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1
EARLY DESIGN GUIDANCE PACKAGEEDG MEETING: 06.01.2015
DPD# 30197006404 & 6406 9TH Ave NE
contact: marsha mawer-olsoncaron [email protected] 3rd avenue suite 300c, seattle206.367.1382project reference #2015.004
“This country will not be a good place for any of us to live in unless we make it a good place for all of us to live in.” Theodore Roosevelt
6404 & 6406 9TH AVE NE SEATTLE, WA | DPD #30197002 washington 2505 3rd avenue suite 300c, seattle | 206.367.1382 www.caronarchitecture.com
OPTION 1 PERSPECTIVE
PROJECT INTRODUCTION
PROJECT ADDRESS: 6404 & 6406 9TH Ave. NE, Seattle WA 98115
DPD PROJECT #: 3019700
PARCEL(S): 9221400105, 9221400110
OVERLAY DESIGNATION: • Roosevelt Residential Urban Village;• Pedestrian and Light Rail Station Overlay;• Frequent Transit
ECA: None
LEGAL DESCRIPTION: Lot 14 and 15, block 1, Weedin’s Division of Green Lake addition to Seattle, according to the plat thereof recorded in vol. 5 of plats, pg. 27, records of King Co., WA.
CONTENTS
3.0 Proposal4.0 Context Analysis5.0 Existing Side Conditions6.0 Site Plan7.0 Zoning Data8.0 Design Guidelines9.0 Architectural Concepts10.0 Similar Projects
PROJECT CONTACTS
ARCHITECT:Caron Architecture2505 3rd Ave. Suite 300CSeattle, WA 98121Contact: Marsha Mawer-Olson206.367.1382Marshamawerolson@caronarchitecture.comReference Project #2015.004
OWNER:Paar Development, LLC3445 California Ave SW Suite ASeattle, WA 98116Contact: Joe [email protected]
DEVELOPMENT STATISTICS
ZONING: NC3P-85 (5.75)
SITE AREA: 7,620 SF
NUMBER OF UNITS: 84
COMMERCIAL SF: 1,400
PARKING REQUIREMENT: None (SMC.23.54.015)
PROPOSED PARKING: 5 stalls
PROPOSED BIKE PARKING: 60 stalls
9TH AVE NE
NE 64TH ST
EDG DESIGN REVIEW MEETING 06.01.2015 3
VICINITY MAP
AXONOMETRIC
DEVELOPMENT OBJECTIVES
The proposed development will create a mixed use structure with approximately 1400 square feet of commercial space, a small parking garage off the alley, and 84 apartment units with a roof deck. No vehicular parking is required per the zoning code, however there will be a few stalls provided for commercial and/or residential use. There will be a large amount of bike parking accessed from the alley.
Commercial space will be at the street level, occupying the majority of the ground level, with a street entrance for a small residential lobby. Amenity space for the apartment residents will include a private courtyard deck on the second fl oor level as well as a roof top deck with territorial views for entertaining and relaxing.
SUSTAINABLE DESIGN ELEMENTS
Sustainability and effi cient, environmentally friendly design elements have been included in the proposed development.
Sustainable features include:
• Green roof on the roof deck
• Photovoltaic panels located on the stair penthouse roofs
• Edible garden on the roof deck for common use
• Rain water collection; cisterns located on the lower roof deck
• LED lights and fi xtures throughout the project
• Low-fl ow plumbing fi xtures
• Building insulation values greater than code minimum
• Project design is Mass Transit oriented
• Exterior air barrier to greatly reduce air exchanges
• Secure indoor bike parking
• Low VOC paint and fl ooring
3.0 PROPOSAL
UNIVERSITY OF WASHINGTON
MERIDIAN PLAYGROUND SEATTLE CHILDREN’S
HOSPITAL
WOODLANDPARK ZOO
ROOSEVELTHIGH SCHOOL
WOODLAND PARK
GREEN LAKE
COWEN PARK
GREEN LAKE PARK
UNIVERSITYVILLAGE
RAVENNA PARK
FUTURE LIGHT RAIL
N
N
SITE
URBAN OVERLAY
PEDESTRIAN AREAS
FREQUENT TRANSIT CORRIDORS
VICINITY MAP KEY
SITE
THE ROOSTER, NEW 7-STORY MIXED-USE APARTMENTS CURRENTLY UNDER CONSTRUCTION
FUTURE LIGHT RAIL & T.O.D.
AXONOMETRIC KEY
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6404 & 6406 9TH AVE NE SEATTLE, WA | DPD #30197004 washington 2505 3rd avenue suite 300c, seattle | 206.367.1382 www.caronarchitecture.com
AERIAL 9 BLOCK AREA
NE 63RD STREET
NE 66TH STREET
NE 64TH STREET
NE 65TH STREET
NE 68TH STREET
NE 67TH STREET
NE 63RD STREET
BROO
KLYN
AVE
NE
WEEDIN PL NE
INTE
RSTA
TE 5
NE 63RD ST
NE 62RD ST
ALLE
Y
NE RAVENNA BLVD
8TH
AVE
NE
15TH
AVE
NE
ROOSEVELT HIGH SCHOOL
BARTELL DRUGS
WHOLE FOODS
FUTURE LIGHT RAIL
& T.O.D
4.0 CONTEXT ANALYSIS
TRANSPORTATION OPTIONS
Proposed development is located in a Frequent Transit Overlay and the Station Area Overlay for the Link Light Rail. The new light rail station will be within walking distance, located 1.5 blocks to the north east of the project site. There are also 6 bus routes accessible within 1 – 2 blocks of the site. Bike lanes currently run north to south on Roosevelt Way NE and 12th Ave. NE and east to west on NE 68th St.
