Proposed memory-care facility

8/10/2019 Proposed memory-care facility

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JOHN LAPE ARCHIT520 SW 6th Avenue, Portland, OR 9

503.2 www.jl-architectur

QUAIL PARK MEMORY CARE RESIDENC4515, 4519 + 4525 41ST AVENUE SW, SEATTLE,

EARLY DESIGN GUIDANDPD# 3016

DECEMBE


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QUAIL PARK MEMORY CARE RESIDENCES - DPD # 3016935 EARLY DESIGN GUIDA

SITE INFORMATIONURBAN ANA

to I-5

to ALKI BEACH

to BEACH DRIVE

to GATEWOOD to FAUNTLEROY COVE

5 M I N

1 0 M I N

SITE

PARKS

RECENT

PROJECT

COMMERCIAL

SINGLE-FAMILY

MULTI-FAMILY

NODE

WALKSHED

FREQUENT TRANSIT

BUS ROUTE

BICYCLE ROUTE

WEST SEATTLE JUNCTION HUBURBAN VILLAGE

LANDMARK

WEST SEATTLEGOLF COURSE

PROVIDENCEMT ST VINCENT

WEST SEATTLESTADIUM

A L A S K A J U N C T I O N

C O M M E R C I A L D I S T R I C T

WATERTOWER

MADISONMIDDLESCHOOL

DELRIDGEPLAYFIELD

NUCORSTEEL PLANT

INDUSTRIALDISTRICT WEST

WEST SEATTLE BRIDGE

F A U N

T L E R

O Y

A V A L O N

C A L I F O R N I A

OPPORTUNITIES & CONSTRAINTS

Located in a transitional zone between the commercial uses prevalent on SWAlaska Street and California Avenue SW, which are several blocks away, and thless dense, mostly single-family and small multi-family to the east

- The program of the project contributes to the residential fabric whileproviding a buffer to the retail and larger multi-family complexes nea

- The pitched roof proposed maintains the residential nature of theadjacent context.

- Proximity to a thriving neighborhood creates an excellent opportunityfor providing a home to people in need of dementia care withoutdisplacement from the local area.

Substantial amount of elevation change from the street to the alley withapproximately 20 in grade change over 115 at the south end of the property,which is a 17%+ slope.

- The topography affords the opportunity to create a transition betweenthe height of the midrise buildings to the west and the one and two-story residences to the east.

- The topography does not support parking access from the alley with a32 drop from the alley to the basement parking level, where parking be enclosed within the building

- Impractical to park on top or within a structure in wood-frame, lowrisresidential construction.

Grades along 41st are relatively at making street-level access possible anddesirable.

- Zoning code limits may push the nish oor of the parking and mentry approximately 4-6 below average street level.

- A courtyard design affords the opportunity to provide drive throughvehicular access to the front entry, which is critical for dropping offor picking up residents (who often have a dif cult time walking ldistances) and emergency vehicle access

- Both curb cuts are narrow and only allow one-way traf c. - This design con guration allows good friendly access for visitors an

residents

SITE


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PROJECT SITE

SITE-INFORMED CONCEPT STRATEGY

The site is located on the east side of the natural geological ridge that forms the spineof the West Seattle peninsula which provides the opportunity for territorial views abovethe second level of any new development on the site. There will be no view looking westbut there will be views looking out east to the Cascade Mountains, downtown Seattleand Mt Rainier. The modulation of the courtyard layout makes it possible to maximize theavailability of views to the east in both the communal, active spaces as well as the units.

OREGON42 APARTMENTS

CAPELOUTO 42ND

(PROPOSED)

4 ROWHOUSES - 4101 SW O(IMAGE FROM NEIMANTABER

SINGLE FAMILY - 4314 41ST AVE SWDUPLEXES - 4502 41ST AVE SW

THE JUNCTIONSINGLE FAMILY W/ APTS BEHIND

TOWNHOMES - 4447 41ST AVE SW(UNDER CONSTRUCTION)

DUPLEXES - 4526 41ST AVE

WEST SEATTLE FARMERS

11

4

4

10

9

2

2

5

5

8

8

7

7

11

11

10

3

3

6

6

9

12

SW A LA SK A S T

4 2 N D A V E S W

4 4 T H A V E S W

G L E N

N W

A Y S W

S W O REGON ST

( M A J O

R A R T E R I A L ) ( M

A J O R A R T E R I A L )

