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DRProposal3012652AgendaID3572

DRProposal3012652AgendaID3572

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Published by: Chs Blog on Apr 17, 2012
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2124 Third AvenueSuite #200Seattle, WA 98121(206) 448-7580
DESIGN REVIEW BOARD MEETING
1 5 1 5 1 4 t h A V E N U E A P A R T M E N T S
1515 14th AvenueSeattle DPD # 3012652DRB Meeting: April 18th, 2012
1320 East Pike Street Seattle, WA 98122(206) 623-7662
MADRONA REAL ESTATEINVESTORS VII, LLC
 
Development Objectives01
DESIGN REVIEW BOARD MEETING
 
2124 Third AvenueSuite #200Seattle, WA 98121(206) 448-7580
DESIGN REVIEW BOARD MEETING
1 5 1 5 1 4 t h A V E N U E A P A R T M E N T S
1515 14th AvenueSeattle DPD # 3012652DRB Meeting: April 18th, 2012
1320 East Pike Street Seattle, WA 98122(206) 623-7662
MADRONA REAL ESTATEINVESTORS VII, LLC
ThePikeandPineUrbanCenterVillageintheCapitolHillNeighborhoodisalivelycommercial/residentialareathathasbecomeanimportantnewneighborhoodinSeattle. Historicallyknownas"autorow"theareaischaracterizedbyturn-of-the-centurymid-riseloftbuildingswithtall,fully-glazedstorefronts,andmasonryandtimberconstruction.14thAvenuebetweenE.PikeandE.Pinedoesnothaveadistinctstreetstyleorconsistency. Thewesternstreetscapeon14thAvenueisbookendedbytwocentury-oldbrickstructureswithvariousbuildingtypesandsurfaceparkinginbetween. Thestreetfronttotheeastispredominatelyoccupiedbyachurchcomplex-includingasanctuary(aSeattleLandmark)withrecentadditionsandsurfaceparking.Therearetwobuildingsonthesitethatareover75yearsoldandqualifyas'CharacterStructure'pertheSMCSection23.73Pike/PineConservationOverlayDistrict. The151514thAvenueBuilding-thePorchlightBuilding,wasoriginallyconstructedin1925andrecentlyrenovated;thestreetfacingfacadeisglazed(largedisplaywindowsbelowsmallerclerestories)andtwolargecanopies. Thisstructurewillbepreservedandintegratedintothedesignoftheproposedbuilding.
OurdesignstrategyembracesboththeSeattleandPike/PineUrbanCenter VillageDesignGuidelinesandincludes: 
1.SitePlanning:-Encouragehumanactivity(dayandnight)alreadypresent.-Addtothepedestrianvitalityoftheneighborhood.2.ArchitecturalElementsandMaterials:-Preservingthefacadeoftheexistingcharacterbuilding.-Creatingastructurewhichaddressestherelationshipbetweennewandold.-Creatingdistinctcommercialandresidentialentrances.3. Height,BulkandScale:-DirectlyaddressthePike/Pinevernaculararchitecture.-Reducetheapparentbuildingmasswithsetbacksandmodulation.
DESIGN SUMMARY:PROJECT PROPOSAL:
Theproposedmixed-usestructurewillincorporatetheCharacterStructureat151514thAvenue,knownasthePorchlightBuilding. Theprojectwillincluderetailusesattheground
fl 
oor(including2mezzanines),5-1/2levelsofresidentialunitsaboveand2-1/2levelsofparkingbelow. Also,theright-of-waywillbeimprovedwithlandscapingandstreettrees.
Theproposedprojectconsistsofthefollowing: 
Approximately103ResidentialUnits(20%WorkForceHousing)6 StreetLevelRetailspacestotaling5,292sf+1,000sfMezzaninespace102+/-parkingspaces-belowgradeonsiteparkingUsesatStreetLevel&HistoricalCharacter
Pike/PineConservationOverlayDistrictPike/PineUrbanVillagePrincipalPedestrianStreetLandmarks'CharacterStructures'75+YearsCity-OwnedOpenSpaceProject Site:1515 14th Street
 
2124 Third AvenueSuite #200Seattle, WA 98121(206) 448-7580
DESIGN REVIEW BOARD MEETING
1 5 1 5 1 4 t h A V E N U E A P A R T M E N T S
1515 14th AvenueSeattle DPD # 3012652DRB Meeting: April 18th, 2012
1320 East Pike Street Seattle, WA 98122(206) 623-7662
MADRONA REAL ESTATEINVESTORS VII, LLC
C-3.Pedestrian-oriented architectural elements and transparentwindows.
Pedestrian Oriented Architectural Elements 
C-4.Complement the neighborhood's light-industrialvernacular.D-1. Convenient and attractiveaccess.D-7. Enhancing personal safety and security.E-2.Landscaping will enhance and energize the pedestrianexperience.
Porchlight Cafe Seating 
B-3. Integration of Character Structures (75 years or older) inNew Development.b.Respect the scale of the character structure.d.Original streetscape emphasized.e.Reinforce the patterns of the character structure.Express the connection between the new and old.
1515 14th Avenue Porchlight Building- Character Structure 
 B-7.Conservation of Character Structuresa.The architectural integrity of the character structure will bemaintained- avoiding all but minor changes.d.The new portion will be set back from the roof of thecharacter building so that it is not dominated.C-1. Architectural Context- incorporate the Pike/Pine“vernacular” architecture.
Integration of Character Structure 
A-9.Garage entryway compatible with the pedestrian entry.
Pike/Pine Streetscape Rhythm 
B-2. Pike/Pine Neighborhood Scale and Proportiona.Respect the rhythm established by traditional facadewidths.b.Align features with patterns established by the vernacularof neighborhood structures.c.Articulated the facade to respect traditional facade widths.e.Small-scale, pedestrian-oriented rhythm.
Pike/Pine Vernacular 
THE CITY OF SEATTLE DESIGN REVIEW GUIDELINES:Creating good streets and good communities, protectingimportant landmarks and ensuring new development
ts in.PIKE/PINE URBAN CENTER VILLAGE DESIGN GUIDELINES:The guidelines help to reinforce existing characters and protectthe qualities that a neighborhood values most in the face ofchange. Pike-Pine provides 'urban center' amenities while alsomaintaining a distinct historical legacy as Seattle's originalauto-row.A-1.The site is situated on a continuous slope that will allow forviews to the South (Mt. Rainier) and the West (Seattle'sskyline).
Views to Seattle's skyline 
A-3.Main residential entry is clearly identi
able from 14thAvenue.
Streetscape- Pedestrian Environment, Human Activity & Scale 
A-4.Encourage human activity on the street
.
Provide places for neighborhood interaction.A-6.Pedestrian entry will be the transition between residenceand street.
Seattle & Pike/Pine Design Guideline Objectives02

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