Dr Proposal 3007778 Agenda Id 2159
Transcript of Dr Proposal 3007778 Agenda Id 2159
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pine street condominiums
320 e. pine street, seattle, wadesign review packetdpd # 30077819 march 2008
the stratford companyankrom moisan architects
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Table of ConTenTs |
design review board recommendations
departures and design changes
vicinity
site context
street elevations - pine st . and bellevue ave .
ground floor plan
edg perspective
se corner perspective
sw birds -eye perspective
ne corner perspective
ground floor concept
residential entrance concept
metro bus stop concept
residential amenity concept
east elevation
south - north elevation
west elevation
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pine street condominiums
design review packet
dpd # 300778
19 march 2008
the stratford company
ankrom moisan architects
4
Response To eaRly Design g uiDanCe |
a-1: r esponding to site characteristicsd evelop an architectural concept and compose the building s massing in response to geographic conditions and patterns of urban form found beyond the immediate context of the building site .
a-2: s treetscape c ompatibilityt he siting of buildings should acknowledge and reinforce the existing desirable spatial characteristics of the right -of -way .
a-3: e ntrances v isible from the s treetentrances should be clearly identifiable and visible from the street .
a-4: h uman a ctivityn ew development should be sited and designed to encourage human activity on the street .
a-6: t ransition between residence and streetf or residential projects , the space between buildings and the sidewalk should provide security and privacy for residents and encourage social interaction among resident neighbors .
a-7: r esidential o pen s pacer esidential projects should be sited to maximize opportunities for creating usable , attractive , well -integrated open space .
a-10: c orner l ots
b uildings on corner lots should be oriented to the corner and public street fronts . p arking and automobile access should be located away from corners .
r ecommendation :t he south fa ade may not provide adequate shading . c onsider providing solar controls . r efer to the a lley 24 project .
r ecommendation :t his was identified as a p riority without s pecific recommendation .
r ecommendation :t his was identified as a p riority without s pecific recommendation .
r ecommendation :s idewalk images presented by the applicant to illustrate the intended signage and pedestrian lighting strategies were acceptable to the b oard . e xecute the design accordingly .
r ecommendation :a gracious entry and lobby is integral to the experience of the street and neighborhood . t he applicant is encouraged to capture a sense of arrival and place . a lso consider the lobby as a meeting space .
r ecommendation :a s the only residential amenity , the roof deck should be both large and interesting . t he roof deck should provide spatial variety incorporating both large and small spaces .
r ecommendation :
this
was
identified
as
a
priority
without
specific
recommendation
.
r esponse :n ew metal sunshades are proposed at the south building fa ade to gain in the residential spaces .
r esponse :c ontinuous , transparent retail / office storefront is proposed for pib ellevue a venue to maximize visual and physical access into the build
h ot street frontage of proposed development is given to pedestrianbusiness along pine s treet and b ellevue a venue . r elocated office uthe quieter zone toward the north (please see programmatic changes
r etail entrances flank the corner .
r etail frontage is setback 2 to enlarge sidewalk space and enhanceactivity . t his provides space for additional outdoor activities : sitting
r ecessed residential entry under a solid canopy is proposed .
o verhead canopies provide weather protection and framework for scaled signage (blade signs , etc .) and down lighting .
t he existing bus shelter at pine s treet had been integrated into the bwith an extended overhead canopy and lean bars in front of storefronthe obstruction of the existing structure .
r esponse :please see response to a-6 ( below ).
r esponse :please see response to a-2 ( below ).
r esponse :t he residential lobby has been enlarged and shall be marked at the slower and more solid -feeling canopy . t he intent is to provide a sensin the transitional space that building occupants will pass throughsignage and lighting will also be integrated into the canopy .
r esponse :r oof decks now occupy two terraced levels at the top of the structurcommunity decks are further differentiated internally with areas ofand live screens . b oth deck levels are oriented to the best availables ound afforded by the p ine s treet corridor .
r esponse :
pedestrian
(retail
)entrances
flank
the
corner
at
grade
.a fully glazed building corner is proposed at the intersection of p ib ellevue a venue .
design review board recommendations
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Response To eaRly Design g uiDanCe |
b-1: h eight , bulk and scale compatibilityprojects should be compatible with the scale of development anticipated by the applicable l and u se policies for the surrounding area and should be sited and designed to provide
c-1: a rchitectural contextn ew buildings proposed for existing neighborhoods with a well -defined and desirable character should be compatible with or complement the architectural character and siting pattern of neighboring buildings .
