11th Avenue Mixed Use Building

Early Design Guidance Analytic Design Proposal Packet - November 12, 2012
 Introduction
(E ) B UIL DIN

E AS T P IK E S T R E E T
(N) MIX E D-U
40 R E S IDE N
Description:
Over the past decade, Dunn & Hobbes has developed a collection of adjacent buildings onfloors
Five the block boundedover
of residential by 11th
one and
floor12th Avenues and Pike
of street-level
OV E R C OMM
B AS E

and Union Streets in the heart of the Capitol Hill neighborhood. The company’s goal,retail.
in cooperation
Leverageswith other pedestrian
the 4-foot developerseasement
on the block,
that has been
to weave old and new buildings together to reinforce the character and vitality of the Pike/Pine neighborhood. Dunn & Hobbes’ earliergen-
runs along the north property boundary to create a projects, (E ) B LDG V AC ANT LOT (E ) 12 & P IK E MIXE D US E
(UNDE R C ONS T R UC T ION)
including the Piston and Ring adaptive re-use project (home of Plum and La Spiga restaurants), and the“alley”
erous pedestrian Agnes Lofts building
connection (home
from 11th to Boom
to 12th B LDG

Avenue. Integrating this space increases our effective

Noodle), have begun the process, and the urban design framework presented here is the same one that was presented to the community during prior
open space by a significant percentage.
design review processes in 2005 and 2006-2009. The 11th and Pike project is the next piece of the puzzle, and is intended to complete the urban 108'-0"

EN
courtyard envisioned by the first two projects. Reduces the available footprint, allowing open space

AV
12T H AV E NUE
14'-0"

TH
at plaza level that connects from 11th Avenue through (E ) P IS T ON + R ING B LDG

11
public open space and the Piston & Ring building to
Project History 12th Avenue. Unit windows primarily oriented to west
This project was originally designed as a new mixed use apartment building with ground
andlevel retail, and was reviewed and approved for Early Design
east.

64'-0"
11T H AV E NUE
Guidance (EDG) and by the Design Review Board (DRB) for recommendation in 2009 (please refer to canceled MUP #3005060 for more details). (E ) B LDG V AC ANT

Advantages:
Since then, the design goals for the building have evolved, in part because of an existing character structure on the site, and because of the changing
Creates a public outdoor space that can become a
balance of residential and office, and daytime and nighttime uses, on Capitol Hill. Weunique
are now proposing
focus a mixed
of activities use office building, with ground
in Pike-Pine. (N) MIX E D-US E B LDG W/ 40
(N) P LAZA

level retail and upper floor apartments. We are also proposing to incorporate the character
Creates a “Post Alley”-quality construction.
structure into the new pedestrian connection R E S IDE NT IAL UNIT S OV E R
(E ) B LDG (E ) B UIL D
A R E T AIL B AS E
from 11th through to 12th. (N) P LAZA AB V . UNDE R G R OUND
Summary of Proposed Changes from Approved 2006-2009 Scheme : Allows for views of the glazed rear facades of adjacent P AR K ING . P LAZA C ONNE C T S W/
P IS T ON + R ING T E R R AC E
Change of use at middle part of building from residential to office buildings, including the historic Baker Linen building,
the new Olson Sundberg Kundig Allen (OSKA) build-
75’ height proposed instead of 69’ ing, and the newly renovated Piston & Ring and Pacific G R OS S R E S IDE NT IAL: 34,560 S F
0 10 30 F T 60 F T
N

Incorporation of character structure Supply buildings. P LAZA OP E N S P AC E : 3,466 S F (10% )

IMP R OV E D E AS E ME NT : 280 S F
Setbacks added at 11th Avenue over character structure, and further setbacks at 4th and 5th floors
Allows for more light into the adjacent buildings, and the
Amount of parking reduced newly created Piston & Ring west terraces.
Ground level experience retained- mews, courtyard, and 11th Ave Retail Optimizes unit size for neighborhood demographics
Matches unit count to achievable parking count.
Connection to 12th Avenue maintained Lends itself to a simple double-loaded design with win-
V AC ANT LOT
dows on the street as well as eyes on the courtyard. (E ) B UIL DING (MAX. B LDG . HE IG HT
Given these changes, and given the fact that the Design Review Board has also changed since 2009, we have re-initiated the Design Review process E AS
TP
INDIC AT E D B Y DAS HE D
F R AME )
from the beginning, with a new MUP number. However, our intent is to keep the basicDisadvantages:
urban designE framework that was approved by the previous
IK
AS T P IK E S T R E E T E S
TR E
E T 12T H & P IK E MIXE D
(N) MIX E D-US E B LDG
less square footage
board. So, our preferred alternative includes the same urban connection and mid-block courtyard approved during
Description: Yields (boththeresidential
previous and Designretail).
Review pro- 40 R E S IDE NT IAL UNIT S US E B UILDING
(UNDE R C O NS T R UC T ION)
OV E R C OMME R C IAL
Fivecess.
floorsAt
of the
residential over one floor of street-level Requires significant investment to create the outdoor
right, we have included the preferred alternate that was approved for EDG in 2006
public andThis
spaces. subsequently
along withapproved
the loss ofasrent a 60 unit apartment
pre-
B AS E

retail. Leverages the 4-foot pedestrian easement that *FOR REFERENCE ONL
building using the same urban design framework
runs along the north property boundary to create a gen-
at a 2009 recommendation meeting. cludes additional investment in 12 private
& P IK E rooftop
MIXE D US open
E
(E ) B LDG V AC ANT LOT (E )
erous pedestrian “alley” connection from 11th to 12th space. B LDG (UNDE R C ONS T R UC T ION)

Packet Contents
Avenue. Integrating this space increases our effective
open space by a significant percentage. 108'-0"
APPROVED OPTION FROM JULY 200

UE
EN
Reduces the available footprint, allowing open space

AV
12T H AV E NUE
Introduction
level thatand Projectfrom
History p. 2
14'-0"

TH
at plaza connects 11th Avenue through (E ) P IS T ON + R ING B LDG
Our current option 3/Preferred scheme uses the same b

11
Application Parts 1 and 2 for Reference
public open space and the Piston & Ring building to p. 3
12th Avenue. Unit windows primarily oriented to west
and east.
64'-0"

EDG Analytic Design Packet

11T H AV E NUE

(E ) B LDG V AC ANT LOT

Advantages: 1. Statement of Development Objectives p. 4
Creates a public
2. Urban Design
outdoor spaceAnalysis
that can
become a p. 5-7 (N) P LAZA S P AC E

UE
unique focus 3. Design Guidelines
of activities in Pike-Pine. p. 8-9 (N) MIX E D-US E B LDG W/ 40

EN
AV
R E S IDE NT IAL UNIT S OV E R
Creates a “Post Alley”-quality pedestrian connection
4. Site Analysis p. 10-12 A R E T AIL B AS E (E ) B LDG (E ) B UIL DING S (E ) P IS T ON + R ING B LDG .

