MODERA APARTMENTS - Seattle€¦ · MODERA APARTMENTS 2003 N.W. 57TH STREET RECOMMENDATION MEETING DPD PROJECT #3017791 APRIL 20, 2015 CITY OF SEATTLE DESIGN REVIEW INDEX Site & Neighborhood

MODERA APARTMENTS2003 N.W. 57TH STREET RECOMMENDATION MEETING

DPD PROJECT #3017791APRIL 20, 2015

CITY OF SEATTLE DESIGN REVIEW

INDEX

Site & Neighborhood Analysis 3Design Proposal 4 - 5Alternate Elevations 6 - 7South Elevation Studies 8 - 9Site Plan 10Elevations 11 - 14Material Palette 15Fence and Gate Design 16Departure Requests & Matrix 17 - 19

© COPYRIGHT 2015 TISCARENO ASSOCIATES2 2003 N.W. 57TH STREET I RECOMMENDATION MEETING

(BLANK)

© COPYRIGHT 2015 TISCARENO ASSOCIATES 32003 N.W. 57TH STREET I RECOMMENDATION MEETING

PROJECT CONTACTS:

Owner: Mill Creek Residential Trust West Coast LLC3055 - 112th Avenue, Suite 202Bellevue, WA 98004(425) 828-3003Contact: Meredith [email protected]

Architect: Tiscareno Associates1200 - 6th Avenue, Suite 605Seattle, WA 98101(206) 325-3356Contact: Chris [email protected]

SITE & ZONING INFORMATION:

Base Zone: NC3-65Overlays: Ballard Hub Urban Village

Ballard Municipal CenterSite Area: 22,800 SFF.A.R. 4.75 (Mixed-Use)

PROPOSED BUILDING SUMMARY:

Proposed Uses: Live / Work, Residential & Ancillary Parking

Structure Height: 65’ Above Average GradeNumber of Residential Units: Approximately 118Number of Live-Work Units: Approximately 14Building Area (Gross): Approximately 144,000 SFResidential Area (Gross): Approximately 99,000 SFNon-Residential Area (Gross): Approximately 9,700 SFNumber of Parking Stalls: Approximately 102Number of Bicycle Spaces: Approximately 35

NW MARKET ST

LEARY AVE NW

SHILSH

OLE AVE N

W

BALLARD-INTERBAY-NORTHEND

MANUFACTURING INDUSTRIAL

BALLARD HUB URBAN VILLAGE

24T

H A

VE

NW

20T

H A

VE

NW

N

NW 57TH ST

KEY

NODES

PRINCIPAL ARTERIAL

MINOR ARTERIAL

COLLECTOR ARTERIAL

BALLARD HUB URBAN VILLAGE

BALLARD-INTERBAY-NORTHEND

MANUFACTURING INDUSTRIAL

9 BLOCK AREA

BUS STOP

NC3-65

MR-RC

LR-3

SITE

SITE

Civil: Bush, Roed & Hitchings, Inc. 2009 Fairview Avenue East Seattle, WA 98102 (206) 323-4144 Contact: Mujib R. Kamawal, PE [email protected]

Landscaping: Communita Atelier PS 1402 - 3rd Avenue, Suite 1000 Seattle, WA 98101 (206) 602-2177 Contact: T Frick McNamara [email protected]

Legal Description: LOTS 8 THROUGH 12, INCLUSIVE, BLOCK 52, GILMAN PARK, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 3 OF PLATS, PAGE(S) 40, IN KING COUNTY, WASHINGTON.

PROJECT DESCRIPTION:

Demolition of existing two-story commercial building and construction of a 6-story mixed-use building with approximately 118 residential units and approximately 14 live / work units on the ground floor. Parking for approximately 102 vehicles will be provided in two levels of garage below grade.

