3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 Architects 3 1 2 3 4 5 6 7 1

Early3272 Design Guidance Fuhrman Application - East Design Review Ave Board E February 25 2015

TABLE of CONTENTS

Sunnyside Ave. N Ave. Sunnyside Eastern Ave. N 1st Ave. NE 2nd Ave. NE Latona Ave. NE 4th Ave. NE 5th Ave. NE Interstate 5 7th Ave. NE 8th Ave. NE Eastlake Ave. E 12th Ave. NE Brooklyn Ave. NE NE University Way 15th Ave. NE 1 OBJECTIVES 4 EDG Application 5

2 URBAN DESIGN ANALYSIS 6 Zoning Summary 7 Architectural Context 9 Vicinity Map 10 Transit Map 11 Adjacent Uses 12 Corners 14

3 SITE ANALYSIS 16 Site Survey 18 Site Conditions and Constraints 19 Existing Site Conditions 20

Portage Bay Place 22 NE Pacific St. Site Strategy 24

4 MASSING ALTERNATIVES 26 Alternative 1 26 Lake Union Alternative 2 30 Alternative 3 34 NE Columbia Rd. Comparisons 38 Portage Bay 5 DEPARTURE SUMMARY 39

6 DESIGN GUIDELINES 40

7 COMPLETED WORK 46 Harvard Ave. Harvard Ave. E Fuhrman Ave. Fuhrman Ave. E

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 3 1 2 3 4 5 6 7 1. OBJECTIVES

OBJECTIVES Design and construct a mixed-use building containing 65 apartment units and 2 commercial units.

Number of Apartment Units (Approx.) 63

Amount of Commercial Square Footage (Approx.) 2,060

Number of Parking Spaces 25

Number of Bike Parking Spaces 70

Sustainability Achieve a 4-Star Built Green certification.

TEAM ARCHITECT b9 architects

DEVELOPMENT Views at Portage Bay LLC

STRUCTURAL Malsam Tsang Structural Engineering

GEOTECHNICAL PanGEO, Inc.

Ave E Fairview

I-5 Ave E Ave Ave E Ave

Ave E E Place

Eastlake Harvard Franklin Ave E Fuhrman Fuhrman Portage Bay Bay Portage

4 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects CITY of SEATTLE Application for Early Design Guidance

PART I: CONTACT INFORMATION PART II: SITE AND DEVELOPMENT INFORMATION 1. Property Address 3272 Fuhrman Ave E 1. Please describe the existing site, including location, existing uses and/or 2. Project number 3018824 structures, topographical or other physical features, etc.

3. Additional related project number(s): N/A The existing site is located at the corner of Eastlake Avenue E on Fuhrman Avenue E at the south approach to the University Bridge. The site slopes 4. Owner/Lessee Name Views at Portage Bay LLC downs to the northeast falling approximately 26 feet to Portage Bay Place E. There are no existing structures on the site. The existing structure was 5. Contact Person Name Bradley Khouri demolished.

Firm b9 architects 2. Please indicate the site’s zoning and any other overlay designations, Mailing Address 610 2nd Avenue including applicable Neighborhood Specific Guidelines. City State Zip Seattle, WA 98104 Phone 206.297.1284 The lot is zoned NC2P-40 and lies in the Eastlake Residential Urban Email address [email protected] Village. Since there are no Neighborhood Specific Guidelines the City-wide guidelines will be used.

3. Please describe neighboring development and uses, including adjacent 6. Applicant’s Name Bradley Khouri zoning, physical features, existing architectural and siting patterns, views, Relationship to Project Architect community landmarks, etc.

7. Design Professional’s Name Bradley Khouri The site is located in the NC2P-40 zone and abuts several other zones: Address 610 2nd Avenue LR3 to the southeast, SF5000 to the north across Portage Bay Place E, C1- Phone 206.297.1284 40 to the west across Eastlake Avenue E with NC2P-40 continuing across Email address [email protected] Fuhrman Avenue E to the southwest, transitioning to NC3-40. Adjacent architectural and siting patterns are diverse, the strongest pattern the adjacent house boats along Portage Bay Avenue E. The site has views of Portage Bay and the University Bridge to the north and east. The site, COMMUNITY OUTREACH previously the home of the Red Robin, has been vacant since March 2010. The applicant has met with neighborhood groups on three occasions. The meetings included the 4. Please describe the applicant’s development objectives, indicating types Eastlake Community Council, members of the Portage Bay Community Council as well as individual of desired uses, structure height (approx), number of residential units neighbors thwho expressed interest. (approx), amount of commercial square footage (approx), and number of parking stalls (approx). Please also include potential requests for departure from development stadards.

The proposal is for a two structures that will house approximately 63 apartments including studio,1-bedroom and 2-bedroom units, street-level commercial uses, and below-grade parking for approximately 25 vehicles. There will be approximately 2,000 sf of commercial space at the corner of Eastlake Avenue E and Fuhrman Avenue E.

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 5 SF 5000

SF 5000 LR3 1 2 3 4 5 6 7 URBAN DESIGN ANALYSIS

LR3 NC1-30

LR2 C2-40 MIO IC-45

IB U/45 ADDRESS NORTH PASSAGE PARK 3272 Fuhrman Ave. E

LOT SIZE IB U/45 15,620 SF IC-45 SF 5000 ZONING NC2P-40

SEPA Review Required SOUTH PASSAGE PARK MIO

C1-40

PORTAGE BAY

NC2P-40 LR3 LAKE UNION IB U/45 C2-40

C1-40 NC2P-40 LR1

SF 5000

NC3-40

LR3

Fuhrman IB U/45 I-5 Ave E SF 5000

Ave E Ave E Fairview Eastlake Harvard Ave. E C2-40

6 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects LR2 RC SF 5000 LR3 RC LR2