TH
from 11th through to 12th.

12
5.
Allows for viewsThree
of theAlternatives p.
glazed rear facades of adjacent 13-15 (N) P LAZA AB V . UNDE R G R OUND
P AR K ING . P LAZA C ONNE C T S W/

buildings, 6. 3 dimensional
including studies
the historic BakeratLinen
street level
building, p. 16-18 P IS T ON + R ING T E R R AC E

the new Olson 7. Summary

Sundbergof Departures
Kundig Allen (OSKA) build- p. 19 N
ing, and the newly renovated Piston & Ring and Pacific G R OS S R E S IDE NT IAL: 34,560 S F
0 10 30 F T 60 F T

2 11th Avenue Mixed Use Building 2006 EDG Preferred / Approved Option
Supply buildings. P LAZA OP E N S P AC E : 3,466 S F (10% )
IMP R OV E D E AS E ME NT : 280 S F
Allows for more light into the adjacent buildings, and the
November 2012 | EDG Analytic Design Proposal Packet
newly created Piston & Ring west terraces.
Optimizes unit size for neighborhood demographics
Matches unit count to achievable parking count.
 DPD Client Assistance Memo #238—Design Review: General Information, Application Instructions...Requirements page 12
DPD Client Assistance Memo #238—Design Review: General Information, Application Instructions...Requirements page 12

PART II: SITE AND DEVELOPMENT INFO

PART
Attach II: SITE AND
additional DEVELOPMENT
sheets as needed. INFO
Attach additional sheets as needed.
DPD
DPDClient
ClientAssistance
AssistanceMemo
Memo#238—Design
#238—DesignReview:
Review:General
GeneralInformation,
Information,Application
ApplicationInstructions...Requirements
Instructions...Requirements page 12 page 12
1. Please describe the existing site, including location, existing uses and/or structures, topographical or other
1. Please
physicaldescribe
features,the existing site, including location, existing uses and/or structures, topographical or other
etc.
physical features, etc.
The II:
PART
PART existing
II: SITE site isDEVELOPMENT
AND
SITE AND located mid-block
DEVELOPMENT INFObetween Pike and Union Streets and 11th and 12th Avenues in the heart
INFO
Attach
Attachadditional
additionalsheets
sheetsas asneeded.
of the Pike-Pine district of Capitol Hill. The site, approximately 75’ wide by 250’ long, stretches from east to
needed.

west the full length of the block, with street frontages on 11th and 12th Avenues. The east half of the site, facing
1.12th
2.
1. Avenue,
Please
Please is covered
indicate
describe
describe the byzoning
thesite’s
existinga pair
existing site,of
site, andolder
includingone-story,
any other
including zero
overlay
location,
location, lotuses
line buildings
designations,
existing
existing uses thatapplicable
including
and/or
and/or currently
structures,
structures, house a or
restaurant
other and
Neighborhood­
topographical
topographical orother
2. physical
Please
Spe cificindicate the
Guidelines.
features, site’s zoning and any other overlay designations, including applicable Neighborhood­
etc.
a hardware store.
physical features,
Specific No
Guidelines. work
etc. is proposed in these buildings, except for some minor tenant improvement work in
1422 - 1424 11th Ave
DPD Client Assistance Memo #238—Design Review: General Information, Application Instructions...Requirements page 12
one of the basements. The new development will occur on the west half of the site, which is currently occupied
by depressed surface parking and an existing two-story building known as the Chop House.
PART II: SITE AND DEVELOPMENT INFO
Attach
2. additional
3. Please sheets
describe as needed.
neighboring development andoverlay
uses, including adjacent zoning, physical Neighborhood­
features, existing
2. Pleaseindicate
indicatethe
thesite’s
site’szoning
zoning and
andany
anyother
other overlay designations,
designations, including
including applicable
applicable Neighborhood­
3. Spe
Please describe
architectural
cific neighboring development
and siting patterns, and uses,
views, community including etc.
landmarks, adjacent zoning, physical features, existing
Spe cificGuidelines.
Guidelines.
architectural and siting patterns, views, community landmarks, etc.
1. Zoning
Pleaseisdescribe
NC-3 Pthewithexisting
a 65’ base
site, height limit.
including The site
location, falls within
existing the boundaries
uses and/or structures,of the conservation
topographical core of
or other
the Pike-Pine Overlay District, which allows a 75’ height limit if a character structure is incorporated.
physical features, etc.

4.
3. Pleasedescribe
Please describeneighboring
the applicant’s development
development and objectives,
uses, indicating typeszoning,
of desired uses,features,
structureexisting
height
3.
4. Please
Please describe
describe neighboring
the development
applicant’s development and uses,including
including
objectives, adjacent
adjacent
indicating types zoning, physical
physical
of desired uses, features,
structure existing
height of
(approx),
architecturalnumber
and of residential units (approx), amount of commercial square footage (approx), and number
architectural
(approx), andsiting
number siting
of patterns,
residential views,
patterns,units
views, community
community
(approx), landmarks,
landmarks,
amount of etc.
etc. square footage (approx), and number of
commercial
parking stalls (approx). Please also include potential requests for departure from development standards.
2. The site,indicate
parking
Please surrounded by other
stalls (approx).
the site’sPleaseNC-3
zoning also 65
anysites,
andinclude sits at the
potential
other overlay heart offorthe
requests
designations, Pike/Pine
departure
includingfromConservation
development
applicable Overlay
standards.
Neighborhood­ district,
which was established by the City of Seattle to protect and enhance the existing scale and character of the
Spe cific Guidelines.

