4TH AVENUE 3RD AVENUE - seattlepi.com · 2011. 4. 1. · Spaces for street level uses should be...

1ST AVENUE

2ND AVENUE

3RD AVENUE

CE

DA

R S

TRE

ET

CLA

Y S

TRE

ET

VIN

E S

TRE

ET

WA

LL S

TRE

ET

BAT

TER

Y S

TRE

ET

BR

OA

D S

TRE

ET

DENN

Y WA

Y

4TH AVENUE

SITE

2625 Third Avenue – Recommendation Meeting (DPD# 3011119)prepared for 3rd & Cedar LLC

February 22, 2011

2625 Third Avenue – Recommendation Meeting3rd & Cedar LLC

February 22, 201109013

1

Development Objectives and Aerial Photograph

N

PROJECT DESCRIPTION

The proposed mixed-use residential project will be comprised of ground level retail with 26 fl oors of apartments above and fi ve levels of parking below grade. In all three alternatives the parking is concealed from view with access from the alley.

The development site is located at the south corner of the intersection of Third Avenue and Cedar Street in the Belltown neighborhood. Third Avenue is a princi-ple transit street with access to multiple bus lines including the soon to be imple-mented Rapid Ride transit system. Cedar Street is a designated Green Street, with Green Street development currently implemented between Western and 1st Avenue only. The development site is, however, two blocks southwest via Cedar Street from Tilikum Place - an established pedestrian scale amenity with eclectic restaurants, mature street trees and the landmark Chief Seattle statue. Develop-ment of Cedar Street as a Green Street is not only an opportunity to progress toward the goal of a continuous Green Street, but also an opportunity to strengthen the pedestrian connection to Tilikum Place.

The buildings in the project’s vicinity can be characterized by mid-century one, two, and three story commercial and retail buildings interspersed with multi-story residential buildings built between 1980 and present.

APPROXIMATE DEVELOPMENT OBJECTIVES

310 residential units4,000 square feet of ground-level retail160 parking stalls

SPACE NEEDLE

PACIFICSCIENCECENTER

MOSLERLOFTS

TILIKUMPLACE

CENTENNIALTOWER

FOUNTAINCOURT

FIRESTATION #2

BELLTOWNCOURT

WESTERN AVENUE

1ST AVENUE

2ND AVENUE

3RD AVENUE

CE

DA

R S

TRE

ET

CLA

Y S

TRE

ET

VIN

E S

TRE

ET

WA

LL S

TRE

ET

BAT

TER

Y S

TRE

ET

BE

LL S

TRE

ET

BR

OA

D S

TRE

ET

DENN

Y WA

Y

TAYLOR AVENUE N

JOHN

STR

EET

EA

GLE

STR

EE

T

4TH AVENUE

5TH AVENUE

6TH AVENUE

SEATTLEHEIGHTS

THEMcGUIRE

SITE


February 22, 201109013

2

Urban Design Diagram

N

ELEPHANTCARWASH

ANTIOCHUNIVERSITY

BR

OA

D S

TRE

ET

CLA

Y S

TRE

ET

GR

EE

N S

TRE

ET

BE

LL S

TRE

ET

PAR

K B

OU

LEVA

RD

CE

DA

R S

TRE

ET

GR

EE

N S

TRE

ET

VIN

E S

TRE

ET

GR

EE

N S

TRE

ET

WA

LL S

TRE

ET

BAT

TER

Y S

TRE

ET

BE

LL S

TRE

ET

GR

EE

N S

TRE

ET

1ST AVENUE

WESTERN AVENUE

2ND AVENUE

4TH AVENUE

7TH AVENUE

6TH AVENUE

TAYLOR AVENUE N

JOHN

STR

EET

EA

GLE

STR

EE

TDE

NNY

WAY

DENN

Y W

AY

OLYMPIC SCULPTURE PARK

SEATTLECENTER SPACE

NEEDLE

EXPERIENCE MUSIC

PROJECT

PACIFICSCIENCECENTER

SITE

TILIKUMPLACE

WIN

TER

SUN

SUM

MER

SUN

5 POINTINTERSECTION

REGRADEPARK

BUS ROUTES 3/4/16BUS ROUTES 1/2/13

PROJECT SITE

PUBLIC PARKS

3RD AVE BUS ROUTES

RAPID RIDE STATION STOP

BUS STOP

SHARED STOP

MONO RAIL

MAJOR THOROUGHFARES

BIKE LANE

SUN

APPROXIMATE 5 MINUTE WALK(1/10 OF A MILE)

DESIGNATED GREEN STREET

BELL STREET PARK BOULEVARD

IMPLEMENTED GREEN STREET

LEGEND

The development site is a short walk to cultural and recreational opportunities such as Tilikum Place, Seattle Center, the Olympic Sculpture Park, and Regrade Park (also known as Beltown’s dog park). Continued development of Clay, Cedar, and Vine as Green Streets coupled with the Bell Street Park Boulevard will increase Belltown’s pedestrian friendly environment. The project is also proximate to various transportation opportunities which include: the shared Metro/Rapid Ride bus stop located in the project’s right-of-way; the designated bike lane along 2nd Avenue; and Denny Avenue which connects to I-5 and I-90.