LR2 NC3P-40

NC2P-40 SF 5000 LR2 LR3 RC

NC2-40 SF 5000 LR2

SF 5000

LR2

SF 5000 LR2 SF 5000 SF 5000 SF 5000

LR NC SF C IG IB IC SM/D PARK MIO MR 1 1 5000 1 1

2 2 7200 2 2

3 3 9600 ZONING SUMMARY 23.47A.004 PERMITTED USES: • Residential permitted outright, commercial permitted with limitations based on use. meet the storage space requirements shown in Table A for 23.54.040 for residential 23.47A.015 VIEW CORRIDORS development, plus 50 percent of the requirement for nonresidential development. In mixed 23.47A.005 STREET LEVEL USES: • On lots that are partially within the Shoreline District, a view corridor shall be required for the use developments, storage space for garbage may be shared between residential and • Residential uses may occupy no more than 20 percent of the street-level, street-facing entire lot if the portion of the lot in the Shoreline District is required to provide a view corridor nonresidential uses, but separate spaces for recycling shall be provided. façade in a pedestrian designated zone. under the Seattle Shoreline Master Program. • For developments with 9 dwelling units or more, the minimum horizontal dimension of required storage space is 12 feet. 23.47A.008 STREET LEVEL DEVELOPMENT: • Blank segments of the street-facing facade between 2 feet and 8 feet above the sidewalk 23.47A.016 LANDSCAPING AND SCREENING STANDARDS • Landscaping that achieves a Green Factor score of 0.30 or greater is required. may not exceed 20 feet in width and may not exceed 40 percent of the width of the façade 23.60.014 SUPPLEMENTAL REGULATIONS • Street trees are required when any development is proposed. Existing street trees shall be • The height permitted in the Shoreline District shall be the lower of the heights permitted by of the structure along the street. retained unless the Director of Transportation approves their removal. the applicable shoreline environment and the underlying zone. • Sixty percent of the street-facing facade between 2 feet and 8 feet above the sidewalk shall • If it is not feasible to plant street trees in a right-of-way planting strip, a 5-foot setback shall be transparent. be planted with street trees along the street property line or landscaping other than trees • Nonresidential uses shall extend an average depth of at least 30 feet and a minimum depth 23.60.020 SUBSTANTIAL DEVELOPMENT PERMIT shall be provided in the planting strip, subject to approval by the Director of Transportation. • No development shall be undertaken in the Shoreline District without first obtaining a of 15 feet from the street-level street-facing facade. substantial development permit from the Director. • Nonresidential uses at street level shall have a floor-to-floor height of at least 13 feet. • At least one of the street-level street-facing facades containing a residential use shall have a 23.47A.022 LIGHT AND GLARE • Exterior lighting must be shielded and directed away from adjacent uses. visually prominent pedestrian entry 23.60.632 HEIGHT IN THE URBAN STABLE ENVIRONMENT • Interior lighting in parking garages must be shielded to minimize nighttime glare affecting • The maximum height shall be thirty feet in all locations. • The floor of a dwelling unit located along the street-level street-facing facade shall be at nearby uses. least 4 feet above or 4 feet below sidewalk grade or be set back at least 10 feet from the sidewalk. 23.60.952 HEIGHT MEASUREMENT 23.47A.024 AMENITY AREA • Height of structures shall be determined by measuring from the average grade of the lot • Amenity areas are required in an amount equal to 5 percent of the total gross floor area in immediately prior to the proposed development to the highest point of the structure not 23.47A.012 HEIGHT: residential use. otherwise excepted from the height limits. Calculation of the average grade level shall be In zones with a 40 foot mapped height limit: • All residents shall have access to at least one common or private amenity area. made by averaging the elevations at the center of all exterior walls of the proposed building • The height of a structure may exceed the otherwise applicable limit by up to 4 feet provided • Amenity areas shall not be enclosed. or structure. either a floor-to-floor height of 13 feet or more is provided for nonresidential uses at street • Common amenity areas shall have a minimum horizontal dimension of 10 feet, and no level or a residential use is located on a street-level, street-facing facade, and the first floor common amenity area shall be less than 250 square feet in size. of the structure at or above grade is at least 4 feet above sidewalk grade. • Private balconies and decks shall have a minimum area of 60 square feet, and no horizontal • Open railings, planters, skylights, clerestories, greenhouses, solariums, parapets and dimension shall be less than 6 feet. firewalls may extend up to 4 feet above the otherwise applicable height limit, whichever is higher. • Mechanical equipment may extend up to 15 feet above the applicable height limit, as long 23.47A.032 PARKING LOCATION AND ACCESS • Access to parking shall be from the alley if the lot abuts an alley improved to the standards as the combined total coverage of all features gaining additional height does not exceed 20 of Section 23.53.030.C percent of the roof area, or 25 percent of the roof area if the total includes stair or elevator penthouses or screened mechanical equipment. • Stair and elevator penthouses may extend above the applicable height limit up to 16 feet. 23.54.015 AND 23.54.030 PARKING: • For nonresidential uses in Urban Villages that are not within an Urban Center or the Station Area Overlay District, if the nonresidential use is located within 1,320 feet of a street with 23.47A.013 FLOOR AREA RATIO: frequent transit service, then there is no minimum requirement. • 40’ Height Limit - 3.25 x 15,620 SF = 50,765 square feet allowable • For all residential uses in commercial and multifamily zones within Urban Villages that are not within an Urban Center or the Station Area Overlay District, if the residential use is 23.47A.014 SETBACK REQUIREMENTS located within 1,320 feet of a street with frequent transit service then there is no minimum • A setback is required where a lot abuts the intersection of a side lot line and front lot line of requirement. a lot in a residential zone. • ! bicycle parking space will be required per every 4 residential units. • A 15 foot setback is required above 13 feet in height along any side lot line that abuts a residential zone 23.54.040 SOLID WASTE • Mixed use development that contains both residential and nonresidential uses shall

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 7 1 2 3 4 5 6 7 URBAN DESIGN ANALYSIS

ARCHITECTURAL CONTEXT

The architectural context in the neighborhood contains a diversity of scale, material, and type that contributes to the livability and material quality of the neighborhood. Especially notable is the historic Martello Condominium across the street to the south on Fuhrman Ave E. Several new developments have been proposed and completed recently and are complemented by a strong presence of house boats along Portage Bay.

1 The Martello Condominium 2 Shorecrest Condominium 4 units 9 units Built: 1916 Built: 1928 Interstate 5 Eastlake Ave. E South Passage Point Park

1 4 3

Lake Union 7 2

5 6 8 Fuhrman Ave. E 6 Ruby Condominium 7 Union Bay Lofts 52 units 18 units Built: 2008 Built: 2008

Fairwiew Ave. E Harvard Ave. E

8 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 3 Lanai Apartments 4 Single Family House Boat 5 Single Family Residence 28 units Built: 1988 Built: 2014 Built: 1955

8 Single Family Residence 9 Single Family Residence 10 Single Family Residence Built: 1922 Built: 1922 Built: 2005

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 9 1 2 3 4 5 6 7 URBAN DESIGN ANALYSIS

VICINITY MAP

The adjacent diagram indicates the a possible massing strategy that Project Site responds to the site’s topography. Stepping down the hill, it describes the maximum allowable height for the proposed project. The aerial illustration also reveals the height of the adjacent properties relative to the proposal. There is an eclectic mix of scales and styles in the neighborhood ranging from small house boats to recent larger mixed- use developments. Immediately adjacent to the site, the University Interstate 5 Bridge connects the Eastlake neighborhood to the University District to the north. Interstate 5 is shown as well, elevated above the neighborhood.