4. neighborhood.
4. Please
Pleasedescribe
describethe
It isthesurrounded
applicant’s by a variety ofobjectives,
applicant’sdevelopment
developmentobjectives,
mixed useindicating
buildings,types
mostofofwith
indicatingtypes
zero-lot
desired
desireduses,
line street level
uses,structure
structureheight
height
retail and
restaurants,
(approx),
(approx),numberwith apartments
number of
ofresidential or offices
residential units above. amount
units(approx),
(approx), The
amount immediate
of
ofcommercialneighborhood
commercial square is immensely
squarefootage
footage (approx),
(approx), popular,
and and sup-
andnumber
number of
of
ports
PART a vibrant
parking
parking
III: EDG stallsnight
stalls (approx).
(approx).
ANALYTIC life and
Please
Please
DESIGNmany also
alsostreet
include
include
PROPOSAL festivals.
potential
potentialTherequests
PACKETS 11th Avenue
requests for face of from
departure
for departure the site
from usually fallsstandards.
development
development within ticketed
standards.
3.
PARTPlease describe
III: EDG ANALYTIC neighboring DESIGN development
PROPOSAL andPACKETS
uses, including adjacent zoning, physical features, existing
boundaries
Together of Capitol Hill street events.
architectural and siting patterns, views, community above,
with a written response to the A few blocks
questions to the
landmarks,
north,
please 11th Avenue intersects with Cal Anderson
etc.provide two copies of the following:
Park and the Bobby Morris Play field. A few blocks to the south, it intersects
Together with a written response to the questions above, please provide twowith the of
copies Seattle University cam-
the following:
1. Statement of development objectives.
pus and becomes its main
1. Statement of development objectives. pedestrian mall, passing by Steven Holl’s St. Ignatius Chapel.
a) Number of residential units (approx).
PART a)III:
Number
EDG of residential
ANALYTIC units (approx).
DESIGN PROPOSAL PACKETS
PART b) III:
4. Please EDG
Amount ANALYTIC
of
describe commercial DESIGN
the applicant’s square PROPOSAL
footage (approx).
development PACKETSindicating types of desired uses, structure height
objectives,
b) Amount of commercial square footage (approx).
(approx),
c) Number
Together
Together with
withnumber
aaofwritten
parking
written of residential
response units
stalls (approx).
response to
tothe (approx),
the questions
questions amountabove,
above,of commercial
please
pleaseprovidesquare
provide two
twofootage
copies
copies (approx),
of
ofthe and number of
thefollowing:
following:
c) Number
parking stallsof(approx).
parking stalls Please (approx).
also include potential requests for departure from development standards.
2.
1. Urban
1. Statement
Statement design
of analysis. Onobjectives.
ofdevelopment
development the graphics below, identify views, barriers and traffic flows that affect the site
objectives.
2.TheUrban
andintent design
call of of
out this analysis.
major proposalunits
building On is the graphics
to(approx).
contribute
names below,
and types: identify views,
to an emerging vibrantbarriers
mix ofand traffic
older, flows thatexisting
revitalized affect the site
structures
a)
a)Number
and call outof
Number residential
residential
major building units (approx).
names and types:
anda) new, well-
Vicinity map,designed
indicating architecture
surrounding thatuses,
complements
structuresthe andneighborhood’s
zoning. physical fabric and activities. The
b)
a)Amount
b) Vicinity of
Amount ofcommercial
map, indicatingsquare
commercial square footage
footage
surrounding (approx).
(approx).
uses, structures and zoning.
Owner has developed
b) Axonometric or other adjacent properties according
three­dimensional to a longer-term
drawing, photos or modelsplan of thethat anticipates
9 block creation of the
area surrounding a focal
c)
b)Number
c) Number ofof parking
parking stalls
stalls (approx).
(approx).
point
PART III: in the
Axonometric
project form
EDG site.
ANALYTIC of
or a public-access
other
IncludeDESIGN street-level
three­dimensional
call­out notes
PROPOSAL plaza
drawing,
on drawingsPACKETS in the
photos center
or of
models theof block
the 9 and
block through-block
area
and a brief narrative stating what design cues can be surroundingpedestrian
the
2. Urbanproject
design site. Include design
toanalysis. call­out notes on below,
drawings and aviews,brief narrative stating what design cues can be
2.connection
Urban between
design
gleaned analysis.
develop 11thOn Onthe
and 12th
the graphics
Avenues.
graphics
alternatives. Ouridentify
below, preferred
identify views, barriers
optionbarriers and
for this
and traffic
project
trafficflows that
includes
flows affect
thatthis the
plaza
affect site
theand
sitecom-
and
Together
and gleaned
call
with
call out
outato
majordevelop
written
major building design
response
building namesalternatives.
names and
to the and types:
questions
types: above, please provide two copies of the following:
pletes the through-block
c) Aerial photograph. connection.
c)
a) Aerial
Vicinity
1. Statement
a) Vicinity photograph.
map,
of indicating
development
map, indicating surrounding
objectives.
surrounding uses,
uses, structures
structures and
andzoning.
zoning.
d) Photo montage
Residential Units: of the streetscape
Approximately 3 (both side of the street) identifying the site.
d)
b)
a)
b) Photo
Number montage
Axonometric
Axonometric of or of
other
residential
or otherthe streetscape
three­dimensional
units (approx).
three­dimensional (both side
drawing,of
drawing, the street)
photos
photos or
oridentifying
models
modelsof ofthe
the9 site.
9block
blockareaareasurrounding
surroundingthe the
3.Commercial Square
Design guidelines. Footage: Approximately 32,000 sf
3. b) project
project
Design site.
site.
guidelines. Include
Include call­out
call­out notes
notes on
on drawings
drawings and
and aabrief
brief narrative
narrative stating
stating what
what design
design cues
cues can
can be
be
a)Amount
Parking Stalls:
Briefly
gleaned
gleaned
of Approximately
list
to
commercial
tothose
develop
develop guidelinessquare
design
design 17-20
thatfootage (approx).
the applicant
alternatives.
alternatives. thinks are most pertinent to the site and design of the
a) Briefly
c) Number list those guidelines
project. of parking stalls (approx). that the applicant thinks are most pertinent to the site and design of the
Potential
c) Aerialrequests
c)Aerial
project.photograph.
photograph. for departures from development standards are all related to accommodating cars on a tight
2.
4. Urban design analysis. On the graphics below, identify views, barriers and traffic flows that affect the site
Site analysis.
4.urban
d)
Site
and
site:
d)Photo
Photo reduction
montage
montage
analysis.
call out
of
of
major building
inthe
garage
the entryand
streetscape
streetscape width,
(both
(both reduction
side
sideof ofthetheinstreet)
sight identifying
street) triangles,
identifyingincreased
the site. ramp slopes, and adjustments
thesite.
to a) Map of
parking zoning,
garage existing names
standards uses and types:
structures.
3.
3. DesignMapguidelines.
Design
a)Vicinity guidelines.
ofmap,
zoning, existingsurrounding
uses and structures.
a)
b) Topography indicating
and tree survey. uses, structures and zoning.
a)
a) Briefly
Briefly list
list those
those guidelines
guidelines that
that the
the applicant
applicant thinks
thinks are
aremost
most pertinent
pertinent to
tothe
the site
siteand
and design of ofthe
b)Axonometric
b) Topography or and treethree­dimensional
other survey. drawing, photos or models of the 9 block areadesign
surrounding the the
project.
project.
project site. Include call­out notes on drawings and a brief narrative stating what design cues can be