February 22, 201109013

3

Design Guidlines

The Downtown Design Guidelines and Belltown Design Guidelines listed below are those considered most applicable to the development site by the DRB at the EDG meeting.

A-1 RESPOND TO THE PHYSICAL ENVIRONMENT

Develop an architectural concept and compose the building’s massing in response to geographic conditions and patterns of urban form found nearby or beyond the immediate context of the building site.

A-2 ENHANCE THE SKYLINE

Design the upper portion of the building to promote visual interest and variety in the downtown skyline.

B-1 RESPOND TO THE NEIGHBORHOOD CONTEXT

Develop an architectural concept and compose the major building elements to reinforce desirable urban features existing in the surrounding neighborhood.

c. Design visually attractive buildings that add richness and variety to Belltown, including creative contemporary architectural solutions.

B-2 CREATE A TRANSITION IN BULK & SCALE

Compose the massing of the building to create a transition to the height, bulk, and scale of development in nearby less intensive zones. New buildings should be compatible with the scale of development surrounding the project site.

The objective of this guideline is to discourage overly massive, bulky or unmodulated structures that are unsympathetic to the surrounding context.

B-4 DESIGN A WELL-PROPORTIONED & UNIFIED BUILDING

Compose the massing and organize the publicly accessible interior and exterior spaces to create a well-proportioned building that exhibits a coherent architectural concept. Design the architectural elements and fi nish details to create a unifi ed building, so that all components appear integral to the whole.

C-1 PROMOTE PEDESTRIAN INTERACTION

Spaces for street level uses should be designed to engage pedestrians with the activities occurring within them. Sidewalk related spaces should appear safe, welcoming, and open to the general public.

C-3 PROVIDE ACTIVE-NOTBLANK-FACADES

Buildings should not have large blank walss facing the street, especially near sidewalks.

C-4 REINFORCE BUILDING ENTRIES

To promote pedestrian comfort, safety, and orientation, reinforce the building’s entry.

C-6 DEVELOP THE ALLEY FACADE

To increase pedestrian safety, comfort, and interest: develop portions of the alley facade in response to the unique conditions of the site or project.

D-1 PROVIDE INVITING & USABLE OPEN SPACE

Design public open spaces to promote a visually pleasing, safe, and active environment for workers, residents, and visitors. Views and solar access from the principal area of the open space should be especially emphasized.

D-3 PROVIDE ELEMENTS THAT DEFINE THE PLACE

Provide special elements on the facades, within public open spaces, or on the sidewalk to create a distinct, attractive, and memorable “sense of place” associated with the building.

Green Streets: Green Streets are street rights-of-way that are enhanced for pedestrian circulation and activity with a variety of pedestrian-oriented features, such as sidewalk widening, landscaping, artwork, and traffi c calming. Interesting street level uses and pedestrian amenities enliven the Green Street and lend special identity to the surrounding area.

E-2 INTEGRATE PARKING FACILITIES

Minimize the visual impact of parking by integrating parking facilities with surrounding development. Incorporate architectural treatments or suitable landscaping to provide for the safety and comfort of people using the facility as well


February 22, 201109013

4

Zoning Map

N

CLA

Y S

TRE

ET

CE

DA

R S

TRE

ET

VIN

E S

TRE

ET

WA

LL S

TRE

ET

2ND AVENUE

3RD AVENUE

4TH AVENUE

5TH AVENUE

FOURTH AVENUE N

TAYLOR AVENUE N

DENN

Y WA

Y

SITE

DMC-240/290-400

SM-85

DMC-85

DMR/R-125/65

DMR/C-125/65

DMR/C-240/125

DMR/R-85/65DMR/R-240/65

DMR/R-125/65

ZONING LEGEND

PROJECT SITE

ICON/HISTORIC BUILDINGS*

400’ MAX HEIGHT

240’ MAX HEIGHT

125’ MAX HEIGHT

85’ MAX HEIGHT

*as identified in Belltown Design Guidelines

Within the DMR/R-240/65 zone, the development site borders a 125’ zone providing an opportunity for the project to be a transition between the 240’ and 125’ zones. The site is also within a few blocks of at least seven different zones, suggesting the lack of a consistent overall zoning strategy for this portion of Belltown.