SITE AND ZONING INFORMATION


DESIGN PROPOSAL

VIEW LOOKING SOUTHWEST AT 20TH AVENUE NW AND NW 57TH STREET

20TH AVENUE NW NW 57TH STREET

SIMPLIFIED, RECTILINEAR FORMS WITH HIGH QUALITY MATERIALS (FULL FACADE OF METAL PANELS) REFLECT THE EVOLVING NATURE OF MODERN BALLARD AND COMPLIMENT ADJACENT BUILDINGS

ENHANCED CORNER EXPRESSION MARKS THE GATEWAY TO THE BALLARD MUNICIPAL CENTER, WITH DARK WINDOWS AND METAL PANELS TO MATCH ROOF EYEBROW

RESPONSE TO REC #1

SIMPLE GEOMETRIC FORMS AND CLASSIC MATERIALS (BRICK, CONCRETE, ALUMINUM STOREFRONT) REFLECT THE INDUSTRIAL, HISTORICAL BUILDING STOCK FOUND IN BALLARD


VIEW LOOKING SOUTHEAST ALONG NW 57TH STREET

DESIGN PROPOSAL

NW 57TH STREET

CONSISTENT ROOF LINE WITH TALLER EYEBROW ACROSS ALL FACADES ENHANCES ARTICULATION WHILE MAINTAINING CONSISTENT AND SIMPLIFIED DESIGN

HIGH QUALITY METAL SIDING WRAPS THE CORNER FROM 20TH AVENUE TO 57TH STREET AND EXTENDS TO ALL BAYS ON 57TH STREET

2 STORY COMMERCIAL BASE EXTENDS FURTHER DOWN 57TH STREET TO DEFINE THE GATEWAY INTO THE BALLARD MUNICIPAL DISTRICT

UNIQUE DECORATIVE GATE MARKS ENTRANCE TO WEST FACING L/W UNITS AND DIFFERENTIATES PROJECT FROM ADJACENT GREENFIRE CAMPUS

RESPONSE TO REC #1


ALTERNATE ELEVATION

ALTERNATE COOL CHAMPAGNE METAL PANEL


ALTERNATE ELEVATION

ALTERNATE COOL CHAMPAGNE METAL PANEL


APPROVED REC #1

SOUTH ELEVATION STUDIES

OPTION 1 - RANDOM - DORIAN GRAY AND PASSIVE FIBER CEMENT PANELS (OPTIONAL CORRUGATED METAL)


OPTION 2 - HORIZONTAL BANDS - DORIAN GRAY AND PASSIVE FIBER CEMENT PANELS (OPTIONAL CORRUGATED METAL)

SOUTH ELEVATION STUDIES


PROJECT NO.

DRAWN BY

PRINCIPAL IN CHARGE

REVISIONS

PROJECT

SHEET TITLE

SHEET NO.

COPYRIGHT 2014 TISCARENO ASSOCIATES PS

OF

NO.

DATE

DATE

DATE PLOTTED:______________

MODERABALLARD

14003

JANUARY 23, 2015

AS

10/23/14 MUP

TF, MK

1/15/15

01/23/15 CR#1

COLOREDLANDSCAPE PLANLEVEL 1

DR001

LIVE/WORKENTRIES

ADJACENTUSE:

MIXED-USE RESIDENTIAL

ADJACENT USE: RETAIL (BANK)

ADJACENT USE: RETAIL (RESTAURANT)

PRIMARYRESIDENTIALENTRY

LIVE/WORKENTRIES

LEASING /LOBBY

COURTYARD

CLUB ROOM

FITNESS

APPROX. ELEV. 77.50’

1’-6”

2’-0”




10’-0”

20TH

AVE

NW

GARAGEENTRY

RESIDENTIALACCESS

LIVE/WORK ENTRIES

NW 57TH ST

N

ADJACENT USE: PROPOSED MIXED-USE

RESIDENTIAL

TRASHSTAGING

60’-10”

22’-0”

20’-0”

26’-1

1 1/

2”

CURBCUT

SITE PLAN


METAL SIDING:COOLZATIQUEII

FIBERCEMENTPANEL: FLOWER POT

METAL SIDING:COOLMETALLIC SILVER


BRICK:COALCREEK CONCRETE

ALUMINUM WINDOWS:DARK BRONZE

VINYLWINDOWS:WHITE

VINYLWINDOW: BLACK

VINYLWINDOWS& DOORS: ADOBE

RAILMATERIAL: BLACKMETAL

WOODSOFFIT

ELEVATIONS

ELEVATION - NORTH

N

METAL TRIM:COOLZATIQUEII


LEVEL 180' - 9 1/2"

LEVEL 293' - 9 1/2"

Level 4113' - 9 1/2"

Level 5123' - 9 1/2"

Level 6133' - 9 1/2"

UPPER ROOF159' - 9 1/2"

LEVEL 3103' - 9 1/2"