c-4: e xterior finish materialsb uilding exteriors should be constructed of durable and maintainable materials that are attractive even when viewed up close . m aterials that have texture , pattern , or lend themselves to a high quality of detailing are encouraged .
d-2 : b lank wallsb uildings should avoid large blank walls facing the street especially near sidewalks . w here blank walls are unavoidable they should receive design treatment to increase pedestrian comfort and interest .
d-6: s creening of dumpsters , utilities and service areasb uilding sites should locate services like trash dumpsters , loading docks and mechanical equipment away from the street front where possible . w hen elements such as dumpsters , utility meters , mechanical units and service areas cannot be located away from the street front ,they should be situated and screened from view and should not be located in the pedestrian right -of -way .
e-2: l andscaping to enhance the building and / or sitel andscaping , including living plant material , special pavement , trellises ,screen walls , planters , site furniture and similar features should be appropriately incorporated into the design to enhance the project .
r ecommendation :t he applicant requested an interpretation of a l and u se c ode provision providing four feet additional height (per sluc 23.73.010 a.1. ) for proposed office use at the top floor . t he b oard generally supported the application of this height allowance for office use , but suggested that a view study would be informative .
r ecommendation :t he b oard expressed general approval of the preferred massing alternative noting , in particular , that the alignment of glazing at the penthouse ,transparent corner and retail base provided balance to the projected residential units . t he board expressed support for the preferred scheme as an intelligent response to context . e xecute the design accordingly .
r ecommendation :t he b oard commented that masonry was not required and that concrete was acceptable at the base . t he applicant s preference for metal and wood composite panel skins was acceptable to the board as part of a high -performance envelope required for condominiums . t hey requested further study and detailing of the building cladding .
r ecommendation :provide additional drawings clearly illustrating the blank walls at the north and west property line .
r ecommendation :proposed location of building services at the least active part (ne quadrant )of the site is ok . t his was identified as a low priority . o n a related note , the b oard requested that the parking entry / ramp width be reduced as much as possible .
r ecommendation :t he b oard requested additional information on the landscape treatment in the pine s treet right -of -way particularly about the existing bus stop .
r esponse :w ith the relocation of office use (please see programmatic changes on page 7),the proposed structure complies with this provision of the l and u se c ode . p lease see the street sections and elevations in this booklet , illustrating relative building heights . (t hese are based on publicly available satellite data from the m icrosoft v irtual earth web application .
r esponse :t he change in program has not affected the building massing concept .
r esponse :t he affordable wood composite panel previously scheduled has been withdrawn from market by the manufacturer . a cement -board with paint finish is proposed instead . c orrugated metal with a semi -metalic paint finish is proposed . b oth materials shall be mounted on vertical strapping , yielding a pressure -equalized rain -screen cavity . e xcellent weather performance and finish durability is expected .
r esponse :p lease see building elevations in this booklet .
a lso please note that a redevelopment proposal has been filed for the adjacent parcel to the north which will build out to the allowable 65 height limit . t his will fully obscure the closest blank fa ade .
r esponse :t he driveway width has been slightly reduced .
t he garage entry has been furthered recessed .
t he access doors to the commercial trash room have been internalized .
r esponse :p lease see the attached landscape drawings and rendered perspectives specific to the p ine s treet bus stop .
t he existing bus shelter at p ine s treet has been integrated into the building design with an extended overhead canopy and lean bars in front of storefront , removing the obstruction of the existing structure .
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pine street condominiums
design review packet
dpd # 300778
19 march 2008
the stratford company
ankrom moisan arch
itects
6
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pRogRammaTiC Changes |
s ummary :t he preferred alternative presented at edg described a building program with one level of office use at the top floor (l evel 6), on top of four stories (l evel 2 to l evel 5) of residential use , over a concrete retail podium at grade (l evel 1). s ince that meeting , structural challenges have forced a program shift ; relocating the proposed office use from the top floor to the ground floor . t he top floor office use has been replaced by additional residential units for a new total of 118residential units . l oft style residential units , previously located under the concrete podium , have been displaced by the relocated office use .
w hy :s tructural analysis of the proposed design indicated that the higher floor load values associated with office uses , when located at the top of structure , exceeded the seismic capacity of a wood -frame structure .essentially , the office floor acts as a weighted pendulum (at the worst possible location ) in the event of an earthquake .
effect on m assing :t he upper level setback , formerly associated with the office penthouse ,has not been changed at the s outh and east street facades . t his retains the 3-part vertical composition of the building previously presented to the b oard .