EASTERNVIEWS

(MA JOR ARTERIAL)12

F A U N T

L E R O Y W

A Y S W

4 0 T H A V E S W

3 9 T H A V E S W

4 1 S T A V E S W

SITE

NEIGHBORHOODGATEWAY

BUS STOP

BUS ROUTE

BIKE ROUTE

KEY

SOUTH DUPLEX - 4107 SW OREGON

(IMAGE FROM S+H WORKS)

NORTH DUPLEX - 4107 SW OREGON

(IMAGE FROM S+H WORKS)

SITE INFORMATIONSITE ANA

TOPOGRAPHY

The site signi cantly slopes down from the alley to 41st Ave to the east with the high point of the site at approx.333 at the SW corner down to approx. 313 at the SE corner of the site. The alley slopes to the north approx.2.4 down to 330.6 and 41st Ave SW slopes down from 314.25 at the NE corner to 313 at the SE corner.

WIND/SOLAR/VIEWS

The predominant site orientation is east facing with good solar access to the east and south with late afternoonshadowing from the west. Seattles prevailing winds come from the SSW providing the site with some bufferingfrom the west. As noted the primary views are to the east extending from downtown Seattle to Mt. Rainier.

The site is located two blocks east of California Ave and a half block north of Alaska, two major arterials andcommercial strips.


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JOHN LAPE ARCHITECTURE6

URBAN FORM

As has been noted, the project lies in a transitional zone of older single familyhomes and contemporary apartment development. The project takes itsdesign queues from the more residential nature of 41st Ave rather than thelarger mixed-use buildings to the west and to the south. One of the designprerequisites is to create an inviting home environment for the tenants to meettheir unique needs. The massing of the structure, broken into two anking wingscreates a formal entry to the building and a massing that ts more comfortablywithin the neighborhood. The landscaped arbors, terraced landscaping withopportunities for seating and a gracious courtyard provide an appropriatecommunity presence and re ects the abundance of street trees on the eastside of the block. Typical materials within the neighborhood range from brick toshingle to lap siding. To re ect these materials and the more residential characterof the neighborhood, materials such as lap siding, shingles and board and battensiding have been selected to express the architectural features of the buildingand to address issues of scale and massing.

In an attempt to reduce the mass that faces the less dense residentialneighborhood to the east, an entry plaza is situated between 2 wings of the

building. In addition, the exterior walls that face the properties to each side of theproject are softened with modulations and broken roof lines. Fronting the street,the courtyard provides a 50 wide 70 setback from the sidewalk, enhancingthe public right of way with depth and adequate space for lusher landscaping.Breaking down the bulk of the building at the street front creates a rhythm tothe massing and allows the building to take on a more minimal presence fromthe street. In addition, entry pergolas bordering the sidewalk at the two wingsadd elements of human scale while fostering a sense of connection to the publicrealm. Multilevel planters along the sidewalk contribute further to reducing theperception of height and mass.

SITE INFORMATIONURBAN DESIGN ANALYSIS

INSTITUTIONAL/RELIGIOUS

PARKING

SINGLE FAMILY RESIDENCE

MULTI-FAMILY/MIXED-USE

COMMERCIAL


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SITE INFORMATIONURBAN DESIGN ANA

CALIFORNIA AVENUE

ALLEY

41ST AVENUE

NC 85

NC 65

LR3


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VIEW OF THE NORTH PARCEL ON THE SITE4

VIEW NORTHWEST ALONG 41ST AVENUE SW ALONG SITE6

NORTH DUPLEX - 4107 SW OREGON (IMAGE FROM S+H WORKS)24 ROWHOUSES - 4101 SW OREGON (IMAGE FROM NEIMANTABER.COM)1

STREETS/ALLEY PATHWAYS

The site is located midblock along 41st Avenue SW, a quiet tree linedneighborhood street. It is bounded by California Ave SW, the main businesscorridor through the Alaska Junction two blocks to the west, SW Oregon Streetto the north, a busy thoroughfare to the north and SW Alaska Street to thesouth, a major arterial linking the north/south commercial strip with the east/west commercial strip along SW Alaska.

ARCHITECTURAL STYLE

The architectural style is mixed re ecting the era in which they wereconstructed. They range from single story cottage type houses to contemporary

multifamily buildings of small duplexes and townhouses to large scale mixed-useapartment buildings. Materials are just as eclectic, from traditional clapboardsiding to modern metal and composite panels.