ROOF143' - 9 1/2"

ABDEF C

AVG. GRADE79' - 0 1/2"

16' -

0"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

13' -

0"

64' -

9"

LEVEL 180' - 9 1/2"

LEVEL 293' - 9 1/2"

Level 4113' - 9 1/2"

Level 5123' - 9 1/2"

Level 6133' - 9 1/2"

UPPER ROOF159' - 9 1/2"

LEVEL 3103' - 9 1/2"

ROOF143' - 9 1/2"

DEF

AVG. GRADE79' - 0 1/2"

16' -

0"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

13' -

0"

1' - 9

"

1/8" = 1'-0"1 COLOR ELEVATION - EAST 1/8" = 1'-0"2 COLOR ELEVATION - EAST COURT

PROJECT NO.

DRAWN BY

PRINCIPAL IN CHARGE

PROJECT

SHEET TITLE

SHEET NO.


Tiscareno Associates PS1200 - 6th Avenue, Suite 605

Seattle, WA 98101T: 206.325.3356

OF

DATE


MEMBERS OF THE AMERICANINSTITUTE OF ARCHITECTS

MODERABALLARD

14003

BT

BUILDING PERMIT:PHASE 2

COLOR ELEVATION -EAST

DR004

Author

APR 8, 2015

NO. DATE DESCRIPTION1 Date 1 CR-1

N

ELEVATIONS


VINYLWINDOWS:WHITE

VINYLWINDOW: WHITE

METAL SIDING:COOLZATIQUE II

VINYLWINDOWS:BLACK

BRICK:COALCREEK

VINYLWINDOW: BLACK

WOODSOFFIT


ELEVATION - EAST COURT

FIBERCEMENTPANEL: PASSIVE

ELEVATION - EAST



N



FIBER CEMENT PANEL: DORIAN GRAYOR CORRUGATED METAL

BRICK:COALCREEK

CMUBLOCKCONCRETE

VINYLWINDOWS:WHITE

FIBER CEMENT PANEL: PASSIVEOR CORRUGATED METAL

CORRUGATED METAL SIDING

CMUBLOCK

ELEVATIONS

ALUMINUM WINDOW: DARK BRONZE

ELEVATION - SOUTH

APPROVED SALT MIXED-USE BUILDING

APPROVED SALT MIXED-USE BUILDING

ZERO LOT LINE CONDITION ZERO LOT LINE CONDITION ZERO LOT LINE CONDITION


LEVEL 180' - 9 1/2"

LEVEL 293' - 9 1/2"

Level 4113' - 9 1/2"

Level 5123' - 9 1/2"

Level 6133' - 9 1/2"

UPPER ROOF159' - 9 1/2"

LEVEL 3103' - 9 1/2"

ROOF143' - 9 1/2"

A B D E FC

AVG. GRADE79' - 0 1/2"

P.L.P.L.

16' -

0"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

13' -

0"

64' -

9"

LEVEL 180' - 9 1/2"

LEVEL 293' - 9 1/2"

Level 4113' - 9 1/2"

Level 5123' - 9 1/2"

Level 6133' - 9 1/2"

UPPER ROOF159' - 9 1/2"

LEVEL 3103' - 9 1/2"

ROOF143' - 9 1/2"

E F

AVG. GRADE79' - 0 1/2"

P.L.

16' -

0"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

13' -

0"

64' -

9"

1/8" = 1'-0"1 COLOR ELEVATION - WEST 1/8" = 1'-0"2 COLOR ELEVATION - WEST COURT

PROJECT NO.

DRAWN BY

PRINCIPAL IN CHARGE

PROJECT

SHEET TITLE

SHEET NO.



Seattle, WA 98101T: 206.325.3356

OF

DATE



MODERABALLARD

14003

BT

BUILDING PERMIT:PHASE 2

COLOR ELEVATION -WEST

DR006

Author

APR 8, 2015

NO. DATE DESCRIPTION1 Date 1 CR-1

N

ELEVATIONS


VINYLWINDOW: ADOBE



CONCRETE


VINYLWINDOW: WHITE

VINYLWINDOW: WHITE

ELEVATION - WEST COURT ELEVATION - WEST

80' - 9 1/2"

93' - 9 1/2"




MATERIAL PALETTE

WINDOWS

TRIM


Modera Ballardfence | gate design ideas 10 April 2015

PANELS AND GATE CONCEPTS

FENCE AND GATE DESIGN CONCEPTS

FENCE AND GATE DESIGN


# Code Requirement Departure Requested How This Departure Better Meets the Design Guidelines Approval

SMC 23.47A.005.C.g- In all neighborhood commercial zones residential uses may occupy, in the aggregate, no

more than 20 percent of the street-level street-facing façade based on Map 12 when facing an arterial street.