3
4.
4. Site analysis.
gleaned
Site to develop design alternatives.
analysis.
11th Avenue Mixed
LEGAL DISCLAIMER: This Client Assistance Memo (CAM) should not be used as a substitute for codes and regulations. Use Building
The applicant is
a)
LEGAL
c) Map
responsible forof
DISCLAIMER:
a)Aerial
Map zoning,
Thisexisting
compliance
photograph.
of zoning, Client
with
existing usesandand
all Assistance
code
uses Memo
rule
and structures.
(CAM) should
requirements,
structures. not be
whether orused as a substitute
not described
November in thisfor
2012 |
codes and regulations. The applicant is
CAM.
EDG Analytic Design Proposal Packet
responsible for compliance with all code and rule requirements, whether or not described in this CAM.
b)
d) Topography
b)Photo and
montage
Topography oftree
and the survey.
tree streetscape
survey. (both side of the street) identifying the site.
3. Design guidelines.
1. Statement of Development
To Bobby Morris
Playfield Objectives
Project Site
URBAN DESIGN ANALYSIS:
NEIGHBORHOOD CONTEXT
The proponent’s main development objective is to create a
NC3-65
development that supports and contributes to the unique NC3-65
P1
3. Please describe neighboring development and
character of the neighborhood to the maximum extent P1 pos- uses, including adjacent zoning, physical features,
existing architectural and siting patterns, views, com-
sible. Other objectives:
munity landmarks, etc.
• Strengthen the streetscape with a well-designed new build-
ing that incorporates an existing character structure. Retail and/or
The neighborhood includes a wide range of retail, office
• Add to the character and activity of the neighborhood and Commercial and residential uses. The neighborhood plan describes
the streetscape. Pike and Pine as “spine” streets of the neighborhood;
• Think holistically about the design of the building and its Residential Pike Street is mostly intact with mixed-use buildings. 11th
setting, taking advantage of existing assets adjacent to the Avenue is a quieter, non-arterial street that has surface
NC3-65
over Retail
parking for major portions of the block on both sides of the
site, and coordinating
NC3-65 with nearby property owners where P1 street. There is a topographic drop toward mid-block both
possible. P1, FH on the east and west sides of 11th Avenue, and several
• Provide residential units, offices and street level retail that Residential
new infill developments nearby.
will serve the Pike-Pine community. NC3-65
P1, FH
The entire block and surrounding property are zoned NC3
Desired Uses Institutional 65. The block is part of the Pike Pine conservation overlay
district as are the properties to the west and south. Pike
and 11th Avenue are Principal Pedestrian Streets. Seattle
Retail at street level with a mezzanine, three stories of offices
Univerity’s Major Institutional Overlay Zone begins on the
above (plus a mezzanine) and three residential units on Vacant south side of Madison.
top of building. NC3-65
Residential Units: Approximately 3
NC3-65 P1, FH The site is near significant open spaces, with Bobby
P1, FH Morris Playfield to the north and the Seattle University
Commercial Square Footage: Approximately 32,000 sf
Line of First Hill campus to the south. In addition to these green spaces,
Parking Stalls: Approximately 17-20 the streetscape of the Pike-Pine neighborhood is very
To Seattle Station Area
University actively used as public space by the community.
Overlay (FH)

The Pike-Pine neighborhood is known for its street life. One of the objectives of the
project is to add active uses to the site.

4 11th Avenue Mixed Use Building

November 2012 | EDG Analytic Design Proposal Packet
 2. Urban Design Analysis 16

PIKE/PINE URBAN
1 pacific supply company
2 12th ave. iron
1918 +_
1918 +_
1 story
1 story
retail and/or commercial
residential over retail CENTER VILLAGE
N C3P-65
residential
3 chophouse 1918 +_ 1 story institutional
4 plum/la spiga 1918 +_ 1 story new development PIK E/ PIN E C ONS ER VAT I O N C O R E
recreational PIK E/ PIN E C ONS ER VAT I O N OV ER L AY
5 agnes lofts 2008 5 story
project site
6 crescent down works 1918+_ 2 story nc3p-65 zoning
7 1111 e pike bldg 2008 5 story
8 retrofit home 2008 3 story
9 ferrari dealership 2008 1 story
10 trace lofts 2008 4 story
11 alliance residential development 2013 6 story
12 alliance residential development 2013 6 story E P I K E S T.
13 new residential development 2013 4 story
14 wildrose/hot house spa & sauna 1920+_ 3 story 14 8 7 6 5

15 seattle university campus

4

11TH AVE.

