THE STANDARD - TOWERS 4220 12TH AVENUE NE SEATTLE, WA 98105
EARLY DESIGN GUIDANCE 1 03 11 2019 SDCI #3033093-EG Table of contents
3.0 DEVELOPMENT OBJECTIVES & 6.0 ZONING DATA SUMMARY OF PUBLIC OUTREACH Zoning Boundaries 44 Project Information 4 Zoning Summary 45 Project Goals and Context Response 5 Sustainable and Historic Goals 6 7.0 DESIGN GUIDELINES Neighborhood Outreach Comments 7 Design Guidelines 48
4.0 SITE PLAN Existing Survey 8 8.0 ARCHITECTURAL MASSING CONCEPTS Preliminary Site Plan 9 Massing Concepts 52 Tree Survey 10 Site Plan Lot Plan 53 Arborist Report Synopsis 11 Design Concept 01 56 Design Concept 02 64 5.0 URBAN DESIGN ANALYSIS Design Concept 03 72 Overview of Site 12 THIS PAGE INTENTIONALLY LEFT BLANK Urban Connections and Community Nodes 13 9.0 DEPARTURES 82 Surrounding Uses and Structures 14 Surrounding Building Map 15 10.0 LANDSCAPE Transportation and Access Characteristics 16 Landscape Prcedent Imagery 84 Neighborhood Movement 17 Streetscape Plan 85 Street Designations 18 Landscape Plan 86 Ground Floor Uses 19 Mid Block Connection Plan 87 Streetscape Photos 20 Street Sections 88 Tower Views 29
UW West Campus Master Plan (reference) 32 11.0 PROJECT EXAMPLES Site Photos 34 Ankrom Mosain Project Examples 90 Site Views/Sun Path 36 Landmark Properties Project Examples 92 Existing Site Shadows 37 Neighborhood Building Design Cures 38 Surrounding Context Analysis 39 3.0 DEVELOPMENT OBJECTIVES & SUMMARY OF PUBLIC OUTREACH DEVELOPMENT OBJECTIVES & SUMMARY OF PUBLIC OUTREACH 3.0 PROJECT INFORMATION PROJECT GOALS AND CONTEXT RESPONSE
3.
THE AVE 2. NE 45TH STREET
CANTERBURY 1. COURT 15TH AVENUE NE MID RISE SITE - 12TH AVENUE NE CONSIDERED BUT NOT PART OF THIS PROPOSAL UNIVERSITY AVENUE NE NE 43RD STREET site
BROOKLYN AVENUE NE
NE 42ND STREET
1. CONNECT WITH U-DISTRICT PROJECT INFORMATION The U-District is a neighborhood of historic ADDRESS: 4220 12TH AVENUE NE residential homes, buildings, eclectic shops SEATTLE, WA 98105 and eateries. University Way, “the Ave”, with SDCI PROJECT #: 3033093-EG its independent businesses connects the gritty gathering places with local residents, students, and visitors to the sprawling collegiate spaces of project vision the University of Washington. A new mixed-use Housing and Retail project will comprise two-thirds of the block bounded The project will connect with the well established by 12th Ave NE to the west, an alley to the east, and NE 42nd to the south. The project is half a neighborhood culture and create a vibrant block south of the neighborhood’s future light rail station that is currently under construction. destination for local shops and eateries.
This development will be designed with careful consideration of how to best connect to the U-district, the University and Greater Seattle. These buildings will have a significant positive 2. CONNECT WITH UW CAMPUS impact on this changing neighborhood from close-up and from far-away. Therefore, the project The University of Washington Campus is a collection team will pay special attention to creating both a vibrant ground level pedestrian experience of historic academic buildings and more recent and an aesthetically pleasing presence for the skyline. additions - a museum, housing, and technology research buildings. Its manicured lawns and rows of cherry blossoms speak to a traditional, beautiful The proposed development includes: collegiate campus setting. nnApproximately 535,000 sf of total new development The project will connect to the diversity of students nnApproximately 383 Residential Units and faculty and learn from the established look and feel of the campus grounds and culture of the nn Two high-rise towers along 12th Ave NE. University. nnApproximately 7,500 sf of Ground-Level Retail nnAn outdoor public amenity through-block corridor from 12th Ave N to Brooklyn Ave NE nnTwo levels of below grade parking with approximately 190 stalls 3. CONNECT WITH SEATTLE
Seattle is currently undergoing a major growth cycle with the continuing success of tech companies like Amazon, Microsoft, and others. The connection of ARCHITECT LANDSCAPE ARCHITECT DEVELOPER students and workers to the City Center and back to ANKROM MOISAN ARCHITECTS SITE WORKSHOP LANDMARK PROPERTIES, INC. the Unversity is a vital one. 1505 5TH AVE, STE 300 222 ETRURIA STREET #200 315 OCONEE STREET The project will belong in Seattle and speak to SEATTLE, WA 98101 SEATTLE, WA 98109 ATHENS, GA 30601 the underlying vibe, values, and urbanity of our 206.576.1600 206.285.3026 678.835.2674 exceptional city. CONTACT: DAVE LETRONDO CONTACT: MARK BRANDS CONTACT: MARK JENSEN BRIAN BISHOP u district / PROJECT #3033093 u district / PROJECT #3033093 4 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 5 3.0 DEVELOPMENT OBJECTIVES & SUMMARY OF PUBLIC OUTREACH DEVELOPMENT OBJECTIVES & SUMMARY OF PUBLIC OUTREACH 3.0 SUSTAINABLE AND HISTORIC GOALS NEIGHBORHOOD OUTREACH COMMENTS
MEETING 10.29.2018
QUESTIONS
nnAt this point this is all going to be student housing, right, with multiple apartment sizes?
nnCan you talk about the retail and how you’re thinking about figuring out what retail works?
nnIs there an open space area in this development you’re thinking about?
nnWill there be parking at the street level? SUSTAINABLE GOALS nnWill you be having affordable housing, or will you pay the City’s fee? • INTEGRATE SUSTAINABILITY BEST PRACTICES IN ALL DESIGN DECISIONS • ADVANCE LEARNING THROUGH RESIDENCE LIFE EDUCATION • EMPLOY VISIBLE STRATEGIES FOR STUDENTS TO LEARN AND ADOPT SUSTAINABLE LIFESTYLES • LEED gold COMMENTS
nnKnow that, no matter your approach, you’ll have different groups of people who will say we need different kinds of housing here like workforce housing.
nnPeople who will be coming off transit will not always be heading to the University - so the amenity development should be relevant to that.
nnThe U-district is under quite a metamorphosis right now - transit, master plan and rezone - and I would encourage you to take those three issues into consideration; there site canterbury is going to be development opportunity at the retail and business, the business-to- court business as well as the business-to-student levels, so we’re looking for a mix of retail that understands that ecology is more than just one thing. mid RISE SITE nnBeing thoughtful about what kind of retail is successful is important; it doesn’t do us any good to have businesses be empty after the first year.
nnWe need more affordable housing in the University District and I know the University is looking at putting in more affordable housing.
nnWe appreciate the chance to hear what your’e up to; it’s helpful for us to have some information and nice for us to be able to let people know if they ask; i’m surprised that more of the neighbors aren’t here.
canterbury court - PROJECT GOALS • PRESERVE THE CANTERBURY COURT AND ITS THREE EXCEPTIONAL TREES • DESIGN THROUGH-BLOCK CORRIDOR CONSIDERING SOUTH EDGE OF CANTEBURY COURT • TRANSFER DEVELOPMENT FAR TO PROPOSED TOWER SITE
u district / PROJECT #3033093 u district / PROJECT #3033093 6 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 7 4.0 SITE PLAN SITE PLAN 4.0 EXISTING SURVEY PLAN PRELIMINARY SITE PLAN
NE 43RD STREET
14’ 60’ ROW 103.02’ ALLEY 103.03’ 60’ ROW 70’ ROW STAGING FOR 8-STORY SOUND TRANSIT APARTMENT 80’
+158.2’ +166.0’
4235 BROOKLYN AVE NE 1142001010 4-STORY APARTMENT MANOR 200’ GARAGE 4229 BROOKLYN AVE NE 2-STORY HOUSE 1142001000
PROPOSED 24-STORY 4225 BROOKLYN AVE NE +158.0’ +165.26’ MIXED-USE TOWERS 3-STORY APARTMENT ZONING: SM-U/R 75- 240 (M1)
1142001995 canterbury EDG #3033093 court 12TH AVE NE 12TH AVE 1142001930 PARKING 1142001990 LOT CANTERBURY COURT 12TH AVE NE 12TH AVE SITE 120.01’
400.02’ +151.00’
1142001980 NE AVE BROOKLYN
1142001945 +158.4’ 4210 BROOKLYN AVE mid RISE 4-STORY APT SITE 80’ 1142001975 1142001950 FUTURE 7-STORY MIXED-USE BUILDING ZONING: SM-U/R 75-240 (M1)
1142001970
80’ 4203 BROOKLYN AVE NE 1142001965 3-4-STORY APARTMENT 13040 NE 42ND ST 3-STORY APT +133.41’ +139.92’ NE 42ND STREET
60’ ROW NE 42ND STREET
4142 BROOKLYN AVE NE LEGAL DESCRIPTION: 4141 BROOKLYN AVE NE 4-STORY APARTMENTS 3-STORY COMMERCIAL LOTS 9 AND 10, BLOCK 10, BROOKLYN ADDITION TO SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 7 OF RETAIL AND RESIDENTIAL AMENITIES ARE PROPOSED ALONG PLATS, PAGE 32, IN KING COUNTY, WASHINGTON. THE GROUND FLOOR. THERE IS NO VEHICLE ACCESS OR PARKING residential ENTRY retail ENTRY PROPOSED. SERVICE ENTRY IS FROM THE ALLEY. BROOKLYN AVENUE IS A GREEN STREET AND CONNECTS TO THE FUTURE service entry LIGHT RAIL STATION.
u district / PROJECT #3033093 u district / PROJECT #3033093 8 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 9 4.0 SITE PLAN SITE PLAN 4.0 TREE SURVEY ARBORIST REPORT SYNOPSIS
164
180 12TH AVE NE 12TH AVE 162 178 arborist report synopsis NE 43RD STREET trees solutions, inc. 160 09.17.2018
176 Tree 460 a Chinese juniper (Juniperus chinensis), tree 461 a European white birch (Betula pendula), and 158 174 tree 462 a Japanese maple (Acer palmatum) were exceptional trees located at 4225 Brooklyn Ave NE. PROPERTY LINE 156 These trees were all in good health and good structural condition.