2

6

5

SW OREGON ST

4 2 N D A V E S W

A L L E Y

4 1 S T A V E S W

3

1211

41 4

710 1

13

9

SITE

VIEW SOUTH DOWN 41ST AVENUE SW3

VIEW NORTHWEST ALONG 41ST AVENUE SW5

SITE INFORMATIONSITE CONDITIONS

81 4

1 3

SITE

SITE

SITE


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EXISTING SITE INFORMATION

An Arborists report was prepared for the existing s ite trees as well as vetrees within the Right-of Way. Two trees on site were identi ed as exceptionalby the Citys de nition. The exceptional tree located at the northwest cornerof the site is a multi-stemmed Japanese maple in fair condition. Large deadparts were observed as well as the presence of a fungal decay organism. Thetree is also overwhelmed by invasives. The second exceptional tree, locatedmore central to the site is a Paci c dogwood, a native species susceptible toDogwood anthracnose. An adjacent dead tree is also a Paci c dogwood. Earlysigns of the anthracnose was visible in the exceptional tree, primarily foliarnecrosis, a decaying of the leaves. The City arborist, Seth Amrhein has visitedthe site and has noted that the Japanese remains viable, but the dogwood isquite ill.Bill Ames, the arborist for SDOT also visited the site to review the conditionsof the trees within the Right-of-Way (ROW). Based on his observations andreview of the proposed site development plan, Mr. Ames agreed that removalof all ve subject trees will be appropriate. The Norway maple located inthe adjacent ROW has been heavily pruned on the north side and with thedevelopment to the north and the proposed development to the south,

LOOKING SOUTHWEST TOWARDS THE DAMAGED TREE NEAR THE SITE

TREE #547 - EXCEPTIONAL JAPANESE MAPLE

LOOKING WEST INTO SITE FROM 41ST AVE SW

BASE OF EXCEPTIONAL JAPANESE MAPLE TREE #547 - WHITE ARROW POINTSTO DEAD LEAD, NOTICE INVASIVES

SITE INFORMATIONARBORIST SITE PLAN


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SECTION PERSPECTIVE OF A SCHEME WITH A RAMP OFF OF THE ALLEY FOR PARKING

OVERALL SITE SECTION (PREFFERRED OPTION SHOWN)

SITE INFORMATIONEXISTING SITE - SU

LY80 ' - 0" R.O.W.

PROPOSED4 UNIT ROWHOUSE

MULTI- FAMILY

PROPOSEDDUPLEX

10 COMMON PLUM(PRUNUS DOMESTICA)

TAG# 551

20 SCOTS PINE(PINUS SYLVESTRIS)TAG# 550

EXCEPTIONAL TREE - 8 JAPANESE MAPLE(ACER PALMATUM) TAG# 547- HAS A FUNGAL DECAY ORGANISM

14/10 DECIDUOUSDEAD DOGWOOD

EXCEPTIONAL TREE 14 PACIFIC DOGWOOD

(CORNUS NUTTALLII) TAG # 548- EARLY SIGNS OF DISEASE

22 SAWARA CYPRESS(CHAMAECYPARIS PISFERA)

TAG# 549

ELEV: 330.64 ELEV: 314.25

ELEV: 313

ELEV: 333.08

PROJECT SITE

115.00S884818E

115.00S884818E

1 7 5 . 0

S 0 1 1 1 2 3 W

1 7 5 . 0

S 0 1 1 1 2 3 E

18' - 0"

R.O.W.

A L L E Y ( A S P H A L T P A V I N G )

4 1 S T A V E S W

( C O N C R E T E P A V I N G )

8 COMMON PEAR

(PYRUS COMMUNIS)TAG# 554

IL

5 BLIREIANA PURPLELEAF PLUM(PRUNUS X BLIREIANA)TAG# 76551



6 BITTER CHERRY(PRUNUS EMARGINATA) TAG# 552

16 ENGLISH MIDLAND HAWTHORN(CRATAEGUS LAEVIGATA)TAG# 76544

56 NORWAY MAPLE(ACER PLATANOIDES)TAG# A

6 BITTER CHERRY(PRUNUS EMARGINATA) TAG# 553


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PROJECT SITE

SITE INFORMATIONSTREET MON


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SITE INFORMATIONSTREET MON

LOOKING EAST FROM ALLEY THROUGH SITE5

S W O

R E G O N S T


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DISTINGUISHING FEATURES

U-shaped layout provides a 3-story, enclosed courtyard along alley

45 residential units with 60 beds and 9 parking stalls Enclosed, tuck-under parking accessed from the alley - Parking access from alley to basement garage would

require a 255 long ramp using a large amount of real estate inorder to drop 32 to parking level (see diagram provided)