FUTURE LIGHT RAIL STATION PROXIMITY
The Roosevelt Link Light Rail Station is to be located on 12th Ave. NE between NE 65th St. and NE 67th St. The proposed development is located within walking distance, one block west and one block south of the new station. The station will provide quick access and a convenient link to Downtown as well as other metro neighborhoods, making this Roosevelt neighborhood inviting to small business and commuting city dwellers. The Roosevelt Link Light Rail Station is scheduled for completion in 2019 with service commencing 2021 and shuttling an estimated 8000 people per day.
SITE
GATEWAY INTERSECTIONS
BUS STOPS
BIKE LANES
GREEN STREETS
TRANSIT RUNS
FUTURE LIGHT RAIL ROUTE
WALK TO FUTURE LIGHT RAIL (APPROX. 800 FT. WALK FROM 65TH ST. ENTRANCE)
KEY
N
NE 63RD STREET
NE 66TH STREET
NE 64TH STREET
NE 65TH STREET
NE 68TH STREET
NE 67TH STREET
NE 63RD STREET
BROO
KLYN
AVE
NE
WEEDIN PL NE
INTE
RSTA
TE 5 NE 62RD ST
ALLE
Y
8TH
AVE
NE
NE 68TH STREETNE 68TH STREET
NE 6NE 63RD STREET
NE 66TH STREET
NE 64TH STREET
NE 65TH STREET
NE 67TH STREETNE 67TH STREET
NE 63RD STREETDNE 63RD STREET
BROO
KLYN
AVE
NE
WEEDIN PL NE
NTE
NT
INT
ININININIIRS
TATE
5
ALLE
Y
8TH
AVE
NE NE 63RD ST
NE RAVENNA BLVD
ROOSEVELT HIGH SCHOOL
BARTELL DRUGS
WHOLE FOODS
SITE
BIKE LANES
PROTECTED FUTURE BIKE LANE
5 MINUTE WALK
10 MNUTE WALK
KEY
EDG DESIGN REVIEW MEETING 06.01.2015 5
FUTURE LIGHT RAIL
& T.O.D
NE 63RD STREET
NE 65TH STREET
NE 64TH STREET9TH AVE NE
ROOSEVELT WAY N
E
12TH AVE NE
WEEDIN PL NE
ALLEY
4.0 CONTEXT ANALYSIS
N
SURROUNDING USESSURROUNDING ZONING
LR3
NC2-40 NC2-40
NC2-40
NC2-40NC1P-40
LR2LR3
LR3
NC3-65
NC3-65
NC3-65
NC3P-85NC2P-65
MR
LR2
LR2
LR1LR1
SF 5000 SF 5000
SITE CONTEXT
The project site, located at 6404 and 6406 9th Ave. NE, is one block west of a major thoroughfare lined with numerous businesses, restaurants, and shops. There is frequent public transportation along Roosevelt Way NE one block to the east, and on NE 65th St. at the north end of the block. There are a number of bus stops within a couple blocks of the project site and the site is within the Roosevelt Station Overlay. The streets of the neighborhood are pedestrian friendly with parking generally in garages or on street.
Area amenities and landmarks include Roosevelt High School to the north, Ravenna Park a few blocks to the east, and Green Lake which is a short distance to the west. One block to the east, across Roosevelt Way, is a large commercial shopping and dining center including a grocery store. Interstate 5 can be easily accessed 2 blocks to the west of the project site.
SITE
MIXED-USE
MULTIFAMILY
RESIDENTIAL
OFFICE
RETAIL
SURROUNDING USE KEY
N
N
6404 & 6406 9TH AVE NE SEATTLE, WA | DPD #30197006 washington 2505 3rd avenue suite 300c, seattle | 206.367.1382 www.caronarchitecture.com
4.0 CONTEXT ANALYSIS
POTENTIAL FUTURE DEVELOPMENT
9TH AVE NE
9TH AVE NE
NE 64TH ST
NE 64TH ST
MAXIMUM ZONING ENVELOPE
85’ H
EIGH
T LI
MIT
9TH AVE NE
NE 64TH ST
SITE ANALYSIS
The diagrams show potential future development in the neighborhood, as well as the maximum zoning envelope for the proposed development. Currently, the neighboring building to the south is a 2-story single family residence. The analysis shows its potential future development, a 5-story structure, a scale of which will be in line with the proposed development and existing building on the block.
