12TH avenue ARTS

05.16.2012

DESIGN REVIEW
DPD Project Number: 3012437 02 03 04 08 10 12 14 18 24 28 30 31 32 35 36 Development Objectives Site plan Streetscapes Context Plans and Elevations EDG Response Entrances Study Adjacent Sites Landscape Materials Conceptual Signage Conceptual Lighting Shadow Study Zoning Analysis and Departures Relevant Work

88
office police support

homes

Affordable residential units for 30-60% median income households (a mix of studio, 1-bedroom, and 2-bedroom units at Levels 3-6)

17,000sf of office space (Level 2) — much of the retail space will be occupied by Capitol Hill Housing, the remainder will be leased to mission driven organizations. 6,000sf of retail space, including the infrastructure required to support a restaurant (Ground Floor)

retail/ restaurant performing

ARTS

(2) flexible performing arts spaces — 150 and 80 seats (Ground Floor)

(111) parking stalls and essential services spaces in support of the Seattle Police Department, East Precinct (Below Grade and Ground Floor)

Conceptual rendering based on the preferred scheme.

Capitol Hill Housing is transforming the 29,000 square foot East Precinct parking lot, located along 12th and Pine, into a mixed-used development benefiting local residents, the Seattle Police Department, small business owners, non-profit organizations, and community arts groups. Currently called 12th Avenue Arts, the development presents a unique opportunity to create a neighborhood cultural center, built sustainably, that reflects the character and meets the needs of the Capitol Hill community. This project will directly address the neighborhood’s need for affordable housing creating 88 affordable apartments for residents at 30-60% of median income. These

are working family and individuals who would otherwise be priced out of living in Seattle. The central location of this development ensures that residents will live in a transit-rich neighborhood connecting them to critical human services, job opportunities, and cultural experiences. In consultation with leaders of the arts community, CHH will design and build performing arts space to be located on the first two floors of the building. This space will be offered at an affordable rate ensuring that local arts and community groups will be able to contribute to the cultural identity and vibrancy of the neighborhood now and

for years to come. Currently the site is owned by the City and controlled by the Seattle Police Department. The project will provide underground parking, storage, and infrastructure needs for East Precinct officers. Community safety meetings for the public will also be held in the development. The City of Seattle and Capitol Hill reached an agreement to move forward with property development in June 2011. The development has secured City of Seattle and State Housing Trust Fund funding. Construction will start in late 2012.

Development Objectives 02

LR-3

LR-3

NC-65

+345 NC-65

PROJECT SITE

PINE STREET APARTMENTS

PACKARD BUILDING

+330

ONYX APARTMENTS

VELOCITY / SUSHI

PRINTER

WSLCB

POLICE

12TH avenue ARTS
1620 12th Avenue Seattle, WA 98122 05.16.2012 Design Review DPD Project Number: 3012437

Site plan 03

SITE ONYX CONDOS

~65’ HEIGHT LIMIT

PACKARD BUILDING OFFICES PINE St. APARTMENTS

NORTH

12th AVENUE

SOUTH

View of the site facing east

Streetscapes 04

PRINT SHOP

OCTO SUSHI

PINE St. APARTMENTS WSLCB

VELOCITY

ONYX

SOUTH

12TH AVE

NORTH

View from the site at street level facing west

12TH avenue ARTS
1620 12th Avenue Seattle, WA 98122 05.16.2012 Design Review DPD Project Number: 3012437

Streetscapes 05

~65’ HEIGHT LIMIT

WSLCB

PACKARD BUILDING PINE St. APARTMENTS SITE

PINE STREET

12th AVENUE WEST NORTH EAST

Streetscapes 06

WSLCB PACKARD BUILDING

EAST PRECINCT

12th AVENUE

PINE STREET SOUTH WEST NORTH

Panoramic neighborhood view

12TH avenue ARTS
1620 12th Avenue Seattle, WA 98122 05.16.2012 Design Review DPD Project Number: 3012437

Streetscapes 07

PROGRAMMATIC CONTEXT In one important way, 12th Avenue Arts is a civic building, and as such, it will serve the neighborhood with a strong physical presence. The contemporary arts context is a mixed bag of scale and style. Small scale Arts and Performance spaces are everywhere, like Richard Hugo House, a single family residence transformed. Similar in an introverted presence, Century Ballroom provides a great space in a mixed use context. Two buildings with a stronger civic presence are Lee Center for the Arts, on a small scale, and Broadway Performance Hall on a larger scale — both built in the context of an academic institution.
Lee Center For the Arts photo by LMN

HISTORICAL CONTEXT The neighborhood plan strongly emphasizes the historical context. This is the auto row context of Pike/Pine — however this context is not reinforced along 12th Avenue [Please see the panoramas on the previous pages for the context of 12th Avenue]. There is much to learn from older retail structures: human scale proportions; large areas of glass; a visual dominance of the lower floor contrasted with the rhythmic background of the upper levels.
Richard Hugo House photo by wonderlane

Moving beyond the historic, the quality that we want to convey is that of a civic vision, a vision for the future. The public components of the project should be brought to the forefront and emphasized in striking way.

Century Ballroom photo by javacolleen

Context 08

CONTEMPORARY CONTEXT Newer buildings in the neighborhood generally cover several parcels, and have an allowable height limit of 65’. Breaking up these large buildings has taken on several forms, including: large massing changes (Trace Lofts); strong corners and material changes (Broadway Crossing); and a multifaceted approach of step-backs, bays, decks, canopies, massing changes and material changes (the Broadway). Materially, newer buildings are also quite different. Brick has been replaced with concrete or stone — or even omitted. Flat panels of metal or cement fiber board accent large areas of glass. What was cheap rental space at the ground level, often occupied by small incubator businesses, is transforming into destination dining, popular bars, and unique retail.