February 22, 201109013

5

Existing Use and Tree Survey

N

CLA

Y S

TRE

ET

CE

DA

R S

TRE

ET

VIN

E S

TRE

ET

WA

LL S

TRE

ET

2ND AVENUE

3RD AVENUE

4TH AVENUE

5TH AVENUE

4TH AVENUE N

DENN

Y W

AY

SITE

1

2 3 4 5 6

7

8

14131211109

15

M

M

MM

MM

M

M

M

PE

PL PL

PEPEPE

PE

PE

M

M

M

MM

MMM

M

MM

M

MMM

M

O O O O O O OO

G

G

G

H

HHH H H

H

H H H H H

HHHHHH H H H H H H

E E E E E E E

H

L

L

L

EE H

M

S

S

16 17

2721 22 23

313029

35343332

37 403938 41 42 43 44

24 25 2628

36

18

19 20

102

104

106

108

110

112

120

122

124

126

118

122

124

Studio 2602 (Hair Salon)William Collier DesignRick Gustafson DesignEmerald City Design (Interior Design)Centennial CourtBelltown VideoGrange Insurance GroupNew Horizons MinistriesDiamond ParkingThrive CommunitiesCross Cut Public MediaRed PropellerDevelopment Site for Alto ApartmentsRite AidBelltown Martial Arts & FitnessSandi Choe PhotographyCRC DesignLavalobe, LLCState Farm InsuranceLtd Real EstateGrange Insurance GroupPrivate CourtyardTRF Pacific, LLCReal Property Investors, LLCLe P’tit BistroSeattle Heights (Apartments)The Home OfficeInternational KitchensCarpenters Local 131Quint EBY SalonUrban EaseMcGuire ApartmentsFedExLocal VineLighting SupplyVacantHarbor Heights (Apartments)Seattle Nails1st Security BankStar Equity ManagementThird and Wall Art GroupExficio (Clothing)JQB Yacht DesignEuphoria Co SalonFancy CleanersArbor DeliSeattle Celars Wine MerchantUW Medicine Beltown Clinic

22

23

24252627

2829

3031

323334

35

36

37383940

41

42

43

44

12

3

4

567

8910

11

121314

151617

18

19

20

21

Zeeks PizzaTilkum PlaceChief Seattle Statue5 Point Cafe and Bar5 Point LaundromatGolden Singha (Restaurant)Cafe BellaEdwards House (Residence)Musa DesignSteve Fey Fine Arts PhotographyG ForceNorthwest Business TelecomunicationsThe Davenport (Apartments)Artisan CafeRejuvenateMontreauxThe Devonshire (Apartments)Parking2770 4th Avenue (Apartments)Katie’s Formal WearTaco DelMarTillicum Place CafeSublime Hair SalonBambino’s East Coast PizzeriaBayview Tower ApartmentsStonecliff ApartmentsMedallion Imports Corporation (Carpet)Zeitoon (Cafe)Fonte Micro Coffee RoasterSidney (Apartments)The Vermont InnWatermark at the RegradeJohn L. Scott Real EstateCommercial Office InteriorsThompson Team Real EstateShallots Asian BistroThe FrameryCentennial (Apartments)Boulangerie Nantaise (Bakery)Rockin’ (Restaurant)Mosler LoftsThe Green Leaf CafeShore Bank PacificStreet Bean EspressoKroll Map CompanyBelltown Healing ArtsBelltown ChiropracticDaria Reaga Ph. DCP Uniforma

EXISTING NEARBY USES

PL

PE

S

G E

H

L

O

MSycamore

Sweet Gum

Honey Locust

Flowering Plum

Hybrid Elm

Flowering Pear

Maple

Linden

Red Oak


February 22, 201109013

6

6 Rite Aid5 New Horizons Ministry (looking West)

9 – McGuire Building (looking North)

10 – Bay Vista Tower (looking West) 11 – Harbour Heights (looking West)KEY PLAN

1 – Mosler Lofts, Kroll Maps (looking North) 2 – 4th & Vine Building, Musicians Union, Old Vine Court (looking East)

7 – Grange Insurance Building & Plaza (looking North)

3 – Alto Apartments (looking East)

8 – Seattle Heights (looking North)