Proposed development
Proposed development
Proposed development
AERIAL VIEW LOOKING NORTH EASTAERIAL VIEW LOOKING NORTH EAST
STREET VIEW LOOKING NORTH
EDG DESIGN REVIEW MEETING 06.01.2015 7
2
14
15
3
7
1
4
8
9
2
5
6
Project Site
Green Lake Community Center
Green Lake Park
The Seattle Public Library: Green Lake Branch
Green Lake Elementary School
John Marshall School
Safeway
Swedish Physicians Green Lake
Roosevelt Self Storage
COMMUNITY NODES / LANDMARKS
10
11
12
13
Roosevelt Square (Whole Foods, Dania, Umpqua Bank, Bartell Drugs, Wells Fargo Bank, Subway, Taco Del Mar, The UPS Store)
Froula Park
Roosevelt P-Patch Community Gardens
Green Lake Reservoir Dam
Roosevelt High School
Rising Sun Produce
Cowen Park
1
2
3
9 14
3 13
11
5
6
7
8
9
11
13
14
10
12
15
4.0 CONTEXT ANALYSIS
4
N
Green Lake Park
The Seattle Public Library Green Lake Branch
Roosevelt Square
Roosevelt P-Patch Community Gardens
Roosevelt High School
Rising Sun Produce
6404 & 6406 9TH AVE NE SEATTLE, WA | DPD #30197008 washington 2505 3rd avenue suite 300c, seattle | 206.367.1382 www.caronarchitecture.com
4.0 CONTEXT ANALYSIS
NEIGHBORHOOD DESIGN CUES
3. ELEVATE DESIGN WITH DETAILS
4. USE OF PUBLIC SPACE ON THE STREET
2. TEXTURE AND MATERIALS5. FACADE TREATMENT TO REDUCE SCALE NEAR RESIDENTIAL USE
1. USE OF COLOR AND PATTERN
EDG DESIGN REVIEW MEETING 06.01.2015 9
NE 65TH STREET
NE 64TH STREET
NE 63TH STREET
9TH
AVE
NE
ALLE
Y
ROOS
EVEL
T W
AY N
E
12TH
AVE
NE
251
3 4
6
7
NEIGHBORHOOD VICINITY PHOTOS
AB
APARTMENT COMPLEX AT NE 65TH ST, NE OF SITE
ROOSEVELT WAY NE AND NE 65TH ST, LOOKING NE
ROOSEVELT SQUARE, E OF SITE ROOSEVELT WAY NE AND NE 65TH ST, NE OF SITE
NE 65TH ST AND 12TH AVE NE, TOD SITE AND ROOSEVELT LIGHT RAIL STATION
THE ROOSTER, PROJECT ON 65TH ST AND 9TH AVE, NW OF SITE
65TH ST AND 9TH AVE, N OF SITE LOOKING E
4.0 CONTEXT ANALYSIS
1
5
2
6
3
7
4
SITE
VIEW
KEY
STREETSCAPE
N
6404 & 6406 9TH AVE NE SEATTLE, WA | DPD #301970010 washington 2505 3rd avenue suite 300c, seattle | 206.367.1382 www.caronarchitecture.com
4.0 CONTEXT ANALYSIS
A
B
9TH AVE NE LOOKING EAST
9TH AVE NE LOOKING WEST
STREETSCAPES
St. Theodore Apartments Single Family
Facing Site4-Plex and Single Family Residential
Offi ceTownhouse Plats
SITE
EDG DESIGN REVIEW MEETING 06.01.2015 11
5.0 EXISTING SITE CONDITIONS
SITE ANALYSIS EXISTING SITE PHOTOS
The project site is located at 6404 and 6406 9th Ave. NE between I-5 and Roosevelt Way NE and just a few blocks east of Green Lake. Roosevelt Way NE and NE 65th Street are major arterials with heavy traffi c at rush hour and on weekends. There is also a signifi cant amount of pedestrian traffi c along both streets. Seven bus routes operate within a few blocks of the site and there is easy access to I-5, just two blocks west. Green Lake and Green Lake Park are located half a mile to the northwest and are within walking distance. There is also Ravenna Park, half a mile to the southeast, also within walking distance. The area boasts many restaurants and shops and there is a pharmacy and grocery store within 2 blocks.
The site is relatively fl at, sloping slightly westward from the alley to the street with opportunity for neighborhood views to the west and south. The lot to the north is 6 story mixed use structure with 5 stories of apartments, allowing a view to the north for a seven-story structure. Across the street facing the project site are single family residences, and over them, a view of Green Lake in the distance. The Neighbor to the south is a single family residences with rear yard adjacent the shared lot line. Two street trees are located in the R.O.W. in front of the project site. The east property line abuts an alley.