The Broadway — the most recently completed project of this typology

1111 E Pike — an elegant approach to the back side of a taller building

Agnes Lofts — a 12th Avenue project

Broadway Crossing — a Capitol Hill Housing project

Trace Lofts — a 12th Avenue project

12TH avenue ARTS
1620 12th Avenue Seattle, WA 98122 05.16.2012 Design Review DPD Project Number: 3012437

Context 09

PARKING 1 324.50' 9'-0"

PARKING 2 315.50'

1

ELEVATION: EAST
1/8" = 1'-0"

0

10

20

9'-6"

98122

30 FT

T.O. ELEVATOR PENTHOUSE 9'-0" ELEVATOR PENTHOUSE SHEET METAL COPING 418.00'
ELEVATOR AND STAIR PENTHOUSE CASEMENT WINDOW SHEET METAL COPING

T.O. ELEVATOR PENTHOUSE 418.00' 9'-0" 10'-0" LEVEL 4 68'-7" ( < 69'-0" ) 374.00' 10'-0" LEVEL 3 364.00' 13'-0" 10'-0" LEVEL 5 384.00' 9'-0" LEVEL 6 394.00' 4'-0" 2'-0"

T.O. PARAPET 409.00'

T.O. PARAPET 409.00' T.O. ROOF 407.00'

T.O. ROOF 407.00' T.O. PLATE PREFINISHED SHEET METAL SHINGLES 403.00'

4'-0" 2'-0"

CEMENT FIBER PANEL PREFINISHED SHEET METAL SHINGLES VINYL WINDOW SYSTEM, TYPICAL AT UPPER LEVELS GLASS RAILING AND WIND GUARD

T.O. PLATE 403.00'

WEST PROPERTY LINE

EAST PROPERTY LINE

VINYL WINDOW SYSTEM, TYPICAL AT UPPER LEVELS

LEVEL 6 394.00' 10'-0"

9'-0"

NORTH PROPERTY LINE

LEVEL 5 384.00' 10'-0"

REVISIONS/NOTES NO DATE DESCRIPTION
1 68'-7" ( < 69'-0" ) 1.19.12 MUP SUBMITTAL 3.23.12 Interim Check-Set 5.11.12 Draft MUP Revisions
BRONZE ANODIZED STOREFRONT SYTEM

LEVEL 4 374.00' GLASS GUARD RAIL 10'-0"

EXISTING POWER POLE CEMENT FIBER PANEL

ONYX APARTMENTS

LEVEL 3 364.00'

SOUTH PROPERTY LINE

BRONZE ANODIZED STOREFRONT SYTEM LEVEL 2 351.00'

STONE VENEER VISIBLE THORUGH STOREFRONT SYSTEM

PINE STREET APARTMENTS
LEVEL 2 351.00'

13'-0"

TITLE

EXISTING GRADE

12TH AVENUE

17'-0"

GRADE PLANE 338.42' LEVEL 1 334.00' 9'-6"

GRADE PLANE 338.42'

MUP # PERMIT # SDOT # DRAWN CHECKED ISSUE DATE
9'-0"

3012437 6305952 167702 PH, EE DK, MR 05.11.2012 11015.00
CHAMPAGNE ANODIZED STOREFRONT SYSTEM PERFORATED METAL OVERHEAD DOOR AT GARAGE ENTRANCE, BRONZE ANODIZED. EXISTING GRADE RESIDENTIAL ENTRY WITH WOOD DOOR CHAMPAIGN ANODIZED STOREFRONT SYSTEM

LEVEL 1 334.00' 9'-6"

17'-0"

STONE VENEER

ELEVATIONS: EAST & NORTH

12th Avenue Arts
1620 12TH AVENUE SEATTLE, WA 98122

PARKING 1 324.50'

PARKING 1 324.50' 9'-0" PARKING 2 315.50' 0 10 20 30 FT T.O. ELEVATOR PENTHOUSE 418.00' 9'-0" 10'-0" 10'-0" 9'-0" LEVEL 6 394.00' 4'-0" 2'-0"

JOB NUMBER SHEET NO.:

PARKING 2

A.

2 ELEVATION NORTHELEVATION: NORTH
1/8" = 1'-0"

315.50' 0 10 20 30 FT

A4.02 1 ELEVATION: WEST B. WEST
1/8" = 1'-0"

ELEVATION 12th Avenue
SHEET METAL COPING CEMENT FIBER PANEL PREFINISHED SHEET METAL SHINGLES VINYL WINDOW SYSTEM, TYPICAL AT UPPER LEVELS

T.O. PARAPET 409.00' T.O. ROOF 407.00' T.O. PLATE 403.00'

OUTLINE OF PLANNED RESIDENTIAL DEVELOPMENT

WEST PROPERTY LINE

EAST PROPERTY LINE

LEVEL 5 384.00'

2'-0"

REVISIONS/NOTES NO DATE DESCRIPTION
1 68'-7" ( < 69'-0" ) 1.19.12 MUP SUBMITTAL 3.23.12 Interim Check-Set 5.11.12 Draft MUP Revisions

LEVEL 4 374.00' 10'-0" LEVEL 3 364.00' 13'-0"

CHAMPAGNE ANODIZED STOREFRONT SYTEM STEEL GUARD RAIL, PRE-PRIMED AND PAINTED

MEDIUM

80

MEDIUM

81

MEDIUM

82

MEDIUM

8

MEDIUM

9

MEDIUM

10

MEDIUM

11

MEDIUM

12

MEDIUM

13

MEDIUM

14

MEDIUM

15

MEDIUM

16

MEDIUM

17

MEDIUM

18

MEDIUM

19

MEDIUM

20

MEDIUM

21

MEDIUM

22

MEDIUM

MEDIUM

8'-6"

MEDIUM

36

LARGE

6

1620 12TH AVENUE SEATTLE, WA 98122

GRADE PLANE

17'-0"

12th Avenue Arts

MEDIUM

8'-6"

STUDIO THEATER
LARGE

3'-3"

MEDIUM

7

PARKING GARAGE

MAINSTAGE THEATER
12TH AVENUE

35

OVERHEAD GARAGE DOOR

LEVEL 2 351.00'