Front entry access directly abutting sidewalk with a lay-by providedfor drop off

Residential units on street-level with underground basement Rooftop terrace amenityPROS

Alley access achieved at the cost of 6 beds Internal Courtyard - private outdoor space at each oor level Potential for active programmatic spaces to be located along streetCONS

Unmet development criteria 6 beds short of required development criteria Two entries creates multiple control points requiring additional

security measures. Exceptional Japanese maple at NW of site cannot be retained due

to 15% max ramp required at tuck-under parking Limited privacy for rst oor residential units Admin. programming on basement level has no access to light Access Front entry available only for drop-off/pick-up; inaccessible from

visitor parking Staff/visitor entry thru unit corridors + separated from common

area Access to/from kitchen to trash enclosure and loading/delivery is

through unit corridors

Other Very long, unarticulated facade along 41st Ace Little room for landscaping along the street facade Some utilitarian programmatic spaces required to front the street Less views available from each unit - most located at property rear Many unit windows overlooking courtyard are shaded by overhead

parking structure and balcony

BASEMENT

STREETVIEW: ACROSS SW OREGON ST AND 41ST AVE SW INTERSECTION STREETVIEW: NORTHWEST ALONG 41ST AVE SW

SECTION A

SECTION B

SMC MAX HT365

SMC AVE GRADE320

4 5 - 0

A B O V E A V E R A G E G R A D E

4 1 S T A V E S W

A L L E Y

KEY

SMC MAX HT365

SMC AVE GRADE320

4 5 - 0


DESIGN OPTION 1(CODE COMPLIANT) DESCRIPTION + SECTIONS

4 1 S T A V E

S W S W O R

E G O N S T

A


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AERIAL VIEW: LOOKING NORTHWEST TOWARDS THE SITE AERIAL VIEW: LOOKING SOUTHEAST TOWARDS THE SITE AERIAL VIEW: LOOKING SOUTHWEST TOWARDS THE SITE

4 1 S T

A V E S

W 4 1 S T A V E S W

S W O R E G

O N S S W O R E G O N

S T

LEVEL 2 LEVEL 3 ROOFLEVEL 1

B

B

5-0MIN

10-0

5-0 MIN

5-0 MIN

7-0 AVE. ON ALL

SIDE LOT LINES

DESIGN OPTION 1(CODE COMPLIANT) DESCRIPTION + SECTIO

AA


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BASEMENT


4 1 S T

A V E S W

S W O R E

G O N S T

SECTION A

SECTION B

4 1 S T A V E S W

A L L E Y


I shaped building steps back from property line at street faade

43 residential units with 58 beds and 9 parking stalls Parking access from 41st Ave via ramp located parallel to street Entry access at street level is in close proximity to sidewalk Minimal massing at street faade Small entry plaza Residential units on street-level with underground basement Private courtyard along alley that is narrow and tall Rooftop terrace amenityPROS

Exceptional Japanese maple at NW corner of site is retained with acritical 10 root zone

Building entry is in close proximity to sidewalk at grade Layout breaks down mass of the building at both street and alleyCONS

Unmet development criteria 8 beds short of required development criteria Saving Exceptional tree causes project to not meet program reqs.

of 48 units. Two entries creates multiple control points requiring additional

security measures Common area does not fully meet necessary space requirements& is dispersed throughout layout

Limited privacy for rst oor residential units Admin programming on basement level has no access to light Access High visibility of parking access from street Unfriendly parking ramp cavity directly adjacent to sidewalk Drop-off only in basement or depends on street parking availability Access to/from kitchen to trash enclosure and loading/delivery is

through unit corridors Other Long stretch of a faade along 41st Ave Programming along street is composed mostly of units Internal courtyard has potential to be uninviting due to limited

depth and brutal nature of unarticulated retaining wall at alleyKEY

SMC MAX HT365

SMC AVE GRADE320

4 5 - 0


SMC MAX HT365

SMC AVE GRADE320

4 5 - 0


DESIGN OPTION 2DESCRIPTION + SECTIONS


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4 1 S T

A V E S

W 4 1 S T A V E S W

S W O R E

G O N S

S W O R E G

O N S T

5-0MIN

10-0

5-0 MIN

5-0 MIN

7-0 AVE. ON ALL

SIDE LOT LINES

CLEAR 10CRITICAL ROOT

ZONE

DESIGN OPTION 2PLANS + PERSPEC

SECURITY/EMERGENCY

VEHICLE ACCESS

B

B

AA


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KEY

SECTION A

SECTION B


SECTION A

SECTION B

4 1 S T A V E S W

A L L E Y

SMC MAX HT364

4 4 - 0


SMC MAX HT364

SMC AVE GRADE: 320

4 4 - 0


LEVEL 1: 317FINISHED GRADE: 313

SMC AVE GRADE: 320LEVEL 1: 317

FINISHED GRADE: 313

DESIGN OPTION 3(PREFERRED) DESCRIPTION + SECTIONS

4 1 S T

A V E S W

S W O R E

G O N S T

BASEMENT


U-shaped building allows for a large, landscaped courtyard

bordering the street 48 residential units with 66 beds and 11 parking stalls Parking access from 41st Ave that is not in direct view from street Prominent main entry fronting the courtyard and accessed through