172
154 Tree 469 was a western redcedar located at 4224 12th Ave NE in good health and fair structural condition. The DSH was 30.1 inches making this an exceptional tree. The tree had heavy invasive ivy 170 152 (Hedera spp) on its trunk which should be removed to more accurately assess its condition and DSH. If a major defect were observed, this could impact the exceptional status of the tree. 168 150 PROPERTY LINE
148 tree 469 - western red cedar
BROOKLYN AVE NE AVE BROOKLYN 166 462 dsh (inches) 30.1 469 EXISTING 461 PARKING
PROPERTY LINE PROPERTY health condition good PROPERTY LINE 146 structural condition fair 460 dripline radius (feet) 144 north 14
142 east 13 south 17 140 west 19
138 exceptional threshold 30.0 exceptional by size exceptional 136 ALLEY heavy ivy on trunk, recommend removal of ivy to confirm exceptional size, measured at point PROPERTY LINE PROPERTY LINE 134 marked with blue paint, previously topped with 3 large reiterations at approximately 15 feet.
NE 42ND STREET
132
SITE EXISTING SITE TREE EXCEPTIONAL TREE
EXISTING STRUCTURES EXISTING STREET TREE ADJACENT STRUCTURES
SEE APPENDIX FOR ARBORIST REPORT
u district / PROJECT #3033093 u district / PROJECT #3033093 10 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 11 5.0 URBAN DESIGN ANALYSIS URBAN DESIGN ANALYSIS 5.0 OVERVIEW OF SITE URBAN CONNECTIONS & COMMUNITY NODES
TRADER JOE’S UNIVERSITY VILLAGE UNIVERSITY DISTRICT UNIVERSITY OF AMC 10 11TH AVE NE 11TH AVE NE 12TH AVE AVE BROOKLYN NE 15TH AVE WASHINGTON STATION ENTRY THE AVE NEPTUNE NE 45TH ST THEATRE FUTURE LIGHTRAIL UNIVERSITY UW TOWER BOOKSTORE STATION BURKE MUSEUM FUTURE FUTURE STATION LIGHTRAIL LIGHTRAIL CAMPUS NE 43RD AVE PEDESTRIAN CANTERBURY ENTRY NE 43RD ST COURT THE AVE MID RISE STATION ENTRY UNIVERSITY SITE BROOKLYN AVE NE CANTERBURY OF site COURT WASHINGTON site mid RISE SITE 12TH AVE NE CAMPUS NE 42ND AVE NE 42ND ST PEDESTRIAN ENTRY
11TH AVE NE
THE QUAD
HENRY ART GALLERY
UW WEST CAMPUS RED CONCEPTUAL PLAN SQUARE BUILDINGS HIGHLIGHTED UW HUSKY UNION BLDG MID RISE SITE SHOWN FOR DESIGN CLARITY- NOT PART OF THIS EDG PROPOSAL.
BURKE GILMAN TRAIL Site
ADDRESS: 4220 12TH AVE. NE ZONING: SM-U/R 75-240 (M1) SITE OVERLAYS: UNIVERSITY DISTRICT NW URBAN CENTER VILLAGE university district THE 9-BLOCK SITE AREA IS COMPRISED OF MOSTLY RESIDENTIAL UNION bay BUILDINGS. IMMEDIATELY ADJACENT TO THE PROPOSED SITE THE portage BUILDING STOCK IS SINGLE FAMILY RESIDENTIAL STRUCTURES bay THAT HAVE BEEN ADAPTED AS FOR RENT HOUSING. LOW-RISE lake RESIDENTIAL HOUSING UP TO 4-STORIES ALSO DOT THE AREA union AND NEWER MID-RISE BUILDINGS TO THE SOUTH. TOWARDS NE 45TH STREET THE BUILDINGS ARE COMMERCIAL IN USE AND OF LARGER SCALE. Mid rise site shown for design clarity- Not part of this EDG proposal. MAJOR PEDESTRIAN PUBLIC CAMPUS ACCESS POINT
THE PROPOSED SITE SITS TWO BLOCKS AWAY MINOR PEDESTRIAN PUBLIC CAMPUS potential buildings ACCESS POINT FROM THE MAIN WEST CAMPUS ENTRANCES AND 1 BLOCK AWAY FROM THE NORTHWEST amenities/landmarks CAMPUS ENTRY POINTS, WHICH ARE NOT THE PUBLIC TRANSPORTATION ACCESS POINT FORMAL ENTRANCES INTO THE CAMPUS. ONE uw campus BLOCK NORTH IS THE ENTRANCE INTO THE FUTURE LIGHT RAIL STATION. UNIVERSITY COMMUNITY GATEWAY
u district / PROJECT #3033093 u district / PROJECT #3033093 12 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 13 5.0 URBAN DESIGN ANALYSIS URBAN DESIGN ANALYSIS 5.0 SURROUNDING USES & STRUCTURES SURROUNDING BUILDING MAP
29 06 28 08 27 07 26 25 04 24 02
03 05 17 10
BROOKLYN AVE 09 18
12TH AVE NE 01 23 BROOKLYN AVE SITE MID-RISE 12 SITE 12TH AVE NE 19 SITE MID-RISE 13 SITE 14 16 16 20 15 21
MID RISE SITE SHOWN FOR DESIGN CLARITY- NOT PART OF THIS EDG PROPOSAL. MID RISE SITE SHOWN FOR DESIGN CLARITY- NOT PART OF THIS EDG PROPOSAL.
1. CANTERBURY COURT 16. THE BROOKLYN APARTMENTS (2 BLDGS) 2. RESIDENCE INN BY MARRIOT 17. UNIVERSITY MANOR APARTMENTS 3. WSECU 18. 4235 BROOKLYN AVE APARTMENTS RESIDENTIAL UNIVERSITY SITE CHARACTERISTICS 4. NEPTUNE THEATRE 19. ROSE ALLEY PRESS 5. FUTURE LIGHTRAIL STATION 20. VILLA CAMINI APARTMENTS 6. CROSS & CROWN CHURCH 21. THE MAVERICK HOTEL CENTRAL LOCATION COMMERCIAL 7. UW CONTINUING NURSING 22. PARKING GARAGE HIGH VISIBILITY EDUCATION 23. TBK CONSULTING EASY ACCESS TO FUTURE LINK STATION AND BUSES, OFFICE TRANSIT 8. TWELVE @ U DISTRICT 24. THE VARSITY THEATRE REDEVELOPMENT POTENTIAL AND PROXIMITY TO UNIVERSITY 9. LA MIRADA APARTMENTS 25. THE UNITY MUSEUM OF WASHINGTON. 10. COLLEGIANA HOSPITALITY HOUSE RELIGIOUS FUTURE BLDGS 26. HOTEL DECA MANY PROPOSED AND UNDER-CONSTRUCTION PROJECTS THAT 11. UNIVERSITY DISTRICT BUILDING 27. 1200 NE 45TH ST WILL RESHAPE THE LOOK AND FEEL OF THE NEIGHBORHOOD 12. STANFORD APARTMENTS 28. 4512 11TH AVE 13. VINEYARD CHRISTIAN PARK SITE THROUGH DENSITY AND REDEVELOPMENT. 29. 4515-4525 BROOKLYN AVE SITE FELLOWSHIP 14. THE PARSONAGE FUTURE BLDGS 15. COHO APARTMENTS
u district / PROJECT #3033093 u district / PROJECT #3033093 14 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 15 5.0 URBAN DESIGN ANALYSIS URBAN DESIGN ANALYSIS 5.0 TRANSPORTATION AND ACCESS CHARACTERISTICS NEIGHBORHOOD MOVEMENT
NE 45TH ST.
NE 45TH ST. 8TH AVE. NE 8TH AVE. 9TH AVE. NE 9TH AVE.
12TH NE AVE.
UNIVERSITY WAY NE UNIVERSITY WAY
11TH NE AVE.
NE 43RD ST. 15THNE AVE.
ROOSEVELT WAY NEROOSEVELT WAY
11TH NE AVE. i-5 NE 12TH AVE. canterbury 7TH AVE. NE 7TH AVE. court site UNIVERSITY NE WAY mid RISE NE AVE. BROOKLYN CAMPUS SITE FUTURE LIGHTRAIL PEDESTRIAN ENTRY NE 42ND ST. NE 43RD ST. 5 MINUTE WALK
CANTER- NE 41ST ST. BURY site COURT MID RISE SITE NE CAMPUS PKWY CAMPUS PEDESTRIAN ENTRY
NE 42ND ST.
NE 40TH ST.
BROOKLYN AVE. NE AVE. BROOKLYN BURKE GILMAN TRAIL
NE PACIFIC ST.
MID RISE SITE SHOWN FOR DESIGN CLARITY- NOT PART OF THIS EDG PROPOSAL. NE 41ST ST.
MAJOR BUS STOPS BASED ON THE 5 MINUTE WALKING RADIUS A NUMBER OF BUS ROUTE OPTIONS ARE AVAILABLE FROM THE PROPOSED SITE. CAMPUS ACCESS IS AVAILABLE BY MID RISE SITE SHOWN FOR DESIGN CLARITY- NOT PART OF THIS EDG PROPOSAL. WALKING TWO BLOCKS TO THE MAIN CAMPUS ENTRANCES TO THE EAST AND FUTURE LIGHTRAIL STATION LESS FORMAL EDGE ENTRIES TO THE SOUTH OF THE SITE. DEDICATED BIKE LANES PEDESTRIAN CROSSWALK ARE LOCATED WITHIN TWO BLOCKS OF THE SITE AS WELL AS 12TH AVENUE NE AND BROOKLYN AVE ARE DESIGNATED GREEN STREETS. FUTURE LIGHT RAIL ROUTE PEDESTRIAN PATHWAYS (FORMAL AND INFORMAL)
INTERSTATE 5 DESIGNATED BIKE LANE PRINCIPAL ARTERIALS*
SHARROW/BIKE ROUTE DEDICATED BIKE LANE
5 MIN. WALK CAMPUS PEDESTRIAN ENTRY
*Per Seattle Arterial Classifications Planning Map u district / PROJECT #3033093 u district / PROJECT #3033093 16 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 17 5.0 URBAN DESIGN ANALYSIS URBAN DESIGN ANALYSIS 5.0 STREET DESIGNATIONS GROUND FLOOR USES
NE 45TH ST. NE 45TH ST.
NEPTUNE
FUTURE TRANSIT
FUTURE
12TH AVE. NE 12TH AVE.
12TH NE AVE. 11TH AVE. NE 11TH AVE. T.O.D.
11TH NE AVE. NE UNIVERSITY WAY
BROOKLYN AVE. NE AVE. BROOKLYN
BROOKLYN AVE. NE AVE. BROOKLYN
UNIVERSITY NE WAY
FUTURE LOADING TRANSIT
NE 43RD ST. NE 43RD AVE SURFACE CONSTRUCTION PARKING CONSTRUCTION STAGING STAGING POST OFFICE
canter- canter- SURFACE bury bury PARKING site court site court mid RISE mid RISE SITE SITE
NE 42ND ST. NE 42ND ST.
ALLEY ALLEY ALLEY CHAPEL
SURFACE SURFACE PARKING PARKING
SURFACE PARKING
NE 41ST ST.
NE 41ST ST.
MID RISE SITE SHOWN FOR DESIGN CLARITY- NOT PART OF THIS EDG PROPOSAL. MID RISE SITE SHOWN FOR DESIGN CLARITY- NOT PART OF THIS EDG PROPOSAL.