NE 65TH STREET
NE 64TH STREET
9TH
AVE
NE
ALLE
Y
ROOS
EVEL
T W
AY N
E
2
5
17
8
3 4
6
1 2 3
4 5 6
7 8
SITE
VIEW
KEY N
6404 & 6406 9TH AVE NE SEATTLE, WA | DPD #301970012 washington 2505 3rd avenue suite 300c, seattle | 206.367.1382 www.caronarchitecture.com
5.0 EXISTING SITE CONDITIONS
SURVEY
EDG DESIGN REVIEW MEETING 06.01.2015 13
6.0 SITE PLAN
N
EXISTING STREET TREES
EXISTING SIDEWALK
EXISTING CURB
EXISTING PLANTING STRIP
PROPOSED STREET-LEVEL SETBACK
LINE OF STRUCTURE ABOVE
126.91’ PROPERTY LINE
2-STORY SINGLE FAMILY RESIDENCE
NC3P-85PARKING LOT
1-STORY RETAIL / OFFICENC3P-85
NE 64TH ST.
9TH
AV
E N
E
126.85’ PROPERTY LINE
6-STORY MIXED-USE APARTMENTNC3P-85
EXISTING, OVERHEAD POWER LINES
VEHICULAR ACCESS
RESIDENTIALACCESS
COMMERCIALACCESS
PEDESTRIANACCESS
EXISTING POWER POLE
196.13’
197.21’190.30’
189.10’
16’ A
LLE
Y
6404 & 6406 9TH AVE NE SEATTLE, WA | DPD #301970014 washington 2505 3rd avenue suite 300c, seattle | 206.367.1382 www.caronarchitecture.com
7.0 ZONING DATA
EDG DESIGN REVIEW MEETING 06.01.2015 15
8.0 DESIGN GUIDELINES
CS1 NATURAL SYSTEMS AND SITE FEATURES
Roosevelt Supplemental Guidelines1. Responding to Site Characteristics - Solar orientation and reducing shadows on public sidewalks.2. Setbacks along the building base.
Response: The proposed preferred design option utilizes a setback of 8 feet along the entire street level elevation. It also takes advantage of southern solar exposure with units facing a southern courtyard with common deck at the lower residential fl oor level.
Seattle Design Guidelinesa. Energy Use – Energy Choicesb. Sunlight & Natural Ventilation – Consideration taken for sun, wind, daylighting and shading, and managing solar gain.e. Water – Creative use of on-site storm-water management.
Response: Sustainable and environmentally friendly design choices are a feature of this project. Design includes a focus on maximizing natural daylight to private and common areas. Solar gain and prevailing winds will be factored into architectural design features at exterior walls and outdoor spaces. Green roof and storm-water collection in cisterns are design features of the roof deck and collected water is proposed for use to water the roof garden. Minimizing energy use is also a key design factor; we will be proposing to utilize LEDs, effi cient appliances, and photovoltaics.
Sustainable Design Elements: • Green roof on the roof deck • Photovoltaic panels located on the stair penthouse roofs • Edible garden on the roof deck for common use • Rain water collection; cisterns located on the lower roof deck • LED lights and fi xtures throughout the project • Low-fl ow plumbing fi xtures • Building insulation values greater than code minimum
CS2 URBAN PATTERN AND FORM
Roosevelt Supplemental Guidelines1. Streetscape Compatibility – Commercial and Mixed Use Developments: Continuity of the Street Wall Along
Sidewalks. Make use of setbacks at the right of way for public use.
Response: Use of a 8 foot setback on the street level provides additional right of way depth for public use by way of including site furniture and bike parking. Additionally, there is a 2’ dedication at the alley, providing a wider and safer access along pedestrian corridor.
EDIBLE GARDEN
PHOTOVOLTAICSPHOTOVOLTAICS
GREEN ROOF
CISTERNFOR STORMWATERCOLLECTION
INSULATIONABOVE CODE
- LED LIGHTS- LOW-FLOW PLUMBING FIXTURES- EFFICIENT HEATING
BIKE STORAGE
TRANSIT-ORIENTED DESIGN
EQUINOX SUN ANGLE @ 2 PM
WINTER SOLSTICE SUN ANGLE @ 2PM
SUMMER SOLSTICE SUN ANGLE @ 2PM
6404 & 6406 9TH AVE NE SEATTLE, WA | DPD #301970016 washington 2505 3rd avenue suite 300c, seattle | 206.367.1382 www.caronarchitecture.com
8.0 DESIGN GUIDELINES
CS3 ARCHITECTURAL CONTEXT AND CHARACTER
Roosevelt Supplemental Guidelines1. Architectural Context – Incorporate design elements, architectural details, or materials in the building façade
at the street level that are similar to those of adjacent buildings. Architectural features preferred in Roosevelt include the following: Building base emphasizing materials and/or texture that is different from the material(s) and texture(s) of the main body of the building; Ground fl oor storefront transparent windows that allow pedestrians to see activity within the building; Transom windows; Change in materials; Building overhangs (where upper levels are brought closer to a front property line).
Response: We propose to use signifi cant transparency and a different material at the street level elevation. Along with utilizing a building overhang and canopies, this will separate the street level uses and be in keeping with traditional Roosevelt architecture.
PL2 WALKABILITY
Roosevelt Supplemental Guidelines1. Pedestrian Open Spaces and Entrances – Pedestrian amenities are encouraged where appropriate along
sidewalks within the Core Commercial Area. This may include seating, plantings, and pedestrian-scaled signage.
