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Othello Apartments OTHELLO APARTMENTS 7339 43RD AVENUE SOUTH DESIGN REVIEW RECOMMENDATION 09.26.17 MUP # 3019543 CONTACT INFORMATION Jackson Main Architecture 311 First Avenue South Seattle, WA 98104 206.324.4800 www.JacksonMain.com PROJECT INFORMATION Othello Cubix 7339 43rd Avenue South Seattle, WA 98118 OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 01 TABLE OF CONTENTS 02 TABLE OF CONTENTS DESIGN UPDATE 04 Project Overview 05-06 Context Analysis 07-08 Building Concept 09-10 Building Perspectives 11-17 Site And Floor Plans 18 Modular Diagrams 19-22 Building Elevations 23 Building Sections 24 Sun/Shadow Analysis RESPONSES TO EARLY DESIGN GUIDANCE BOARD RECOMMENDATIONS 27-28 Summary of EDG Board Recommendations 29-38 Diagrammatic Responses To EDG Board Recommendations 39 Departures 40 Signage 41-42 Landscape 43-44 Lighting 45-46 Material Board 47-52 Text Responses To Design Review Guidelines From EDG Board Recommendations 53-54 SITE AND ZONING ANALYSIS OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 02 DESIGN UPDATE OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 03 OVERVIEW PROJECT DESCRIPTION S M yrtl eS St S e v A rd 3 4 The site is located within the MLK at Holly St Residential Urban Village, with its address along the west side of 43rd Avenue South, bounded by S Othello Street to the north, MLK Jr Way S to the west, S Webster St to the south, and Othello Park to the east. The zoning IL in NC3P-85’ with adjacent properties zoned the same. The site is A currently occupied by a vacant, single-family residence. R Central T H S The project proposes demolition of existing structure on site, and a Park IG Ot new construction of six stories above grade. L hel K lo S IN t L Othello Park S W • 85 Residential Units : 22 1 BR + 8 Lofts + 55 Studios eb • Typical Floor Plan includes a mix of 1 bedrooms and Studios. ste • Residential/Commercial along 43rd Ave S, S r y St Seeking Departure For Maximum Width of Residential a • 6 Stories, Type 5 over Type I W r • Level 1 : Residential Lobby + Commercial + Residential Loft Units J K + Amenity L • Levels 2-6 : Residential Units M • Rooftop : Amenity N OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 04 CONTEXT ANALYSIS NEIGHBORHOOD CONTEXT PHOTOS 04 S Myrtle St 03 05 Safeway Bank Of America Adjacent Mixed-Use 01 02 02 0101 43rd Ave S 03 03 01 Central 05 King’s Plaza Holly Park Medical & Dental The Station Apartments S Othello St Clinic Park 02 05 SITE IN LINKL LIGHT RAIL Othello Park S Webster St 04 New Holly @ Central Park New Holly Development @ 43rd Ave S & S Webster St 04 N MLKNEIGHBORHOOD Jr Way S CONTEXT LEGEND COMMERCIAL 04 Residential @ 43rd Ave S 01 Safeway 05 @ MLK Jr Way S & S Webster St 02 Bank Of America @ MLK Jr Way S & S Webster St Holly Park Community Church Othello Light Rail Station 03 Adjacent Mixed-Use PUBLIC SERVICE 04 King’s Plaza 01 Holly Park Community Church 05 Holly Park Medical & Dental Clinic 02 Othello Light Rail Station 03 Othello Light Rail Station MULTI - FAMILY 04 Othello Park 01 The Station Apartments 05 Othello Park 02 New Holly @ Central Park 03 New Holly Development SINGLE - FAMILY Othello Light Rail Station Othello Park Othello Park OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 05 CONTEXT MAPS ZONING, URBAN