12TH AVE.
16 bobby morris playfield/cal anderson
3
park 2
1 10

design cues:

The analysis drawing indicates an active street front with ongoing in fill development. Key op- 13 11 9 .
ST
portunities for the proposed project are to continue the retail activity and improve and extend the N
O
streetscape along 11th Avenue. S
A DI
E U N I O N S T. M
The plaza and trellised west-facing restaurant terrace of the adjacent property to the east, which E
is under the same ownership, are neighborhood assets. There is an opportunity with this project to
expand those assets and connect from 12th Avenue through to 11th Avenue. 12

The building will take advantage of light along the 11th Avenue street front. The property to the
south could eventually be developed with a blank wall on the property line which discourages glaz-
ing on our south facade. Glazing opportunities exist along the north and/or east sides if we set the
facade back from the property lines.

While Pike Street is an arterial, 11th Avenue is a quieter, non-arterial route with a 66-foot width.
Much of the right of way is now used for parking, with 90-degree parking on the west side and
parallel parking on the east. Dumpsters are common along 11th Avenue.
15
The project will need to relocate the curb cut on 11th Avenue near the existing curb cut. When the
12th and Pike Building was in the Early Design Guidance stage, it was agreed to consolidate access
points off of 12th Avenue and Pike, and share the curb cut on 11th. This allowed the removal of
several curb cuts on 12th Avenue, as indicated. 11th Avenue Mixed Use Building
November 2012 | EDG Analytic Design Proposal Packet 5
2. Urban Design Analysis - continued
EXISTING
E. PIKE ST. CHOPHOUSE UNION ST.
1111 E. PIKE ST.
PROJECT SITE

Streetscape photo montage of the east side of 11th Avenue between Pike and Union
E. UNION ST.
E. PIKE ST.

NEW DEVELOPMENT SITE

Streetscape photo montage of the west side of 11th Avenue between Pike and Union

6 11th Avenue Mixed Use Building

November 2012 | EDG Analytic Design Proposal Packet
 2. Urban Design Analysis - continued

Agnes Lofts and 1111 E. Pike along south side of Pike between 11th and Pacific supply to Agnes lofts along 12th Ave Neighboring building on corner of 11th and Pike
12th

Pacific Supply on 12th Ave. The Trace Lofts with one story Ferrari building in foreground

The existing site for the 11th and Pike project remains
as an unfriendly “missing tooth” in the fabric of the
Streetscape Photos block, and on an Avenue that has been identified as an
important pedestrian connection in the neighborhood.

11th Avenue Mixed Use Building

November 2012 | EDG Analytic Design Proposal Packet 7
 B-3 Integration of Character Structures in New Development (see B-7 below)
3. Design Guidelines and Intent B-4 Small Lot Development

B-5 Through-Block Development

The intent of this project is to avoid a monolithic through development and to take advantage of
opportunities to create through block connections (B-5 a and b)
Pike/Pine Urban Center Village Design Guidelines B-6 Development in Areas Lacking a Well-Defined Character

Below is the complete list of Pike/Pine Neighborhood Design Guidelines. Highlighted in bold are the B-7 Conservation of Character Structures (for Pike/Pine Conservation District)
Guidelines that we feel are most pertinent to this site. We are proposing incorporating the Chop House into the new building in a unique way, by eroding its
north third to become a pedestrian walkway, and maintaining its southern two thirds as small scale
A. SITE PLANNING retail with storefront facing onto the walkway. Floorlines of the new structure will align with the old
building. Materials and design style of the new building will be modern, in conscious contrast to the old
A-1 Responding to Site Characteristics building (per B-3. a).
A-6 Transition Between Residence and Street
A-7 Residential Open Space

A-9 Location of Parking on Commercial Street Fronts C. ARCHITECTURAL ELEMENTS and MATERIALS
th
Design of the garage entry on 11 Avenue will be important. We propose keeping the width small and
recessing the door in order to allow corner windows into adjacent retail spaces. C-1 Architectural Context
“Taking Cues from Agnes Lofts” is encouraged by section C-1. We propose an architectural response
A-10 Corner Lots similar to the Agnes Lofts/Piston and Ring project, which connects directly across the courtyard to our
site.
B. HEIGHT, BULK, and SCALE C-3 Human Scale
Transparent windows facing the street and courtyard are included wherever possible. A pedestrian
B-1 and B-2 Height, Bulk, and Scale Compatibility walkway with storefronts facing onto it is proposed in our preferred alternative.
B-2 Pike/Pine Neighborhood Scale and Proportion
Setbacks are proposed at the upper levels of the building at 11th Avenue to achieve a compatibly scaled C-4 Exterior Finish Materials
street façade. Building bulk is reduced in the preferred scheme with setbacks on the north and east
D. PEDESTRIAN ENVIRONMENT
sides of the property.

D-3 Retaining Walls

B-3 Integration of Character Structures in New Development (see B-7 below) D-4 Design of Parking Lots Near Sidewalks
D-5 Visual Impact of Parking Structures
B-4 Small Lot Development
D-7 Personal Safety and Security
B-5 Through-Block Development D-8 Signs
The intent of this project is to avoid a monolithic through development and to take advantage of
opportunities to create through block connections (B-5 a and b) E. LANDSCAPING

B-6 Development in Areas Lacking a Well-Defined Character E-2 Landscaping to Enhance the Building and/or Site
We expect that the large, landscaped mid-block courtyard proposed with the preferred scheme will
B-7 Conservation of Character Structures (for Pike/Pine Conservation District) become a new neighborhood amenity.
We are proposing incorporating the Chop House into the new building in a unique way, by eroding its
north third to become a pedestrian walkway, and maintaining its southern two thirds as small scale
retail with storefront facing onto the walkway. Floorlines of the new structure will align with the old
8 11th Avenue MixedMaterials
building.
Novemberbuilding
2012 | EDG
Use Building
and design style of the new building will be modern, in conscious contrast to the old
(per B-3. a). Design Proposal Packet
Analytic
 DESIGN REVIEW BOARD APPLICATION PART III
3. Design Guidelines and Intent - continued