URBAN VILLAGE MAIN - PRINCIPAL ARTERIAL
URBAN VILLAGE NEIGHBORHOOD - COLLECTOR ARTERIAL
URBAN VILLAGE NEIGHBORHOOD ACCESS - NOT DESIGNATED THE GROUND FLOOR EDGES WITHIN THE SITE PROXIMITY IS PREDOMINATELY Site RESIDENTIAL GREEN STREET residential parking NEAR THE SITE THE USES BECOME MORE MIXED AND AS THE NEIGHBOR IS GREENWAYS EXPECTED TO CHANGE IN DENSITY AND SCALE commercial blank wall PEDESTRIAN ZONE THE PROJECT PROPOSES TO BE MORE OF A BLEND BETWEEN THE USES AND office civic EDGE CONDITIONS IN FAVOR OF THE PEDESTRIAN EXPERIENCE EXISTING PEDESTRIAN TRAFFIC
u district / PROJECT #3033093 u district / PROJECT #3033093 18 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 19 5.0 URBAN DESIGN ANALYSIS URBAN DESIGN ANALYSIS 5.0 STREETSCAPE PHOTOS STREETSCAPE PHOTOS
EXISTING LOW-RISE HOUSING DATUM LINE
EXISTING LOW-RISE HOUSING DATUM LINE
UW LINK STATION opposite site STAGING SITE SITE NORTH PROPERTY LINE PROPERTY NORTH
NE 42ND ST 12TH AVE NE NE 42ND ST 12TH AVE NE 01 nw corner of ne 43rd st & 12th ave ne
01 corner of 12th ave ne & ne 42nd st
EARLY & MID-CENTURY HOUSING DATUM LINE EXISTING LOW-RISE HOUSING DATUM LINE
SITE opposite site
12TH AVE NE NE 42ND ST 12TH AVE NE LINE PROPERTY SOUTH
02 sw corner of 12th ave ne & ne 42nd st 02 midblock on 12th ave ne
EARLY & MID-CENTURY HOUSING DATUM LINE EXISTING LOW-RISE HOUSING DATUM LINE
NE 43RD ST
12TH AVE NE 12TH AVE NE ne 42nd st
03 corner of 12th ave ne & ne 42nd st 03 nw corner of ne 42nd st & 12th ave ne
NE 43RD ST. NE 43RD ST. 3 1 12TH AVE NE 12TH AVE 12TH AVE NE 12TH AVE 11TH AVE NE 11TH AVE 2 NE 11TH AVE
SITE SITE NE AVE BROOKLYN 2 NE AVE UNIVERSITY BROOKLYN AVE NE AVE BROOKLYN UNIVERSITY AVE NE AVE UNIVERSITY
NE 42ND ST. NE 42ND ST. 1 3
u district / PROJECT #3033093 u district / PROJECT #3033093 20 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 21 5.0 URBAN DESIGN ANALYSIS URBAN DESIGN ANALYSIS 5.0 STREETSCAPE PHOTOS STREETSCAPE PHOTOS
EXISTING LOW-RISE HOUSING DATUM LINE
EXISTING LOW-RISE HOUSING DATUM LINE SITE
NE 42ND ST NE 43RD ST SOUTH PROPERTY LINE PROPERTY SOUTH ALLEY
ALLEY
01 corner of ne 42nd st & Alley 01 corner of ne 43rd st & alley
EXISTING LOW-RISE HOUSING DATUM LINE
SITE opposite site
ALLEY ALLEY
02 midblock on alley 02 mid-block alley
EARLY & MID-CENTURY HOUSING DATUM LINE
UW LINK STATION STAGING SITE SITE NE 43RD ST opposite site NORTH PROPERTY LINE PROPERTY NORTH
ALLEY ALLEY
03 alley & ne 43rd st 03 corner of alley & ne 42nd st
NE 43RD ST NE 43RD ST. 1 3 ALLEY
2 2 11TH AVE NE 11TH AVE 12TH AVE NE 12TH AVE 11TH AVE NE 11TH AVE 12TH AVE NE 12TH AVE
SITE SITE NE AVE BROOKLYN UNIVERSITY AVE NE AVE UNIVERSITY BROOKLYN AVE NE AVE BROOKLYN UNIVERSITY AVE NE AVE UNIVERSITY 3
NE 42ND ST 1 NE 42ND ST
u district / PROJECT #3033093 u district / PROJECT #3033093 22 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 23 5.0 URBAN DESIGN ANALYSIS URBAN DESIGN ANALYSIS 5.0 STREETSCAPE PHOTOS STREETSCAPE PHOTOS
SITE PROPERTY LINE PROPERTY PROPERTY LINE PROPERTY BROOKLYN AVE NE BROOKLYN AVE NE
01 brooklyn ave ne 01 brooklyn ave ne
NE 42ND ST NE 42ND ST BROOKLYN AVE NE BROOKLYN AVE NE
02 brooklyn ave ne & ne 42nd st 02 corner of brooklyn ave ne & ne 42nd st
NE 43RD ST. NE 43RD ST.
1
1 11TH AVE NE 11TH AVE 12TH AVE NE 12TH AVE 1TH AVE NE 1 1TH AVE SITE NE 12TH AVE SITE BROOKLYN AVE NE AVE BROOKLYN UNIVERSITY AVE NE AVE UNIVERSITY BROOKLYN AVE NE AVE BROOKLYN UNIVERSITY AVE NE AVE UNIVERSITY
NE 42ND ST. 2 NE 42RD ST. 2
u district / PROJECT #3033093 u district / PROJECT #3033093 24 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 25 5.0 URBAN DESIGN ANALYSIS URBAN DESIGN ANALYSIS 5.0 STREETSCAPE PHOTOS STREETSCAPE PHOTOS 12TH AVE NE
UNIVERSITY AVE NE 11TH AVE NE ALLEY
NE 43RD AVE NE 42ND AVE NE AVE BROOKLYN
01 ne 43rd ave 01 ne 42nd st
SITE opposite site PROPERTY LINE PROPERTY ALLEY
NE 43RD AVE NE 42ND AVE 12TH AVE NE 12TH AVE 12TH AVE NE 12TH AVE
02 ne 43rd st & 12th ave ne 02 ne 42nd st & 12th ave ne
11TH AVE NE NE 42ND AVE NE 11TH AVE
12TH AVE NE 12TH AVE NE 43RD AVE
03 ne 42nd st & 11th ave ne
03 ne 43rd st & 12th ave ne
3 2
NE 43RD ST. NE 43RD ST. 1 11TH AVE NE 11TH AVE 12TH AVE NE 12TH AVE 11TH AVE NE 11TH AVE SITE NE 12TH AVE SITE BROOKLYN AVE NE AVE BROOKLYN BROOKLYN AVE NE AVE BROOKLYN UNIVERSITY AVE NE AVE UNIVERSITY UNIVERSITY AVE NE AVE UNIVERSITY
3 2 1
NE 42ND ST. NE 42ND ST.
u district / PROJECT #3033093 u district / PROJECT #3033093 26 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 27 5.0 URBAN DESIGN ANALYSIS URBAN DESIGN ANALYSIS 5.0 STREETSCAPE PHOTOS TOWER VIEWS
SITE ALLEY PROPERTY LINE PROPERTY 12TH AVE NE 12TH AVE 11TH AVE NE 11TH AVE NE 42ND AVE 01
200’ 04 01 ne 42nd ave & 11th ave ne
100’
02 SITE SITE
PROPERTY LINE PROPERTY NE 43RD ST
NE 42ND AVE NE AVE BROOKLYN
03
02 ne 42nd st & brooklyn ave ne BROOKLYN AVE NE
NE 42ND ST
12TH AVE NE
UNIVERSITY AVE NE
NE 43RD ST. 11TH AVE NE 11TH AVE 12TH AVE NE 12TH AVE SITE BROOKLYN AVE NE AVE BROOKLYN UNIVERSITY AVE NE AVE UNIVERSITY
1 NE 42ND ST. 2
u district / PROJECT #3033093 u district / PROJECT #3033093 28 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 29 5.0 URBAN DESIGN ANALYSIS URBAN DESIGN ANALYSIS 5.0 VIEWS FROM SITE - 100’ ABOVE GROUND VIEWS FROM SITE - 200’ ABOVE GROUND
future development future development planned or under planned or under construction construction
01 looking north 01 looking north
02 looking east (to campus) 02 looking east (to campus)
03 looking south towards downtown 03 looking south towards downtown
04 looking west 04 looking west
370’ 370’ proposed proposed UW towers UW towers TOWER TOWER 200’
100’
u district / PROJECT #3033093 u district / PROJECT #3033093 30 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 31 5.0 URBAN DESIGN ANALYSIS URBAN DESIGN ANALYSIS 5.0 UNIVERSITY OF WASHINGTON WEST CAMPUS MASTER PLAN (REFERENCE) UNIVERSITY OF WASHINGTON WEST CAMPUS MASTER PLAN (REFERENCE)
reference: 2018 campus master plan chapter 6:project review and design guidance july 2017 final plan
SITE
W19 W20 W21 W28 W22 W26 W24 W25 W23 W27 W29 W30 W37 W34 W35
W31
W36 W32
WEST CAMPUS GREEN W33
CITY OF SEATTLE
UNIVERSITY BRIDGE PORTAGE BAY PARK
u district / PROJECT #3033093 u district / PROJECT #3033093 32 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 33 5.0 URBAN DESIGN ANALYSIS URBAN DESIGN ANALYSIS 5.0 SITE PHOTOS SITE PHOTOS
01 corner of 42nd and 12th 04 back of canterbury court
NE 43RD ST.
5
SITE
4 11TH AVE NE 11TH AVE 12TH AVE NE 12TH AVE BROOKLYN AVE NE AVE BROOKLYN 2
3 NE 42ND ST. 1
02 site along 12th 03 view from alley looking north 05 view south down 12th
u district / PROJECT #3033093 u district / PROJECT #3033093 34 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 35 5.0 URBAN DESIGN ANALYSIS URBAN DESIGN ANALYSIS 5.0 SITE VIEWS/SUN PATH EXISTING SITE SHADOWS
WINTER SOLSTICE SUMMER SOLSTICE EQUINOX
NE 45TH ST.
11TH NE AVE.
12TH NE AVE.
BROOKLYN AVE. NE AVE. BROOKLYN
UNIVERSITY NE WAY july-sept
NE 43RD ST.
9:00 9:00 9:00
TERRITORIAL VIEWS
canter- bury court LAKE WASHINGTON site AND CASCADES mid RISE VIEWS SITE
NE 42ND ST.
oct-dec jan-june
ALLEY ALLEY
ALLEY
DOWNTOWN VIEWS NOON NOON NOON
SUN CAPTURE
NE 41ST ST.
MID RISE SITE SHOWN FOR DESIGN CLARITY- NOT PART OF THIS EDG PROPOSAL.