Eastlake Ave. E

10 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects INTERSTATE 5 TRANSIT AND ACCESS

BURKE-GILMAN TRAIL PUBLIC TRANSIT This site is well served by several bus lines that connect to points north and south including Downtown, Capitol Hill, U-District, Laurelhurst, and Northgate,

BICYCLE ACCESS Bicycles routes connect this site south to South Lake Union, Downtown, and Capitol Hill. Across the bridge to the north is direct NORTH PASSAGE POINT PARK access to the Burke Gilman Trail.

31 32

EASTLAKE AVE E LAKE UNION 1 Bus stop at Fuhrman Ave E. and Broadway E. 2 SOUTH PASSAGE POINT PARK

PORTAGE BAY

49 3 66 70 71 72 25 1 73 83

BUS ROUTE 2 Bike lanes on University Bridge 3 Bus stop and bike lanes at Eastlake Ave E. and Harvard Ave E. BIKE ROUTE BUS STOP VEHICLE ACCESS SITE

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 11

FAIRVIEW PARK 1 2 3 4 5 6 7 URBAN DESIGN ANALYSIS

INTERSTATE 5 EASTLAKE AVE E ADJACENT USES

South Passage Point Park 4 PORTAGE BAY

LAKE UNION 10

1 36

4 28

3 5

9 33 3 4 3 9 6 1 Eastlake Ave E. contains a varitiy of Sidewalk fronting retail and offices. 4 18 3 6

FUHRMAN AVE E

30 2

2 5

2 A pedestrian environment is generated by street frontage.

3 7 2

3 52 12 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 22

3 3

21 25 2

127 39 2

RESIDENTIAL COMMERCIAL INSTITUTIONAL MIXED USE OFFICE MEDICAL INDUSTRIAL PARK

SMALL single family RETAIL EDUCATIONAL

SMALL duplex/triplex RESTAURANT RELIGIOUS

MEDIUM 4-10 units GROCERY GOVERNMENTAL

LARGE 10+ units 3 A houseboat on Portage Bay. 4 A houseboat on Portage Bay.

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 13 1 2 3 4 5 6 7 URBAN DESIGN ANALYSIS

CORNERS The architectural acknowledgment of a corner is accomplished in a variety of ways. At right are examples along Eastlake Ave E. An established pattern of mixed use buildings that hold the corner set a precedent for the proposed apartment building.

Street corner on Fuhrman Ave E. and Eastlake Ave E. Street corner on E Allison St. and Eastlake Ave E.

Street corner on E Lynn St. and Eastlake Ave E. (Google Maps) Street frontage-corner on Harvard Ave E. and Eastlake Ave E.

14 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects CIRCULATION PRECEDENT In studying the design of linear courtyards, we find that a combination of planting and seating can produce a space that is inviting and activated by the residents. The project proposes a linear exterior space that will be activiated by decks and walkways.

San Francisco, CA Richardson Aptartments David Baker Architects

Capital Hill 3515-3519 Wallingford Ave N courtyard view 1411 E. Fir St. courtyard view Chophouse Row b9 architects b9 architects Sundberg Kennedy Ly-Au Young Architects

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 15 1 2 3 4 5 6 7 SITE ANALYSIS

2 1

South Passage Point Park

Lake Union

3 4

Fuhrman Ave. E

Fairwiew Ave. E Eastlake Ave. E Harvard Ave. E

16 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 1 East Side of Eastlake Ave E

SITE Fuhrman Avenue E Harvard Avenue E

2 West Side of Eastlake Ave E

Fuhrman Avenue E ACROSS FROM SITE

3 North Side of Fuhrman Ave E

Eastlake Avenue E SITE

4 South Side of Fuhrman Ave E

Broadway Avenue E Franklin Avenue E ACROSS FROM SITE Eastlake Avenue E

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 17 1 2 3 4 5 6 7 SITE ANALYSIS

SITE SURVEY

18 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects LAKE UNION

SITE CONDITIONS & CONSTRAINTS

APARTMENT

TO UNIVERSITY DISTRICT SOUTH PASSAGE PARK APARTMENT

PORTAGE BAY

LAKE UNION OFFICE

VIEWS TO PORTAGE BAY

SF SUNSET DOT ROW SUNRISE JUNE 21 JUNE 21 SF APARTMENT

INTERSTATE 5 SF

EASTLAKE AVE E SITE DROPS TO ALLEY PORTAGE BAY PL E SF

MIXED USE SF

CONDO LEE ST. SUNSET SUNRISE APARTMENT DEC. 21 DEC. 21 OFFICE

APARTMENT

CONDO FUHRMAN AVE E CONDO VIEWS TO MIXED USE LAKE UNION TO DOWNTOWN AND TRIPLEX APARTMENT SOUTH LAKE UNION CONDO CONDO

TRIPLEX APARTMENT APARTMENT VIEWS TO SPACE NEEDLE

5TH AVE. N

TRIPLEX

BHY KRACKE PARK DUPLEX SUNSET SUNRISE TAYLOR AVE. N JUNE 21 JUNE 21 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 19

FRANKLIN AVE E APARTMENT CONDO

SUNSET SUNRISE DEC. 21 DEC. 21

VIEWS TO DOWNTOWN TO UPPER QUEEN ANNE HIGHLAND DR.

CENTER

TO SEATTLE TO 1 2 3 4 5 6 7 SITE ANALYSIS

EXISTING SITE CONDITIONS The site slopes down from Fuhrman Avenue E to the north where it meets Portage Bay PL E. On the west side, the site is bounded by Eastlake Avenue E, that transitions to the University Bridge, connecting the University District and 5 Downtown. There are no existing structures on the site currently.

2 6 1

1 View from NE 2 View from SW

20 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 3 View from NW 4 View from E

5 View from NW 6 View from SW

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 21 1 2 3 4 5 6 7 SITE ANALYSIS

PORTAGE BAY PLACE E

Seattle passed ordinance number 66087 in 1936, naming the alleys in Blocks 41 and 42 Portage Bay Place E.

