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

    4-5

    7

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    910

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    16-17

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    1920-21

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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

    10

    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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    1 11 1

    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

    12

    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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    1 4 1 1 12 1

    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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    1 4 7 2

    ground floor concept perspective |

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    1 3 5 3

    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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    1 6 8 13 2

    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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    6 13

    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

    1

    4

    5

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    3

    6

    3

    2

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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

    1

    2

    4

    5

    67

    8

    3

    2

    4

    5

    67

    9

    5

    18

    9

    3

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    9 1 0 11 2

    1

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    3

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    10

    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

    1

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    5

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    3

    4

    5

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    10 10

    6

    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

    10

    2

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