Residential use to occupy 47.4% percent of the street-level street-facing façade facing 20th Avenue NW, a

collector arterial.

The preferred design proposes residential leasing offices and a residential lobby at the corner of NW 57th Street extending along a portion of 20th Avenue NW. The leasing offices and lobby will be a transparent, active commercial-like spaces during regular business hours similar in appearance and activity to the commercial space desired along the 20th Avenue NW collector arterial. This site is located 2 blocks north of a viable, and low rent cost per SF, commercial district centered on Market Street. The proposed departure is an appropriate response to conform to use patterns and mirror the character and form of uses in the immediate neighborhood. The site directly north of this project along 20th has a strong residential character. A similar requested departure has recently been allowed for residential units along 20th for the site located at 1760 NW 56th Street, at the corner of 56th and 20th.

Yes (3/16/15 Recommendation

Mtg.)

(CS2- II.-iii), (DC2-I)

SMC 23.54.030.G.2- For two way driveways or easements 22 feet wide or more, a sight triangle on the side of the driveway used as an exit shall be provided, and shall be kept clear of any obstruction for a distance

of 10 feet from the intersection of the driveway or easement with a driveway, easement, sidewalk, or curb

intersection if there is no sidewalk. The entrance and exit lanes shall be clearly identified.

To provide mirrors or other safety measures instead of the sight triangle required on the east (exiting) side of

the 22 ft. garage entry drive.

The reduction in the sight triangle will strengthen the pedestrian street wall along 57th. The smaller opening for the garage will enhance pedestrian activity and allow for fewer places for loitering. The intended pedestrian safety created by the site triangle requirement will be achieved by providing mirrors for exiting motorists to see approaching pedestrians. The sight triangle departure is common for urban building in Seattle and has been granted for newer neighboring buildings.


Mtg.)

(CS2- II.-iii), (DC1- I.-i,ii, iii, iv), (DC2-I)

SMC 23.47a.008.A.3- Street-level street-facing facades shall be located within 10 feet of the street lot line, unless wider sidewalks, plazas, or other approved

landscaped or open spaces are provided.

To set back façade 13'-6" at corner residential entry.

The increased setback from the 20th Avenue property line opens up the corner creating a weather protected entry for building residents and visitors. The wider sidewalk creates a more prominent building entry with improved sight lines at the corner for pedestrians.


Mtg.)

(CS2- A), (CS2- C), (CS3- A), (PL1- A), (PL1- B), (DC1- A)

DEPARTURE REQUESTS - REQUESTED WITH MUP #3017791

2

1

3

DEPARTURE MATRIX


STREET-LEVEL USES (SMC 23.47A.005) APPROVED REC MTG #1 (03/16/15)

Code Requirement

SMC 23.47A.005.C.g- In all neighborhood commercial zones residential uses may occupy, in the aggregate, no more than 20 percent of the street-level street-facing facade based on Map 12 when facing an arterial street.

Departure Requested

Residential use to occupy 47.4% percent of the street-level street-facing facade facing 20th Avenue NW, a collector arterial.

How This Departure Better Meets the Design Guidelines

The preferred design proposes residential leasing offices and a residential lobby at the corner of NW 57th Street extending along a portion of 20th Avenue NW. The leasing offices and lobby will be a transparent, active commercial-like space during regular business hours similar in appearance and activity to the commercial space desired along the 20th Avenue NW collector arterial. This site is located 2 blocks north of a viable, and low rent cost per SF, commercial district centered on Market Street. The proposed departure is an appropriate response to conform to use patterns and mirror the character and form of uses in the immediate neighborhood. The site directly north of this project along 20th has a strong residential character. A similar requested departure has recently been allowed for residential units along 20th for the site located at 1760 NW 56th Street, at the corner of 56th and 20th.

DWREF.

DW

DWREF.

REF

.

REF

.