TITLE

ELEVATIONS: WEST & SOUTH

12th Avenue Arts
3012437 6305952 167702 PH, EE DK, MR 05.11.2012 11015.00

MEDIUM

78

79

35'-8"

X-LRG

77

CMU INFILL

338.42' LEVEL 1

EXISTING GRADE EXISTING POWER LINE CONCRETE WALL WITH CLEAR GRAFFITI COAT

334.00' 9'-6"

MUP #

1620 12TH AVENUE SEATTLE, WA 98122

MEDIUM

8'-6"

ADA LARGE

37

5

PERMIT # SDOT # DRAWN CHECKED ISSUE DATE
9'-0"

MEDIUM

X-LRG

76

MEDIUM

MEDIUM

MEDIUM

MEDIUM

MEDIUM

MEDIUM

MEDIUM

MEDIUM

MEDIUM

MEDIUM

MEDIUM

MEDIUM

10'-11 1/2"

38

23

24

25

26

27

28

29

30

31

32

33

34

31'-9 1/2"

PARKING 1 324.50'

JOB NUMBER SHEET NO.:

8'-6"

ADA LARGE

X-LRG

50

X-LRG

49

X-LRG

48

X-LRG

47

LARGE

46

X-LRG

45

LARGE

44

LARGE

43

LARGE

42

X-LRG

74

5'-0"

3

2
MEDIUM

ELEVATION: SOUTH
1/8" = 1'-0"

SPD GRAND LOBBY RETAIL RESTAURANT

X-LRG

75

121'-0"

8'-6"

ADA LARGE

4

PARKING 2 315.50' 20 30 FT

0

10

A4.01

39

8'-6"

X-LRG

73

MEDIUM

40

8'-6"

ADA LARGE

2

X-LRG

MEDIUM

41

X-LRG

71

X-LRG

70

LARGE

69

LARGE

68

LARGE

67

LARGE

66

X-LRG

65

X-LRG

64

X-LRG

63

X-LRG

62

X-LRG

61

LARGE

60

LARGE

59

LARGE

58

X-LRG

57

LARGE

56

LARGE

55

LARGE

54

MEDIUM

53

MEDIUM

52

MEDIUM

51

REVISIONS/NOTES NO DATE DESCRIPTION
1 1.19.12 MUP SUBMITTAL 3.23.12 Interim Check-Set

5'-0"

13'-8 1/2"

72

ADA LARGE

1

17'-0"

REVISIONS/NOTES NO DATE DESCRIPTION
1 1.19.12 MUP SUBMITTAL 3.23.12 Interim Check-Set

TITLE

3'-8"

1'-0"

5.11.12 Draft MUP Revisions

5.11.12 Draft MUP Revisions

TITLE

PLAN: PARKING LEVEL 1

PLAN: LEVEL 1

MUP # PERMIT # SDOT # DRAWN CHECKED ISSUE DATE JOB NUMBER
0 8 16 24 FT

3012437 6305952 167702 PH, EE DK, MR 05.11.2012 11015.00

MUP # PERMIT # SDOT # DRAWN CHECKED ISSUE DATE JOB NUMBER
0 8 16 24 FT

3012437 6305952 167702 PH, EE DK, MR 05.11.2012 11015.00

1

LEVEL P1 parking PLAN: PARKING LEVEL 1
1/8" = 1'-0"

SHEET NO.:

A3.01

1

LEVEL 1 ground level PLAN: LEVEL 1
1/8" = 1'-0"

SHEET NO.:

A3.02

Plans and Elevations 10

CHAMPAGNE ANODIZED STOREFRONT SYSTEM

PERFORATED METAL OVERHEAD DOOR AT GARAGE ENTRANCE, BRONZE ANODIZED.

RESIDENTIAL ENTRY WITH WOOD DOOR CHAMPAIGN ANODIZED STOREFRONT SYSTEM PARKING 1 324.50'

PARKING 2 315.50'

1

ELEVATION: WEST
1/8" = 1'-0"

0

10

20

9'-0"

9'-

30 FT

LR 3 RESIDENTIAL

T.O. ELEVATOR PENTHOUSE

T.O. ELEVATOR PENTHOUSE 9'-0" 10'-0" LEVEL 4 CHAMPAGNE ANODIZED STOREFRONT SYTEM 68'-7" ( < 69'-0" ) 374.00' 13'-0" LEVEL 2 351.00' CONCRETE WALL WITH CLEAR GRAFFITI COAT 17'-0" 10'-0" LEVEL 3 364.00' 10'-0" LEVEL 5 384.00' 9'-0" LEVEL 6 394.00' 4'-0" 2'-0" ELEVATOR AND STAIR PENTHOUSE SHEET METAL COPING 418.00'

SHEET METAL COPING

NC 3P-65

418.00' 9'-0"

T.O. PARAPET 409.00'

T.O. PARAPET 409.00' T.O. ROOF 407.00'

T.O. ROOF 407.00' CEMENT FIBER PANEL PREFINISHED SHEET METAL SHINGLES VINYL WINDOW SYSTEM, TYPICAL AT UPPER LEVELS T.O. PLATE 403.00'

4'-0" 2'-0"

CEMENT FIBER PANEL PREFINISHED SHEET METAL SHINGLES

T.O. PLATE 403.00'

9'-0"

SOUTH PROPERTY LINE

LEVEL 6 394.00'

VINYL WINDOW SYSTEM, TYPICAL AT UPPER LEVELS

OUTLINE OF PLANNED RESIDENTIAL DEVELOPMENT

WEST PROPERTY LINE

EAST PROPERTY LINE

LEVEL 5 384.00' 10'-0"

REVISIONS/NOTES NO DATE DESCRIPTION
1 68'-7" ( < 69'-0" ) 1.19.12 MUP SUBMITTAL 3.23.12 Interim Check-Set 5.11.12 Draft MUP Revisions

LEVEL 4 374.00' 10'-0"

CHAMPAGNE ANODIZED STOREFRONT SYTEM STEEL GUARD RAIL, PRE-PRIMED AND PAINTED

OUTLINE OF EXISTING APARTMENTS

LEVEL 3 364.00'