Response: Use of an additional setback on the street level provides a wider sidewalk and right of way depth for public use by way of including site furniture, and plantings. Each street level use will have blade signs beneath the canopies to create visual interest.
PL3 STREET-LEVEL INTERACTION
Roosevelt Supplemental Guidelines1. Human Activity – Ground level setbacks are encouraged.2. Transition between Residence and Street - Encourage the incorporation of separate ground-related entrances
and private open spaces between the residence, adjacent properties, and street, especially for multifamily developments west of Roosevelt Way.
Response: The preferred design option includes a ground level setback and the separation of the residential main entrance to the building through architectural features, change in fi nish materials, signage, and possible landscaping.
OPTION 1 STREET VIEW PERSPECTIVE
9TH AVE NE
EDG DESIGN REVIEW MEETING 06.01.2015 17
8.0 DESIGN GUIDELINES
TRANSPORTATION CONCEPTUAL SKETCH
FUTURE LIGHT RAIL & T.O.D. SITE
APPROX. 800 FT. WALKING DISTANCE TO
LIGHT RAIL STATION
PROJECT SITE
PL4 ACTIVE TRANSPORTATION
Seattle Design GuidelinesA. Entry Locations and Relationships – Provide safe and convenient access points for all modes of travel.B. Planning Ahead for Bicyclists – Early planning for existing and future bicycle traffi c to the site. Provide bike
facilities that are convenient, secure and safe. Connections to bike trails and infrastructure near the site can be designed into bicycle access and storage areas.
C. Planning Ahead for Transit – Proximity of future transit stop infl uence on project design and use.
Response: The project design includes abundant bicycle storage with easy access from the alley, which makes a convenient connection to the street grid and current bike lanes. Bicycle storage and access points will be clearly identifi ed and well lit for safety and security.The future Roosevelt Light Rail Station is within walking distance of the project site and has infl uenced the design in that the focus of parking is on bicycle parking rather than vehicle parking. Additionally, convenient and easily accessed bike parking and pedestrian access from 9th Ave. NE and the alley encourage alternative transit options rather than private vehicle transportation. The pedestrian main entrance on 9th Ave. NE is through a transparent and well-lit residential lobby that is set back from the sidewalk. Lighting and street furniture along with weather protection at the street front of the project are elements of transit supportive design.
DC2 ARCHITECTURAL CONCEPT
Roosevelt Supplemental Guidelines1. Architectural Concept and Consistency – These architectural features are especially important for new
commercial and mixed use developments: Multiple building entries, Building base, and Attractively designed alley-facing building façades.
2. For buildings that are both set back from and taller than adjacent buildings, the street level portion should be differentiated from the upper fl oors through architectural design or building materials, textures, and/or colors.
Response: The design includes multiple street level uses, each with its’ own entrance. The buildings alley facing façade will include engaging architectural design elements and glazing. Building materials and colors will be different at the non-residential spaces as the ground level from the residential use above.
DC3 OPEN SPACE CONCEPT
Roosevelt Supplemental Guidelines1. Residential Open Space – The Roosevelt Neighborhood values places for residents to gather. Open space areas can be achieved in a variety of ways including courtyards and roof tops.
Response: The design proposed to include a roof top deck for residents’ use along with a second level courtyard or semi-private decks.
DC4 EXTERIOR ELEMENTS AND FINISHES
1. Exterior Finish Materials – Signs: Developments should accommodate places for signage that are in keeping with the building’s architecture and overall sign program. Preferred sign types include: Small signs incorporated into the building’s architecture; Neon signs are encouraged; Blade signs hung from beneath awnings or marquees are especially favored in the Commercial Core Area.
Response: The design includes multiple street level uses, each with its’ own entrance and small blade signage. In addition, there will be large building signage for residential portion. Building materials will include high-quality concrete fi nish and transparent storefronts on the ground level commercial use area, and wood along with colors that are refl ective of other successful neighborhood structures for the upper residential levels.
6404 & 6406 9TH AVE NE SEATTLE, WA | DPD #301970018 washington 2505 3rd avenue suite 300c, seattle | 206.367.1382 www.caronarchitecture.com
OPTION 1 OPTION 2 OPTION 3 I PREFERRED
NUMBER OF UNITS: 100 93 84
COMMERCIAL SF: 1,827 2,030 1,400
PARKING STALLS: 0 0 5
BIKE STALLS 54 54 60
FAR SF: 42,819 42,536 43,480
AMENITY AREA SF: 5,284 5,317 6,180
PROS: • All residential units face out in all directions, providing glazing on all four building facades, and common outdoor amenities located on the roof to take advantage of solar exposure and maximize views
• Residential units located on ground level- off the alley
• Maximized residential unit count
• Live/Work units on street level provide opportunity for small businesses
• Abundant bicycle parking for residence with access off of alley
• All residential units face out in all directions, providing glazing on all four building facades, and common outdoor amenities located on the roof to take advantage of solar exposure and maximize views
• 8 ft. set back widens R.O.W. for more inviting public space
• Residential units located on ground level- off the alley
• Live/Work units on street level provide opportunity for small businesses
• Abundant bicycle parking for residence with access off of alley
• Residential levels and signifi cant common and semi-private outdoor amenity areas oriented to take advantage of greater solar exposure and maximize views
• 8 ft. set back widens R.O.W. for more inviting public space
• Some vehicular parking, including ADA, and abundant bicycle parking with convenient access off alley
• Small business opportunities at ground level
• Greater unit mix- effi ciency, studio, and 1-BD
CONS: • No vehicular parking provided
• No street level setback from R.O.W.
