wall.

• Corner glazing will be used on the upper portion of the building

STREET LEVEL PLANTING

TERRACE AT LEVEL 1

EXISTING RETAINING WALLON NEIGHBORING PROPERTY

TERRACE AT LEVEL 2


EDG RESPONSE - FINER GRAIN ANALYSIS - ALLEY

23

P

P

P

The Board felt the alley was not properly activated.

Response:

Units have been added to the alley to help promote a substantial pedestrian experience. Units will be bu! -ered by generous planting and a low wall.

At building A units have been removed to place a shared fi tness center at the corner of Harrison and the alley.

EDG 1 - ALLEY PLAN EDG 2 - REVISED ALLEY PLAN

AL

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7’

5’5’5’5’5’5’

HARRISON HARRISON

FITNESS

LOLOLOLOLOLOLOBBBBBBBBY

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24a

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PPPPOOOONNNTTTTIIIIUUUUSSSSSSSSS AAA

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EDG RESPONSE - REQUESTED DEPARTURES

FACADE HEIGHT REQUIREMENT - SMC 23.48.014

25’

14’ 20’


24b

40’77’-6” 73’45’


“The Board noted that the required changes to the ground level facade on Harrison Street would like-ly require a loss of volume at the street. The Board expressed early support for a departure to the upper level setback along the alley in order to meet the di-rection for the design of the facade facing the street.”

Street Level Development

23.48.014

“The minimum street facing façade height is 25’ along Harrison Street. The minimum street facing façade height along Pontius and Minor is 15’. ”

A Facade height departure is requested along Harrison, to help open up the base of the building, provide a generous landscape buffer, and to enhance the pedestrian experience at grade.

AL

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HARRISON ST

PO

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AV

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MIN

OR

AV

AV

AV

AV

AV

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Requested Departure in Plan

Requested Departure in Elevation

ZONING ENVELOPE

ALLEY SETBACK

HARRISON ST ELEVATION

25’

1

2



24c

Setbacks

23.48.012

“Along the alley, portions of a structure greater than 25’ in height must set back 1’ for every 2’ up to a maximum of 15’”

An alley setback departure is requested to make up area lost by removing units along Harrison. In lieu of the setback, a finer scale of massing modulation with glazed corners is used to indicate the alley presence.

Gain at upper fl oorsLoss at P1, L1, L2

Documents

CASCADE APARTMENTS - Seattle€¦ · CASCADE APARTMENTS 13c DPD # 3018928/# 3018926 MARCH 18, 2015 REFERENCE IMAGES Bike Racks Hedge plantings Streetscape with concrete crossing pavers