13'-0"

STEEL GUARD RAIL, PRE-PRIMED AND PAINTED

OVERHEAD GARAGE DOOR

LEVEL 2 351.00'

TITLE

EXISTING GRADE

NORTH PROPERTY LINE

10'-0"

GRADE PLANE

17'-0"

PARKING GARAGE

ELEVATIONS: WEST & SOUTH

Ave

12TH AVENUE
EXISTING GRADE EXISTING POWER LINE CONCRETE WALL WITH CLEAR GRAFFITI COAT

CMU INFILL

GRADE PLANE 338.42'

338.42' LEVEL 1 334.00' 9'-6"

MUP # PERMIT # SDOT # DRAWN CHECKED ISSUE DATE
9'-0"

3012437 6305952 167702 PH, EE DK, MR 05.11.2012 11015.00

LEVEL 1 334.00' 9'-6"

1620 12T SE

PARKING 1 324.50'

PARKING 1 324.50' 9'-0" PARKING 2 315.50'

JOB NUMBER SHEET NO.:

PARKING 2 315.50'

2

ELEVATION: SOUTH
1/8" = 1'-0"

C. SOUTH ELEVATION

0

10

20

30 FT

A4.01

1

ELEVATION: EAST
1/8" = 1'-0"

D. EAST ELEVATION
ELEVATOR PENTHOUSE SHEET METAL COPING

0

10

20

30 FT

T.O. ELEVATOR PENTHOUSE 418.00' 9'-0" 10'-0" LEVEL 5 384.00' 10'-0" 9'-0" LEVEL 6 394.00' 4'-0" 2'-0"

T.O. PARAPET 409.00' T.O. ROOF 407.00' T.O. PLATE 403.00'

PREFINISHED SHEET METAL SHINGLES

WEST PROPERTY LINE

EAST PROPERTY LINE

VINYL WINDOW SYSTEM, TYPICAL AT UPPER LEVELS

REVISIONS/NOT NO DATE DES
1 68'-7" ( < 69'-0" ) 1.19.12 MUP

LEVEL 4 374.00' GLASS GUARD RAIL 10'-0"

3.23.12 Interim

5.11.12 Draft M

EXISTING POWER POLE

ONYX APARTMENTS

LEVEL 3 364.00'

OPEN TO BELOW OPEN TO BELOW OFFICE 3

CEMENT FIBER PANEL

EXISTING GRADE

12TH AVENUE

GRADE PLANE 338.42' LEVEL 1 334.00' 9'-6"

1620 12TH AVENUE SEATTLE, WA 98122

17'-0"

12th Avenue Arts

13'-0"

BRONZE ANODIZED STOREFRONT SYTEM LEVEL 2 351.00'

TITLE

STONE VENEER

ELEVATIONS EAST & NORT

12 Aven A

MUP #

1620 12TH A SEATT

PERMIT # SDOT # DRAWN CHECKED ISSUE DATE
9'-0"

DW

DW

PARKING 1 324.50'

JOB NUMBER SHEET NO.:

UP

DN

DN

DW

PARKING 2 315.50'

2
DN

ELEVATION: NORTH
1/8" = 1'-0"

0

10

20

30 FT

A4.0

DW

DW

OFFICE 1

OFFICE 2
DW DW

REVISIONS/NOTES NO DATE DESCRIPTION
1 1.19.12 MUP SUBMITTAL 3.23.12 Interim Check-Set 5.11.12 Draft MUP Revisions

DW

DW

REVISIONS/NOTES NO DATE DESCRIP
1

1.19.12 MUP SUBM

3.23.12 Interim Che 5.11.12 Draft MUP

Theater

TITLE

TITLE

PLAN: LEVEL 2

PLAN: LEVEL 3

Commercial Retail / Office
MUP # PERMIT # 3012437 6305952 167702 PH, EE DK, MR 05.11.2012 11015.00

MUP # PERMIT #

3012

1

LEVEL 2 office PLAN: LEVEL 2
1/8" = 1'-0"

SDOT #

Residential
0 8 16 24 FT

DRAWN CHECKED ISSUE DATE JOB NUMBER SHEET NO.:

12TH avenue ARTS

Police SupportA3.03

1

LEVELS 3-6 residential levels PLAN: LEVEL 3
1/8" = 1'-0"

SDOT # DRAWN CHECKED ISSUE DATE JOB NUMBER
0 8 16 24 FT

6305 PH, DK,

1677

05.1

1101

SHEET NO.:

A3.04

Plans and Elevations
05.16.2012 Design Review DPD Project Number: 3012437

1620 12th Avenue Seattle, WA 98122

11

EDG SUMMARY

We found four over-arching topics to address through the EDG process, and in comments from DPD.

Knitting together multiple elements Four programmatic pieces compose the street-facing facade: 1. permeable entrances, including theater, retail and lobby/vestibules at the ground floor; 2. solid service areas, including the garage entry, trash pick-up, theater loading and structural elements, also at the ground level; 3. office level marquee, second level; 4. composed residential levels, levels 3-6. Connecting these four visual elements of the building together was a priority of the board. At the southwest corner we have aligned all floors to meet in a single, vertical plane. The materiality, color and texture used at the residential levels also extends through to the ground floor level at this point. This creates a strong anchor for the overall building and also serves as the hinge point from which the residential floors rotate to the northeast. The pedestrian oriented portions of the ground level form a consistent transparency along the street, and screen the structural elements behind. These structural elements hide and reveal themselves along the street and then become quiet but strong north west building anchor. Similar to the wrapping of the residential levels down, here the base wraps up into the office level. The office level remains largely distinct within the limits at the north and south ends. Elements of the marquee help connect to the main lobby by way of integrated building signage.

Hierarchy of entrances There are four types of entry to the building as well: 1. great lobby, primarily to welcome office users in the morning and theater go-ers in the evening. 2. retail frontage in two sections; 3. residential, warm and private; 4. police, both vehicular and pedestrian; Each element will have a subtle, but unique handling of scale, glass, mullions, operation and color. Please see the following pages for more detail.