• All residential units are studios
• No vehicular parking provided
• No street level setback from R.O.W.
• All residential units are studios
• Residential unit count reduced for courtyard and parking
CODE COMPLIANT YES YES YES
STREET VIEW:
9.0 ARCHITECTURAL CONCEPTS | OVERVIEW OF ALL OPTIONS
9TH AVE NE
9TH AVE NE
9TH AVE NE
EDG DESIGN REVIEW MEETING 06.01.2015 19
9.0 ARCHITECTURAL CONCEPTS | OPTION 1
STREET VIEW LOOKING SOUTH
AERIAL VIEW LOOKING NORTH EAST
STREET VIEW LOOKING NORTH
DESIGN OPTION ANALYSIS
Statistic Summary:• Number of units: 100• Commercial SF: 1,827• Parking stalls: 0• Bike stalls: 54• FAR SF: 42,819• Amenity area SF: 5,284
Opportunities:• Residential units on all levels are face out in all directions, providing glazing on all four
building facades. • Common outdoor amenity area is located on the roof to take advantage of solar exposure
and maximize views• Residential units located on ground level—off the alley.• Maximized residential unit count.• Live/Work units on street level provide opportunity for small businesses.• Abundant bicycle parking for residence with convenient access off of alley.
Constraints:• No vehicular parking provided.• No street level setback from R.O.W.• Small residential lobby at street level, centrally located between Live/Work units.• All residential units are Studios.
Amenities:• Roof deck for residential use.• Edible garden on roof deck.• Ample bicycle parking that is secure and convenient for 54 bikes.• Separate Residential entry lobby at the street level.• Photovoltaic panels on roof top.• Green roof on roof deck level.
COMMERCIAL & LIVE/WORK UNITSRESIDENTIAL UNITS
KEY
9TH AVE NENE 64TH ST
9TH AVE NE
NE 64TH ST
9TH AVE NE
6404 & 6406 9TH AVE NE SEATTLE, WA | DPD #301970020 washington 2505 3rd avenue suite 300c, seattle | 206.367.1382 www.caronarchitecture.com
9.0 ARCHITECTURAL CONCEPTS | OPTION 1
UNIT
STORAGE TRASH ELECTRIC
L / WMEZZANINE
OPEN TO BELOW
TRANSFORMER VAULT
OPEN
OPEN
OPEN
LAUNDRY BIKE STORAGE
UNITUNIT UNIT
MEZZANINE
RAMP
MEZZANINE
L/W
RESIDENTIAL LOBBY
MECH
VESTIBULE
FSRR
STORAGE
L/W
L/W
UNIT
UNIT
UNIT
UNIT UNIT UNIT UNITUNIT
UNIT
UNIT
UNIT
UNIT UNIT UNIT UNITUNIT
UNIT
UNIT
UNIT
UNIT UNIT UNIT UNIT UNIT
UNIT
UNIT
UNIT
UNIT UNIT UNIT UNIT UNIT
ROOF
ALLEY LEVEL LEVEL 2
LEVEL 3-7STREET LEVEL
FLOOR PLANS
N
COMMERCIALLIVE/WORK UNITSRESIDENTIAL UNITSAMENITYCIRCULATIONUTILITY
KEY
ROOF
EDG DESIGN REVIEW MEETING 06.01.2015 21
9.0 ARCHITECTURAL CONCEPTS | OPTION 1
SHADOW STUDY
10:00 AM
MA
RC
H 2
1J
UN
E 2
1D
EC
EM
BE
R 2
1
12:00 PM 2:00 PM
LOBBY
ROOF DECK
ELEVATOR MACHINE
ROOM
ROOF LEVEL
N
PHOTOVOLTAIC PANELS ON PENTHOUSE ROOF
GREEN ROOF
GREEN ROOF
AMENITYCIRCULATIONROOF DECKGREEN ROOF
KEY
6404 & 6406 9TH AVE NE SEATTLE, WA | DPD #301970022 washington 2505 3rd avenue suite 300c, seattle | 206.367.1382 www.caronarchitecture.com
9.0 ARCHITECTURAL CONCEPTS | OPTION 2
STREET VIEW LOOKING SOUTH
AERIAL VIEW LOOKING NORTH EAST
STREET VIEW LOOKING NORTH
DESIGN OPTION ANALYSIS
Statistic Summary:• Number of units: 93• Commercial SF: 2,030• Parking stalls: 0• Bike stalls: 54• FAR SF: 42,536• Amenity area SF: 5,317
Opportunities:• Residential units on all levels are face out in all directions, providing glazing on
all four building facades. • Common outdoor amenity area is located on the roof to take advantage of solar
exposure and maximize views. • Residential units located on ground level—off the alley.• Live/Work units and small commercial space on street level provide opportunity
for small businesses.• Street level is set back 8 ft. to widen the right-of-way for a more inviting public
space.• Abundant bicycle parking for residence with convenient access off of alley.