Site
PREVAILING WIND
20 JUNE 2017: SUNRISE 5:11 AM SUNSET 9:11 PM
21 DECEMBER 2017: SUNRISE 7:55 AM SUNSET 4:21 PM
3:00 PM 3:00 PM 3:00 PM u district / PROJECT #3033093 u district / PROJECT #3033093 36 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 37 5.0 URBAN DESIGN ANALYSIS URBAN DESIGN ANALYSIS 5.0 NEIGHBORHOOD BUILDINGS DESIGN CUES SURROUNDING CONTEXT ANALYSIS
nnBRIDGE CONNECTING BUILDINGS ACROSS PUBLIC nnCELEBRATE THE BICYCLE ENTRY CORRIDOR nnTHE DISTRICT’S PATTERNING ALONG THE AVE HAS BEEN DICTATED BY AN ESTABLISHED 20’-40’ PLATTING nnAN ECLECTIC PHYSICAL AND CULTURAL IDENTITY GIVES THE DISTRICT ITS FLAVOR
nnTHE PROJECT LOOKS TO TAKE CUES FROM THIS ESTABLISHED VERTICAL AND HORIZONTAL RHYTHMS WITHIN THE FIRST 40’ PEDESTRIAN REALM. THIS CONNECTS THE PROJECT TO THE DISTRICT’S PATTERNS AND PROVIDES “HUMAN-SALED RHYTHM AND PROPORTION AND AVOID MONOTONOUS REPETITION OF THE STOREFRONT” PRE DC2. nnTHROUGH BLOCK PEDESTRIAN ZONE WITH nnMODERN WITHIN HISTORIC CONTEXT BICYCLE, PLANTERS, ART, AND ACTIVE EDGES
nnTHE PROJECT WILL BE VISIBLE FROM DISTANCE AND SET THE STAGE COMING NORTH TO THE U-DISTRICT nnTHERE IS A 20’-40’ PEDESTRIAN REALM PLATTING nnTHERE IS A WELL ESTABLISHED, ECLECTIC FROM I-5. UTILIZE COLOR, MASSING, AND ROOFTOP EXPRESSION TO ESTABLISH A THOUGHTFUL ADDITION PATTERN U-DISTRICT CULTURE. TO THE SKYLINE.
u district / PROJECT #3033093 u district / PROJECT #3033093 38 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 39 5.0 URBAN DESIGN ANALYSIS URBAN DESIGN ANALYSIS 5.0 SURROUNDING CONTEXT ANALYSIS SURROUNDING CONTEXT ANALYSIS nnTHE U-DISTRICT HAS A WELL ESTABLISHED PATTERN OF SIMPLE FORMS. THE PROJECT LOOKS TO UTILIZE A nnTHERE IS AN ESTABLISHED VERTICAL EXPRESSION THROUGHOUT THE DISTRICT. THE PROJECT LOOKS TO LANGUAGE OF SIMPLE, OVERLAPPING FORMS TO RESPOND TO THIS PATTERN IN CONJUNCTION WITH THE UTILIZE THIS TECHNIQUE TO CONNECT TO THAT PATTERN. THESE MOVES ARE LAYERED OVER THE SIMPLE ECLECTIC UNDERLYING CULTURE OF THE DISTRICT. THE FORMS AT THE PODIUM LOOK TO “CREATE A SOLID FORMS SHOWN TO THE LEFT TO PROVIDE VISUAL INTEREST AND HELP “INCORPORATE DEPTH INTO BUILDING AND ‘GROUNDED’ FORM” AND “TRANSITION TO A HUMAN SCALE AT THE STREET” PER DC2. FACADES” PER DC2
u district / PROJECT #3033093 u district / PROJECT #3033093 40 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 41 5.0 URBAN DESIGN ANALYSIS URBAN DESIGN ANALYSIS 5.0 SURROUNDING CONTEXT ANALYSIS SURROUNDING CONTEXT ANALYSIS
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nnA NUMBER OF RECENTLY INTRODUCED PEDESTRIAN THROUGH BLOCK CONNECTIONS ONLY CONNECT nnTHERE ARE A LOT OF TREES THROUGHOUT THE DISTICT, BUT THERE ARE FEW PUBLIC PLAZA SPACES (NOT THE STREET TO THE ALLEY. THE PROJECT LOOKS TO ENHANCE THE PUBLIC REALM BY LINKING 12TH AND ON CAMPUS). THE PROJECT LOOKS TO CONTINUE THIS TREE PATTERN WITHIN A LARGE PUBLIC PLAZA BROOKLYN ALL THE WAY THROUGH THE BLOCK WITH A CLEAR LINE OF SITE ALL THE WAY ALONG. SPACE ASSOCIATED WITH THE THROUGH BLOCK CORRIDOR.
retail/ commer. EAST SITE - canterbury court 7-STORY RESIDENTIAL BLDG LOBBY
ALLEY
BIKE PARK ENTRY retail/ leasing commer. officeS through block corridor
RESIDENTIAL RESIDENTIAL LOBBY LOBBY
ENTRY GLASS/VISUAL CONNECTION nnATTEMPTS HAVE BEEN MADE TO PROVIDE ACTIVE USES WITHIN U-DISTRICT ALLEYS - TYPICALLY THROUGH nnTHE U-DISTRICT HAS A CULTURE OF BIKE USE; HOWEVER, THERE ARE INADEQUATE OPPORTUNITIES FOR GROUND FLOOR RESIDENTIAL UNITS. UNFORTUNATELY, THESE USES DO NOT SUCCESSFULLY ACTIVATE THIS BIKE PARKING. THE PROJECT LOOKS TO PROVIDE AMPLE GROUND LEVEL BIKE PARKING. POTENTIALLY VIBRANT PUBLIC REALM. THE PROJECT LOOKS TO ENLIVEN THE ALLEY AT THE PEDESTRIAN THROUGH BLOCK INTERSECTION WITH ACTIVE EDGES, ENTRIES, AND VISUAL CONNECTIONS.
ALLEY
TRASH
THROUGH BLOCK CORRIDOR nnTHE U-DISTRICT ALLEY HAS A TENDENCY TO BECOME AN AFTERTHOUGHT AND REPOSITORY FOR BACK OF nnPROJECTING BAYS WITHIN THE DISTRICT PROVIDE DEPTH AND VISUAL INTEREST. THE PROJECT LOOKS TO HOUSE USES. THE PROJECT LOOKS TO CONTAIN ALL BACK OF HOUSE USES OFF THE ALLEY, LIMITING ITS COMPLIMENT THESE TECHNIQUEST IN STATEGIC PLACES. IMPACT ON THIS PUBLIC REALM.
u district / PROJECT #3033093 u district / PROJECT #3033093 42 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 43 6.0 ZONING DATA ZONING DATA 6.0 ZONING BOUNDARIES ZONING SUMMARY
GENERAL INFORMATION MISCELLANEOUS
• Project: U-District Landmark Site Student Housing Mandatory housing affordability (MHA): SM-U zones located NE 45TH ST. • Address: 4202-4238 12th Ave NE, Seattle, WA 98105 in the University Community Urban Center are subject to the provisions of Chapters 23.58B and 23.58C. sm-u 95-320 • Parcel area: 41,200 + 20,600 = 61,800sf • Zone: SM-U/R 75-240 (M1) Extra floor area - See Code Section for Means to achieve extra • Urban Center: University District NW Urban Center Village floor area above the base FAR • NE 42nd St and Brooklyn Ave NE are Neighborhood Green Streets Green building performance is required – see section for
11TH AVE. NE 11TH AVE. 12TH AVE. NE 12TH AVE. details. Allowed Uses Include:
BROOKLYN AVE. NE AVE. BROOKLYN ROOSEVELT WAY NE WAY ROOSEVELT UNIVERSITY WAY NEUNIVERSITY WAY NE 43RD ST. • Multifamily residential, including student housing Transfer of development rights and potential - Landmark, • Retail Sales and Services Open Space & Vulnerable masonry structure are permitted uses of TDR and TDP as Sending or Receiving sites Street-level uses are not required Combined Lots in SM-U zones - Lots located on the same nc3p-65 block in any SM-U zone may be combined, whether contiguous site or not, solely for the purpose of allowing some or all of the GROUND LEVEL REQUIREMENTS capacity for chargeable floor area on one or more such lots
INTERSTATE 5 INTERSTATE sm-u 75-240
NE 42ND ST. Mid-block Corridor Transportation management program is required A Mid-block corridor is required at both the high rise site mr sm-u/r 75-240 and on the Canterbury as the sites are both over 30,000 s.f. Landscaping must achieve a Green Factor score of .30 or As the Canterbury is being preserved, it is unreasonable to greater provide one at that site. The following standards shall apply: • Average width 25’ Overhead weather protection • Minimum width 15’ • Continuous overhead weather protection, provided by such • Covered min. width 20’ features as canopies, awnings, marquees, and arcades, is • Min. usable open space 1,500 sf required along at least 60 percent of the street frontage of NE 41TH ST. • Min. horiz. dim. 30’ a structure, except that any portions of the street frontage • Max. covered 35% occupied by residential dwelling units and any portion of a • Min. height of covered 13’ designated Landmark structure. • Min. distance to east/west st. 150’ mio-105-mr • See code for additional requirements PARKING AND LOADING
Required Open Space Required alley width 20’ An Open space is required for lots exceeding 30,000sf and Current alley width 14’ (3’ easement dedication NE 40TH ST. shall meet the following standards: required both sides) • Min. Area 15% of the lot area • May include both unenclosed usable open space and Parking limited amounts of enclosed areas, per below: • No parking minimums for residential use or non-residentail • Min. open to the sky 60% use within urban centers & urban villages • Max. covered 20% • Site is not within U District Parking Impact Area • Max. enclosed open space 35% • Access to parking and loading shall be from the alley when • Average horizontal dimension 20’ the lot abuts an alley • Min. horizontal dimension 10’ Bike Parking Amenity area for residential uses Sales and services: PORTAGE EASTLAKE AVE • Min. area 5% of the total gross floor • Long term: 1/ 4,000 sf BAY area in residential use • Short term: 1/ 2,000 sf in Urban Centers • Min. enclosed 50% Multi-family structures: • Min. size of a req’d area 225 sf • Long term: 1/1 DU and 1/1 small efficiency DU Site zones • Min. horizontal dimension 15’ (10’ at street level). • Short term: 1/20 DU • Amenity area provided as landscape open space located at sm-u/r 75-240 boundary NC3P-65 NEIGHBORHOOD COMMERCIAL 3 street level and accessible from the street shall be counted as twice the actual area. Loading Berths MR RESIDENTIAL, MULTIFAMILY MIDRISE • Multi-family residential does not require loading berths MIO-105 MAJOR INSTITUTION OVERLAY DISTRICT for student housing. SM-U SEATTLE MIXED • Retail Sales & Service (Medium Demand) is less than SM-U/R SEATTLE MIXED (W/ RESIDENTIAL MODIFIER) 10,000sf, so does not require a loading berth. Director of Transportation to determine if street or alley berth is adequate per 23.54.035.B.1. • Size of loading berths = 10’ wide x 14’ high x 35’ long (25’ by Director exception)
u district / PROJECT #3033093 u district / PROJECT #3033093 44 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 45 6.0 ZONING DATA ZONING DATA 6.0 ZONING SUMMARY ZONING SUMMARY
SETBACKS STRUCTURE HEIGHT FLOOR AREA RATIO & MASSING
Lot line abutting an alley: • Midrise structure: 75’ max. height Maximum Floor Area for High Rise Structures • Below 45’ high none required. • Highrise structure: 240’ max. height • Max. gross sf/floor above 45’ 11,500 sf FAR limits for residential • Above 45’ high 10’ min. • Min lot size of 12,000 sf req’d for a highrise structure • Avg. gross sf above 45’ 10,500 sf • Base FAR: 4.75 • Max. FAR for lots with highrise structure: 10 Lot lines abutting neither street nor alley: Rooftop Features Max. width and depth limit of above-grade structure = 250’ • Structures that are 75’ in height or less: 7’ average, 5’ min. • 4 feet above the maximum height limit = railings, planters, • All portions of the same story that are horizontally Floor area exempt from FAR calculations: contiguous, including any portions connected by doorways, NA etc. • Floor area in a Landmark structure • 15 feet above maximum height limit, so long as combined ramps, bridges, elevated stairways, and other such devices, • Structures over 75’ in height: • Floor area in enclosed portions of a mid-block corridor coverage of all these features do not exceed 25 percent of shall be included in the measurement of width and depth. Portions 45’ or less 7’ average, 5’ min. the roof area = stair penthouses, mechanical equipment, • All underground stories or portions of stories • Portions of a story that extend no more than 4 feet above Portions over 45’ 15’ min. atriums, greenhouses, solariums, and covered or enclosed Separation common amenity areas. existing or finished grade On lots with structures that exceed the midrise height limit, • 3.5% of the total chargeable GSF is exempt from FAR 12th Ave NE, NE 42nd Street, Brooklyn Ave NE • Roof coverage of the above features may be increased to separation between structures or portions of the same 65 percent of roof area provided that all mech equipment calculations as allowance for mechanical equipment in any Minimum Street Setbacks: structure is required: is screened and no rooftop features are located closer structure 65’ high • A min separation of 75’ is required between highrise • Street Setback 5’ average, 3’ min. than 10 feet to roof edge. • Mechanical equipment located on the roof of a structure, portions of structures on a lot and any existing highrise • The setback must be landscaped or part of useable open whether enclosed or not, is not included as part of the • 25 feet = elevator penthouses allowance above height limit. structures located on a separate lot in the same block space total GSF. • 45 feet = elevator penthouse allowance above height limit • A min separation of 75’ is required between any highrise • Bicycle commuter shower facilities • Rooftop mechanical equipment and elevator penthouses portion of a structure and all other portions of the same Alley dedication of 3’ is required. A ROW improvement shall be screened with fencing, wall enclosures, or other structure or other structures, on the lot that exceed 45 feet • Bicycle parking per code section rules exception may be required for the Cantebury Court property. structures in height *For purposes of FAR calculation gross floor area GFA dimensions provided are measured from the interior face of exterior walls.
