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Sola 24 EDG 020212

Sola 24 EDG 020212

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Published by: Chs Blog on Feb 15, 2012
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SOLA 24
109 12TH AVE EAST
 
DPD # 3012723
EARLY DESIGN
GUIDANCE
15 FEBRUARY 2012
 
Pb
SOLA 24
109 12TH AVENUE EAST
DPD# 3012723
EARLY DESIGNGUIDANCE
15
 
FEBRUARY 2012
 
04
SITE
DRAWING LIST
1) COVER2) DEVELOPMENT OBJECTIVESDESIGN GUIDELINES3) SITE ANALYSIS3.1a) NEIGHBORHOOD DESIGN CONTEXT3.1b) NEIGHBORHOOD DESIGN CONTEXT4) SITE ANALYSIS5) SITE ANALYSIS6) URBAN DESIGN ANALYSIS7) URBAN DESIGN ANALYSIS8) STREETSCAPE ANALYSIS9) SITE SURVEY10) NEIGHBORHOOD DESIGN CONTEXT11) NEIGHBORHOOD HEIGHT CONTEXT12) ALTERNATIVE 113) ALTERNATIVE 214) ALTERNATIVE 315) COMPARISON OF ALTERNATIVES16) ABOUT Pb ELEMENTAL
project contacts:
Pb
 
Elemental Architecture1605 Boylston Ave. Suite 303Sea
le, WA 98122p: 206.632.7703f: 206.285.1444contact: Chris Pardo
 
 
SOLA 24
109 12TH AVE EAST
 
DPD # 3012723
EARLY DESIGN
GUIDANCE
15 FEBRUARY 2012
 
Pb
04
development objec
vesvicinity mapsdesign guidelines
1. development objec
ves.
Demolish exis
ng mul
-family building (single family conversion).Construct a new 21-unit apartment building that enhances the vibrantstreetscape of 12th Avenue East. Building will be a contemporary model of Capitol Hill living with open plan units, plenty of glass and a recognizable ad-dress. Units will bring lo
style living into the context of an L3 apartment build-ing.
< 2 >DEVELOPMENTOBJECTIVESDESIGNGUIDELINES
SITE
Each alterna
ve scheme will address the
owing Design Guidelines.A1.1 Applicable Design GuidelinesA-1 Responding to Site Characteris
cs.The site is essen
ally
at at 12th Avenue, in the north/south direc
on. Theproject will add to the emerging street wall at 12th Avenue.A-2 Streetscape Compa
bility.The streetscape along 12th Avenue is widely varied. It has emerged from olderlarge single-family homes, most of which have been turned into mul
-familybuildings, to a more urban/residen
al streetscape. The immediate area is allzoned L3. New construc
on is a mix of townhouse in
ll and apartments. Theeclec
c texture of the street, even in this period of transi
on, is essen
al tothe character.A-3 Entrances Visible from the Street.Ground
oor units, facing 12th Avenue, will each have an entry, visible fromthe street, each with a de
ning stoop condi
on. The common entry for the up-per
oor units, will be accessed from the sidewalk, too.A-5 Respect for Adjacent Sites.The proposed project occupies a parcel that is adjacent to L3 zones and a vari-ety of exis
ng condi
ons, from modi
ed single-family to townhouses to apart-ments. To the extent possible the project, the proposal will
t into various con-di
ons and usesB-1 Height, Bulk, and Scale Compa
bility.The project will be compa
ble with the height, bulk and scale of the surround-ing buildings. This parcel is a n LR3 zone, with a 40 foot height limit (apartmentsinside an Urban Village overlay). The proposed project will be 40 feet, plus 4feet for a par
ally below grade
oor, as allowed by Code.C-1 Architectural Context.The project will be similar in scale (width and height) to the buildings, both oldand new, in the immediate area.D-7 Personal Safety and Security.The apartments will be designed with ample glazing on the street side, espe-cially at ground level, to encourage “eyes on the street”.
 
 
Pb
04
SOLA 24
109 12TH AVE EAST
 
DPD # 3012723
EARLY DESIGN
GUIDANCE
15 FEBRUARY 2012
 
< 3 >SITE ANALYSIS
321
View 1: Site from 12th Avenue, looking SW. Project is located between andexis
ng single-family house, converted to apartments, and a 1960s Capitol Hillcontemporary apartment.View 2: Site from 12th Avenue, looking W. Exis
ng structure
lls the site andsits
ght to the sidewalk. Building to the north re
ects early modern architec-ture concepts such as:
at roofs, simple planar construc
on, no trim, and
rst
oor elevated on pilo
.View 3: Site from 12th and Denny, looking NW. Exis
ng single family home haslong been converted to apartments. Building has minimal rear setback.

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