Massing Open Space

Neighborhood Fit
The Pike-Pine Urban Center Village Design
Guidelines prioritize a lively streetscape and an
architectural mix. The proposed development
would replace surface parking and an inactive
streetfront with new pedestrian amenities and
retail use along 11th Avenue. The proposal looks
for opportunities to make connections to neighbor-
ing buildings, and new open spaces on the interior
of the block. Retaining the existing character
building will reinforce the neighborhood mix of
old and new buildings.
Zoning
Zoning
23.47.024
Zoning is NC-3 P with a 65’ base height limit. City open space standards are 20% of gross floor We also propose improvements to the look of the access
The site falls within the boundaries of the conservation area in residential use. Decks are proposed at the easement just north of the property, along 1101 and
core of the Pike-Pine Overlay District, which allows a upper level to address this requirement and to 1111 E. Pike St. If Alternate 3 is the design direction
75’ height limit if a character structure is incorporated. provide setbacks at higher elevations. that is pursued, improvements to the access ease -
ment would contribute to a more gracious public
Setbacks are generally not required in the base Design Intent
entry into the site.
NC-3P 65 Zone because the building does not abut Consistent with neighborhood planning efforts,
a residential zone (23.47A.014B) we would like to make an attractive and vibrant
The construction cost of the plaza, the on-going
streetscape that serves not only the residents of
operation and maintenance costs, and the oppor -
Design Intent the new building, but the broader neighborhood.
tunity costs of decreased development represent
The first design move is to maximize street level
The design will take cues from the strong, simple a major contribution of the property owner to the
uses, opening up the street level as much as pos-
massing of the historic warehouse buildings. neighborhood. The project team believes that this
sible. Adding activities and street trees to 11th
These buildings typically have a clear rhythm of cost and effort would create an asset for the neigh -
Avenue will be a significant benefit to pedestrians.
load-bearing columns infilled with expanses of borhood well beyond the typical open space that is
glazing. incorporated into mixed use projects.
Beyond good streetscape design, we believe that
the best approach to open space for this project
Buildings in the neighborhood generallly come out
would be to create new public plaza space that
to the sidewalk with a strong street presence and
would continue the level of 11th Avenue into the
maximize visibility into the street level activities. In
site, and connect to the existing assets of the Pis-
the preferred scheme, upper level setbacks are
ton & Ring Building. The enlarged plaza is proposed
proposed above the character structure per 23.73.014.
with the preferred option.

Height The Owner recently renovated the Piston & Ring

Zoning
23.73.010.A
The site drops down below the grade of the
sidewalk; in a sense it functions as below grade
parking already. Director’s Rule 12-2005 clarifies
measurement techniques for lots with unusual
topographic conditions, especially where existing
conditions include depressions caused by previous
site grading or street grading.
Design Intent
The proposal intends to apply DR 12-2005 so that
the height of the building is taken from the level of
the sidewalk rather than the depression internal to
the site.
Building, which abuts this site, as well as the Agnes
Lofts, a mixed use developement
adjacent to Piston & Ring, at the corner
of 12th and Pike. We agreed
to create an outdoor terrace for a restaurant
(630 sf), a public outdoor terrace (792 sf) and
a public lobby/corridor through the building to the
outdoor terrace (357 sf) as part of the Piston &
Ring Building renovation. With this new proposal
at 11th and Pike, our intent is to connect to and
reinforce these assets with new public spaces.

11th Avenue Mixed Use Building

November 2012 | EDG Analytic Design Proposal Packet 9
 4. Site Analysis
Because this property links 11th and 12th Avenues, it is
especially important to understand its context within the
block.
This block of 11th Avenue is anchored by two large,
older brick buildings. In between, the block is primar-
ily undeveloped, and is used for surface parking and
access to basement levels. 11th Avenue is approxi-
mately 11 feet lower than 12th Avenue.
12th Avenue is a fairly heavily traveled arterial, with a
middle turn lane. It has recently been improved south
of Madison, with new streetscape elements and activ-
ity at the street as it runs through the Seattle University
campus.
The west side of 12th Avenue is developed with low com-
mercial buildings built during the 20s and 30s when this
area was part of Seattle’s “auto row.” The east side has
larger scale mixed use buildings.
Along Pike Street, the west corner (11th and Pike) is
anchored by an older, brick building with retail space at
the street and office space above. It is approximately 54
feet tall, with three tall stories.
1) 11th and Pike SW corner 5) 11th and Pike SE corner
Architecturally, the site’s larger context includes a rich
mix of building types that work together to form one of
the city’s most vibrant neighborhoods. In addition to the
larger brick buildings described at the corners of Pike
and Union on 11th Avenue, there is a smaller older brick
building at 1115 Pike Street, and another low “auto row”
era building at 1415 12th Avenue.

1111 E. Pike Condos

1 5 (built after this survey)
Large, older brick
building at SE 2) 11th Avenue 6) 11th Avenue east side looking at rear facades of
corner Smaller brick build- buildings facing 12th Avenue
ing at midblock
Older wood building
at southwest corner Agnes Lofts
(built after this survey)

Recently renovated
Site: Proposed new Piston & Ring
construction SITE (same Owner)
Manhattan
Surface parking; Building, one story
lower grade than 11th 2 6 at street
(same Owner) 3) 11th Avenue west side looking west 7) 11th Avenue north facade of artist’s co-op
90 degree parking
west side of 11th 3 7 Pacific Supply
heavy timber, one
Parallel parking
story at street
east side of 11th
(same Owner)
4 8 Ferrari
One story building
One story at street
Large, older brick
building at corner
(Union Arts Coop)-

4) 11th Avenue west side looking south 8) 11th Avenue and Union SE corner

Map of Zoning, Existing Uses and Survey Site Photos (see locations on map to left)

10 11th Avenue Mixed Use Building

November 2012 | EDG Analytic Design Proposal Packet
4. Site Analysis - continued

East Pike Street

MID BLOCK CONNECTION

The urban design framework for the preferred option is

the same as was approved in 2006-2009. A pedestrian
walkway will link 11th and 12th Avenues, with a mid block
courtyard. 12TH & PIKE
Mixed-Use