1 Portage Bay Place E provides access to the rear of the parcels facing Fuhrman Avenue E and single family residences and house boats along Portage Bay. The roadway 2 terminates approximately 1,200 feet southeast of the University Bridge overpass. There are approximately 80 structures along the north side of roadway and an addtional 20 structures on the south side. Many of the properties on the south side take access from Fuhrman Avenue E only. The roadway accesses parking that overlaps private and city property. Portage Bay Place E is used for pedestrian and vehicular access, requiring all vehicles to turn around at the southeastern end.

Portage Bay PL E.

1 view of Portage Bay PL E. looking west

map of Portage Bay 1905 map of Portage Bay 1912 1 view of Portage Bay PL E. under University Bridge

22 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects satellite image of Portage Bay 1937 satellite image of Portage Bay 2012

I-5

Ave E Ave Ave E Ave Ave E Ave E Ave Ave E Ave E Ave E Ave E

Fairview Eastlake Harvard Franklin Ave E Fairview Eastlake Harvard Franklin Ave E

Fuhrman Fuhrman Fuhrman Fuhrman

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 23 1 2 3 4 5 6 7 SITE ANALYSIS

SITE STRATEGY The site slopes dramatically from southwest to northeast effecting the allowable height of the proposed alternatives. An exploration of the site’s dimensions and constraints exposes possible solutions. By dividing the site into two structures, our architectural solution follows the topography and maintains an appropriate height at the corner of Eastlake Avenue E and Fuhrman Avenue E.

Eastlake Ave. E Fuhrman Ave. E

SITE

24 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects DIVIDE SUBTRACT ADDITION

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 25 1 2 3 4 5 6 7 MASSING ALTERNATIVES

3 1

24 ALTERNATIVE 1 26 28 Alternative 1 is a code-compliant scheme that contains 55 Advantages: 28 30 32 30 32 apartment units and 1 commercial space. The apartment • Code-compliant 34 34 36 36 units are divided into 39 one-bedroom, 4 two-bedroom, and Issues: 38 38 13 studio units. This alternative is broken into two buildings • Only one building has a direct connection to 40 N 30°15'24" W 178.56' 4 VEHICLE divided by a linear open circulation courtyard. Fuhrman Avenue E. ENTRY • Small commercial space on the corner.

N 28°42'08" E 300.00' BM6 42 44

PO24 10.00' 20'D 1 48

50 N 28°42'08" E 128.39'

N 59°46'59" E

58 RESIDENT ENTRY

60 Fuhrman Ave E Eastlak BS10

Eastlak 10'D

e Ae A CY6 vv 62 ennueu e PI14 Portage Bay PL 16'D

East 10'D East 112.28'

COMMERCIAL RESIDENT 66 ENTRY 64 ENTRY 3 7 . 5 ' R / W

A SECTION FuhrmFauhnrm Aanv Aevennuee Ea Est ast

171.38' 6

62 2

SITE PLAN A

26 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 1 View from NE

2 View from SW

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 27 1 2 3 4 5 6 7 MASSING ALTERNATIVES

28 28 28 28 30 30 30 30 32 32 32 32 34 34 34 34 36 36 36 36 38 38 38 38

40 40 N 30°15'24" W 178.56' N 30°15'24" W 178.56'

BM6 BM6 42 42 44 44 46 46

PO24 PO24

20'D 10.00' 20'D 10.00'

1 1 48 48

N 28°42'08" E 128.39' N 28°42'08" E 128.39' 50 50

52 52

N 59°46'59" E N 59°46'59" E 54 54

56 56

58 58

60 60 BS10 BS10 Eastlak Eastlak 10'D 10'D

e e A A CY6 CY6 v v62 62 PI14 PI14 enue East enue East 16'D 16'D 10'D 10'D 112.28' 112.28'

66 66 64 64

Fuhrman Avenue East Fuhrman Avenue East Garage Floor Basement Floor 171.38' 171.38'

28 28 28 28 30 30 30 30 32 32 32 32 34 34 34 34 36 36 36 36 38 38 38 38

40 40 N 30°15'24" W 178.56' N 30°15'24" W 178.56'

BM6 BM6 42 42 44 44 46 46

PO24 PO24

10.00' 20'D 10.00' 20'D

1 48 48

N 28°42'08" E 128.39' N 28°42'08" E 128.39' 50 50 52 352 View from NE

N 59°46'59" E

N 59°46'59" E 54 54

56 56

58 58

60 60 BS10 BS10 Eastlak Eastlak 10'D 10'D

e e A CY6 A CY6 v 62 PI14 v 62 PI14 enue 16'D enue 16'D

10'D 10'D East East 112.28' 112.28'

66 66 64 64

Fuhrman Avenue East Fuhrman Avenue East Ground Floor First Floor 171.38' 171.38'

28 28 28 28 30 30 30 30 32 32 32 32 34 34 34 34 36 36 36 36 38 38 38 38

40 40 N 30°15'24" W 178.56' N 30°15'24" W 178.56'

BM6 BM6 42 42 44 44 46 46

PO24 PO24

20'D 10.00' 20'D 10.00'

1 1 48 48

N 28°42'08" E 128.39' N 28°42'08" E 128.39' 50 50

52 52

N 59°46'59" E N 59°46'59" E 54 54 Studio

56 56

58 58 1 Bedroom

60 60 BS10 BS10 Eastlak Eastlak 2 Bedroom 10'D 10'D e e A A CY6 CY6 v v 62 62 PI14 PI14 enue enue 16'D 16'D 10'D 10'D East East 112.28' 112.28' Commercial

66 66 64 64

Fuhrman Avenue East Fuhrman Avenue East Second Floor Third Floor 171.38' 171.38' 4 View from NW

28 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 5 View from SW 6 View from SE

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 29 1 2 3 4 5 6 7 MASSING ALTERNATIVES

3 1

24 ALTERNATIVE 2 26 28 Alternative 2 is similar to Alternative 1 but seeks a departure Advantages: 28 30 32 30 32 from the side setback requirement. This scheme contains •Side setback departure allows for a larger 34 34 36 36 59 apartment units split between 42 1-bedroom units, 6 commercial space. 38 38 2-bedroom and 10 studio units and 1 commercial space. •Side setback departure allows for a more 40 4 N 30°15'24" W 178.56' The side setback departure allows for the residential units residential units. VEHICLE ENTRY along Fuhrman Avenue E. to be dispersed throughout the Issues: north structure making room for a larger more continuous • Requires departure from theN 28°42'08 " Eside 300.00' setback BM6 42 commercial space and provides more residential units. requirement 44

• Only one building is directly connected to 46 Fuhrman Avenue E.