Strengthen retail There was a concern that the retail area as shown at the EDG meeting would not create a successful retail environment We addressed this in four ways: 1. retail spaces now meet grade, eliminating the barriers to the sidewalk previously shown — steps, benches and bike racks have been removed; 2. increased the ceiling height from 12’ (minimum) to 14’ (minimum). Ceiling height increases to 16’ as the retail spaces step down to the south. The increased height results in greater transparency; 3. reduced the overhang of the second floor to a maximum of 6’ at the retail spaces; 4. added cadence to the storefront system that is consistent with historical neighborhood patterns and contemporary operability. Additionally, the development and design team have met with several local leasing agents, retail store owners, restaurateurs, and architects of commercial spaces to review the current design and confirm that our assumptions are in line with best practices for making commercial spaces as broadly appealing and flexible as possible.

Neighborhood relationships The rotation of the upper residential floors helps mitigate the affect of the building massing by improving solar access to neighboring properties and pulling the mass back to respect the privacy of adjacent sites. The building sets back from the apartment building to the south to maintain light and air access to the residential units facing north. This buffer also creates a small court that provides an access point to the theater shop and a sheltered spot for short-term bicycle parking. Similarly, a recess at the north east corner of the building at the office level takes the scale down along this edge

EDG Response 12

ADD TRANSPARENCY

STRENGTHEN RIBBON

INCREASE HEIGHT CONNECT LEVELS REDUCE OVERHANG SETBACK / COURT

REMOVE STAIRS

12TH avenue ARTS
1620 12th Avenue Seattle, WA 98122 05.16.2012 Design Review DPD Project Number: 3012437

EDG Response 13

Solid, safe police entrance The solid building blocks that form the north anchor of the building unify the service elements and create the background for the remainder of the first level. A change in the pattern of the sidewalk, along with signage (indicating private parking), identify the vehicular entry. A deep recess allows a large vehicle to pause while entering or exiting the parking structure without impeding the sidewalk or the garage doors, facilitating a safe crossing for pedestrians and drivers alike. We have added transparency to the police entrance, a lantern which transitions to the neighboring site. At the same time, we are maintaining the anonymity that the police requires — the public face of the SPD being one block away. The intent here is to calm and deactivate areas that will see vehicular traffic and encourage pedestrians to pass through to the public spaces beyond. Combining the trash room access with the parking entry is not an option due to SPD security concerns.

garage doors for the trash room will have a mesh pattern painted to match the building color palette

Entrances Study 14

Highly visible civic entrance The focus of the building is on the central lobby which will operate throughout the day — providing access for office, retail and theater users. Changes in paving, planting, materials glass, lighting and signage all distinguish the main entry from the adjoining retail spaces.

12TH avenue ARTS
1620 12th Avenue Seattle, WA 98122 05.16.2012 Design Review

Grand Lobby Entry
DPD Project Number: 3012437

15

residential entry

accessible retail space along the street [above] operable storefront [below]

Gracious, welcoming residential entrance Quiet and grounded by solid materials to either side, along with tactile materials (such as a wood door) form a dignified residential entrance. Transparency is still provided, but it is more of a veil: welcoming, but semi-private. Behind this veil a small gathering space to allow for tenants to wait for friends and shelter from the rain.

Flexible retail spaces A continuous pattern of a wood or wood-clad aluminum storefront system provides warmth and identity to the retail spaces. Extra space has been provided for retail tenants to activate at the exterior sidewalk, as well as within the lobby, to encourage neighborhood connection. Additionally, we have addressed the following comments provided at EDG: · Retail entrances are flush with the sidewalk and uninterrupted by site features; · Ceiling height is now 14’-0” or greater; · the overhang of the office level is now 6’-0” or less.

Residential / Retail Entry 16

Great Lobby and Retail Storefront Transparency at the main entrance allows pedestrians to observe the activity within. Retail spaces bleed out into the lobby, while office and theater uses keep the facade active for most of the day. Retail storefronts have their own unique pattern,solid and tactile. Sliding door open to the extended sidewalk. Blade signs identify spaces. A strip of lighting along the front edge of the second level overhang illuminates the sidewalk by night.

main entry, retail space, street activity and overhang

12TH avenue ARTS
1620 12th Avenue Seattle, WA 98122 05.16.2012 Design Review DPD Project Number: 3012437

Retail Entry 17

Height, Bulk and Scale Compatibility The building is compatible with the scale of the ongoing neighborhood development, and works to transition to the Low-Rise zone to the east.

Respect for Adjacent Sites By rotating the upper building, we create a more viable space both east and west of the residential building for tenants and neighbors. A thin court along the south property line, while not required, provides necessary building access and breathing room for the existing apartment building to the south. This upper building rotation also benefits neighbors to the north by allowing additional afternoon and evening sun through. No blank walls are proposed at the upper residential levels. For Level 1 & 2, along the north and east elevations, the building is articulated by clerestories, deck spaces on multiple levels, and blank walls will be treated with rustication joints and architectural railings. We still require two departures in the back: the first to provide adequate ceiling height in the mainstage theater space at Level 2; the second is at the upper residential levels above 40’ (see subsequent description under departures).
View looking north from terrace level of adjacent building [under construction] Orange indicates approximate area of requested departure.