Constraints:• No vehicular parking provided.• No street level setback from R.O.W.• Small residential lobby at street level, centrally located between Live/Work
units.• All residential units are Studios.
Amenities:• Roof deck for residential use.• Edible garden on roof deck.• Ample bicycle parking that is secure and convenient for 54 bikes.• Separate Residential entry lobby at the street level.• Photovoltaic panels on roof top.• Green roof on roof deck level.
COMMERCIAL & LIVE/WORK UNITSRESIDENTIAL UNITS
KEY
9TH AVE NE
NE 64TH ST
9TH AVE NE
NE 64TH ST9TH AVE NE
EDG DESIGN REVIEW MEETING 06.01.2015 23
9.0 ARCHITECTURAL CONCEPTS | OPTION 2
L/W
LOBBY
MECH
W.C
FSRR
ACTIVE TENANT
L/W
VESTIBULE
UNIT
UNIT
UNIT
UNIT UNIT UNITUNIT
UNIT
UNIT
UNIT
UNIT UNITUNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT UNITUNIT
UNIT UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
TRASH
UNIT
ELECTRIC
L / WMEZZANINE
TRANSFORMER VAULT
OPEN
LAUNDRYBIKE
STORAGE UNIT
RAMP
UNIT
L / WMEZZANINE
NON-RESIDENTIALMEZZANINE
OPEN TO BELOW
ALLEY LEVEL
FLOOR PLANS
LEVEL 2
LEVEL 3-7STREET LEVEL
N
COMMERCIALLIVE/WORK UNITSRESIDENTIAL UNITSAMENITYCIRCULATIONUTILITY
KEY
ROOF
ROOFL/W OPEN TO BELOW
L/W OPEN TO BELOW
6404 & 6406 9TH AVE NE SEATTLE, WA | DPD #301970024 washington 2505 3rd avenue suite 300c, seattle | 206.367.1382 www.caronarchitecture.com
9.0 ARCHITECTURAL CONCEPTS | OPTION 2
LOBBY
ROOF DECK
ELEVATOR MACHINE
ROOM
GREEN ROOF
GREEN ROOF
GREEN ROOF
GREEN ROOF
ROOF LEVEL
SHADOW STUDY
10:00 AM
MA
RC
H 2
1J
UN
E 2
1D
EC
EM
BE
R 2
1
12:00 PM 2:00 PM
N
PHOTOVOLTAIC PANELS ON PENTHOUSE ROOF
AMENITYCIRCULATIONROOF DECKGREEN ROOF
KEY
EDG DESIGN REVIEW MEETING 06.01.2015 25
9.0 ARCHITECTURAL CONCEPTS | PREFERRED OPTION 3
STREET VIEW LOOKING NORTH
DESIGN OPTION ANALYSIS
Statistic Summary:• Number of units: 84• Commercial SF: 1,400• Parking stalls: 5• Bike stalls: 60• FAR SF: 43,480• Amenity area SF: 6,180
Opportunities:• Residential levels are oriented to the east, south, and west to take advantage of greater
solar exposure. • Common outdoor amenity areas are maximized and located to take advantage of solar
exposure and maximize views. Signifi cant common and semi-private outdoor amenity areas provided for residential use.
• Street level is set back 8 ft. to widen the right-of-way for a more inviting public space.• Provides some vehicular parking, including ADA parking.• Ground level use allocated for small business opportunities.• Abundant bicycle parking for residence with convenient access off of alley.
Constraints:• Residential unit count is reduced for courtyard and parking.• North façade is blank, facing the residential structure on the north side of property.
Amenities:• Roof deck and semi-private courtyard deck for residential use.• Edible garden on roof deck.• Ample bicycle parking that is secure and convenient for 60 bikes.• Separate Residential entry lobby locate to the north of the ground level.• Vehicle parking with 5 stalls, including ADA.• Photovoltaic panels on elevator penthouse roof.• Green roof on roof deck level.• Increased R.O.W. width for public use; east & west sides of building.
COMMERCIALRESIDENTIAL UNITS
KEY
STREET VIEW LOOKING SOUTH
AERIAL VIEW LOOKING NORTH EAST
9TH AVE NE
NE 64TH ST
9TH AVE NE
NE 64TH ST 9TH AVE NE
6404 & 6406 9TH AVE NE SEATTLE, WA | DPD #301970026 washington 2505 3rd avenue suite 300c, seattle | 206.367.1382 www.caronarchitecture.com
PARKING
BIKE STORAGE
BIKE STORAGE
BIKE
STO
RAGE
TRASH
STORAGE
LAUNDRY
RAMP
ELECTRIC
OPENOPEN
OPEN TO BELOW
TRANSFORMER VAULT
RESIDENTIALLOBBYVESTIBULE
ACTIVE TENANT
RESTROOM
W.C
FSRR
NON-RESIDENTIALNON-
RESIDENTIAL
STORAGE
STORAGE
MECH.