exterior wall GFA VERTICAL DATUMS system
+0’ GROUND PLANE
+45’ MAX W/O AREA LIMITS fLOOR elev.
+240’ MAX HIGHRISE
+255’ AMENITY/MECH NE 42ND ST
75' MIN SEPARATION Y 75' MIN SEPARATION BROOKLYN AVE NE I T TO STRUCTURES TO STRUCTURES N E OVER 45' HIGH
OVER 75' HIGH M A
RED SETBACKS ON BLOCK ' 5
GREEN THROUGH BLOCK CORRIDOR 1 BLUE HIGH RISE >45’ BROOKLYN AVE NE 5’ AVG. 3’ MIN.
CANTEBURY SITE T H
T I G
H E H
IG
HIGH RISE
E SITE X
H A 10,500 GSF/FLOOR
M
X
MAX ABOVE 45' '
A
0 (AVERAGE) 3’ EASEMENT < 45’ | 10’ > 45’ ALLEY M 4
' 2
0
4
2 NE 42ND ST
TOWER FLOOR PLATE TOWER FLOOR PLATE ' 10,500 GSF AVG. CORRIDOR THROUGH BLOCK 10,500 GSF AVG.
5 NO MAX AREA BELOW 45' 3’ MIN. 5’ AVG. 11,500 GSF MAX. (SHOWN) 11,500 GSF MAX. (SHOWN) 4
75’ MIN. ' 5
15’ MIN. > 45’ TOWER 4 SEPARATION 7’ AVG./5’ MIN. <45’ 7’ AVG./5’
250' MAX WIDTH ABOVE GRADE 5’ AVG. 15’ MIN. 150’ MIN. 3’ MIN. HEIGHTS MEASURED FROM 25’ AVG. AVERAGE GRADE 12TH AVE ELEVATION ZONING DIAGRAM
MID-BLOCK CORRIDOR u district / PROJECT #3033093 u district25' AVE / W PROJECTIDTH #3033093 46 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 47 7.0 DESIGN GUIDELINES BASED ON DESIGN GUIDELINES YET TO BE ADOPTED (REVISED 2018) BASED ON DESIGN GUIDELINES YET TO BE ADOPTED (REVISED 2018) DESIGN GUIDELINES 7.0 PROJECT DESIGN RESPONSES PROJECT DESIGN RESPONSES >100’ By separating the two high rise towers as far as possible, The through block corridor connects across the site between natural daylight is able to filter down into the ground floor 12th and Brooklyn Ave. By widening the corridor at the public through corridor. The south tower corners have been sidewalks, this active space looks to be inviting and open to eroded to narrow its profile and increase natural light between pedestrians. Landscaping gives this space a pleasant and the towers. The podium has an inner light well to allow light inviting feel. Smaller retail spaces capture the corners of the down to reach the inner parts of the podium residential units. through block corridor activating the corners and bringing Three existing exceptional trees are being saved on the interest and eyes into this signature public space. Blank walls Cantebury site. New trees are being introduced at all public are limited to non-accessible spaces located within the back sidewalks and within the through block corridor. of house areas within the alley. A clear line of site goes all the way through the project site from 12th Ave to Brooklyn CS1 CONTEXT & SITE - NATURAL SYSTEMS & SITE FEATURES PL1 PUBLIC LIFE - CONNECTIVITY Ave. Windows, entries, outdoor seating, active uses, and Seattle design GUIDELINE Seattle design GUIDELINE lighting along the through block corridor, and wrapping into Use natural systems and features of the site and its Complement and contribute to the network of open spaces the alley, help activate and imrpove safety within these public surroundings as a starting point for project design. around the site and the connections among them. spaces. An outdoor amenity space at level five, and a bridge UNIVERSITY DISTRICT neighborhood design GUIDELINES UNIVERSITY DISTRICT neighborhood design GUIDELINES connecting the two towers, provide overlook opportunities 1. Plan for Daylight & Trees 1. Networks & Connections to Community Open Space down into the through block corridor. 2. Shared Alleys & Mid-Block Pedestrian Connections
PROJECT DESIGN RESPONSES
All public retail and residential lobbies are at grade level. The site has significant elevation changes. The introduction of stairs and ramps within the through block corridor allow for easy pedestrian movement across these changes in elevation, while still maintaining accessible entries at grade. Canopies will protect pedestrians while giving strong visual cues to PROJECT DESIGN RESPONSES where entries are located. Retail spaces have been designed to be easily divisible to accomodate smaller scale retail The project looks to directly respond to the University District spaces each with their own identifiable entry. The residential Neighborhood context. A close examination of surrounding lobbies have been located within the through block corridor CS2 CONTEXT & SITE - URBAN PATTERN & FORM materials, patterns, and context has contributed to an eclectic, PL3 PUBLIC LIFE - STREET-LEVEL INTERACTION to increase active frontages along those project interior Seattle design GUIDELINE distinct ground floor experience. The combination of small Seattle design GUIDELINE frontages. No visual barriers are anticipated at either entry into Strengthen the most desirable forms, characteristics, and scale retail spaces with multiple points of entry activate Encourage human interaction and activity at the street-level the through block corridor, thus providing a clear, identifiable, patterns of the streets, block faces, and open spaces in the all public frontages and contribute to the neighborhood with clear connections to building entries and edges. and inviting public pedestrian route of travel. surrounding area. context. The towers have been articulated to respond to the UNIVERSITY DISTRICT neighborhood design GUIDELINES UNIVERSITY DISTRICT neighborhood design GUIDELINE existing district platting. An outdoor amenity deck at level 1. Entries 1. Character Areas & Corridor Character Areas five contributes to passive surveillance and visual interst. The 3. Mixed-use Corridors & Commercial Frontages e. The U District Core ground floor storefront will be broken up to create modules 2. Neighborhood Context that respond to established patterns.
PROJECT DESIGN RESPONSES
The entry to the residential bike parking is accessed off the alley next to the through block corridor. A glass entry leading to an internal private bike ramp showcases the project’s commitment to bike transportation options. Public bike racks will be conveniently located within the through block corridor and building setbacks.
The through block corridor widens where it engages with the public sidewalk to provide a welcoming gesture to pedestrians going to and from the future lightrail station to the north. CS3 CONTEXT & SITE - ARCHITECTURAL CONTEXT & PROJECT DESIGN RESPONSES PL4 PUBLIC LIFE - ACTIVE TRANSPORTATION Canopies along the building edges provide protection from CHARACTER Seattle design GUIDELINE the elements. Seating is anticipated to be located within the Seattle design GUIDELINE The ground floor of the project provides a varied mix of Incorporate design features that facilitate active forms of public through block corridor. Contribute to the architectural character of the retail tenants within smaller scale spaces with active edges transportation such as walking, cycling, and use of transit. neighborhood. and multiple entries. The towers are a series of vertically UNIVERSITY DISTRICT neighborhood design GUIDELINES UNIVERSITY DISTRICT neighborhood design GUIDELINES accentuated forms that create a vertical slenderness and 1. Bicycle Circulation & Parking 1. University District Architectural Character provide a mix of character. The heavily articulated base 2. Connections and Facilities for Transit provides an engaging pedestrian experience. Utilizing masonry materials at the base complements and continues the established context. The space between the two towers has been developed to respond to the Cantebury Court. The building heights respond to surrounding datum lines.
