WILLOW CROSSING AFFORDABLE HOUSING · 9/19/2019 · seattle design commission| dpd project...

S E AT T L E D E S I G N C O M M I S S I O N | DPD Project #3019452 | September 19th, 2019

P U B L I C B E N E F I T S R E V I E W

W I L L O W C R O S S I N G A F F O R D A B L E H O U S I N G6 9 0 1 M L K J R . WAY S , S E AT T L E WA

1. Revisit the design of MLK plaza with circulation in mind. Specifically thinking about circulation into the building and through the spaces in the plaza.

• Simplify materiality and number of objects within the MLK plaza. • Consider maintenance, durability, and ADA access of the MLK plaza. • Provide more detail on the benches, plants, paving materials • Reconsider mosaic tile as paving.

2. Revisit the design of Willow Walkway.

• Explore moving improvements along Willow St into ROW, as long as it doesn’t require fees. • Clarify materials along Willow.

3. Provide more information on the total funding allocation of Inflorescence Park.

4. Review public benefit matrix.

• Remove art from public benefit matrix. • Remove street lighting from Public Benefit package. • Ensure the cost of materials specified in the matrix to reflect the quality of the materials. • Quantify the value of affordable housing as a public benefit.

P U B L I C B E N E F I T A C T I O N I T E M S

RAM

P TO

G

ARA

GE

1

2

3

MLK JR WAY PLAZAPublic plaza that includes seating and planters.

WILLOW WALKWAYNorth residential area with seating

and planters.

AFFORDABLE HOUSINGWillow Crossing will provide 211 units of affordable housing on site.

TEMPORARY LOADING

AmenityResidentialUtilityRetailOfficeCirculation

N

studio19 architects | 207 1/2 1st ave s suite #300 | seattle wa 98104 3

O V E R V I E W

M L K J R . WAY P L A Z A


1 . M L K J R . WAY P L A Z A


1 . M L K J R . WAY P L A Z A | E N H A N C E D P U B L I C A M E N I T I E S

METAL SCREEN CONCRETEPAVERS

CONCRETE PAVERS

OUTDOOR SEATING

LANDSCAPE PLANTER

DESIGN REVISIONS BASED ON SDC COMMENTS

• Added doors connecting the retail spaces to the plaza.

• Revise plaza design to show better circulation from MLK to the building entrance.

• Remove mosaic tile patterns from plaza due to ADA concerns.

• Simplify paver design.

• Revise landscaping that was flush with pavers to be in planter boxes.


1 . M L K J R WAY P L A Z A | E N H A N C E D P U B L I C A M E N I T I E S

15’-3”

21’-7”

40’-3”

29’-0”

20’-4”

21’-8

”

BENCH

METAL SCREEN

LANDSCAPE PLANTERS

CONCRETE PAVERS

Mutual Materials24 X 24 Vancouver bay slab Charcoal

Mutual Materials24 X 24 Vancouver bay slab Charcoal

Concrete Planter Boxes

Wooden Bench on Concrete

Metal Screen

TOTAL SF OF PLAZA1250 SF

STATEMENT FROM LANDSCAPE ARCHITECT

• Plaza is on grade with street and easily accessible from MLK Jr. Way.

• Planters and benches are grouped in central portion of plaza, edges to remain open for access of retail spaces.

• Different paving colors delineate semi- private and public spaces.

• Functional seating is provided to created groupings for community gatherings and interaction.

• Proposed benches are made from natural and durable materials, i.e. wood and steel.

• Seating and planting are low for visibility and safety throughout plaza area.

• Planting in plaza area to be low groundcover and shrubs, evergreen and drought tolerant, selected to provide color and texture throughout the year.

• Planting strip along MLK Jr Way will include low evergreen and native shrubs, and deciduous trees. Belle Tower Maples were discussed with urban forestry.

• Permanent irrigation will be provided to all planting areas in plaza and ROW areas.