DW

DW

W/D

W/D

W/D

A3021

DR0041

9 10

A

B

D

E

F

C

RESI

DENT

IAL

LEAS

ING

/ LO

BBY-

RESI

DENT

IAL

F.A.

R.

LIVE

/WO

RK- N

ON

RESI

DENT

IAL

F.A.

R.A620

2

46' -

10"

52' -

2"

3 4

A

BC

DRIVEWAYEXIT

DRIVEWAYENTRY

DEPARTURE ON SITETRIANGLE AT GARAGEENTRY AND EXIT

MIRRORS INSIDEGARAGE ENTRY; SIZET.B.D. PER CODE

PROJECT NO.

DRAWN BY

PRINCIPAL IN CHARGE

REVISIONS

PROJECT

SHEET TITLE

SHEET NO.



Seattle, WA 98101T: 206.325.3356

OF

NO.

DATE

DATE



MODERABALLARD

14003

JANUARY 23, 2015

BT

01.23.15CR-1

DEPARTURE REQUESTS

G006-MUP

TH / CD

1/8" = 1'-0"1 DIAGRAM - DEPARTURE 1


1

DEPARTURE REQUESTS

N

13’-6”DEPARTURE

# 3


DWREF.

DW

DWREF.

REF

.

REF

.

DW

DW

W/D

W/D

W/D

A3021

DR0041

9 10

A

B

D

E

F

C

RESI

DENT

IAL

LEAS

ING

/ LO

BBY-

RESI

DENT

IAL

F.A.

R.

LIVE

/WO

RK- N

ON

RESI

DENT

IAL

F.A.

R.A620

2

46' -

10"

52' -

2"

3 4

A

BC

DRIVEWAYEXIT

DRIVEWAYENTRY

DEPARTURE ON SITETRIANGLE AT GARAGEENTRY AND EXIT

MIRRORS INSIDEGARAGE ENTRY; SIZET.B.D. PER CODE

PROJECT NO.

DRAWN BY

PRINCIPAL IN CHARGE

REVISIONS

PROJECT

SHEET TITLE

SHEET NO.



Seattle, WA 98101T: 206.325.3356

OF

NO.

DATE

DATE



MODERABALLARD

14003

JANUARY 23, 2015

BT

01.23.15CR-1

DEPARTURE REQUESTS

G006-MUP

TH / CD



1

DEPARTURE REQUESTS

APPROVED REC MTG #1 (03/16/15)

APPROVED REC MTG #1 (03/16/15)

N

PARKING SPACE STANDARDS (SMC 23.54.030)

Code Requirement

SMC 23.54.030.G.2- For two way driveways or easements 22 feet wide or more, a sight triangle on the side of the driveway used as an exit shall be provided, and shall be kept clear of any obstruction for a distance of 10 feet from the intersection of the driveway or easement with a driveway, easement, sidewalk, or curb intersection if there is no sidewalk. The entrance and exit lanes shall be clearly identified.

Departure Requested

To provide mirrors or other safety measures instead of the sight triangle required on the east (exiting) side of the 22 ft. garage entry drive.


The reduction in the sight triangle will strengthen the pedestrian street wall along 57th. The smaller opening for the garage will enhance pedestrian activity and allow for fewer places for loitering. The intended pedestrian safety created by the site triangle requirement will be achieved by providing mirrors for exiting motorists to see approaching pedestrians. The sight triangle departure is common for urban buildings in Seattle and has been granted for newer neighboring buildings.

STREET-LEVEL DEVELOPMENT STANDARDS (SMC 23.47A.008)

Code Requirement

SMC 23.47a.008.A.3- Street-level street-facing facades shall be located within 10 feet of the street lot line, unless wider sidewalks, plazas, or other approved landscaped or open spaces are provided.

Departure Requested

To set back façade 13’-6” at corner residential entry.


The increased setback from the 20th Avenue property line opens up the corner creating a weather protected entry for building residents and visitors. The wider sidewalk creates a more prominent building entry with improved sight lines at the corner for pedestrians.

WASTE & RECYCLING

Documents

MODERA APARTMENTS - Seattle€¦ · MODERA APARTMENTS 2003 N.W. 57TH STREET RECOMMENDATION MEETING DPD PROJECT #3017791 APRIL 20, 2015 CITY OF SEATTLE DESIGN REVIEW INDEX Site & Neighborhood