PO24 10.00' 20'D 1 48

50 N 28°42'08" E 128.39'

N 59°46'59" E

RESIDENT ENTRY 60 Fuhrman Ave E Eastlak BS10

Eastlak 10'D

e Ae A CY6 vv 62 Portage Bay PL ennueu e PI14 16'D

East 10'D East 112.28'

COMMERCIAL 66RESIDENT ENTRY 64 ENTRY 3 7 . 5 ' R / W Fuhrman Avenue East A SECTION Fuhrman Avenue East

171.38' 6

62 2

SITE PLAN A

30 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 1 View from NE

2 View from SW

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 31 1 2 3 4 5 6 7 MASSING ALTERNATIVES

28 28 28 28 30 30 30 30 32 32 32 32 34 34 34 34 36 36 36 36 38 38 38 38

40 40 N 30°15'24" W 178.56' N 30°15'24" W 178.56'

BM6 BM6 42 42 44 44 46 46

PO24 PO24

20'D 10.00' 20'D 10.00'

1 1 48 48

N 28°42'08" E 128.39' N 28°42'08" E 128.39' 50 50

52 52

N 59°46'59" E N 59°46'59" E 54 54

56 56

58 58

60 60 BS10 BS10 Eastlak Eastlak 10'D 10'D

e e A A CY6 CY6 v v62 62 PI14 PI14 enue East enue East 16'D 16'D 10'D 10'D 112.28' 112.28'

66 66 64 64

Fuhrman Avenue East Fuhrman Avenue East Garage Floor Basement Floor 171.38' 171.38'

28 28 28 28 30 30 30 30 32 32 32 32 34 34 34 34 36 36 36 36 38 38 38 38

40 40 N 30°15'24" W 178.56' N 30°15'24" W 178.56'

BM6 BM6 42 42 44 44 46 46

PO24 PO24

10.00' 20'D 10.00' 20'D

1 48 48

N 28°42'08" E 128.39' N 28°42'08" E 128.39' 50 50 52 352 View from NE

N 59°46'59" E

N 59°46'59" E 54 54

56 56

58 58

60 60 BS10 BS10 Eastlak Eastlak 10'D 10'D

e e A CY6 A CY6 v 62 PI14 v 62 PI14 enue 16'D enue 16'D 10'D 10'D E East ast 112.28' 112.28'

66 66 64 64

Fuhrman Avenue East Fuhrman Avenue East Ground Floor First Floor 171.38' 171.38'

28 28 28 28 30 30 30 30 32 32 32 32 34 34 34 34 36 36 36 36 38 38 38 38

40 40 N 30°15'24" W 178.56' N 30°15'24" W 178.56'

BM6 BM6 42 42 44 44 46 46

PO24 PO24

20'D 10.00' 20'D 10.00'

1 1 48 48

N 28°42'08" E 128.39' N 28°42'08" E 128.39' 50 50

52 52

N 59°46'59" E N 59°46'59" E 54 54 Studio

56 56

58 58 1 Bedroom

60 60 BS10 BS10 Eastlak Eastlak 2 Bedroom 10'D 10'D e e A A CY6 CY6 v v 62 62 PI14 PI14 enue enue 16'D 16'D 10'D 10'D East East 112.28' 112.28' Commercial

66 66 64 64

Fuhrman Avenue East Fuhrman Avenue East Second Floor Third Floor 171.38' 171.38' 4 View from NW

32 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 5 View from SW 6 View from SE

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 33 1 2 3 4 5 6 7 MASSING ALTERNATIVES

3 1

24 ALTERNATIVE 3 26 28 Like alternative 1 and 2, alternative 3 is broken into two Advantages: 28 30 32 30 32 structures which contain 63 apartment units. These are • Both structures have a direct connection to 34 34 36 36 divided into 40 one-bedroom, 5 two-bedroom, and 18 studio Fuhrman Avenue E. 38 38 units. The side setback departure allows for both structures • Side setback departure allows for a larger 40 N 30°15'24" W 178.56' to have a direct connection to Fuhrman Avenue E. to the commercial space. 4 VEHICLE ENTRY south. In addition, the residential units along Fuhrman • A step down in building height on Fuhrman

Avenue E. to be dispersed throughout the north structure Avenue E. as the site movesN 28°42'08" E east 300.00' toward the BM6 42 making room for a larger more continuous commercial Lowrise zone. Height and Bulk are reduced in 44 space. The height is reduced at the transition to the abutting this location to create a well-scaled street facade. 46 Lowrise zone where the departure is requested, adjacent to a blank wall and surface parking area. Issues:

PO24 10.00' • Requires departure from the side setback 20'D 1 48 requirement.

50 N 28°42'08" E 128.39'

N 59°46'59" E

60 Fuhrman Ave E Eastlak BS10

Eastlak 10'D

e Ae A CY6 vv 62 Portage Bay PL ennueu e PI14 16'D

East 10'D East 112.28'

COMMERCIAL RESIDENT RESIDENT 66 ENTRY 64 ENTRY ENTRY 3 7 . 5 ' R / W

A SECTION FuhFruhmrmaan A vAenvue nEauste East

171.38' 6

62 2

SITE PLAN A

34 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 1 View from NE

2 View from SW

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 35 1 2 3 4 5 6 7 MASSING ALTERNATIVES

28 28 28 28 30 30 30 30 32 32 32 32 34 34 34 34 36 36 36 36 38 38 38 38

40 40 N 30°15'24" W 178.56' N 30°15'24" W 178.56'

BM6 BM6 42 42 44 44 46 46

PO24 PO24

20'D 10.00' 20'D 10.00'

1 1 48 48

N 28°42'08" E 128.39' N 28°42'08" E 128.39' 50 50

52 52

N 59°46'59" E N 59°46'59" E 54 54

56 56

58 58

60 60 BS10 BS10 Eastlak Eastlak 10'D 10'D

e e A A CY6 CY6 v v62 62 PI14 PI14 enue East enue East 16'D 16'D 10'D 10'D 112.28' 112.28'

66 66 64 64

Fuhrman Avenue East Fuhrman Avenue East Garage Floor Basement Floor 171.38' 171.38'