1 . M L K J R WAY P L A Z A P L A N

W I L L O W WA L K WAY

80’-3”

80’-3”

4’-4

”

2’-8

”

LANDSCAPE PLANTER

METAL SCREEN DECORATIVEPAVING

BENCH

NEW STREET LIGHTADA RAMP

TOTAL SF OF PLAZA309 SF

TEMPORARY LOADING

STATEMENT FROM LANDSCAPE ARCHITECT

• Façade in western portion of Willow is set back and walkway widens.

• Easily accessible seating and planting areas at retail spaces are provided.

• Planting along Willow ROW will include low evergreen and native shrubs, and deciduous trees. Willow Oak and Persian Ironwood are proposed by urban forestry.

• All planting areas will be irrigated by a permanent automatic irrigation system.

Decorative Paving Concrete Planter Boxes

Wooden Bench on Concrete

Metal Screen

DESIGN REVISIONS BASED ON SDC COMMENTS

• Remove mosaic tile patterns from plaza due to ADA concerns.

• Simplify paver design.

• Revise landscaping that was flush with pavers to be in planter boxes.


2 . W I L L O W WA L K WAY P L A N

# Public Benefit Component Costs Required by Code Timing of Implementation Total Value

1 MLK Plaza1250 SF

Concrete Pavers: 1,110 SF @ $22/SF=$24,420Concrete Planters: 80 LN FT @ $75/LN FT=$6,000Benches: Concrete - 101 LN FT @ $60/LN FT=$6,060 Wood Bench - 78 SF @ $40/SF = $3,120Metal Sceens: 5 Screens=$7,500Landscaping: 53 SF @ $10/SF=$530

Not RequiredDuring course of

construction(See project schedule)

$47,630

2 Willow Walkway309 SF

Decorative Paving: 309 SF @ $15/SF=$4,635Concrete Planters: 78 LN FT @ $75/LN FT=$5,850Benches: Concrete - 65 LN FT @ $60/LN FT=$3,900 Wood Bench - 49 SF @ $40/SF = $1,960Metal Sceens: 5 Screens=$5,000Landscaping: 48 SF @ $10/SF=$480

Not RequiredDuring course of

construction(See project schedule)

$21,825

3

Benefit of providing affordable housing on site rather than

market rate. Present value of difference between market

and 60% rents.

Cost of spaces in building dedicated to affordable housing Not Required Project Completion $40 million

TOTAL $40,069,455

Off-site Donation Inflorescence Park Not Required Funds to HOSTEDNo Later than 12/31/2020 $25,000


P U B L I C B E N E F I T C O S T M AT R I X

I N F L O R E S C E N C E PA R K

S MYRTLE PL

44TH AV

E S

42ND

AVE S

38TH AV

E S

HO

LLY PARK D

R S

43RD AV

E S

S OTHELLO ST

44TH AV

E SS WILLOW ST

S MYRTLE ST42N

D AV

E S

40TH AV

E S

38TH AV

E S

MLK JR W

AY S

37TH AV

E S

S HOLLY ST

S I T E

INFLORESCENCE PARKN


3 . O F F S I T E D O N AT I O N | I N F L O R E S C E N C E PA R K

PROPOSED 24"X60"X30"HPLANTER, TYP.

(E) TREE & TREE PIT, TYP.

ELEVATION ASCALE : 1"= 10'-0"

(E) FIRE HYDRANT(E) ELECTRICAL UTILITY

(E) ELECTRICAL UTILITY

EXIST. CURB (BEYOND) TO BEREMOVED

39TH AVE. S.ENTRANCE

PARKING LOTENTRANCE

CURB CUT TOCROSSWALK

(E) BUILDING BEYOND

NOTES:- ALL UTILITIES IN PLAN ARE EXISTING TO REMAIN- ALL PROPOSED PLANTERS TO BE UNFIXED/UNBOLTED- NO SIGNIFICANT GRADE CHANGE. ALL NEW