u district / PROJECT #3033093 u district / PROJECT #3033093 48 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 49 7.0 DESIGN GUIDELINES BASED ON DESIGN GUIDELINES YET TO BE ADOPTED (REVISED 2018) BASED ON DESIGN GUIDELINES YET TO BE ADOPTED (REVISED 2018) DESIGN GUIDELINES 7.0
back of house (b.o.h.) active b.o.h. active
DC1 DESIGN CONCEPT - PROJECT USES & ACTIVITIES PROJECT DESIGN RESPONSES DC3 DESIGN CONCEPT - OPEN SPACE CONCEPT PROJECT DESIGN RESPONSES Seattle design GUIDELINE Seattle design GUIDELINE Optimize the arrangement of uses and activities on site. Active uses are maximized along the major street frontages Integrate open space design with the design of the building The through block connector is seen as the focal point for this UNIVERSITY DISTRICT neighborhood design GUIDELINES to create a highly engaging pedestrian realm. The residential so that each complements the other. project. It will break up the project, foster permeability, and 1. Activating uses lobbies are accessed off the through block to minimize their UNIVERSITY DISTRICT neighborhood design GUIDELINES activate the ground floor pedestrian realm. This large public 2. Visual and Safety Impacts street presence. 1. Open Space Organization & Site Layout space is seen as a future active neighborhood node. Service and trash receptacles have been located internally 3. Shared Open Spaces 2. Residential Open Space within the project and accessed off the alley. The parking 3. Street-level Open Space garage doors open onto the alley and are seen as a high quality perforated door to allow for fresh air intake. The open space is seen as a shared community space.
glass, metal panel, and spandrel
top of podium
glass, storefront, and masonry (board formed concrete, concrete, stone panel system) DC2 DESIGN CONCEPT - ARCHITECTURAL CONCEPT PROJECT DESIGN RESPONSES DC4 DESIGN CONCEPT - EXTERIOR ELEMENTS & FINISHES PROJECT DESIGN RESPONSES Seattle design GUIDELINE Seattle design GUIDELINE Develop an architectural concept that will result in a unified The towers have been carved to give depth and break the Use appropriate and high-quality elements and finishes for The project looks to utilize high quality materials - glass, and functional design that fits well on the site and within its overall mass of the building and give it an elegant slenderness. the building and its open spaces storefront, and masonry at the base and podium levels, and surroundings. The podiums of the two towers are strong, grounding forms UNIVERSITY DISTRICT neighborhood design GUIDELINES glass, metal panel, and spandrel at the tower levels. UNIVERSITY DISTRICT neighborhood design GUIDELINES intended to transition to human-scale at the street. 1. Durable, High-Quality Exterior Materials 1. Massing & Reducing Bulk and Scale All stairs and elevator cores are contained internally to not be 2. Hardscaping & Landscaping The towers are seen as simple forms with strong material 2. Architectural Concept & Facade Composition expressed on the exterior. expressions helping to create a strong, cohesive project. 3. Pedestrian-Scaled Streetscape Design The towers are seen as two singular forms with distinct 4. Service & Mechanical Elements characteristics but being of the same family. Artistic, historical, and U District-unique elements will be 5. Blank Walls The podiums are seen as masonry in nature with the towers incorporated into the landscape materials. Hardscape 6. Tall Buildings being a combination of metal panel, spandrel, and glass. materials with texture and different treatments will be A deep overhang looks to terminate the top of the two towers incorporated into the pedestrian walking areas to give a sense to help give protection from the elements at the top floor of permanence and deliniate uses. exterior spaces as well as provide each tower with an iconic, identifiable skyline that works well with the overall look and feel of the project. Rooftop mechanical equipment is screened by architectural forms that tie directly into the overall design and massing of the project.
u district / PROJECT #3033093 u district / PROJECT #3033093 50 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 51 8.0 ARCHITECTURAL MASSING CONCEPTS ARCHITECTURAL MASSING CONCEPTS 8.0 MASSING CONCEPTS SITE PLAN - LOT DIAGRAM
1 NE 43RD STREET
2 TOWER 1
CANTERBURY COURT ALLEY 12TH AVE NE 12TH AVE BROOKLYN AVE NE AVE BROOKLYN
SITE
PROPOSED 7-STORY BLDG 3 TOWER 2
NE 42ND STREET
01 ground level block plan
u district / PROJECT #3033093 u district / PROJECT #3033093 52 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 53 8.0 ARCHITECTURAL MASSING CONCEPTS ARCHITECTURAL MASSING CONCEPTS 8.0 MASSING OPTIONS MASSING OPTIONS
CONCEPT 1 MINIMALIST - NO DEPARTURES (SAVE EXCEPTIONAL TREE) concept CONCEPT 1 VIEW FROM 12TH INTO THROUGH BLOCK CORRIDOR TO SAVE THE EXCEPTIONAL TREE ON SITE, THE THROUGH BLOCK CORRIDOR HAS BEEN WIDENED AT 12TH AVE. THIS PUBLIC PLAZA OPENS TO, AND INVITES PEOPLE ONTO, THE SITE FROM THE SIDEWALK. TWO SIMPLE TOWERS EXTRUDE FROM SIDEWALK TO SKY ADHERING TO THE REQUIRED GREEN STREET, ALLEY, AND SHARED PROPERTY LINE SETBACKS. THEIR SIMPLE, SINGULAR EXPRESSION CONTINUE THE EXISTING PATTERNS OF OTHER HIGH RISES BEING PLANNED/CONSTRUCTED NORTH OF 45TH AVE.
15’ 134’ EXCEPTIONAL TREE ON SITE
CONCEPT 2 BARS concept CONCEPT 2 VIEW FROM 12TH INTO THROUGH BLOCK CORRIDOR THE THROUGH BLOCK CORRIDOR INVITES PEDESTRIANS TO NAVIGATE IN AND AROUND THE GROUND FLOOR, WRAPPING AROUND RETAIL SPACE, PROVIDING BOTH COVERED AND OPEN PUBLIC SPACE. TWIN TOWERS, THE NORTH TOWER BEING PUSHED SOUTH, RECOGNIZE POTENTIAL FUTURE DEVELOPMENT TO THE NORTH WHILE MAINTAINING THE REQUIRED MINIMUM DISTANCE APART OF 75’. THE TOWER CONTINUES THE “BAR” LANGUAGE OF THE PODIUM.
51’ 80’
CONCEPT 3 SILHOUETTE PREFERRED CONCEPT CONCEPT 3 - PREFERRED VIEW FROM 12TH INTO THROUGH BLOCK CORRIDOR THE THROUGH BLOCK CORRIDOR CONNECTS 12TH AND BROOKLYN, WIDENING AT THE SIDEWALK AT EITHER END TO INVITE/ FUNNEL PEDESTRIANS INTO THIS PUBLIC SPACE. SIMPLE, OVERLAPPING SHAPES CREATE A COMPLEX ARRANGEMENT OF FORMS TO BREAK DOWN THE OVERALL SCALE OF THE PROJECT. PODIUMS AT THE BASE OF EACH TOWER ALIGN WITH THE HEIGHTS OF SURROUNDING BUILDINGS CREATING A STRONG RELATIONSHIP BETWEEN EXISTING AND NEW, GROUNDING THE PROJECT IN THE NEIGHBORHOOD. 15’ 103’
u district / PROJECT #3033093 u district / PROJECT #3033093 54 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 55 8.0 ARCHITECTURAL MASSING CONCEPTS ARCHITECTURAL MASSING CONCEPTS 8.0
CONCEPT 1 MINIMALIST - NO DEPARTURES (PRESERVE EXCEPTIONAL TREE)
ALLEY
43ND AVE
12TH AVE PODIUM WITH THRU CORRIDOR PLACE TOP + SIMPLIFY
42ND AVE CONNECT 12TH TO ALLEY. ALIGN TOWERS WITH BASE AND TOWERS AS SIMPLE EXTRUSION. REQUIRED SETBACKS ABOVE 45’. PROVIDE REQUIRED SET BACKS AT TOP ADHERE TO ZONING CODE. PROPERTY LINES. WIDEN THROUGH BLOCK AT 12TH TO PRESERVE EXCEPTIONAL TREE ON SITE.
THE M DEVELOPER: ARCHITECT: LANDSCAPE ARCHITECT: DESIGN RECOMMENDATION PACKAGE FH Brooklyn, LLC NBBJ Thomas Rengstorf Associates OPTION 01 minimalist 2251 Linda Flora Drivepros 223 Yale Avenue North 811 First Avenue, Suite 615 4700 Brooklyn Ave NE Los Angeles, CA 90077 Seattle WA, 98109 • SAVE EXCEPTIONALSeattle, WA TREE 98104 SDCI Project# 3028621
In an attempt to save the one exceptional tree on site, a • A MINIMALIST SIMPLICITY WITH MATERIAL CLARITY APRIL 9TH, 2018 public plaza is presented as a wide, shallow space along FOR EXPRESSION VIEW OF PEDESTRIAN THROUGH BLOCK AT 12TH AVE. 12th Avenue, narrowing to a slender through block corridor • MAXIMUM TOWER SEPARATION connecting to the alley. Retail spaces front 42nd Street and open onto the public through space. Ground floor CONS 43RD AVE residential amenity space grounds the building to the • WIDER THROUGH BLOCK BECOMES PLAZA INSTEAD north end of the site along 12th. Both tower lobbies are OF PEDESTRIAN CORRIDOR focused inward and are accessed off the public through • THROUGH BLOCK CORRIDOR NARROW AT ALLEY block corridor. Due to the wide public open space on • PARKING LIMITED BY TREE - LESS STALLS, MORE COST 12th Avenue, the podium pinches tight towards the alley • GROUND TO SKY MASSING IS NOT OF U-DISTRICT AND to maintain the necessary ground floor square footages. DOES NOT SPEAK TO A WELL ESTABLISHED CULTURE The saving of the exceptional tree on site compromises • NO PEDESTRIAN DEFINITION WITHIN FIRST 40’ the below grade parking hindering its effieciency. Two • ROOFTOP AMENITY IS NOT INTEGRATED IN SINGULAR residential towers sit atop four-story podium bases whose DESIGN height aligns with surrounding structures. Taking cues • CONCERN ABOUT REALITY OF SAVING TREE 12TH AVE from recent high rises in the district, the towers are seen • TOWERS ARE UNRESPONSIVE TO SURROUNDING AVE BROOKLYN as minimalist designs that express texture and patterns CONDITIONS through well thought out materiality. Both towers have top • TOWERS RELY UPON GRAPHIC TREATMENT FOR floor amenity spaces that adhere to zoning guidelines. SCALAR DEFINITION
TYPICAL STREET SECTION AT 12TH 42ND AVE u district / PROJECT #3033093 u district / PROJECT #3033093 56 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 57 8.0 ARCHITECTURAL MASSING CONCEPTS ARCHITECTURAL MASSING CONCEPTS 8.0 CONCEPT 1 MASSING VIEWS 1) LOOKING NORTH 3) LOOKING WEST A A
b b
NE 42ND ST
2) LOOKING SOUTH 4) LOOKING EAST a A
NE 43RD ST
b 2B 2A b
43RD AVE 4A 3A BROOKLYN AVE 12TH AVE
4B 3B
42ND AVE
1A 1B
NE 43ND ST
u district / PROJECT #3033093 u district / PROJECT #3033093 58 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 59 8.0 ARCHITECTURAL MASSING CONCEPTS ARCHITECTURAL MASSING CONCEPTS 8.0 CONCEPT 1 FLOOR PLANS CONCEPT 1 FLOOR PLANS
EXCEPTIONAL TREES BROOKLYN AVE
residential
residential EAST SITE -
PRESERVED 7-STORY CANTERBURY COURT BLDG
03 level 3-4 floor plan 42ND AVE RETAIL/ BOH/ LEASING COMMER. MAIL PACKAGE RETAIL/ MECHANICAL OFFICES PARKING COMMERCIAL
66’ TRASH
resid. exterior RESIDENTIAL residential residential amenity amenity deck 20’ RESIDENTIAL RETAIL/ LOBBY COMMERCIAL RESIDENTIAL AMENITY 118’ 34’ RETAIL/COMMERCIAL
EXCEPTIONAL TREE 12TH AVE
01 ground floor plan 04 level 5 amenity floor 10’ 10’
residential residential
PARKING
15’ 134’ 5’ 5’ 5’
05 level 6-24 floor plan
02 level p3 parking plan exterior amenity deck pool
RETAIL / COMMERCIAL boh/ PARKING mechanical
10’ boh/
RESIDENTIAL mechanical residential residential RESIDENTIAL AMENITY amenity amenity
BOH / MECHANICAL
PEDESTRIAN ENTRY exterior amenity deck
VEHICLE ENTRY 06 level 25 floor plan level 25 footprint <25% of floor plate coverage and minimum 10’ distance from parapet edge.