DevelopmenT sTanDaRD DepaRTuRes |
smc 23.47a.008.a2. : b lank fa adesb lank segments of the street -facing fa ade between two (2) feet and eight (8) feet above the sidewalk may not exceed twenty (20) feet in width .
smc 23.47a.024.b.5: r esidential amenity areaf or r esidential a menity a rea requirement , private balconies and decks must have min . area of sixty (60) square feet and no horizontal dimension less than six (6) feet .
smc 23.47a.008.d.2: r esidential entrance setbackeither the first floor of the structure at or above grade shall be at least four (4) feet above sidewalk grade or the street -level fa ade shall be set back at least ten (10) feet from the sidewalk .
r equest :a llow the blank fa ade along b ellevue a venue that contains exit stair enclosure and transformer room to exceed the requirement by 1-6 for a total length of 21-6.
r equest :a llow decks and balconies smaller than sixty (60) square feet with horizontal dimension less than six (6) feet .
r equest :a llow the residential lobby entrance located on pine s treet to set back 6-0from the street instead of the 10-0 required .
justification :c ity l ight requires direct access to the transformer vault . a lley access is not available on this site .
justification :b olt -on balconies minimize penetration of building envelope . b olt -on balconies usually are limited to four (4) to five (5) foot cantilever .
t he b oard was generally in support .
justification :z oning requirement is based on historic examples which violate current adarequirements and fail to address safety concerns .
DeTail Changes |
r esidential amenity deck on two levels :r elocating the office use has opened up the l evel 6 deck as a residential amenity . t he residential roof deck terraces are now two levels (l evel 6 and roof ) at the s outh -west of the structure , located for best exposure to d owntown and puget s ound views .
r evise eyebrow at roof parapet :f eedback from a window -wash company indicated that the large eyebrow previously proposed interfered with the safety lines and boson s chairs used by window washers . a n open -grille metal sunshade in segments is now proposed , allowing maintenance crews to thread their ropes between the installed grillwork and frames .
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pine street condominiums
design review packet
dpd # 300778
19 march 2008
the stratford company
ankrom moisan arch
itects
8
2 t he c hapel b ar1 s ite
13 m elrose b uilding 16 r etail / a partments
17 a rea 51 f urniture 18 pine / b ellevue b uilding
19 h awthorne a partments 23 c apitol s teps a partments
context aerial and images |
1 s ite
2 t he c hapel b ar
3 g alaxy a partments
4 h eritage a partments
5 r etail / g allery
6 s herwood a partments
7 e l c apitan a partments
8 o ffice b uilding
9 b ellevedre a partments
10 b ooker b uilding
11 s ervice g arage
12 s ervice g arage
13 m elrose b uilding
14 d irty jane s
15 a partments
16 r etail / a partments
17 a rea 51 f urniture
18 p ine / b ellevue b uilding
19 h awthorne a partments
20 t he a nsona
21 mbr hd b uilding
22 b ellevue / o live a partments
23 c apitol s teps a partments
24 f irst c ovenant c hurch
25 t he portofino c ondominiums
26 g rayford c ondominiums
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c x
vicinity
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pine sTReeT
b e l l e v ue a v e nue
me l R os e a v e nue
C R a wf oR D p l a C e
y a l e a v e n
u e
m elRose b uilDing2-s tories
ReTail / a paRTmenTs4-s tories
The Chapel3-s tories
g alaxya paRTmenTs
4-s tories
el CapiTana paRTmenTs
6-s tories
bookeR b uilDing1-s tory
sheRwooDa paRTmenTs
6-s tories
o ffiCe3-s tories
a Rea 512-s tories
p ine / b ellevue b uilDing
3-stories
h awThoRne a paRTmenTs6-s tories
a paRTmenTs2-s tories
The a nsona4-s tories
CapiTol sTepsa paRTmenTs
7-s tories
m echanical
r oofg arden
6thf loordeck
context plan |
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pine street condominiums
design review packet
dpd # 300778
19 march 2008
the stratford company
ankrom moisan architects
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bellevue avenue elevation |
pine street elevation |pine street - bellevue avenue elevations
t he c hapel
p ine / b ellevue building
h awthorne a partmentsb eyond
r etail / a partments
a partments
c apitol s tepsa partments
65 h eight l imit
65 h eight l imit65 h eight l imit
pine s treet
b ellevue a venue
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5 9 7 12 3
p ine / b ellevue b uilding
h awthorne a partments
m elrose b uilding r etail / a partments a rea 51
t he c hapel
a partmentsg alaxy
a partments
p ine sTReeT