UNIT
UNIT
UNIT
UNIT
UNIT
ROOF
UNIT
UNIT
UNIT
UNIT
UNIT UNIT
UNIT
UNIT
UNIT
ROOF DECK
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
COMMERCIALRESIDENTIAL UNITSAMENITYCIRCULATIONUTILITYPARKINGROOF DECKGREEN ROOFGARDEN
KEY
9.0 ARCHITECTURAL CONCEPTS | PREFERRED OPTION 3
FLOOR PLANS
ALLEY LEVEL LEVEL 2
LEVEL 3-7STREET LEVEL
N
EDG DESIGN REVIEW MEETING 06.01.2015 27
LOBBY
ROOF DECK
ELEVATOR MACHINE
ROOM
GREEN ROOF GREEN ROOF
GREEN ROOFGREEN ROOF
9.0 ARCHITECTURAL CONCEPTS | PREFERRED OPTION 3
ROOF LEVEL
SHADOW STUDY
10:00 AM
MA
RC
H 2
1J
UN
E 2
1D
EC
EM
BE
R 2
1
12:00 PM 2:00 PM
N
STREET VIEW LOOKING WEST
GARDEN
PHOTOVOLTAIC PANELS ON PENTHOUSE ROOF
9TH AVE NE
6404 & 6406 9TH AVE NE SEATTLE, WA | DPD #301970028 washington 2505 3rd avenue suite 300c, seattle | 206.367.1382 www.caronarchitecture.com
9.0 ARCHITECTURAL CONCEPTS | PREFERRED OPTION 3
SECTION LOOKING NORTH
COMMERCIALRESIDENTIAL UNITSAMENITYUTILITYPARKINGROOF DECK
KEY9TH AVE NE
ALLEY
EDG DESIGN REVIEW MEETING 06.01.2015 29
9.0 ARCHITECTURAL CONCEPTS | PREFERRED OPTION 3
STREET VIEW FROM ACROSS 9TH AVE NE
STREET VIEW FROM THE NORTH STREET VIEW FROM THE SOUTHSTREET VIEW LOOKING NORTH
9TH AVE NE
9TH AVE NE
6404 & 6406 9TH AVE NE SEATTLE, WA | DPD #301970030 washington 2505 3rd avenue suite 300c, seattle | 206.367.1382 www.caronarchitecture.com
10.0 SIMILAR PROJECTS
ROOSEVELT NEIGHBORHOOD DESIGN INSPIRATION CARON PROJECTS
SQUARE ONE APARTMENTS1020 NE 63RD ST
6900 E GREEN LAKE WAY N
7303 AVE NE
MURIEL’S LANDING
YESLER PROJECT800 NE 67TH ST THE ROOSTER 900 NE 65TH ST
1026 NE 65TH ST• Contemporary building• Use of textures and materials
• Rhythm & contrast; solid & void• Simplicity in design & details
• Top-middle-bottom facade articulation• Use of patterns
• contrast solid & void• Top-middle-bottom facade articulation
• Residential-scale fenestration• Top-middle-bottom facade articulation
• Contemporary use of fi nishes to create pattern
EDG DESIGN REVIEW MEETING 06.01.2015 31
10.0 SIMILAR PROJECTS
THE CENTRAL
FREMONT GREEN
LIV SEATTLE OTHELLO STATION NORTH
E JOHN APARTMENTS 306QA APARTMENTS
CARON PROJECTS
6404 & 6406 9TH AVE NE SEATTLE, WA | DPD #301970032 washington 2505 3rd avenue suite 300c, seattle | 206.367.1382 www.caronarchitecture.com
CONCEPTUAL DESIGN FOR NORTH AND SOUTH FACADE TREATMENT
TRADITIONAL BRICK INSPIRED PATTERN
• Painted fi ber cement panes with metal reveals• Traditional brick inspired pattern• Color variation is a modern take on a brick color blend.• Panel sizes: 3’ x 6’
BRICK INSPIRED PATTERN
• Painted fi ber cement panes with metal reveals• Brick inspired pattern• Color variation is a modern take on a brick color blend.• Panel sizes: 2.5’ x 8’ and 4’ x 8’
GRID PATTERN
• White painted fi ber cement panels act as a canvas.• Colored transparent acrylic panels set off the wall 6” casts a colorful shadow
against the white background.
NE 64TH STNE 64TH STNE 64TH ST
EDG DESIGN REVIEW MEETING 06.01.2015 33
POTENTIAL PHASE II DEVELOPMENT
PHASE II
• 5-story structure• Mixed-use: Retail/offi ce at ground level with residential apartments above• Roof-top garden/deck• Design integrated with Phase I
AERIAL VIEW LOOKING NORTHEAST STREET VIEW LOOKING NORTHEAST
9TH AVE NE NE 64TH ST9TH AVE NE
NE 64TH ST
Phase IIPhase IIPhase IPhase I