u district / PROJECT #3033093 u district / PROJECT #3033093 60 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 61 8.0 ARCHITECTURAL MASSING CONCEPTS ARCHITECTURAL MASSING CONCEPTS 8.0 CONCEPT 1 GROUND FLOOR VIEWS CONCEPT 1 SUN STUDIES A
WINTER SOLSTICE SUMMER SOLSTICE EQUINOX
CORNER OF 12TH AND 42ND b 9:00 AM 9:00 AM 9:00 AM
NOON NOON NOON
LOOKING SOUTH ON 12TH AVE.
43RD AVE
B 3:00 PM 3:00 PM 3:00 PM 12TH AVE BROOKLYN AVE BROOKLYN
A 42ND AVE u district / PROJECT #3033093 u district / PROJECT #3033093 62 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 63 8.0 ARCHITECTURAL MASSING CONCEPTS ARCHITECTURAL MASSING CONCEPTS 8.0 CONCEPT 2 BARS TOWERS
>75’
43ND AVE
12TH AVE PODIUM WITH THRU CORRIDOR PLACE ARTICULATE + CONNECT
42ND AVE CONNECT 12TH TO BROOKLYN. PUSH NORTH TOWER SOUTH TO GIVE SPACE CONTINUE BANDING OF GROUND FLOOR PROVIDE REQUIRED SET BACKS AT PROPERTY FOR FUTURE DEVELOPMENT TO NORTH - PODIUM UP THROUGH TOWERS. LINES. MAINTAIN CODE MIN. 75’ BETWEEN TOWERS. CREATE COVERED THROUGH BLOCK CORRIDOR INTRODUCE ARTICULATION AT PODIUM TO EXPERIENCE. PROVIDE PEDESTRIAN VARIETY AT SIDEWALK AND NATRURAL LIGHT AT INNER UNITS.
concept 02 bars pros • SEPARATION TO THE NORTH ANTICIPATES POTENTIAL The through block corridor is considered an opportunity FUTURE DEVELOPMENT to have pedestrians navigate in and around ground floor • PODIUM ARTICULATION GIVES PEDESTRIAN SCALE retail spaces. A stand alone retail pavilion is surrounded • BUILDING RECESS RESPONDS TO 12TH AND 42ND VIEW OF PEDESTRIAN THROUGH BLOCK AT 12TH AVE. by public open space allowing public access in and through CORNER (100% CORNER) the project. Retail spaces front 42nd Street and also open • THERE IS A RELATIONSHIP BETWEEN TOWER AND onto the public through space. Residential amenity space PODIUM 43rd ave fronts 12th Avenue, grounding the building to the north • A VARIED SIDEWALK EXPERIENCE end of the site. Both tower lobbies are focused inward and • SLENDER NORTH AND SOUTH ELEVATIONS are accessed off the public through block corridor. The CONS podium of the north tower is seen as a split bar allowing • NORTHERN SETBACK CREATES LESS SPACE BETWEEN light between units. The two four-story podium base’s TOWERS - LIMITS LIGHT AND VIEWS height aligns with surrounding structures. Two towers • THROUGH BLOCK CORRIDOR LACKS INTUITIVE site atop these podiums with projecting horizontal forms WAYFINDING that continue the split forms of the podium, speak to the • 5TH FLOOR OUTDOOR RESIDENTIAL SPACE IS SMALL scale of the surrounding buildings, and reference recent • RETAIL SPACE WITHIN CORRIDOR IS SMALL 12th ave architectural additions to the district. The north tower has • ROOFTOP AMENITY IS NOT INTEGRATED IN SINGULAR ave brooklyn been pushed south, maintaining the minimum 75’ distance DESIGN away from the southern tower, in an attempt to provide distance from the north property line and provide relief from any future development on the lot to the north.
TYPICAL STREET SECTION AT 12TH 42nd ave
u district / PROJECT #3033093 u district / PROJECT #3033093 64 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 65 8.0 ARCHITECTURAL MASSING CONCEPTS ARCHITECTURAL MASSING CONCEPTS 8.0 CONCEPT 2 MASSING VIEWS 1) LOOKING NORTH 3) LOOKING WEST A A
b b
NE 42ND ST
2) LOOKING SOUTH 4) LOOKING EAST a A
NE 43RD ST
b 2B 2A b
43RD AVE 4A 3A BROOKLYN AVE 12TH AVE
4B 3B
42ND AVE
1A 1B
NE 43ND ST
u district / PROJECT #3033093 u district / PROJECT #3033093 66 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 67 8.0 ARCHITECTURAL MASSING CONCEPTS ARCHITECTURAL MASSING CONCEPTS 8.0 CONCEPT 2 FLOOR PLANS
BROOKLYN AVE
RESIDENTIAL RESIDENTIAL EAST SITE - 7-STORY PRESERVED CANTERBURY COURT BLDG
20’ 03 level 3-4 plan BIKE BOH/ 42ND AVE LEASING MECHANICAL TRASH BOH/ OFFICES RETAIL/ RETAIL/ BRIDGE MECHANICAL COMMERCIAL 43’ COMMER. TRASH
EXTERIOR AMENITY DECK RESIDENTIAL 80’ RESIDENTIAL LOBBY RESIDENTIAL RESIDENTIAL AMENITY RESIDENTIAL RETAIL/ AMENITY LOBBY COMMER. RETAIL/COMMERCIAL
RESIDENTIAL
12TH AVE
level 5 amenity floor 01 ground floor plan 04 plan 10’ 10’
BOH/ RESIDENTIAL RESIDENTIAL MECH.
PARKING 5’ 51’ 80’
BOH/
MECH. 5’ 5’ avg.
05 level 6-24 floor plan
02 level p2 parking plan EXTERIOR AMENITY DECK POOL
RETAIL / COMMERCIAL RESIDENTIAL RESIDENTIAL AMENITY AMENITY PARKING
RESIDENTIAL BOH/ BOH/
RESIDENTIAL AMENITY MECHANICAL MECHANICAL
BOH / MECHANICAL
PEDESTRIAN ENTRY EXTERIOR AMENITY DECK
VEHICLE ENTRY 06 level 25 floor plan
u district / PROJECT #3033093 u district / PROJECT #3033093 68 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 69 8.0 ARCHITECTURAL MASSING CONCEPTS ARCHITECTURAL MASSING CONCEPTS 8.0 CONCEPT 2 GROUND FLOOR VIEWS CONCEPT 2 SUN STUDIES A
WINTER SOLSTICE SUMMER SOLSTICE EQUINOX
CORNER OF 12TH AND 42ND b 9:00 AM 9:00 AM 9:00 AM
NOON NOON NOON
LOOKING SOUTH ON 12TH AVE.
43rd ave
B 3:00 PM 3:00 PM 3:00 PM 12th ave brooklyn ave brooklyn
A 42nd ave
u district / PROJECT #3033093 u district / PROJECT #3033093 70 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 71 8.0 ARCHITECTURAL MASSING CONCEPTS ARCHITECTURAL MASSING CONCEPTS 8.0 CONCEPT 3 SILHOUETTE PREFERRED OPTION
THROUGH CORRIDOR OPEN PLACE CARVE CORNERS ARTICULATE + CONNECT
CONNECT 12TH TO BROOKLYN. WIDEN CORRIDOR AT SIDEWALK. INTRODUCE TOWERS. INSET CORNERS - LET LIGHT IN AND CONNECT ELEMENTS VERTICALLY. INCREASE VIEWS OUT RELATE TO SURROUNDING HEIGHTS. PROVIDE REQUIRED SET BACKS AT DIFFERENTIATE GROUND LEVEL HORIZONTAL VARIETY AT BASE. PROPERTY LINES AND INCREASE AT FROM UPPER PODIUM #1 CORNER.