Adjacent Sites 18

under construction

NC-65

ZONE ONE LR-3 Z

LR3

NC-

65 Z

ONE LR-3 ZON

E

View looking south and west

12TH avenue ARTS
1620 12th Avenue Seattle, WA 98122 05.16.2012 Design Review DPD Project Number: 3012437

Adjacent Sites 19

North Elevation

Elevations 20

West Elevation

12TH avenue ARTS
1620 12th Avenue Seattle, WA 98122 05.16.2012 Design Review DPD Project Number: 3012437

Elevations 21

South Elevation

Elevations 22

East Elevation

12TH avenue ARTS
1620 12th Avenue Seattle, WA 98122 05.16.2012 Design Review DPD Project Number: 3012437

Elevations 23

Landscape Plan — Street and Office Levels

Landscape 24

Landscape Plan — Residential Levels

12TH avenue ARTS
1620 12th Avenue Seattle, WA 98122 05.16.2012 Design Review DPD Project Number: 3012437

Landscape 25

Landscape Roof Plan

Landscape 26

12TH avenue ARTS
1620 12th Avenue Seattle, WA 98122 05.16.2012 Design Review

Landscape Concepts
DPD Project Number: 3012437

27

Residential Levels

Preferred Material Prefinished sheet metal shingle siding with sheet metal panel accent areas. Swiss Pearl cement fiber panel system for building accents Alternate Materials Metal siding: “Prestige” Profile Cement fiber panel: Hardie Artisan Goal: create a clean, simple pattern as a backdrop to the primary interest of the building at the lower levels, consistent with the style and materials of recent neighborhood residential development.

metal siding, front

cement fiber panel accent

metal siding, back

Office Level

Storefront System Champagne anodized aluminum. Fritted spandrel glazing. Goal: Using a pattern of mullions, depth of glazing and opacity changes to create a rhythm and identity to the midlevel band of the building.

Ground Level

Natural, tactile materials Solid: Washington State sandstone Transparent: wood storefront, with a large, simple pattern reflective of the neighborhood character. Alternate Materials Solid: Smooth finished, sealed concrete. Transparent: wood clad aluminum or champagne anodized aluminum storefront.

storefront

stone

Goal: Use a palette of materials that are engaging to the eye and the touch. Evoke strength with stone, visualize activity through glass, and seduce with a veil of warm, tactile wood. Combine materials and forms that are civic in nature.

Materials 28

12TH avenue ARTS
1620 12th Avenue Seattle, WA 98122 05.16.2012 Design Review DPD Project Number: 3012437

Materials 29

marquee sign concept

marquee sign concept reference

Signage Here are some photographic examples of the signage types we are considering. • • • • • Marquee sign at the office level; Freestanding sign at the grand lobby, with promotional space provided; Blade signs for retail spaces; Window sign for the residential entry; Painted door sign for the private parking.

freestanding sign concept reference

marquee sign concept reference

We have engaged a Graphic Design consultant to ensure a cohesive exterior/interior sign package for the many building uses.

marquee sign concept reference

marquee sign concept reference

parking entry, as specified by SPD

residential entry concept

freestanding entry sign concept

Conceptual Signage 30

line 2.0

Recessed exterior soffit lighting A band of LED lights with a warm, TM 3500k color will illuminate the ground level facade and the sidewalk in the evening. SYMMETRIC

IP 65

RECESSED SOFFIT LIGHT

Interior

Application io Lighting’s line series 2.0 is approximately 2"x 2" in cross section, which allows for luminous accents to be delivered from “tight” architectural details. This low voltage linear luminaire utilizes high brightness LEDs and may be specified for interior or exterior applications. Nominal lengths include 18", 36", 54" and 72". Precise beam spreads of 5˚, 10˚ 30˚ and 60˚ along the perpendicular axis of the fixture are well suited for accent or general illumination (for details on asymmetric beam spread, see dedicated specification sheet). io’s proprietary “grazing” allows the luminaire to be placed right next to a vertical surface and wash it uniformly. Individual units may be placed end to end to create continuous rows without obvious shadows between fixtures. series 2.0’s patented optical assembly is designed to practically eliminate stray light, making it perfect for applications where light pollution and/or light trespass are important design considerations. io ensures that each LED is provided thermal and electrical management properties in accordance with the LED manufacturers recommendation. Projected average rated life is 50,000 hours at 70% of lamp lumen output. io utilizes LEDs that have been tested in accordance with IES LM-80 Standards. To ensure proper performance, architectural details should allow for ventilation and air flow around the fixture. Ambient temperature Recessed spot lighting surrounding the fixture shall not exceed 120˚F (48.9˚C).

BLADE SIGN SPOT LIGHT INTERNAL LIGHTING

Exterior

Interior
2.3" (58.4 mm)

Exterior
2.98" (75.2 mm) 2.61" (66.5 mm)

Light Output series 2.0 is now available with a new output option, V2HO. Refer to light output tables for footcandle values at various distances. Four luminous intensities are available for white light. All values below are initial lumens per foot. IES LM-79 format files may be obtained from the factory or downloaded from www.iolighting.com. All products shipped with LEDs have a CRI greater than 80. >> New 2-step MacAdam Binning.
2700K 3000K 3500K 4000K 5000K White: White: White: White: White: Standard Output 252 lms/ft 264 lms/ft 271 lms/ft 264 lms/ft 276 lms/ft High Output 420 lms/ft 440 lms/ft 452 lms/ft 440 lms/ft 460 lms/ft Very High Output 504 lms/ft 528 lms/ft 542 lms/ft 528 lms/ft 552 lms/ft V2HO 741 lms/ft 776 lms/ft 797 lms/ft 776 lms/ft 811 lms/ft

Spot lighting for blade signs.

