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Dr Proposal 3014325 Agenda Id 4176

Dr Proposal 3014325 Agenda Id 4176

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Early Design Guidance Analytic Design Proposal Packet - November 12, 2012
11th Avenue Mixed Use Building
 
11th Avenue Mixed Use Building
November 2012 | EDG Analytic Design Proposal Packet
2
Ioducio
Over the past decade, Dunn & Hobbes has developed a collection o adjacent buildings on the block bounded by 11th and 12th Avenues and Pikeand Union Streets in the heart o the Capitol Hill neighborhood. The company’s goal, in cooperation with other developers on the block, has beento weave old and new buildings together to reinorce the character and vitality o the Pike/Pine neighborhood. Dunn & Hobbes’ earlier projects,including the Piston and Ring adaptive re-use project (home o Plum and La Spiga restaurants), and the Agnes Lots building (home to BoomNoodle), have begun the process, and the urban design ramework presented here is the same one that was presented to the community during priordesign review processes in 2005 and 2006-2009. The 11th and Pike project is the next piece o the puzzle, and is intended to complete the urbancourtyard envisioned by the rst two projects.Project HistoryThis project was originally designed as a new mixed use apartment building with ground level retail, and was reviewed and approved or Early DesignGuidance (EDG) and by the Design Review Board (DRB) or recommendation in 2009 (please reer to canceled MUP #3005060 or more details).Since then, the design goals or the building have evolved, in part because o an existing character structure on the site, and because o the changingbalance o residential and oce, and daytime and nighttime uses, on Capitol Hill. We are now proposing a mixed use oce building, with groundlevel retail and upper oor apartments. We are also proposing to incorporate the character structure into the new construction.
Summary o Proposed Changes rom Approved 2006-2009 Scheme :Change o use at middle part o building rom residential to oce75’ height proposed instead o 69’ Incorporation o character structureSetbacks added at 11th Avenue over character structure, and urther setbacks at 4th and 5th foors Amount o parking reduced Ground level experience retained- mews, courtyard, and 11th Ave Retail Connection to 12th Avenue maintained 
Given these changes, and given the act that the Design Review Board has also changed since 2009, we have re-initiated the Design Review processrom the beginning, with a new MUP number. However, our intent is to keep the basic urban design ramework that was approved by the previousboard. So, our preerred alternative includes the same urban connection and mid-block courtyard approved during the previous Design Review pro-cess. At the right, we have included the preerred alternate that was approved or EDG in 2006 and subsequently approved as a 60 unit apartmentbuilding using the same urban design ramework at a 2009 recommendation meeting.
Pack Cos
 Introduction and Project History p. 2Application Parts 1 and 2 or Reerence p. 3EDG Analytic Design Packet1. Statement o Development Objectives p. 42. Urban Design Analysis p. 5-73. Design Guidelines p. 8-94. Site Analysis p. 10-125. Three Alternatives p. 13-156. 3 dimensional studies at street level p. 16-187. Summary o Departures p. 19
ii
 
N
0
30 FT10 60 FT
(E) PISTON + RING BLDG12 & PIKE MIXED USE(UNDER CONSTRUCTION)(E) BLDG(E) BLDG(E) BLDG(E)BLDG
      1      1      T      H      A      V      E      N      U      E
VACANT LOT
      1      2      T      H      A      V      E      N      U      E
EAST PIKE STREET
      1      2      T      H      A      V      E      N      U      E
EAST PIKE STREET(N) MIXED-USE BLDG W/ 40RESIDENTIAL UNITS OVERA RETAIL BASE(N) PLAZA ABV. UNDERGROUNDPARKING. PLAZA CONNECTS W/PISTON + RING TERRACEGROSS RESIDENTIAL: 34,560 SFPLAZA OPEN SPACE: 3,466 SF (10%)IMPROVED EASEMENT: 280 SF
      1      4      '   -      0      "      6      4      '   -      0      "
108'-0"
 
-
 
ii
 
 T1 T
   -   -
-
 
12TH & PIKE MIXEDUSE BUILDING(UNDER CONSTRUCTION)(E) PISTON + RING BLDG.(E) BUILDINGS(N) PLAZA SPACEVACANT LOT(MAX. BLDG. HEIGHTINDICATED BY DASHEDFRAME)(E) BUILDING(N) MIXED-USE BLDG40 RESIDENTIAL UNITSOVER COMMERCIALBASEVACANT LOT
   1    2    T    H    A    V    E    N    U    E
E  AT  K  E  T  E  E  T  
   1   1    T   HA    V   E   N   U   E
2006 EDG Preerred / Approved Option
 