4 – Kiro 7 News (looking West)

Nearby Structures

N

BR

OA

D S

TRE

ET

CLA

Y S

TRE

ET

CE

DA

R S

TRE

ET

VIN

E S

TRE

ET

WA

LL S

TRE

ET

1ST AVENUE

2ND AVENUE

3RD AVENUE

DENN

Y W

AY

SITE

1 2 3

4 5 6

7 8 9

10 11


February 22, 201109013

7

Site Analysis

0 10 20 40 N

The development site is currently occupied by a one-story offi ce building completed in 1954 and occupied by the American Lung Association since 1985. Recently the third avenue right-of-way received transit corridor improvements which include a corner curb bulb, widened sidewalks and new street trees. Paid parking as an accessory use occurs on to the alley side of the building. The proposed development will include demolition of the existing building and surface parking lot. All proposed parking for the new development will be below grade.

The Seattle Heights building uses the alley for access to light and air for its residences. While the proposed project will contain alley-facing units, alternative massing is proposed to create a greater separation between units in Seattle Heights’ residences and the development site’s residences. This increased separation will provide more privacy for both developments than the massing which is allowed by code.

EXISTING STREET TREESBUS RAPID TRANSIT

EXISTING PARKING(14 STALLS)

GARAGE ENTRY

ALLEYENTRY

SERVICEENTRY

LOADING ENTRY

BUS RAPID TRANSIT

PARKING

GRANGE INSURANCEPARKING/PLAZA

SEATTLE HEIGHTSCONDOMINIUMS

3RD AVENUE

CE

DA

R S

TRE

ET

(GR

EE

N S

TRE

ET)

VIN

E S

TRE

ET

(GR

EE

N S

TRE

ET)

NEWHORIZON

MINISTRIES

MOSLERLOFTS

KROLLMAPS

ALTO APARTMENTSSITE

OLD VINE COURT

EXISTINGAMERICAN LUNG

ASSOCIATION BUILDING120’X74’

+0’-0”

+1’-0”

+5’-3” +3’-3”

118’

116’

114’

116’

118’

120’

122’

122’ 120’

124’

EXISTING BUILDING120’X108’

PROJECT SITE


February 22, 201109013

8

VICINITY DIAGRAM

3RD

AVEN

UE

2ND

AVE

NU

E

CEDAR STREET

SITE

24

1

3

Vicinity Diagram and Site Photographs

1 – 2612 3rd Avenue (project site) looking SouthWest 2 – Project Site looking SouthEast

3 – Project Site looking NorthWest 4 – Project Site looking East


February 22, 201109013

9

THE NORTH SIDE OF CEDAR STREET

THE SOUTH SIDE OF CEDAR STREET

3rd Avenue2nd Avenue Alley 4th Avenue

4th Avenue 3rd Avenue AlleyAlley2nd AvenueProject Site

Cedar Street Photographs

ALTO

MOSLERLOFTS

SEATTLEHEIGHTS

HARBOURHEIGHTS


February 22, 201109013

10

THE WEST SIDE OF 3RD AVENUE

THE EAST SIDE OF 3RD AVENUE

Vine Street Cedar Street

Cedar Street Vine Street

Project Site

Wall Street

3rd Avenue Photographs

SEATTLEHEIGHTS

ALTO

THE MCGUIRE

MOSLERLOFTS


February 22, 201109013

11

SMC 23.49.158 DOWNTOWN MIXED RESIDENTIAL, COVERAGE AND FLOOR SIZE LIMITS

A. Coverage. 1. Except on lots located in the DMR/R eight-fi ve (85) foot height district, portions of structures above sixty-fi ve (65) feet shall meet the following coverage limits:

B. Floor size. Each fl oor in portions of structures above an elevation of one hundred twenty-fi ve (125) feet shall have a maximum gross fl oor area of eight thousand (8,000) square feet.

Site Massing and Lot Coverage Analysis

Percent of Coverage Permitted by Lot Size

Elevation of Portion of Structure (in feet) 0-19,000 SF

19,001-25,000 SF

25,001-38,000 SF

Greater Than 38,000 SF

0-65 100% 100% 100% 100%

66-85 75% 65% 55% 45%

86-125 65% 55% 50% 40%

126-240 N/A 45% 40% 35%

45% LOT COVERAGE

65’

85’

25’

40’

50% LOT COVERAGE

55% LOT COVERAGE

100% LOT COVERAGE

LOT SIZE: 25,920 SQUARE FEETBUILDING MASS: 3,793,750 CUBIC FEET(FULL BLOCK DEVELOPMENT)