FREESTANDING SIGN, TBD

Dimensions

2.1" (53 mm) 1.8" (45.7 mm) 3.6" (91.4 mm)

2.23" (55.7 mm)

Dimension includes electrical feed and wire bending radius.
io line 2.0 5°, 3KVHO

N

EW

LIG

HT

I

NG

C FA

T

A SL

BE

L

O SC

MI

NG

Y1 MA

ST

1073 38.3 28 70

Construction Heavy-duty aluminum housing provides recommended heat sink requirements for LEDs. Precision optics are composed of a customized acrylic material offering excellent light transmission and UV stability. High strength adhesive bonds the housing and patented optical assembly. series 2.0 is UL listed for wet locations and may be specified for interior and exterior applications. Fabrication methods differ for each application. Exterior rated fixtures are sealed for life while interior rated fixtures are designed with a quick disconnect to enable the printed circuit board to be changed in the field. series 2.0 has a five year TM warranty. Consult factory for details. Mounting Options seriesA bandbe surface mounted,with a cool blue or surface mounted with 2.0 may of LED lights side surface mounted field adjustability and lockable aiming. Alternate mounting brackets available upon color will illuminate the office level request. Consult factory for details.

line .75
SYMMETRIC
sparkle to reflective surfaces.
Driver Remote Distance

Interior office facade lighting

3043 (Bright White)

Application Electrical io Lighting’s line series pre-assembled for easy installation. 4'-0", 14 AWG UV All fixtures are pre-wired and.75 is approximately .75" x .75" in cross section. UL listed for [Representative housing lighting shown ratedlocations,feedlow profileinteriorenables functional luminous intensities from “tight” dry electrical its is side mounted to enable continuous row mounting. For detailed information regarding remote distance limitations,and casework. Similar to dimming light sources, architectural details such as niches, coves power supply options, and halogen at left] optionsare point sources that offer superior definition to three-dimensional objects and LEDs consult the io website (www.iolighting.com) or an io representative. Daisy chain housing for continuous row mounts is possible. Consult factory for details.
46'-0" (14.0m) w/14AWG | 71'-0" (21.6m) w/12AWG 120'-0" (36.6m) in incremental series .75 is a low voltage linear accent luminaire that| may be ordered w/10AWG nominal lengths that range from 6" to 72". Optional beam spreads along the perpendicular Power Consumption axis of the fixture does not include power supply losses. Power consumption include 10˚, 25˚ and 55˚. For details on the asymmetric beam spread, see 847.777.3900 F 847.777.3901 E sheet. io ensures that each Tdedicated power reduction @iolighting.com W iolighting.com LED is provided thermal and electrical >> New 60% specification infowhile delivering the same light output. management properties in accordance with the LED manufacturers recommendations. Standard Output: 3.52 w/ft | High Output: 5.28 w/ft Projected average rated life is 50,000 hours at 70% of lamp lumen output. Contact factory Very High Output: 7.39 w/ft | V2HO: 10.91 w/ft for IES Finish LM-80 compliance. To ensure proper performance, architectural details should allow for ventilation and standard. Custom fi fixture. Ambient temperature surrounding Anodized aluminum finish isair flow around thenishes may be available upon request. the fixture shall not exceed 120˚F (48.9˚C).

facade and the sidewalk in the evening.

6PRA-RFVGYB 0.05V.I.3K.5.1.36 Other

io Lighting 1100 Busch Pkwy Buffalo Grove, IL 60089

Label references 36" line 2.0 symmetric fixture with a 5° beam spread in Very High Output 3000K. Lighting Facts for additional beam spreads and light output levels may be obtained from io Lighting.

io Lighting 1100 Busch Pkwy Buffalo Grove, IL 60089

12TH avenue ARTS
Linear_EDITs_F_4_3_12.indd 28

Light Output line series .75 is available with four lumen outputs for white light only. Red, green, blue and amber are available in high output only. All values below are initial lumens per foot. IES LM-79 format files may be obtained from the factory or downloaded 4/10/12 3:42:21 PM from www.iolighting.com. All products shipped with LEDs have a CRI greater than 80. >> New 3-step MacAdam Binning.
Very High Output 324 lms/ft 05.16.2012 Design 348 lms/ft 384 lms/ft 372 lms/ft 396 lms/ft

T

847.777.3900 F 847.777.3901 E info@iolighting.com

W iolighting.com

Conceptual Lighting
Review DPD Project Number: 3012437

.75"

.75"

.75"

Standard Output Mid Output High Output 63 lms/ft 171 lms/ft 2700K White: 1620 12th Avenue Seattle, WA 98122 234 lms/ft 67 lms/ft 182 lms/ft 250 lms/ft 3000K White: 71 lms/ft 194 lms/ft 265 lms/ft 3500K White: 71 lms/ft 194 lms/ft 265 lms/ft 4000K White: 80 lms/ft 217 lms/ft 296 lms/ft 5000K White:

31

Summer Solstice

8a Equinox

10a

12p

2p

4p

Winter Solstice

8:30a

Shadow Study 32

view from 12th and Olive

12TH avenue ARTS
1620 12th Avenue Seattle, WA 98122 05.16.2012 Design Review DPD Project Number: 3012437

Context 33

No. 1

Standard SMC 23.47A.008.C.1 – Street-level development standards A minimum of 80% of the width of a structure’s street-level, street-facing façade that faces a principal pedestrian street shall be occupied by uses listed in 23.47A.005.D.1. The remaining 20% of the street frontage may contain other permitted uses and/or pedestrian entrances.

Request To permit 6% (12’-0””) of the width of the proposed structure’s streetlevel, street facing façade to be occupied by accessory parking, a use not listed in 23.47A.005.D.1. Permitted street level uses provided: • General sales & service – 75’-5”” (35%) • Eating/drinking establishment – 53’-9”” (25%) • Arts facility (Pike/Pine) – 31’-3”” (14%) Total percent of permitted uses = 74%

Rationale 12th Avenue — a designated principal pedestrian street — provides the only R.O.W. access to the subject site. Therefore, garage, trash room, and other service uses requiring street access must be located at the street-level, street facing façade. For security reasons, the Seattle Police Department operations will not permit joint use of driveway/garage areas for non-SPD use. The pedestrian entrance to the garage increases the overall street-level transparency and continues the pedestrian-oriented character of the ground floor level.

2

SMC 23.47A.008.A.3.a – Street-level development standards Street-facing, street-level facades shall be located within 10feet of the street lot line, unless wider sidewalks, plazas, or other landscaped or open spaces are provided. SMC 23.47A.008.A.3.a – Street-level development standards Street-facing, street-level facades shall be located within 10feet of the street lot line, unless wider sidewalks, plazas, or other landscaped or open spaces are provided.