28 28 30 30 28 28 32 32 34 34 30 36 30 36 32 32 38 38 34 34 36 36 38 38 40 N 30°15'24" W 178.56' 40 N 30°15'24" W 178.56'

BM6 42 44 BM6 42 46 44 46

PO24

20'D 10.00'

1 48 PO24 20'D 10.00'

1 48 N 28°42'08" E 128.39'

50 N 28°42'08" E 128.39' 50 52 52

N 59°46'59" E 54 3 View from NE N 59°46'59" E 54 56 56

58 58

60 BS10 60 Eastlak BS10 10'D Eastlak

e 10'D A CY6 v 62 e enue PI14 16'D A CY6 v 62 enue PI14 10'D East 16'D 112.28' 10'D East 112.28' 66 64 66 64

Fuhrman Avenue East Fuhrman Avenue East

Ground Floor 171.38' First Floor 171.38'

28 28 28 28 30 30 30 30 32 32 32 32 34 34 34 34 36 36 36 36 38 38 38 38

40 40 N 30°15'24" W 178.56' N 30°15'24" W 178.56'

BM6 BM6 42 42 44 44 46 46

PO24 PO24

20'D 10.00' 20'D 10.00'

1 1 48 48

N 28°42'08" E 128.39' N 28°42'08" E 128.39' 50 50

52 52

N 59°46'59" E N 59°46'59" E 54 54 Studio

56 56

58 58 1 Bedroom

60 60 BS10 BS10 Eastlak Eastlak 2 Bedroom 10'D 10'D e e A A CY6 CY6 v v 62 62 PI14 PI14 enue enue 16'D 16'D 10'D 10'D East East 112.28' 112.28' Commercial

66 66 64 64

Fuhrman Avenue East Fuhrman Avenue East Second Floor Third Floor 171.38' 171.38' 4 View from NW

36 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 5 View from SW 6 View from SE

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 37 1 2 3 4 5 6 7 MASSING ALTERNATIVES

ALTERNATIVE 1 ALTERNATIVE 2 Alternative 1 is a code-compliant scheme that contains 55 apartment units and Alternative 2 is similar to Alternative 1 but seeks a departure from the side 1 commercial space. The apartment units are divided into 39 one-bedroom, 4 setback requirement. This scheme contains 59 apartment units split between 42 two-bedroom, and 13 studio units. This alternative is broken into two buildings 1-bedroom units, 6 2-bedroom and 10 studio units and 1 commercial space. The divided by an open circulation courtyard. side setback departure allows for the residential units along Fuhrman Avenue E. to be dispersed throughout the north structure making room for a larger more continuous commercial space.

Advantages: Advantages: • Code-compliant •Side setback departure allows for a larger commercial space. Issues: Issues: • Only one building has a direct connection to Fuhrman Avenue E. • Requires departure from the side setback requirement • Small commercial space on the corner. • Only one building is directly connected to Fuhrman Avenue E.

Aerial View looking SW Aerial View looking SW

38 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects ALTERNATIVE 3 REQUESTED DEPARTURE Like alternative 1 and 2, alternative 3 is broken into two structures which contain

63 apartment units. These are divided into 40 one-bedroom, 5 two-bedroom, CODE SECTION and 18 studio units. The side setback departure allows for both structures to AND AMOUNT OF SUPPORTED DESIGN ITEM REQUIRED PROVIDED JUSTIFICATION have a direct connection to Fuhrman Avenue E. to the south. In addition, the REQUIREMENT DEPARTURE GUIDANCE residential units along Fuhrman Avenue E. to be dispersed throughout the NAME north structure making room for a larger more continuous commercial space. 1 SIDE B.1 A TRIANGULAR 0'-‐0" SETBACK B.1 0'-‐0" IN ORDER TO PROVIDE A MORE APPEALING EDGE CS2-‐D-‐5 RESPECT FOR SETBACK SHAPED SETBACK PROVIDED SETBACK TO THE NEIGHBOR, WE HAVE PROPOSED A ADJACENT SITES The height is reduced at the transition to the abutting Lowrise zone where the SMC 23.47A.014 WITH FRONT AND ALONG SOUTH REQUESTED REDUCTION IN HEIGHT ALONG THE PROPERTY LINE departure is requested, adjacent to a blank wall and surface parking area. SIDE DIMENSIONS 47 FEET OF EAST WHILE INCREASING HEIGHT ALONG EASTLAKE CS1-‐C-‐1 LAND FORM Advantages: OF 15'-‐0" PROPERTY LINE, B.2 A AVENUE E. • Both Structures have a direct connection to Fuhrman Avenue E. 5'-‐0" SETBACK REDUCTION CS2-‐B-‐2 CONNECTION B.2 10' SETBACK PROVIDED FOR TO A 5'-‐0" THIS ALSO ALLOWS FOR A TRANSISTION FROM THE TO THE STREET • Side setback departure allows for a larger commercial space. FOR PORTIONS OF REMAINING 52 SETBACK LOWER DENSITY OF FUHRMAN AVENUE E. TO THE • A step down in building height on Fuhrman Avenue E. as the site THE STRUCTURE FEET OF EAST ABOVE 13'-‐0" HIGHER DENSITY OF EASTLAKE AVENUE E. moves east toward lower density. Height and Bulk are ABOVE 13'-‐0" PROPERTY LINE reduced in this location and create a well-scaled street facade.

Issues: • Requires departure from the side setback requirement.

CODE COMPLIANT ALTERNATIVE ADJACENT APARTMENT BUILDING

PREFERRED ALTERNATIVE ADJACENT APARTMENT BUILDING Aerial View looking SW

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 39 1 2 3 4 5 6 7 DESIGN GUIDELINES

