EARLY DESIGN GUIDANCE #2 - AVALON BALLARD

EARLY DESIGN GUIDANCE #2 - AVALON BALLARD

DPD Project No.: 3009098October 13, 2008

1 4 0 0 N W M a r k e t S t | S e a t t l e , W a s h i n g t o n

AVALONBAY COMMUNITIES | ANKROM MOISAN ASSOCIATED ARCHITECTS

DPD #3009098 | AMAA #071660

EARLY DESIGN GUIDANCE #2 AVALON BALLARD 1400 NW MARKET ST2

1

1

SITE

SAFEWAY

6

2

7

MCDONALDS

FIRESTONE TIRES4

5 PARKER PAINT

GILMAN PLAYGROUND

2

3

BALLARD MARKET

BURGER KING8

3 4

5

6

7

8

SHELL GAS STATION99

10 BALLARD PLACE CONDOS

HJARTA CONDOS

15

16

FORMER DENNY’S SITE (MIXED USE PROPOSED)

ALEXAN BALLARD APARTMENTS13

14 FIRE STATION

WALGREENS

12

BALLARD SEWING AND VACUUM

1110

11 12

13

14

15

16

5

4

3 2

17 SAFEWAY GAS STATION

17

17 15

14

13 11

12

10

LOOKING SOUTH

LOOKING EAST

LOOKING WEST

LOOKING SOUTHWEST

NW MARKET ST

NW 56TH ST

14TH

AVE

NW

15TH

AVE

NW

SUMMARY OF EDG #1CONTEXT

SF-5000SF-5000

NC2-40NC2-40

L-1 25’L-1 25’

C1-65C1-65

NC3-65NC3-65

NC3-65NC3-65

NC3-85NC3-85

L-1 L-1 25’25’

L-1 L-1 25’25’

C1-65C1-65

IG2/65IG2/65

L-3 30’L-3 30’

3October 13, 2008

EARLY DESIGN GUIDANCE #2AVALON BALLARD 1400 NW MARKET ST

SUMMARY OF EDG #1PREFERRED MASSING

• 328,380 GSF, 234 units

• FAR = 4.51

• Divided into two distinct masses along NW Market Street

• Maximize courtyard which opens up to south-ern exposure

• Sidewalk access to raised courtyard

• Provides units facing west

Pros and Cons of Massing

Pros• Improves light exposure into courtyard• Large courtyard with visual public connection• Best potential design responses to adjacent properties• Improves unit layouts• Improves neighborhood connections to NW Market St and Ballard• Most potential for engaging and connecting with site, courtyard, and right-of-ways• Breaks up facades and creates ground level public open spaces• Best opportunity for direct entry units at NW 56th St• Building variation on west facade

Cons• Reduction of mass on NW Market St• Units on west are 15 feet from property line • NW 56th St facade length needs to be broken down

DIRECT ENTRY UNITS

+71.0 +67.0

DPD #3009098 | AMAA #071660


SUMMARY OF EDG #1 SITE PLAN

N

DIRECTENTRYUNIT

DEPARTURE #3 DEPARTURE #4

DEPARTURES #1 & 2

DIRECTENTRYUNIT

DIRECTENTRYUNIT

DIRECTENTRYUNIT

BUILDINGENTRY

PARKINGENTRY

BALLARD MARKET LOADING DOCK

BURGERKING

SEWINGSHOP

PAINTSHOP

PARKING

FITNESS LEASING

LOBBY

RETAIL8300 SF

RETAIL5600 SF

BUS STOP

SAFEWAY

NW MARKET ST.

NW 56TH ST.

14TH

AVE

NW

BUILDINGENTRY

BUILDINGENTRIES

PLAZA W/COURTYARD

ACCESS+60.0

+66.0

+65.0

+62.0 +62.0

+62.0

+65.0

+66.0

+64.0

POTENTIAL DEPARTURES1. 23.47A.005.D Residential uses may not occupy more than 20% of a street-level street-facing facade on an arterial; both NW Market Street and 14th Ave NW are designated as arterials

Project proposes to increase percentage of residential use along arterials on the ground fl oor to utilize space for a leasing offi ce/amenity space in an area less conducive to commercial functions. The leasing offi ce/amenity spaces are considered as accessory spaces to residential, therefore count as a residential use.

Board’s Response: Board was in support, noting that leasing and amenity spaces also create an active environment.

2. 23.47A.008.D First fl oor of the structure shall be 4 feet above sidewalk for residential use or set back 10 feet from sidewalk

Project proposes the leasing offi ce/ amenity space occur in a street-level street-facing facade where commercial functions do not work due to clearances. Classifi ed as residential uses, resi-dential standards apply to these facades.

Board’s Response: Board was in support.

3. 23.47A.032.A.c Where site abuts two streets, access must be from the street with fewest lineal feet of commercially zoned frontage. (14 Avenue NW has the least commercially zoned front-age)

Project proposes to place parking entrance on NW 56th Street, rather than 14th Avenue NW, due to site conditions and a more effi cient vehicular access based on traffi c frequency.

Board’s Response: Board was in support.

4. 23.47A.005.B Parking may not abut a street-level street-fac-ing facade

Due to sloped site, NW 56th Street may have parking abutting the street-level street-facing facade where commercial and other street-level functions do not work due to clearances.