VILLAGE, BUILDING TYPES, AND TRANSPORTATION MAPS LR3 RC Pedestrian Area LR2 Future Pedestrian Area NC3P-85 S Myrtle St S Myrtle St (5.75) NC3-65 Transit Station Overlay Othello(Residential Urban Village) LR2 43rdLR2 Ave S 43rd Ave S SF 5000 Central Central S Othello St S Othello St Park Park SITE SITE LR3 LINK LIGHT RAIL Othello LINK LIGHT RAIL Othello NC3P-85 Park Park (1.3) S Webster St S Webster St MLK at Holly St LR2 N Residential N MLK Jr Way S MLK Jr Way S NC2-40 ZONING Urban Village URBAN VILLAGE Principle Arterials Minor Arterials S Myrtle St Othello Light Rail Station S Myrtle St 36,50 8 43rd Ave S 43rd Ave S 8 50 Commercial 50 Central Central S Othello St S Othello St Park Park SITE SITE Public Services LINK LIGHT RAIL 50 LINK LIGHT RAIL Othello 8 Othello Park 8 Park Single-Family Residential S Webster St S Webster St Multifamily Residential N MLK Jr Way S N MLK Jr Way S BUILDING TYPES Future Projects By Others TRANSPORTATION OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 06 PICTOGRAM & LOCAL COLOR PALETTE Westlake University Street DOWNTOWN SEATTLE Pioneer Square International Distict Stadium SODO BEACON HILL SODO Mount Baker Beacon Hill RAINIER VALLEY Columbia City PARADIGM SHIFTING OthelloOthe COMMUNITYCO FOCUSEDD HOUSING Rainier Beach New HollyHolly COMMUNITYCO Tukwila International Blvd TUKWILA CENTEREDCE GATHER- ING SPACES SeaTac/AirportSeaTac/Aac/Airportirportirpo Othello Station SOUND TRANSIT’S New Holly Library INTERMODAL TRANSITTR ORIENTATED DESIGN Othello Playground DIRECT CONNECTION TO OUTDOOR SPACES FOR FUN AND FATHERING OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 07 FORM CONCEPT Single I form with double loaded corridor spine and views oriented to park Spine pushed north to open up southern facade to light and create ground floor amenity space Massing rotated to maximize angular site and continue hemicycle mass created by curved right of way and adjacent property Facade massing vertically modulated to respond to the adjacent building, lower level accentuated for street front engagement and separation from upper mass OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 08 DC2-C-3. Fit With Neighboring DC2-B-1. Façade Composition DC2-B-2. Blank Walls OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 09 DC2-C-3. Fit With Neighboring DC2-B-1. Façade Composition DC2-B-2. Blank Walls OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 10 DESIGN UPDATE OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 11 COMPOSITE SITE PLAN LEVEL 1 PLAN w/ SITE INFO Property Line Pedestrian Access Community Space Entry spot elev. 128.00’ Services spot elev. 135.00’ Community Space Circulation Corridor Lobby Office One Bedroom One Bedroom - Open Loft Studio S1- Loft spot elev. Studio S2 - Loft 131.00’ Studio S3 - Loft spot elev. Trash 134.00’ OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 12 PROPOSED FLOOR PLAN BASEMENT LEVEL PLAN Property Line Circulation Corridor One Bedroom One Bedroom - Open Studio S2 Studio S3 Storage Support OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 13 PROPOSED FLOOR PLAN LEVEL 1 PLAN w/ SITE INFO Property Line ADJACENT SITE ZONE : NC3P - 85 (5.75) Community Space Circulation Corridor Lobby Office One Bedroom One Bedroom - Open Loft Studio S1- Loft Studio S2 - Loft Studio S3 - Loft