CONTEXT & SITE CS2 URBAN PATTERN AND FORM A. LOCATION IN THE CITY AND NEIGHBORHOOD This proposal is located at the northestern edge of the Eastlake Neighborhood, just south of the University Bridge, a very visible and well-known location in the city. Located at a CS1 NATURAL SYSTEMS AND SITE FEATURES crux between South Lake Union, North Capitol Hill, and the U-District, this location is well-situated and connected. The immediate vicinity consists of a mix of residential and B. SUNLIGHT AND VENTILATION commercial structures, with house boats adjacent to the north. The site is located at a prominent corner with great access to daylight and air. All proposals split the project into two structures allowing for greater access to light and air. In addition B. ADJACENT SITES, STREETS, AND OPEN SPACES the proposals follow the sloping topography to allow for maximum liight and air to adjacent Located at the corner of Fuhrman Avenue E and Eastlake Avenue E, site is bounded sites. Rooftop structures are by Portage Bay Place E to the north and a multi-story apartment to the east that was constructed in 1955. To the north across Portage Bay Place E are 9 single family C. TOPOGRAPHY houseboats. To the west is the University Bridge. Across Fuhrman Ave E to the south is the The site slopes down from Fuhrman Avenue E southwest to northeast towards Portage Bay Structures built on bluff above Portage Bay PL. Martello Condominium Building. The proposal provides a balance to the block by creating a Place E. All design proposals follow the site’s topography, stepping down the slope. In structure at the corner that frames the view over the bridge. A large open space is located each, the project is split into two structures, one high at Fuhrman Avenue E and one low at to the west of the site that can be activated and maintained by the proposed mixed-use Portage Bay Place E. development. The space is currently pay surface parking accessed from the site. In the future it can be a publicly accessible privately maintained open space that provides a D. PLANTS AND HABITAT landscaped pedestrian connection between Fuhrman Avenue E and Portage Bay Place E. Across Portage Bay Place E from the site are several large deciduous trees that provide a screen for much of the year from the north and northeast. The mixed-use proposal fills C. RELATIONSHIP TO THE BLOCK most of the development site with an open walkway at grade between the two proposed The proposal is located at a prominent corner of Eastlake Avenue E and Fuhrman Avenue structures. This gap combined with a generous roof deck on the northern structure will E. This intersection offers a void that will be framed with the siting of the proposal. A mixed- incorporate landscape elements. use proposal, the structure will add commercial presence at the corner with the residential access to the southeast. The prominent corner creates an opportunity for a strong urban E. WATER edge that is well-scaled at three-stories to its surroundings. The design of the proposed project will be influenced by providing views to Portage Bay and creating a designed transition between water, houseboats and the higher density of D. HEIGHT, BULK, AND SCALE Eastlake Aveneue E. Although the site is zoned NC2P-40, the Urban Stable designation limits the structure height to 30 feet. Each proposed alternative addresses the height, bulk and scale in a similar way. Two structures are proposed that step down the hill towards the northeast, An example of the residental fabric of Portage Bay. following the topography. In each alternative slight variations result in more or less height and bulk at the southeast portion of the site.

40 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects CS3 ARCHITECTURAL CONTEXT AND CHARACTER

A. EMPHASIZING POSITIVE NEIGHBORHOOD ATTRIBUTES The proposal provides an approach to massing that steps down the hill in order to respond to the topography and respect the adjacent character. This particular corner is a unique opportunity in the city to provide a solution that embraces to its surroundings while providing a bold statement. The adjacency to the shoreline and University Bridge create connections to Seattle’s waterfront.

B. LOCAL HISTORY AND CULTURE Site of the original Red Robin restaurant, the storied student hangout at the south end of Seattle’s University Bridge, the location is well known

throughout Seattle. The Red Robin on this site, opened more than 40 Houseboats on Partage Bay adjacent to years ago, closed on March 21, 2010, the building deemed too expensive proposed project. to maintain. The site sits above a small community of house boats and currently is utlizied as a surface parking lot. The proposed structures will remember the Red Robin and seek to provide new life to such a high profile site.

An Adjacent houseboat on Portage Bay PL.

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 41 1 2 3 4 5 6 7 DESIGN GUIDELINES

create a safe enviroment by providing lines of sight and encourageing natural surveillance. PUBLIC LIFE Residential lobbies connect direclty to Fuhrman Avenue E. Lighting will provide sufficient illumination for pathways and entries.

PL1 CONNECTIVITY C. WEATHER PROTECTION

A. NETWORK OF OPEN SPACES The design team is proposing overhead weather protection that will be used for both the A large open space is located to the west of the site that can be activated and maintained retail and residential entries. These proposals will be tied into the overall design of the by the proposed mixed-use development. The space is currently pay surface parking buildings. accessed from the site. In the future it can be a publicly accessible privately maintained Separation of the proposed project into two structures open space that provides a landscaped pedestrian connection between Fuhrman Avenue E D. WAYFINDING allowing for circulation between them. and Portage Bay Place E. In addition, an open, exterior residentail lobby court will provide The design team is working to incorporate awnings as signals for entry that are unique for an experiential connection between the two structures and the sidewalk along Fuhrman residential and retail entries that will highlight the building at its prominent corner. Avenue E. Exteror walkways provide connections between the structures above and below PL3 STREET LEVEL INTERACTION street level.

A. ENTRIES B. WALKWAYS AND CONNECTIONS Retail entries will include adequate space for several patrons to enter and exit simultaneus- Exterior walkways and decks will be incorporated into the design as a means of providing ly and be placed at the southwest corner to extend the retail space along Eastlake Avenue safety and security, enlivening the pedestrian realm, and signifying human scale occupa- E. To emphasize the residential entry as a more private space, the entries will be located tion. The will be visible from the street and connect residents and the neighborhood. away from the corner to the east of the retail entry and be slightly recessed off of the street. This provides a transition between the retail of Eastlake Avenue E and the residential char- C. OUTDOOR USES AND ACTIVITIES acter along Fuhrman Avenue E. A shared rooftop deck on the northern structure combined with private balconies and

shared exterior walkways will allow for a variety of outdoor uses. B. RESIDENTIAL EDGES Ground-level residential edges for both structures are proposed at the east, north, and PL2 WALKABILITY west sides with access from Fuhrman Avenue E. These edges are located off of the main

A. ACCESSIBILITY commercial street and are designed to provide privacy and security from adjacent struc- The project will meet all of the requirements for accessibility according to ADA standards. tures. Elements such as exteror walkways and a rooftop amenity area will provide spaces Access to retail spaces seeks to minimize the use of ramps and stairs internal to the for interation between residents and visitors and are contained away from the abutting project. The design team is also working to improve access for bicycles into the apartment residential uses. The design of the ground floor will also make space for interaction by way building and the bicycle storage located in the below-grade garage. of recessed entries and residential lobbies.

Views p.rovided by proposed project B. SAFETY AND SECURITY The proposal include a retail / restaurant space that will provide street level transarency to

42 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects C. RETAIL EDGES The retail edge of the proposed mixed-use building extends the established pattern of East- lake Avenue E. A porous edge opens at the corner to both abutting streets and highlights the visual connection between the street and the activities within.