 
Please describe the existing site, including location, existing uses and/or structures, topographical or other1.physical eatures, etc.l ii ii l ii, ili lil i.i ili.l i ii l , ili i, il , ii.il ii , i, i l, .l i lil i, iii i , i., iil i , il ,i ll . l l il il l .l i..iil i .il .i ll .i li.. i l, ii i, i ill ili :iii , iii i , i.i iil i, l l ii. Il ll i i i i il l i li.il .i iii i.i ili..i li ili li i i i i.i li..i, ii ..
 
l i ii i, ili li, ii , il.il , .Please indicate the site’s zoning and any other overlay designations, including applicable Neighborhood-2.Specic Guidelines.l i ii l , ili i, il , ii.il ii , i, i l, .l i lil i, iii i , i., iil i , il ,i ll . l l il il l .l i..iil i .il .i ll .i li.. i l, ii i, i ill ili :iii , iii i , i.i iil i, l l ii. Il ll i i i i il l i li.il .i iii i.i ili..i li ili li i i i i.i li..i, ii ..
 
l i ii i, ili li, ii , il.il , .l ii ii l ii, ili lil i.i ili.Please describe neighboring development and uses, including adjacent zoning, physical eatures, existing3.architectural and siting patterns, views, community landmarks, etc.l i lil i, iii i , i., iil i , il ,i ll . l l il il l .l i..iil i .il .i ll .i li.. i l, ii i, i ill ili :iii , iii i , i.i iil i, l l ii. Il ll i i i i il l i li.il .i iii i.i ili..i li ili li i i i i.i li..i, ii ..
 
l i ii i, ili li, ii , il.il , .l ii ii l ii, ili lil i.i ili.l i ii l , ili i, il , ii.il ii , i, i l, .Please describe the applicant’s development objectives, indicating types o desired uses, structure height4.(approx), number o residential units (approx), amount o commercial square ootage (approx), and number oparking stalls (approx). Please also include potential requests or departure rom development standards.l i..iil i .il .i ll .i li.. i l, ii i, i ill ili :iii , iii i , i.i iil i, l l ii. Il ll i i i i il l i li.il .i iii i.i ili..
The existing site is located mid-block between Pike and Union Streets and 11th and 12th Avenues in the hearto the Pike-Pine district o Capitol Hill. The site, approximately 75’ wide by 250’ long, stretches rom east towest the ull length o the block, with street rontages on 11th and 12th Avenues. The east hal o the site, acing12th Avenue, is covered by a pair o older one-story, zero lot line buildings that currently house a restaurant anda hardware store. No work is proposed in these buildings, except or some minor tenant improvement work inone o the basements. The new development will occur on the west hal o the site, which is currently occupiedby depressed surace parking and an existing two-story building known as the Chop House.Zoning is NC-3 P with a 65’ base height limit. The site alls within the boundaries o the conservation core o the Pike-Pine Overlay District, which allows a 75’ height limit i a character structure is incorporated.The site, surrounded by other NC-3 65 sites, sits at the heart o the Pike/Pine Conservation Overlay district,which was established by the City o Seattle to protect and enhance the existing scale and character o theneighborhood. It is surrounded by a variety o mixed use buildings, most with zero-lot line street level retail andrestaurants, with apartments or oces above. The immediate neighborhood is immensely popular, and sup-ports a vibrant night lie and many street estivals. The 11th Avenue ace o the site usually alls within ticketedboundaries o Capitol Hill street events. A ew blocks to the north, 11th Avenue intersects with Cal AndersonPark and the Bobby Morris Play eld. A ew blocks to the south, it intersects with the Seattle University cam-pus and becomes its main pedestrian mall, passing by Steven Holl’s St. Ignatius Chapel.The intent o this proposal is to contribute to an emerging vibrant mix o older, revitalized existing structuresand new, well- designed architecture that complements the neighborhood’s physical abric and activities. TheOwner has developed adjacent properties according to a longer-term plan that anticipates creation o a ocalpoint in the orm o a public-access street-level plaza in the center o the block and through-block pedestrianconnection between 11th and 12th Avenues. Our preerred option or this project includes this plaza and com-pletes the through-block connection.Residential Units: Approximately 3Commercial Square Footage: Approximately 32,000 s Parking Stalls: Approximately 17-20Potential requests or departures rom development standards are all related to accommodating cars on a tighturban site: reduction in garage entry width, reduction in sight triangles, increased ramp slopes, and adjustmentsto parking garage standards
1422 - 1424 11th Ave
 
DPD Client Assistance Memo #238—
Design Review: General Information, Application Instructions...Requirements
page 12 
PART II: SITE AND DEVELOPMENT INFO
Attach additional sheets as needed.
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3
11th Avenue Mixed Use Building
November 2012 | EDG Analytic Design Proposal Packet

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