bellevue avenue
r etail r etail
o ffice
o ffice
l obby
g arageentrance
m etro b us s top
metro bus stop
zip car (3)
ground floor plan |
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pine street condominiums
design review packet
dpd # 300778
19 march 2008
the stratford company
ankrom moisan architects
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edg perspective |
edg perspective
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se corner perspective (current proposal) |
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pine street condominiums
design review packet
dpd # 300778
19 march 2008
the stratford co
mpany
ankrom moisan architects
14
sw birds-eye perspective |
sw birds-eye perspective
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ne corner perspective |
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pine street condominiums
design review packet
dpd # 300778
19 march 2008
the stratford co
mpany
ankrom moisan architects
16
ground floor landscape plan | retail building section |
ground floor concept
landscape section a |
metro busstop
permeablepavers
concretesidewalk
bikebollard
horizontal board fence4 ht with vines
greenscreen10 ht
courtyard
wood bench
raised planter24 ht
precastplanterwith 10 htgreenscreen
greenscreen10 ht
a
a
thomas v. rengstorf associates
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ground floor concept perspective |
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pine street condominiums
design review packet
dpd # 300778
19 march 2008
the stratford company
ankrom moisan architects
18
residential entrance perspective | residential entrance building section |
r esid
l evel 2c ondominium
l evel 3c ondominium
residential entrance concept
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metro bus stop perspective |
l evel 1r etail
l evel 2c ondominium
l evel 3c ondominium
l evel p1parking
metro bus stop building section |
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pine street condominiums
design review packet
dpd # 300778
19 march 2008
the stratford company
ankrom moisan arc
hitects
20
residential amenity concept perspective | residential amenity building section |
residential amenity concept
l evel 5c ondominium
l evel 6c ondominium
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p recast planter
w ood d eck - c ommunal
g reen r oof t ray s ystem
m etal privacy s creen
p rivate patio
b b
level 6 landscape plan |
landscape section b |
roof landscape plan |
landscape section c |
roof area
green rooftray system
precast planter
pagoda seat lights
wood deck
wood deck
dog run area
c
c
residential amenity concept |
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pine street condom
iniums
design review packet
dpd # 300778
19 march 2008
the stratford company
ankrom moisan architects
22
east elevation |
east elevation
material legend |
a luminium s torefront w indow c orrugated m etal s iding
b olt -on m etal d eck with integral g uard -r ail f iberglass / v inyl w indow
b olt -on m etal s unshade f abric c anopy s ystem
c ast -in -place c oncrete t empered g lass and a luminium g uardrail s ystem
c ementitious panel (paint finish ) v ertical planted s creen
c ast -in -place c oncretec orrugate m etal s iding
painted
f iberglass / v inyl w indowc ementitious panel
painted base
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south elevation | north elevation |
material legend |
a luminium s torefront w indow c orrugated m etal s iding
b olt -on m etal d eck with integral g uard -r ail f iberglass / v inyl w indow
b olt -on m etal s unshade f abric c anopy s ystem
c ast -in -place c oncrete t empered g lass and a luminium g uardrail s ystem
c ementitious panel (paint finish ) v ertical planted s creen
c ast -in -place c oncretec orrugate m etal s iding
painted
f iberglass / vinyl w indowc ementitious panel
painted base accent
base
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pine street condom
iniums
design review packet
dpd # 300778
19 march 2008
the stratford company
ankrom moisan architects
24
west elevation |
west elevation
c ast -in -place c oncretec orrugate m etal s iding
painted
c ementitious panelpainted base
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t legend |
a luminium s torefront w indow c orrugated m etal s iding
b olt -on m etal d eck with integral g uard -r ail f iberglass / v inyl w indow
b olt -on m etal s unshade f abric c anopy s ystem
c ast -in -place c oncrete t empered g lass and a luminium g uardrail s ystem
c ementitious panel (paint finish ) v ertical planted s creenf iberglass / v inyl w indow
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