a terraced entry sequence Large amount of modulation on street faade First oor above street-level with partially underground basement Landscaped planters and entry pergolas bordering sidewalk Rooftop terrace amenityPROS

Layout reduces the appearance of mass by presenting two smallerbuildings at the street faade

Large amount of modulation softens facades Human-scaled landscape and entry features break down the scale

of the street facade Central courtyard provides a 50 wide 70 setback from sidewalk Largest number of units have access to eastern views and overlook

the landscaped courtyard Common area on each level faces eastern views and courtyard Visible entrance with a celebrated entry sequence from sidewalk Single entry provides greater security Drop-off provided at main entry to building Staff, Visitor, and accessible parking provided directly adjacent to

main building entry Privacy for residential units achieved Less exposure of retaining wall at back of site Support spaces have direct access to trash and loadingCONS

Unmet development criteria- Exceptional Japanese maple at

NW of site cannot be retained 4-6 taller building height Little modulation along alley faade Front entry not at street level Smaller outdoor areas provided at each oor


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4 1 S T

A V E S

W 4 1 S T A V E S W

S W O R E G

O N S S W O R E G O

N S T

5-0MIN

10-0

5-0 MIN

5-0 MIN

7-0 AVE. ON ALL

SIDE LOT LINES

5-0MIN

5-0 MIN

5-0 MIN


B

B

AA

DESIGN OPTION 3(PREFERRED) PLANS + PERSPEC

LANDSCAPE


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STREET LEVEL PLAN

LANDSCAPESTREET LEVEL PLAN

LANDSCAP


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LANDSCAPPLANTING

BLUE FOUNTAIN GRASS BLUE OAT GRASS BARBERRY COTONEASTER PACIFIC STRAWBERRY VARIGATED EUONYMUS

SERVICEBERRY TREE

VINE MAPLE

ARCTOSTAPHYLOS UVA-URSI DEER FERN MAHONIA COMPACTA POLYSTICHUM MUNITUM SALAL

EVERGREEN HUCKLEBERRY OAK LEAF HYDRANGEA ABELIA DWARF JAPANESE MOCKORANGE

DWARF ROSEMARY

WILD GINGER CALIFORNIA WAX MYRTLE

JAPANESE HORNBEAM

DWARF RHODO GAY FEATHER HEAUCHERA PIROS

IRISH HEATH LAMBS EAR LAVENDULA

ROCKROSE

SAGE

SWEET BOX

SCARLET SENTINEL MAPLECOMPACT STRAWBERRYTREE

CIMMORON ASHPAPERBARK MAPLE TURKISH FILBERTEASTERN REDBUD JAPANESE STEWARTIA

S T R E E T T R E E S

DESIGN OPTION 3


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DESIGN OPTION 3RENDERING

SHADOW STUDIE


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MARCH 21, 9AM JUNE 21, 9AMDECEMBER 21, 9AM

MARCH 21, NOON JUNE 21, NOONDECEMBER 21, NOON

MARCH 21, 3 PM JUNE 21, 3 PMDECEMBER 21, 3 PM

SHADOW STUDIEOPTI

SHADOW STUDIES


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SHADOW STUDIESOPTION 2

SHADOW STUDIE


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SHADOW STUDIEOPTION 3 (PREFER


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PRECEDENT STUDIE


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MEADOW LARK ALF. YREKA, CALIFORNIA.

COURTYARD VILLAGE AT RALEIGH HILLS. BEAVERTON, OREGON.

JOSHUA SPRINGS SENIOR LIVING COMMUNITY. BULLHEAD CITY, ARIZONA.

EMERALD POINTE. KEIZER, OREGON.

COURTYARD VILLAGE. GRESHAM, OREGON.

SEAVIEW SENIOR LIVING. BROOKINGS, OREGON.

PRECEDENT STUDIELAPE PRO

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Proposed memory-care facility