PL4 ACTIVE TRANSPORTATION

A. ENTRY LOCATIONS AND RELATIONSHIPS The primary residential and commercial entries are located along Fuhrman Avenue E. Residents and visitors will have direct access to transit and adjacent retail along Eastlake Avenue E.

B. PLANNING AHEAD FOR BICYCLISTS The proposal incorporates bicycle storage located in the below-grade garage for at least 70 bicycles and a maintenance room to facilitate this mode of travel. Adjacent to the site, there are two bike routes located along Fuhrman and Eastlake Avenues with easy access to both residential and comercial entries. The site location provides easy access to the University, Transit stop on Eastlake Avenue E. Wallingford, Fremont and Ballard via the Burke GIlman trail, directly across the University Bridge, as well as easy access to the Eastlake neighborhood, Montlake, South Lake Union and Downtown Seattle.

C. PLANNING AHEAD FOR TRANSIT Commercial and residental entries are located along Fuhrman Avenue E with close proxidi- ty to two transit stops that include eight bus line connections.

Commercial frontage along Eastlake Avenue E.

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 43 1 2 3 4 5 6 7 DESIGN GUIDELINES

B. ARCHITECTURAL AND FAÇADE COMPOSITION DESIGN CONCEPT The design team has worked to generate a well-proportioned composition with special consideration of the street-facing facades. A system of exterior balconies, awnings, and massing will be used to highlight certain volumes while maintaining a consistent language throughout the project. The Fuhrman Avenue E facade in the preferred alternative is DC1 PROJECT USES AND ACTIVITIES separated at the street to invite residents and visitors into the site. To the east the structure

A. ARRANGEMENT OF INTERIOR USES steps down to less than two stories where it abuts the adjacent Lowrise zoning, to the west The arrangement of uses within the building is consistent with the surrounding neighbor- it continues at three stories around the corner to Eastlake Avenue E. A rhythm of modula- hood. The highest degree of visibility is given to the retail space placed at the corner of tion is proposed that creates vertical recesses along the Eastlake and Portage Bay Place E Fuhrman Avenue E and Eastlake Avenue E. Lobby spaces connect directly to the sidewalk facades. and will share an outdoor court for access from Fuhrman Avenue E. Services that require direct access to the street, trash and the electrical vault, are placed in the below-grade C. SECONDARY ARCHITECTURAL FEATURES parking garage under the north structure. The design team is developing a compositional strategy that will employ decks, awnings, parapets and cornice treatments to anchor the building on the corner and define the struc- Transition area between commercial and residental ture’s presence at all three street edges and internally. along Fuhrman Avenue E. B. VEHICLE ACCESS AND CIRCULATION Vehicular access will be from Portage Bay Place E at the eastern edge of the site. This location is intended to minimize the conflict between motorists, pedestrians, and bicyclists DC3 OPEN SPACE CONCEPT on Fuhrman Avenue E and provide the largest buffer from the University Bridge overpass

at Portage Bay Place E. Bicycle access will be through the garage directly and via the A. BUILDING OPEN SPACE RELATIONSHIPS elevator from the lobby at Fuhrman Avenue E. The preferred massing scheme is designed as two structures pulled apart to allow for east- west circulation, access from Fuhrman Avenue E, and access to natural daylight. This open C. PARKING AND SERVICE USES space connects directly to the street and is activated by a network of exterior walkways. Parking will be provided in a below-grade garage accessed from Portage Bay Place E. This This break in the mass reduces the scale from north to south along Eastlake Avenue E that garage will also provide Bicycle storage and maintainence as well as trash and recyling. connects to the pedestrian access from Fuhrman Avenue E. Supplementing the internal open space relationships is the potential for a large continuous open space at grade to be- DC2 ARCHITECTURAL CONCEPT tween the site and the University Bridge. It has the potential to be activated and maintained

A. MASSING by the proposed mixed-use development as a publicly accessible privately maintained The site’s geometry and topography is unusual. Its north side is longer than its south side open space that provides a landscaped direct pedestrian between Fuhrman Avenue E and while the grade change across the site is approximately 26 feet from south to north. The Portage Bay Place E. proposed massing is organized into two structures that step down the hill. This design B. OPEN SPACES USES AND ACTIVITIES The proposed below-grade parking garage will be strategy reduces the mass of the building to a scale that is consistent with the adjacent accessed from Portage Bay PL. uses along each edge. Smaller setbacks and modulation coupled with balconies and mate- Open spaces will be considered and designed to accommodate a variety of uses and will rial variation will be utilized to further erode the perceptible mass of the structure. incorporate seating and planting that will thrive. A stair is proposed at the base of the right-of-way buffer between the Unviersity Bridge and the west edge of the site. A carefully considered roof deck will encourage activity and communcation between residents and their immediate surroundings.

44 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects DC4 MATERIALS

A. BUILDING MATERIALS The design team is considering the use of durable and warm materials consistent with the neighborhood. Materials will be used to create an attractive and inviting street edge. Pattern and rhythm in the alternation of façade materials is also being considered as a method of Fuhrman Avenue E. breaking down the scale of the building and calling out individual floors and units. Masonry, prevalent in the immediate neighborhood is being considered along with large glazing for a

strong and resilient proposal. Portage Bay PL

B. SIGNAGE Signage is a significant component of the street fabric along FuhrmanAvenue E. The design team proposes an approach to signage that is incorporated with weather protection and is of a consistent design language as those secondary architectural elements of the proposal.

The proposed massing considers the context by steping down the slope. C. LIGHTING Lighting will be considered in such a way that promotes safety and security, while also respecting the adjacent properties and adding a level of warmth and detail to the pedestrian realm.

D. TREES, LANDSCAPE AND HARDSCAPE MATERIALS The landscape design is being driven by a concept that seeks to create a large open space located to the west of the site that was part of the original parcel but was taken by city ordinance for the construction of the University Bridge. This space, currently off-street pay surface parking, can be activated and maintained by the proposed mixed-use development. This space in combination with street trees and other hardscape and landscape will distin- guish the commercial and residential edges of the project.

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 45 1 2 3 4 5 6 7 COMPLETED WORK

COMPLETED WORK

3515 Wallingford Ave N 1818 E Yesler Way 1818 E Yesler Way

46 3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 208 18th Avenue E 1504 19th Avenue 90 E Newton Street 1411 E Fir Street

3272 Fuhrman Ave E | #3018824 | EDG Packet | February 25 2015 architects 47