Board’s Response: The Board indicated its support would de-pend on proper design detail.

• 13,900 GSF of retail• Main resident lobby off of 14th Ave NW• Exterior access to raised courtyard obscures parking at NW Market Street• Resident amenities accessible from sidewalk and internally• Effi cient parking layout• Retail concentrated on busiest streets• Direct entry units along NW 56th St

100’-0” R.O.W.

5October 13, 2008


EDG #1: DESIGN REVIEW BOARD COMMENTS

ADDITIONAL DEVELOPMENT OF RESIDENTIAL STOOPS

A-2 Streetscape CompatibilityA-4 Human ActivityA-6 Transition between Resi-dence and StreetD-2 Blank Walls

RELIEF AT NORTH FACADE

B-1 Height Bulk and Scale

ILLUSTRATE PROPER TREATMENT OF BLANK WALLS AT GRADE

D-2 Blank Walls

1

2

3

1

MASSING PRESENTED AT FIRST EDG

2

3

RETAIL

DPD #3009098 | AMAA #071660


NW 56TH ST.

DIRECTENTRYUNIT

DIRECTENTRYUNIT

BUILDINGENTRY

DIRECTENTRYUNIT

BALLARD PLACE CONDOMINIUMS ACROSS THE STREET FROM THE POST OFFICE

VARIES FROM 4’-0”- 7’-6”

DIRECTENTRYUNIT

PROPERTY LINE

DECK

6’-0”6’-0” * 4’-0” 10’-0”

NW 56TH STREET UNIT ENTRIESResponse to EDG #1 Comments: 1. Additional Development of Residential Stoops

PLANTER SIDEWALK PLANTER

* 1 FOOT SETBACK FROM PROPERTY LINE SHOWN AT EDG #1 INCREASED TO 6 FEET

PARKINGENTRY

CASCADINGPLANTERS

SECTION LINE

4’-0”

7October 13, 2008


MASSING CONCEPTS - VIEW FROM NORTHWESTResponse to EDG #1 Comments: 2. Relief at North Facade

SETBACK AVERAGES 5’

AREA REMOVED

13 FT RECESS

6 FT RECESS

RETAIL UNIT ENTRIES

PLANTERS

SET BUILDING BACK FROM PROPERTY LINE• EASTERN END: 1 FT OFF PROPERTY LINE • CENTRAL PORTION: 4-6 FT OFF PROPERTY LINE • WESTERN END: 1 FT OFF PROPERTY LINE

ARTICULATION AT THE BUILDING BASE• TWO-STORY RETAIL W/ CANOPIES AT EAST END• UNIT ENTRIES WITH STEPS, DECKS AND PLANTERS • CASCADING PLANTERS NEAR WEST END

ERODE MASSING• 6 FT RECESS OVER PARKING ACCESS, ADDED DECKS • ERODED BOTH CORNERS AND ADDED DECKS • 13 FT MAJOR RECESS AT NORTH BUILDING ENTRY • PORTION OF TOP FLOOR REMOVED

DPD #3009098 | AMAA #071660


NW 56TH STREET ENTRYResponse to EDG #1 Comments: 2. Relief at North Facade

•PORTION OF TOP FLOOR REMOVED

• FACADE SET BACK 13 FEET FROM PROPERTY LINE

• ADD CANOPY AT ENTRY

• STEPS TO NORTH ENTRY

• TERRACED PLANTERS AT WEST UNITS

• EXPRESSED BASE, MIDDLE AND TOP

• FACADE RECESS

• UNIT ENTRIES, DECKS AND TERRACED PLANTERS

9October 13, 2008


PROPERTY LINE

EXAMPLE PHOTO

PARTIAL PLAN

PROPERTY LINE

PRIVATE TERRACE

PLANTERS

PLANTING AT GRADE

VARIES FROM 6’-0”- 7’-0”

BLANK WALLS ON WEST FACADEResponse to EDG #1 Comments: 3. Illustrate Proper Treatment of Blank Walls at Grade

PRIVATE TERRACE

UNIT

EXAMPLE PHOTO

EXAMPLE PHOTO

SECTION LINE

2’-0”13’-0”

40’-8”118’-8”40’-8”

• INTERLOCKED FORMS

• INTERWOVEN MATERIALS

• LAYERING AND MOVEMENTS

DPD #3009098 | AMAA #071660


DESIGN CONCEPT

INTERWOVEN FORMS OFDANISH TEXTILE

CONTRASTING TEXTURES BALLARD EXAMPLES

• BEARING WALLS

• VERTICAL PROPORTIONED WINDOWS

• SIMPLE PARAPET

• MAXIMIZE STOREFRONT

11October 13, 2008


VIEW FROM NW MARKET STREET AND 14TH AVENUE NW

DPD #3009098 | AMAA #071660


VIEW FROM 14TH AVENUE NW AND NW 56TH STREET

13October 13, 2008


VIEW FROM NW LOOKING EAST

DPD #3009098 | AMAA #071660


VIEW FROM NW MARKET STREET LOOKING EAST

15October 13, 2008


VIEW FROM NW MARKET STREET LOOKING AT STAIR

Documents

EARLY DESIGN GUIDANCE #2 - AVALON BALLARD