Trash *Hatched Area is Loft Above OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 14 PROPOSED FLOOR PLAN LEVELS 2-4 PLAN Property Line Circulation Corridor One Bedroom One Bedroom - Open Studio S1 Studio S2 Studio S3 Studio S4 Support OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 15 PROPOSED FLOOR PLAN LEVELS 5-6 PLAN Property Line Circulation Corridor One Bedroom One Bedroom - Open Studio S1 Studio S2 Studio S3 Studio S4 Support OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 16 PROPOSED FLOOR PLAN ROOF PLAN w/ GROUND FLOOR Property Line Circulation Corridor Support OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 17 MODULAR DIAGRAMS MODULAR PROCESS 2 STUDIO UNITS SET IN PLACE 3 PRECAST STAIR TOWERS PLACED. 1 UNITS ARRIVE ON SITE CONNECTED TOGETHER. -THEY ARE SEPARATED AND PREPARED FOR CRANEING 4 1 BEDROOM & STUDIO BOXES PLACED. 5 CORRIDORS/DRAG STRUTS TIE THE FLOOR TOGETHER. OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 18 PROPOSED ELEVATION SOUTH ELEVATION W2 M2 C1 W1 M1 V1 HP1 GL2 GL1 M1 V1 43RD AVE S HP1 HP2 M1 HP2HP M3 GL1GL Property Line OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 19 PROPOSED ELEVATION EAST ELEVATION MATERIAL KEY • C1 - PRECAST CONCRETE W/ BOARD FORM C1 CHANNEL REVEALS W1 • GL1 - 47% REFLECTIVE AG 50 ON CLEAR CEDAR SF1 • GL2 - 7% REFLECTIVE SUPERNATURAL 68 GL1 ON CRYSTAL BLUE HP1 • HP1 - PAINTED HARDI PANEL M1 Color: SW7004 Snowbound, Flat/Matte GL2 Profi le: Easytrim Reveals, Anodized Black GL1 • HP2 - PAINTED HARDI PANEL W1 Color: SW7649 Silverplate, Satin Profi le: Primed Easytrim Reveals V1 M1 - OTHELLO DARK GRAY PAINTED BOX • W2 Profi le: Vertical Metal Siding & Trim • M2 - PAINTED STEEL, SNOWBOUND EPOXY GLOSS • M3 - WHITE PAINTED PLASMA CUT STEEL GATE M1 Color: SW7004 Snowbound, Gloss HP1 • SF1 - BRONZE COLOR ALUMINUM STORE- FRONT W1 Soffi t • V1 - BRONZE COLOR VINYL WINDOW/ DOOR FRAMES • W1 - 8" EXPOSED STAINED CEDAR CHAN- NEL SIDING SF1 • W2 - PAINTED 8" CEDAR CHANNEL SIDING -OTHELLO ORANGE -OTHELLO RED GL1 -OTHELLO DARK GRAY M3 Property Line OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 20 PROPOSED ELEVATION NORTH ELEVATION W2 W1 M1 C1 GL2 HP1 M1 V1 43RD AVE S HP1 M3 M1 HP2 C1 Property Line OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 21 PROPOSED ELEVATION WEST ELEVATION MATERIAL KEY • C1 - PRECAST CONCRETE W/ BOARD FORM CHANNEL REVEALS W1 • GL1 - 47% REFLECTIVE AG 50 ON CLEAR CEDAR C1 • GL2 - 7% REFLECTIVE SUPERNATURAL 68 M1 ON CRYSTAL BLUE • HP1 - PAINTED HARDI PANEL Color: SW7004 Snowbound, Flat/Matte Profi le: Easytrim Reveals, Anodized Black • HP2 - PAINTED HARDI PANEL Color: SW7649 Silverplate, Satin Profi le: Primed Easytrim Reveals GL2 • M1 - OTHELLO DARK GRAY PAINTED BOX W1 Profi le: Vertical Metal Siding & Trim V1 • M2 - PAINTED STEEL, SNOWBOUND EPOXY GLOSS • M3 - WHITE PAINTED PLASMA CUT STEEL W2 GATE Color: SW7004 Snowbound, Gloss M1 • SF1 - BRONZE COLOR ALUMINUM STORE- FRONT HP1 • V1 - BRONZE COLOR VINYL WINDOW/ DOOR FRAMES HP2 • W1 - 8" EXPOSED STAINED CEDAR CHAN- V1 NEL SIDING • W2 - PAINTED 8" CEDAR CHANNEL SIDING -OTHELLO ORANGE -OTHELLO RED -OTHELLO DARK GRAY Property Line OTHELLO APARTMENTS DESIGN RECOMMENDATION SEPT 26, 2017 22 BUILDING SECTION TRANSVERSE SECTION LONGITUDINAL SECTION spot elev.
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