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Evergreen Pointe
Bremerton Washington
Conceptual Design Review Narrative
June 11, 2012
Site Description
The subject site proposed to be developed is comprised of two distinct parcels split in the North/South direction by an alley. One parcel is located at the intersection of McKenzieAvenue and Sheldon Boulevard (Point Building). The larger of the two parcels is bound by Sheldon Boulevard to the North, Cogean Avenue to the East, 12
th
Street to the Southand the alley to the West (Main Building). The larger parcel slopes up approximately 20’from Sheldon Boulevard to 12
th
Street.The surrounding neighborhood is primarily comprised of low density residentialdevelopment.
Project Description
The Evergreen Pointe project consists of 109 units in total, 14 units in the Point Buildingand 95 units in the Main Building. The Point Building consists of three stories of apartment units built over one story of commercial/residential space. The Main buildingconsists of four levels of apartment units built over two levels of parking and commercialspace along Sheldon Boulevard. The parking is accessed from two points. The lowest parking level is accessed off Sheldon Boulevard. The upper parking level is accessed off Cogean Avenue. The total building area is proposed to have 4,079 net sf of commercialspace, 37,592 net sf of below grade parking, 1,443 net sf of tenant storage space and79.872 gross sf of residential space and a total gross
building area of 144,416 sf. Our proposed building height is 49.0’, measured from the average grade elevation on the site.Zoning allows a maximum building height of 61’ when commercial space is provided atground level and the top floor of the building is set back at least 6’ as we have done inour design.There will be two pedestrian residential entries, one for each of the two buildings. Theresidential entries for both the Point Building and the Main Building will be off SheldonBoulevard. Our concrete and wood structure will contain exterior materials consisting of brick, stucco and fiber cement siding products.We have created a project that is of a much higher quality than what is seen in many of the typical boxy apartment buildings being constructed today. The owner’s commitmentto build a project with this level of design quality represents a substantial investment inthe community. We believe our design will enhance the surrounding environment withthe lively forms and contrasting color and materials. Furthermore the variety of shapesincorporated into the building mass will help to break up the building and reduce its
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2apparent size thus allowing it to better fit into this neighborhood that is currentlycomprised of small scale structures.
Downtown Sub-Area Plan Goals
The subject site is located in an area identified as Pedestrian-Oriented Mixed-Use(POMU).Our proposal will provide 109 apartment units with commercial space on the first floor to promote a walkable community.
Density and Compatibility / Infrastructure:
The proposal is within the designated downtown area which has been identified as atarget growth area with adequate infrastructure. This project will serve to activateadjacent Evergreen Park, which is one of the goals of the Downtown Sub-Area plan.Another primary goal of the Downtown Sub-Area Plan is to link the downtown core tothe Evergreen Park area via Pacific Avenue thus this project provides part of the desiredcritical mass at the North end of downtown.
Neighborhood Compatibility:
This proposal is adjacent to residential, and park uses. The two distinct buildings help todecrease the bulk of the project as suggested by the design review board in the conceptualdesign conference for our previous proposal for this site back in 2009. The space between the Point and Main buildings provides views from the uphill side of the site North to Evergreen Park and Port Washington Narrows.The Pointe building has been designed to fit within the outright height limit for this zone.At 43.9’ it is more than a foot lower than the height limit of 45’ which helps transition tothe lower density development to the West and South of this portion of the site.Providing for this transition is one of the goals of the Downtown Sub-Area plan.
Sensitive infill:
The proposed project site is currently underutilized. It is acknowledged in the DowntownSub-Area plan that underutilized and vacant properties will need to be developed athigher density. The proposed project will help with the goal of shifting population nearer to employment and transportation centers which in turn reduces the reliance on cars.
Sustainable Design
Sustainable design elements will be incorporated into the design of this project in order tominimize ecological disturbance. The building will be designed to Evergreen SustainableDevelopment Standards. As part of these standards, the building will be designed tominimize the use of water and energy. Sustainable design practices will also be utilizedto reduce storm water runoff. The exact nature of sustainable design elements will beidentified as the building’s design is further developed.
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Views and Vantage Points
Development of this project will create new public gathering areas adjacent tocommercial spaces along Sheldon Boulevard overlooking Evergreen Park while notimpacting views from the designated vantage points identified in the Downtown Sub-Area plan. Activation of Sheldon Boulevard along the park is one of the goals of theDowntown Sub-Area plan.
Bulk, Skyline & Sun Access
Shadowing that the proposed project will create has been modeled on the computer.Only during the winter does significant shadowing occur onto adjacent parcels. It should be noted however that given the very low sun angle in the winter at our Northern latitudeeven the existing adjacent single story homes cast significant shadows across neighboring parcels. The breakup of the project into two buildings and the setback from the alley of the upper four levels of the Main building reduce the shadowing onto adjacent parcels.As part of this proposal we are requesting an increase to the basic allowable buildingheight of 4’. It should be noted that the increased height would not noticeably add to theshadows cast.
Street Edge / Streetscape / District Character & Urban Design Principles
The proposed building with its sweeping North elevation set back 15’ from the curbalong Sheldon Boulevard creates inviting outdoor space that can be furnished with benches, tables, and chairs. Building entrances are recognizable, there is a high degree of transparency and weather protection is provided. These spaces can be shared by thecommercial businesses and will promote activity at the street. The development of thissite across the street from Evergreen Park will make a positive addition to the streetscapecharacter of this area.The proposed buildings make use of modulation both horizontally and vertically with anundulating façade and an additional 6’ setback at the top floor of the Main Building. Thelonger wall planes will be broken up by both color and material breaks. The variousmaterial finishes and trim elements of the proposed building relate to the materials foundon buildings in the immediate vicinity.The buildings will make use of two entry points into the structured parking levels locatedwell away from each other and away from the pedestrian entry points into the commercialspace on Sheldon Boulevard. One parking garage entrance will be on Sheldon at theeasterly end of the building and the other off the East side of the building at CogeanAvenue.The proposed building does not have a “rear” or “side” per se, however with SheldonBlvd. being a Multimodal Street and accommodating the primary entrances and CogeanStreet being perpendicular to it and accommodating the service functions of the projectwith garage access the Cogean side of the project effectively acts as the side of the project. The commercial entry points and entries to the residential building lobbies areon the North side along Sheldon Boulevard. Ground related units facing McKenzie
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