11th Avenue
The plan and section at right illustrate the site in relation-

12th Avenue
ship to the other buildings and spaces on the north portion
of the block. The buildings highlighted with color are under
the same ownership. The yellow tone indicates open space
or potential open space. The dashed grey rectangle outlines Terrace Retail
Restaurant
the existing Chophouse building which will be partially eroded (12th Ave Above
into open space and partially incorporated into the new building. Existing building level)
PISTON &
to be incorporated Terrace RING Public
The section shows that 12th Avenue is approximately one Lobby
story above the level of 11th Avenue. The stair through Piston (shown dashed) (11th Ave Retail at Public Route
Plaza Level from 12th to Eating/
& Ring allows public connection from the 12th Avenue level) Drinking
plaza
level to the 11th Avenue level. This stair was designed to
Section
be wide and inviting. It now connects to a terrace at the Potential new Potential New
Plaza
level of 11th Avenue.
Building footprint MANHATTAN
Existing parking and parking access are now at the surface, Relocated
(preferred option shown)
which is 8 feet below the level of 11th Avenue. The intent of Curb Cut
this project is to cover the existing parking level with a plaza.
PACIFIC SUPPLY
POTENTIAL PLAZA CONNECTIONS:
PLAN

Sidewalk grade
South Portion
of building Connection to Plaza

Existing structure shaded Sidewalk

Plaza Level
Sidewalk Level 11th Ave 11th Ave Level 12th Ave
MASTER
ExistingPLAN
Grade
8 ft below 11th
Existing
Grade
POTENTIAL PLAZA CONNECTIONS: SECTION

11th Avenue Mixed Use Building

November 2012 | EDG Analytic Design Proposal Packet 11
4. Site Analysis - continued

The Chophouse

Early design drawings show the original intent for a taller structure

Concrete frame
with clay tile
The preferred option would allow an existing character structure known locally as the Chophouse to remain and be in fill
incorporated into the new structure. Shown above in a historic photo.
Inside, heavy
timber frame
with car decking

Remove t-111
siding, replace
windows etc.

The Chophouse in current condition

12 11th Avenue Mixed Use Building
November 2012 | EDG Analytic Design Proposal Packet
Alternative #1 Approximate Floor Areas:  ALTERNATIVE 1

FLOOR USE GSF

NEW BUILDING
MAXIMIZES DEVELOPMENT ENVELOPE B PKG, MECH 10,120
B PKG‐Manhattan 675
Description:
With Option #1, the existing character structure is demolished and replaced with a new building containing street level retail, three floors of offices,
one floor of office and/or residential (pending FAR analysis) and one floor of residential on top. The building is set back 10’ from the east property line 1 RETAIL 8,300

to expand the size of the existing plaza and to allow windows on the east side of the building. Circulation from 11th Avenue to the mid-block plaza is 2 OFFICE 8,700
via an internal walkway/lobby. 3 OFFICE 8,700
4 OFFICE 8,700
5 RESIDENTIAL 7,000
Advantages: 6 RESIDENTIAL 7,000

Maximizes rentable square footage and density. - Approximately 60,000 sf total, 8,700 sf footprint Subtotal Above 
Enlarges existing outdoor plaza and provides access to it from 11th Avenue (via lobby/walkway) Grade 48,400
Parking/Mech 10,795

Disadvantages: GRAND TOTAL 59,195

Crowds and compromises adjacent buildings, especially those buildings on Pike St. with south facades facing the site.
84. 00'

Does not maintain character structure on site.

(E) STRUCTURE (E) STRUCTURE (E) STRUCTURE

Does not provide outdoor connection from 11th Avenue to Plaza.

4'-0" EASEMENT (E)

(E) CURB CUT

Existing easement .
to remain
(E) STRUCTURE

32. 00'

EXISTING
PLAZA
8'-11" 8'-0"
9'-3" Internal pedestrian connection 34
2.
30
S00°29'50"W

EXPANDED
PLAZA
10’ setback
at East
PER

RETAIL
ENTRY

N89°29'13"W 127.98'
FIN. GRADE: 305.5'
(E) GRADE: 295.9'

13
S00°29'33"W

107'-8" BUILDING
11th Avenue Mixed Use Building
November 2012 | EDG Analytic Design Proposal Packet
Alternative #2 Approximate Floor Areas:  ALTERNATIVE 2

FLOOR USE GSF

SAVE PORTION OF CHARACTER STRUCTURE,

MAXIMIZE DEVELOPMENT ENVELOPE
B PKG, MECH 10,120
B PKG‐Manhattan 675
Description:
With Option #2, a building similar to Option #1 is constructed, however, the front 15’ of the existing character structure is incorporated into the design (and the rest demolished).
New construction is set back 15’ from the street above the character building as required by code section 23.73.014. Based on saving the character structure, the building height is
1 RETAIL 8,300
increased by 10 feet to 75 feet. 2 OFFICE 8,700
Advantages:
Front portion of Character Structure is maintained 3 OFFICE 8,200

Maximizes rentable square footage and density. 4 OFFICE 8,200

Enlarges existing outdoor plaza and provides access to it from 11th Avenue (via lobby/walkway) 5 RESIDENTIAL 6,600
6 RESIDENTIAL 6,600
Disadvantages: Subtotal Above 
Crowds and compromises adjacent buildings, especially those buildings on Pike St. with south facades facing our site.
84. 00'

Grade 46,600
Does not provide outdoor connection from 11th Avenue to Plaza.
(E) STRUCTURE (E) STRUCTURE (E) STRUCTURE
Parking/Mech 10,795

GRAND TOTAL 57,395

4'-0" EASEMENT (E)

(E) CURB CUT

Existing easement
to remain
(E) STRUCTURE

32. 00'

EXISTING
15’ of character building PLAZA
to remain with setback
8'-11" 8'-0"
9'-3"
above (shaded dark)

Internal pedestrian connection 34

2.
30
S00°29'50"W

EXPANDED
PLAZA
10’ setback
at East
PER

RETAIL
ENTRY

N89°29'13"W 127.98'
FIN. GRADE: 305.5'
(E) GRADE: 295.9'
S00°29'33"W

107'-8" BUILDING

14 11th Avenue Mixed Use Building

November 2012 | EDG Analytic Design Proposal Packet
Alternative #3 (PREFERRED)  Approximate Floor Areas: ALTERNATIVE 3