COMBINED SITE

MASSING DIAGRAM OF 240’ LOT BASED ON CODE

GREEN STREET SETBACK


February 22, 201109013

12

Zoning Context

EXISTINGBUILDINGS

MAXIMUM HEIGHTBY ZONING

SITE ZONING ENVELOPE (PROPOSED)


February 22, 201109013

13

Illustrative Site Plan

0 5 10 20 N

RESIDENTIAL LOBBY

RETAIL

+5’-3” +3’-3”

+0’-0”+1’-0”

CE

DA

R S

TRE

ET

GR

EE

N S

TRE

ET

VIN

E S

TRE

ET

GR

EE

N S

TRE

ET

ENTRY

RITEAID

DR

OP

-OFF

P

AR

KIN

G

ALLEY

3RD AVENUE

SPECIMENSHADE TREE

EXTENDCURB BULB

SEATINGPERCH

CITY STANDARD2’X2’ SCORED

CONCRETE

FLOWERINGSPECIMEN TREES

(TYP)

1’ LINEARSCORED VEHICLE

CONCRETE

FREESTANDINGSEASONAL

COLOR POTS

PROPOSED ENLARGED LANDSCAPEBED WITH EVERGREEN SHRUBS

AND PERENNIALSEXISTING RUNNELTO REMAIN

RETAIN EXISTINGPARKING/DROP-OFF

EXISTING TREES-POTENTIAL TO MATCH RECENTLYINSTALLED ELM TREES ON 3RD AVE

EXISTING TREES SUBJECTTO “GREEN STREET”DESIGN

TECHPYLON

EXISTING ELMTREES TO REMAIN

EXISTING BUSSHELTER TO REMAIN

LANDSCAPE BEDSWITH EVERGREENSHRUBS AND PERENNIALS

1’ LINEARSCORED PEDESTRIANCONCRETE

VINE STREET GREEN STREET

AMENITIES

FUTURE PROJECT TO BE SUBMITTED UNDER SEPARATE PERMIT AND REVIEWED AT A LATER DATE. (INFORMATION SHOWN HERE IS FOR CONTEXTUAL REFERENCE ONLY)

ENTRY

ENTRY

GARAGEENTRY1’-6”

2’


February 22, 201109013

14

Alternative 1 – Plans

0 10 20 40N

LEVEL 1 LEVELS 3-5 (LEVEL 2 SIMILAR)

3RD AVENUEC

ED

AR

STR

EE

T

ALLEY

RETAIL

A ALOBBY

SERVICE

FUTURE DEVELOPMENT


+0’-0”+1’-0”

+5’-3” +3’-3”

RESIDENTIALFUTURE

DEVELOPMENT


A A


February 22, 201109013

15


0 10 20 40N

LEVELS 7-13 (LEVEL 6 SIMILAR) LEVELS 14-20

RESIDENTIAL


A A

RESIDENTIAL


A A


February 22, 201109013

16


0 10 20 40N

LEVELS 21-26

RESIDENTIAL


A A


February 22, 201109013

17

Alternative 1 – Section AA

VINE STREET CEDAR STREET

RITE AID

SEATTLEHEIGHTSBEYOND

FUTURE DEVELOPMENT

RETAIL/RESIDENTIAL LOBBY

RESIDENTIAL

PARKING

SURFACEPARKING LOT

65’

85’

125’

240’240’

GREEN STREETSETBACK

PL

PL

PL

PL

0 10 20 40


February 22, 201109013

18

Alternative 1 – Perspective View


February 22, 201109013

19

0 10 20 40N


LEVEL 1 LEVELS 3-5 (LEVEL 2 SIMILAR)

3RD AVENUEC

ED

AR

STR

EE

T

ALLEY

RETAIL

B BLOBBY

SERVICE

FUTURE DEVELOPMENT


+0’-0”+1’-0”

+5’-3” +3’-3”

RESIDENTIAL

FUTUREDEVELOPMENT


B B


February 22, 201109013

20

0 10 20 40N

LEVELS 7-13 (LEVEL 6 SIMILAR)


LEVELS 14-20

RESIDENTIAL


B B

RESIDENTIAL


B B


February 22, 201109013

21


0 10 20 40N

LEVELS 21-26

RESIDENTIAL


B B

4TH AVENUE 3RD AVENUE - seattlepi.com · 2011. 4. 1. · Spaces for street level uses should be...

Documents

Transcript of 4TH AVENUE 3RD AVENUE - seattlepi.com · 2011. 4. 1. · Spaces for street level uses should be...