PAVING TO ALIGN FLUSH TO MATCH EXISTING

Sheet Title:

Sheet No:

Scale:Date: Project:

c

This document is the property of GridlessStudio, LLC until transferred by actualsale. All Rights Reserved. And is soley tobe used for the construction of projectstated. No other use of this plan shall bepermitted without written consent fromGridless Studio, LLC. All generalcontractors and subcontractors shallcheck and verify all dimensions and notesprior to start of project construction. 2019

REGISTEREDARCHITECT

EMILY G. SCALISTATE OF WASHINGTON

11437

GRIDLESS STUDIO, LLC7928 48th Ave S. - Seattle, WA 98118206.678.2989 - [email protected]

www.gridless-studio.com

ByNo. DateRevisions

DescriptionINFLORESCENCE PARKPLACES FOR PEOPLE - OTHELLO3900 S. OTHELLO STREETSEATTLE, WA 98118

09 MAY 20191"=10'-0"

ELEVATION VIEW

2 of 2

(E) STREET TREE & TREE PIT, TYP.

(E) L

ANDS

CAPE

/FU

RNIT

URE Z

ONE

5'-9"

(E) P

EDES

TRIA

NCL

EAR

ZONE

SITE PLANSCALE : 1"= 10'-0"

NORTH

PROPERTY LINE

S. OTHELLO ST.

PROPERTY LINE

RIGH

T-OF

-WAY

RIGH

T-OF

-WAY

NOTES:- ALL UTILITIES IN PLAN ARE EXISTING TO REMAIN- ALL PROPOSED PLANTERS TO BE UNFIXED/UNBOLTED- NO SIGNIFICANT GRADE CHANGE. ALL NEW

PAVING TO ALIGN FLUSH TO MATCH EXISTING

SITE INFORMATIONPARCEL NUMBER272404-9127

LEGAL DESCRIPTIONPOR OF W 1/2 OF NE 1/4 OF NE 1/4 OF SW 1/4 DAF - BEG AT NXN OF NMGN OF OTHELLO ST & SW MGN OF MLK WAY (AKA EMPIRE WY) TH S89-11-40 W ALG SD N LN 181.3 FT TO TPOB TH N 00-48-58 W 150 FT TH N89-11-40 E 1.27 FT M/L TO W LN OF E 30 FT OF SD SUBD TH N 00-48-58 E90.8 FT TO S LN OF N 396 FT OF SD SUBD TH S 89-46-29 W 18.28 FT TAPON LN LY PLW & 120 FT SWLY AS MEAS AT R/A TO SW MGN TO SWMGN OF SD MLK WAY TH N 18-07-53 W 203.96 FT TH S 77-24-10 W 193.91FT TO E LN OF WLY 30 FT OF SD SUBD TH S 00-48-44 E ALG SD E LN396.07 FT TO N MGN OF OTHELLO ST TH N 89-11-40 E ALG SD N MGN270.11 FT TO TPOB - TGW E 1/2 VAC ST ADJ LESS POR CONV TO CPSRTAACDG TO REC NO 20031017000516

PROJECT TEAM

OWNERSAFEWAY, INC.SETH KNAPPDISTRICT MANAGER, D27 SOUTH [email protected](503) 929-8418

APPLICANTONBOARD OTHELLO - HOSTEDCYNDA ROCHESTER5117 RAINIER AVE SSEATTLE, WA [email protected](206) 355-6481

DESIGNERGRIDLESS STUDIO, LLC7928 48TH AVE SSEATTLE, WA 98118(206) 678-2989

39th

AVE

S.(v

acat

ed al

ley)

3'-0"

LAND

.FU

RNIT

URE S

ETBA

CK

FUTURE PROTECTED BIKE LANE (PERSDOT PLANS)

(E) 6" CURB(E) UTILITIES(E) UTILITIES

(E) 6" CURB TO BE REMOVED

PROPOSED 36" DIA X 34" H. PLANTER

99'-4"

17'-9

"

(E) CROSSWALK(E) FIRE LANE

EXIST. ASPHALT AREA TO BERESURFACED W/PAVERS (443 SF)

PROPOSED BICYCLE PARKING

(E) CROSSWALK TO BE REPAINTED

PROPOSED 24"X60"X30"H PLANTER(E) CONCRETE SIDEWALK TO REMAIN

EXIST. ASPHALT AREA TO BE RESURFACEDW/ CONCRETE (330 SF)PROPOSED 36" DIA X 34" H. PLANTER,

TYP.