SAVE PORTION OF CHARACTER STRUCTURE, FLOOR USE GSF

CREATE LARGE PLAZA AND PEDESTRIAN WALKWAY

Description:
Note: Option #3 maintains the same basic footprint and site design strategy that was approved under the previous design review process for a mixed-use apartment building at this site B PKG, MECH 10,120
B PKG‐Manhattan 675
(included for reference on page 2). The main difference is that large portions of the existing character structure are maintained and incorporated into the project. Option #3 includes
street level retail with a mezzanine constructed largely from the second floor of the existing character structure, topped by three floors of offices and 3 residences on the top floor. It
reduces the available footprint, allowing open space at plaza level that connects from 11th Avenue through public open space and the Piston & Ring building to 12th Avenue. New 1 RETAIL 6,425

construction is set back at least 15’ from the street above the character building as required by code section 23.73.014. Based on saving the character structure, the building height is 1M RETAIL/OFFICE 3,300
increased by 10 feet to 75 feet. 2 OFFICE 6,550
2M OFFICE 3,300
Advantages: 3 OFFICE 6,550
Character Structure is largely maintained and incorporated thoughtfully into the project. 4 OFFICE/CONF  5,670
5 RESIDENTIAL 4,875
Creates a public outdoor space that can become a unique focus of activities in Pike-Pine.
Creates a “Post Alley”-quality pedestrian connection from 11th through to 12th. Subtotal Above 
Allows for views of the glazed rear facades of adjacent buildings, including the historic Baker Linen building, the new Olson Sundberg Kundig Allen (OSKA) building, and the newly Grade 36,670
Parking/Mech 10,795
renovated Piston & Ring and Pacific Supply buildings.
Allows for more light into the adjacent buildings, and the newly created Piston & Ring west terraces. GRAND TOTAL 47,465
Better solar access for courtyard
Better visual connection to surrounding buildings
Disadvantages:
84. 00'

(E) STRUCTURE (E) STRUCTURE (E) STRUCTURE

Yields less square footage (both residential and retail).
Requires significant investment to create the outdoor public spaces, and to seismically upgrade the character structure.
Loss of parking efficiency due to retention of character building foundation walls.
4'-0" EASEMENT (E)

Existing easement
(E) CURB CUT

to remain (E) STRUCTURE

GATE S89°29'06"E
63. 95'
127.97' 32. 00' 32. 00'

SITE
ENTRY "MEWS"
RETAIL RETAIL RETAIL RETAIL
(PEDESTRIAN WALKWAY) 305.5'
ENTRY ENTRY ENTRY ENTRY FIN. GRADE

PLANTING
PER
EXISTING
RETAIL
ENTRY Character building (shaded dark) RETAIL
LANDSCAPE
PLAZAEXISTING
PLAZA +
PAVERS

erodes to create walkway

ENTRY
8'-11" 8'-0"
9'-3"
34
2.
30
S00°29'50"W

Building held back 20’ EXPANDED

PLAZA
RETAIL
ENTRY
to enlarge plaza AWNING @
ENTRY,
TYP PLAZA

EXISTING Character building to remain,

north 10’ eroded to form pe-
STAIR
PLANTING PER

destrian walkway with building

LANDSCAPE
RETAIL
RETAIL
ENTRY
ENTRY setback above
EGRESS

FIN. GRADE: 305.5'

(E) GRADE: 295.9'
11th Avenue Mixed Use Building
November 2012 | EDG Analytic Design Proposal Packet 15
S00°29'33

107'-8" BUILDING
6. Three Dimensional studies and sketches at street level

Project Extents
Alternative_01

Existing Neighboring
Building

character structure is demolished.

circulation from 11th ave. to the mid-
block plaza is via an internal walkway
perspective _01 4’-0” wide existing perspective_02
easement to remain

16 11th Avenue Mixed Use Building

November 2012 | EDG Analytic Design Proposal Packet
6. Three Dimensional studies and sketches at street level - continued

Project Extents Alternative_02

Existing Neighboring
Building

front 15’ of existing character structure is

incorporated and the rest is demolished
4’-0” wide existing easement to remain
perspective_01 perspective_02

11th Avenue Mixed Use Building

November 2012 | EDG Analytic Design Proposal Packet 17
6. Three Dimensional studies and sketches at street level - continued

Alternative_03 (preferred)

Project Extents

Existing Neighboring
Building

character structure to remain.

north 10’ eroded to form “mews”
with building setback above
perspective_01 create 10’-0” wide “post alley” perspective_02
quality pedestrian connection from
11th ave. to 12th ave.

4’-0” wide easement to remain

18 11th Avenue Mixed Use Building

November 2012 | EDG Analytic Design Proposal Packet
7. Summary of requested development departures
POTENTIAL REQUESTS FOR DESIGN DEPARTURES

Garage Entry/Curbcut
Section 23.54.030D.2.a(2) Driveway width
Section 23.54.030F.2.b(2) Curbcut width

We intend to request a departure from 22’ at the

garage entry to 18’ in order to reduce the impact of
the garage entry on the pedestrian environment, and
increase ramp slope above 15% in order to lose less
street level retail to auto access.

Sight Triangle
Section 23.54.030G.2
Similarly, the sight triangle will erode the building at
a relatively short street frontage. We would like to
do everything possible within the bounds of safety
to prioritize pedestrian activity.

Potential Departure
Garage Layout
Section 23.54.030C.2
Given that we are building a parking garage on
a narrow infill site and plan to maintain the existing “There are several elements in
building foundation through the middle of the site, the Pike/Pine neighborhood that
we may need to ask for some departures from lend to its unique and thriving
dimensional criteria in the garage, such as the character, especially its active
backing dimension. We may look at a such as the commercial street life, both day
backing dimension. and night. “

Neighborhood Priority for Site

Planning

11th Avenue Mixed Use Building

November 2012 | EDG Analytic Design Proposal Packet 19