43ND AVE
12TH AVE
42ND AVE
concept 03 silhouette pros - WIDENING OF THROUGH BLOCK CORRIDOR AT EITHER END VIEW OF PEDESTRIAN THROUGH BLOCK AT 12TH AVE. The through block corridor is seen as a funnel – wide at 12th Avenue and tapering to a tighter space at the alley. INVITES PUBLIC ENGAGEMENT Retail spaces front 42nd Street and also open onto the PODIUM HEIGHTS RELATE TO SURROUNDINGS public through space. Retail is seen as small, hyper local, OVERLAPPING FORMS CREATE A COHESIVE RELATIONSHIP active shops to give an urban vitality to the base of the 43RD AVE BETWEEN TOWER AND BASE project and activating the public through block corridor. Residential amenity space fronts 12th Avenue, grounding VERTICAL RECESSES BREAK UP EAST AND WEST FACADES the building to the north end of the site. Both tower AND TIE INTO DISTRICT LANGUAGE lobbies are focused inward and are accessed off the public ROOTOP AMENITY HAS BEEN INTEGRATED INTO THE OVERALL through block corridor. A central light well in the north DESIGN CREATING COHESION podium allows light to come down to a ground level patio fronting the lobby and leasing spaces. The two towers CARVING OF TOWER CORNERS ALLOWS LIGHT AND VIEWS TO are seen as having a slender vertical expression. Though COME FURTHER INTO SITE similar in form and height, the towers are to be expressed A LARAGE OUTDOOR RESIDENTIAL DECK ON LEVEL 5 differently while still being of the same “family”. Both 12TH AVE BROOKLYN AVE BROOKLYN towers are located as close to their respective north and CONS south property lines to increase natural daylight and views CARVING OF CORNERS CREATES LONGER FLOOR PLATE, between. Both towers have top floor amenity spaces amd a strong signature roof line. DECREASING DISTANCE BETWEEN TOWERS THE CONTINUATION OF THE TOWER SKIN UPWARD TO SHIELD MECHANICAL INCREASES COSTS TYPICAL STREET SECTION AT 12TH OVERLAPPING FORMS INCREASES COSTS 42ND AVE u district / PROJECT #3033093 u district / PROJECT #3033093 72 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 73 8.0 ARCHITECTURAL MASSING CONCEPTS ARCHITECTURAL MASSING CONCEPTS 8.0 CONCEPT 3 MASSING VIEWS 1) LOOKING NORTH 3) LOOKING WEST A A
b b
NE 42ND ST
2) LOOKING SOUTH 4) LOOKING EAST a A
NE 43RD ST
b 2B 2A b
43RD AVE 4A 3A BROOKLYN AVE 12TH AVE
4B 3B
42ND AVE
1A 1B
NE 43ND ST
u district / PROJECT #3033093 u district / PROJECT #3033093 74 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 75 8.0 ARCHITECTURAL MASSING CONCEPTS ARCHITECTURAL MASSING CONCEPTS 8.0 CONCEPT 3 FLOOR PLANS
BROOKLYN AVE
open to EAST SITE - below RESIDENTIAL
PRESERVED 7-STORY CANTERBURY COURT BLDG RESIDENTIAL
03 level 3-4 floor plan BIKE
ENTRY 42ND AVE BOH/ bridge
TRASH 63’ MECHANICAL MAIL LEASING PARKING TRASH OFFICES 25’ RETAIL/ COMMER. PACKAGE 37’ RESIDENTIAL EXTERIOR RESIDENTIAL RESIDENTIAL AMENITY DECK LOBBY LOBBY
90’ RESIDENTIAL RETAIL/ open to AMENITY COMMERCIAL RETAIL/COMMERCIAL 37’ below RESIDENTIAL
RESIDENTIAL AMENITY
12TH AVE
level 5 amenity floor 01 ground level floor plan 04 plan 10’ 10’
RESIDENTIAL RESIDENTIAL parking
bike
15’ 103’ 5’ 5’
05 level 6-24 floor plan
02 level p3 parking plan pool
EXTERIOR RESIDENTIAL RESIDENTIAL AMENITY AMENITY AMENITY RETAIL / COMMERCIAL DECK
PARKING BOH/ MECHANICAL BOH/ RESIDENTIAL MECHANICAL
RESIDENTIAL AMENITY
BOH / MECHANICAL
exterior amenity deck PEDESTRIAN ENTRY
VEHICLE ENTRY 06 level 25 floor plan
u district / PROJECT #3033093 u district / PROJECT #3033093 76 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 77 8.0 ARCHITECTURAL MASSING CONCEPTS ARCHITECTURAL MASSING CONCEPTS 8.0 CONCEPT 3 GROUND FLOOR VIEWS CONCEPT 3 SUN STUDIES A
WINTER SOLSTICE SUMMER SOLSTICE EQUINOX
CORNER OF 12TH AND 42ND b 9:00 AM 9:00 AM 9:00 AM
NOON NOON NOON
LOOKING SOUTH ON 12TH AVE.
43RD AVE
B 3:00 PM 3:00 PM 3:00 PM 12TH AVE BROOKLYN AVE BROOKLYN
A 42ND AVE u district / PROJECT #3033093 u district / PROJECT #3033093 78 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 79 8.0 ARCHITECTURAL MASSING CONCEPTS ARCHITECTURAL MASSING CONCEPTS 8.0 CONCEPT 3 RENDERINGS
1 3
2
2
1 3
u district / PROJECT #3033093 u district / PROJECT #3033093 80 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 81 9.0 DEPARTURES DEPARTURES 9.0 DEPARTURE 1 - MAXIMUM WIDTH DEPARTURE 3 - ROOF AMENITY SETBACK
CODE SUMMARY CODE SUMMARY MAXIMUM WIDTH AND DEPTH LIMITS ROOFTOP FEATURES SMC 23.48.635 BRIDGE SMC 23.48.025.C Maximum width and depth limit of above-grade structure 15 feet above maximum height limit, so long as combined = 250’ coverage of all these features do not exceed 25 percent All portions of the same story that are horizontally of the roof area = Solar collectors, stair penthouses, contiguous, including any portions connected by doorways, mechanical equipment, atriums, greenhouses, solariums, ramps, bridges, elevated stairways, and other such devices, (<250’=ok) and covered or enclosed common amenity areas for shall be included in the measurement of width and depth. structures exceeding 125’ in height. 220’ structure width Roof coverage of the above features may be increased to
388’ 65 percent of roof area provided that all mech equipment REQUESTED DEPARTURE is screened and no rooftop features are located closer than
A departure is requested to allow for an elevated bridge 26’ 10 feet to roof edge. connecting two structure that share common residential amenities. The bridge covers approximately 320 sf and is approximately 50’ high. This bridge would otherwise REQUESTED DEPARTURE connect the two structures into one and would be greater A departure is requested to allow for an integrated rooftop than the maximum allowable width of 250’. Apart from feature (enclosed common amenity area and mechanical the bridge, the structures themselves are less than 250’ equipment) that does not need to set back 10’ from the wide and meet code. (<250’=ok) edge of roof and covers more than 65% of the roof area.
JUSTIFICATION 140’ structure width JUSTIFICATION The bridge connection allows residents from either tower The rooftop feature for this project is seen as an integrated ease of access to exterior open spaces up high without part of the overall, cohesive design. This project is a having to go to the ground floor and back up. dynamic addition to the U-District skyline and the roof form is seen as critical to the success of its place in that RELEVANT DESIGN GUIDELINES understanding. “Design the layout of the open space and surrounding uses intentionally to function as shared community space.” RELEVANT DESIGN GUIDELINES The intent is to provide easeier access to increase this “Develop an architectural concept that will result in a unifed shared community sensibility. and functional design that fts well on the site and within its surroundings.” “Transiton to the Sky & Skyline Compositon: Create an intentonal, designed terminus to the tall form and enhance the skyline (not a simple fat ‘cut-of’). Integrate all roofop elements and uses into the overall design, including mechanical screens, maintenance equipment, amenity spaces and lightng. Applicants should design and show how the tall buildings will contribute to the overall skyline profle and variety of forms.” The integration of the roof feature within the overall look and feel of the project results in a unified design that will fit within the context and provide an elegant transition to DEPARTURE 2 - SEPARATION FROM TOWER TO PORTIONS OF PROJECT ABOVE 45’ the skyline. CODE SUMMARY UPPER LEVEL DEVELOPMENT STANDARDS IN SM-U ZONES SMC 23.48.645 “A minimum separation of 75 feet is required between any highrise portion of a structure and all other portions of the same structure that exceed 45 feet in height, or portions of other structures on the lot that exceed 45 feet in height” REQUESTED DEPARTURE A departure is requested to exclude parapets, guardrails (and potential mech. screens) that are above 45’ in height from the separation requirements for high-rise portions of the structure. JUSTIFICATION The project looks to create a variety of heights at the podium roof line. This includes parapets that provide guardrail protection, as well as parapets which part of the podium stormwater retention planters. RELEVANT DESIGN GUIDELINES “Use high qality materials and finishes for all service screening” “that reinforces the design concept and contributes to visual interest” “Provide architectural interest with legible roof lines or the top of the structure”
u district / PROJECT #3033093 u district / PROJECT #3033093 82 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 83 10.0 LANDSCAPE LANDSCAPE 10.0 LANDSCAPE PRECEDENT IMAGERY
NE 43RD ST (GREEN STREET) 12TH AVE NE (NEIGHBORHOOD GREENWAY) AVE 12TH (NEIGHBORHOOD NE BROOKLYN AVE NE (GREEN STREET)
NORTH TOWER
CANTERBURY APARTMENTS
MID-BLOCK CONNECTION
MID-RISE BUILDING SOUTH TOWER
NE 42ND ST (GREEN STREET)
01 streetscape plan
u district / PROJECT #3033093 u district / PROJECT #3033093 84 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 85 10.0 LANDSCAPE LANDSCAPE 10.0
NE 43RD ST 12TH AVE NE
147+ Hillclimb 144+
RETAIL RETAIL 157+ 150+ 150+
PLAZA SEATING AMENITY ENTRY ICON LOBBY 103’ LOBBY 150+ 150+ 38’ NORTH TOWER 150+
SOUTH TOWER RETAIL 151+ 150+ 30’ 12TH AVE NE RETAIL ALLEY
ALLEY 151+ CANTERBURY
147+ APARTMENTS BROOKLYN AVE NE LOBBY
LOBBY 150+ 156+
144+ RAMP 151+ MID-BLOCK CONNECTION 158+
LOBBY RETAIL 156+ LOBBY RETAIL RETAIL 24’ 156+ CANTERBURY MID-RISE RETAIL APARTMENTS BUILDING 154+ 101’ SOUTH RAMP TOWER
RETAIL 156+ RETAIL 156+
RETAIL SEATING 133.5+ 140+ 154+ 158+
NE 42ND ST
BROOKLYN AVE NE
01 landscape plan 01 mid-block connection plan
u district / PROJECT #3033093 u district / PROJECT #3033093 86 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 87 10.0 LANDSCAPE LANDSCAPE 10.0 12th ave ne (neighborhood greenway) ne 42nd street (green street)
UNITS
UNITS 60’ RIGHT-OF-WAY 60’ RIGHT-OF-WAY
EXISTING LOBBY BLDG
RETAIL
SIDEWALK PLANTING TRAVEL LANE + PLANTING SIDEWALK PLANTER PLAZA SIDEWALK PARKING TRAVEL TRAVEL PARKING SIDEWALK RETAIL SHARROWS LANE LANE + CURB SEATING b streetscape section a streetscape section BULB
12TH AVE NE TRAFFIC CIRCLE MODIFICATIONS
CURB EXTENSION STREET TREES
8’ SIDEWALK
B STREET TREES A
EXISTING CURB ALIGNMENT NE 42ND ST 12TH AVE NE
01 streetscape plan 01 streetscape plan
sdot street concept plan
u district / PROJECT #3033093 u district / PROJECT #3033093 88 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 89 11.0 PROJECT EXAMPLES PROJECT EXAMPLES 11.0 ANKROM MOISAN ARCHITECTS ANKROM MOISAN ARCHITECTS
u district / PROJECT #3033093 u district / PROJECT #3033093 90 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 91 11.0 PROJECT EXAMPLES PROJECT EXAMPLES 11.0 LANDMARK PROPERTIES LANDMARK PROPERTIES
MECH. UNIT LOUVER TYP.
METAL PANEL METAL PANEL
CONCRETE BLOCK FINISH AT GARAGE DECORATIVE SCREEN W/ OPENINGS FOR GARAGE VENTILATION GREEN WALL
ALUMINUM STOREFRONT SYSTEM
NEW STREET PERSPECTIVE Landmark Properties: Project Examples
10
u district / PROJECT #3033093 u district / PROJECT #3033093 92 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 93 thank you