EXIST. BUILDING TO REMAIN (SAFEWAY)

NEW PEDESTRIAN AREA

PROJECT DATAJURISDICTION: SEATTLEZONING: NC3P-85 / NEIGHBORHOOD COMMERCIALLOT SIZE: 113,507 SF

PROJECT DESCRIPTIONMODIFY EXISTING PARKING LOT TO CREATE NEW PEDESTRIAN AREA.PROJECT INCLUDES RESURFACING EXISTING ASPHALT AREA, ADDINGNON-FIXED PLANTERS, AND BICYCLE PARKING. NEW NON-FIXEDPLANTERS & TACTILE PAVING TO BE ADDED TO RIGHT-OF-WAY.

RESURFACED AREANEW PEDESTRIAN AREA TO BE RESURFACED 330 SFPARKING AREA TO BE RESURFACED 433 SFTOTAL AREA RESURFACED= 763 SF*NO CHANGE TO EXISTING LOT COVERAGE/IMPERVIOUS

25'-0"10'-3"

145'-0"

13'-6

"

AP. 2/2

6'-4"6'-4"5'-6"5'-6"

6'-5"9'-7"9'-7"6'-5"

RE-PAINT FIRE HYDRANT IN BRIGHTCOLOR

ALIGN NEW PAVING WITHEXIST. SIDEWALK

Sheet Title:

Sheet No:

Scale:Date: Project:

c

This document is the property of GridlessStudio, LLC until transferred by actualsale. All Rights Reserved. And is soley tobe used for the construction of projectstated. No other use of this plan shall bepermitted without written consent fromGridless Studio, LLC. All generalcontractors and subcontractors shallcheck and verify all dimensions and notesprior to start of project construction. 2019

REGISTEREDARCHITECT

EMILY G. SCALISTATE OF WASHINGTON

11437

GRIDLESS STUDIO, LLC7928 48th Ave S. - Seattle, WA 98118206.678.2989 - [email protected]

www.gridless-studio.com

ByNo. DateRevisions

DescriptionINFLORESCENCE PARKPLACES FOR PEOPLE - OTHELLO3900 S. OTHELLO STREETSEATTLE, WA 98118

09 MAY 20191"=10'-0"

SITE PLAN

1 of 2

• Inflorescence Park project improves a busy section of sidewalk adjacent to the Othello Safeway, adding planters, seating, street trees and an enlarged pedestrian area. This project, on public and private property, enhances the pedestrian safety using the principles of Crime Prevention Through Environmental Design (CPTED).

• Project is sponsored by Healthy Othello Safer Through Environmental Design (HOSTED), a local community based non-profit, and was selected through an extensive outreach effort that revealed the highest priority public space enhancement projects in the neighborhood.

• Phase one of this project is fully funded by Kaiser Family Foundation, Rainier Beach Action Coalition and many others, and expected to be completed in 2020.



GMD’s contribution will allow HOSTED to pursue additional scope of the Inflorescence Park project previously unattainable due to budget constraints. HOSTED hopes to expand the scope of the Inflorescence Park project by adding:

• Flexi-pave in treewells. • Patching concrete at pedestrian crossing of 39th Ave S. • Improved pedestrian safety though a community crosswalk project. • Design, permitting and project management.



THANK YOU

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WILLOW CROSSING AFFORDABLE HOUSING · 9/19/2019 · seattle design commission| dpd project...

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