To permit an approximate 33’-0” wide portion of the street-level façade The outdoor area provided between the street lot line and building facade is intended to be an extension at the primary building entry to be set-back approximately 14-feet from of the sidewalk. This allows ground floor retail & restaurant uses to spill out to the exterior and enage the street lot line. pedestrians without encroaching into the right-of-way. The façade segment that is set back 14-feet also helps define the primary building entry. To permit an approximately 7’-0” wide portion of the street-level The north façade of the apartment building to the south features several north-facing unit windows, façade at the southwester building corner to be set back approximately however, it is only 18-inches from the site’s southern property line. As a courtesy to maintain light & air 83’-6” from the street lot line. access to the adjacent building, the ground floor of the proposed building is setback a minimum of 7’-6” (at the narrowest point) and up to 10’-5” from the southern property line. The setback also creates a small court that serves multiple purposes, including providing direct load-in access to the theater shop space and short-term parking for bicycles. This area will be well-lit and security cameras will be provided to monitor activity. An ornamental metal gate will be provided to secure the space after hours.

3

DEPARTURES 1, STREET USE

DEPARTURES 2, 3 and 7, STREET SETBACKS and SIGHT TRIANGLE

3
4’ 10’ GARAGE TRASH RES RETAIL 237’ - 22’ = 215’ EFFECTIVE LENGTH ARTS/RETAIL LOBBY RESTAURANT ARTS

AREA OF DEPARTURE FOR SERVICES (SMC 23.47A.005)

12’ GARAGE ENTRY

2 7
10’ 33’

10’

69’

34

No. 4

Standard SMC 23.47A.014.B.3.a – Setback requirements For a structure containing a residential use, a 15’-0”” setback is required along any rear lot line abutting a residentially zoned lot for portions of structures above 13’-0”” in height above grade to a maximum height of 40’-0” SMC 23.47A.014.B.3.b – Setback requirements For each portion of a structure above 40’-0”” in height, an additional setback is required at the rate of 2’-0”” for every 10’-0”” of height above 40’-0”. SMC 23.54.030.B.2.c – Parking space standards When 20 or more parking spaces are provided for a nonresidential use, a minimum of 35, and a maximum of 65%, of stalls shall be striped for small vehicles. A minimum of 35% of stalls shall be striped for large vehicles.

Request

Rationale

To permit an approximately 45’ length of the structure to be built up to The proposed setback encroachment supports the development of an affordable performing arts theater, the the rear lot line an additional 7’-3”, to a total height of 20’-3” above a use encouraged in the Pike/Pine neighborhood. Because the existing grade beyond our property line lot grade. quickly slopes up an additional 5 feet, the perceived height of the structure from adjacent lots will appear lower. To permit a section of the northeastern corner of the building above 40’-0” in height to encroach into the required rear setback. The proposed section is approximately 25’-3” tall x 41’-5” wide and varies in depth from 0’-0’ to 5’-0”. To permit striping for zero small, 72% medium, 9% large, and 19% extra-large parking spaces. Proposed Parking Stall Sizes Provided: • Medium stalls (8’x16’) 72% = 80 spaces • Large stalls (8.5’x19’) 9% = 10 spaces • XL stalls (11’X19’) 19% = 21 spaces 111 spaces To permit a portion of the pedestrian garage entry, 3’-0” deep and 2’The proposed pedestrian entrance is aluminum storefront and, therefore, will continue to provide sufficient 8” wide, to encroach into the required site triangle in the vertical space visibility at the area of encroachment. Traffic mirrors also will be provided at the garage entrance to between 32-82 inches. enhance visibility for exiting vehicles. This narrows the visible throat of the garage opening and allows for a larger, transparent lobby area for the Police, in line with comments at EDG. A substantially greater setback than is required is provided along three-quarters of the rear property line. This shifts the tallest area of the building further from the residentially zoned lots and improves solar access for adjacent properties. The proposed parking stall ratio supports the specific parking requirements of the Seattle Police Department, which — due to the size of fleet vehicles — requires larger stall sizes.

5

6

7

SMC 23.54.030.G.2 – Parking space standards For two-way driveways 22’-0’ wide or more, a sight triangle shall be provided on the side of the driveway used as an exit, and shall be kept clear of any obstruction for a distance of 10’-0”” from the intersection of the driveway and the lot line. The sight triangle shall also be kept clear of obstructions in the vertical spaces between 32-82 inches from the ground.

DEPARTURES 4 and 5, SETBACKS AT TRANSITION ZONE
43’ 2’ 4’

LR-3 NC3P-65 ZONE ZONE

34’

13’

13’ 45’ 7’ 13’

SECTION

LEVEL 2

RED INDICATES AREA THAT WILL INFRINGE ON THE REQUIRED SETBACK. SEE ALSO BUILDING PLANS FOR CLARIFICATION. (SMC 23.47A.014)

RED INDICATES AREA THAT WILL INFRINGE ON THE REQUIRED SETBACK. SEE ALSO BUILDING SECTION (LEFT) FOR CLARIFICATION. (SMC 23.47A.014)

LEVEL 6

RED INDICATES AREA THAT WILL INFRINGE ON THE REQUIRED SETBACK. SEE ALSO BUILDING SECTION (LEFT) FOR CLARIFICATION. (SMC 23.47A.014)

12TH avenue ARTS
1620 12th Avenue Seattle, WA 98122 05.16.2012 Design Review

Zoning Analysis and Departures
DPD Project Number: 3012437

24’

5’ 15’

4’

20’

35

Relevant Work

PANTAGES APARTMENTS 803 E Denny Way · Seattle Capitol Hill Housing

PLYMOUTH PLACE 3101 1st Avenue · Seattle Plymouth Housing Group

HIAWATHA LOFTS 843 Hiawatha · Seattle ARTSPACE

OPPORTUNITY PLACE 2024 3rd Avenue · Seattle YWCA

Sign up to vote on this title
UsefulNot useful

Master Your Semester with Scribd & The New York Times

Special offer for students: Only $4.99/month.

Master Your Semester with a Special Offer from Scribd & The New York Times

Cancel anytime.