15th Avenue Apartments - Seattle...KOArchitecture 15th Avenue Apartments 5253 15th Ave. NE Seattle WA, 98105 Streamlined Design Review • Design Guidance#3019090 23 April 2015 BLANK

KOArchitecturewww.koarchitecture.com

15th Avenue Apartments5253 15th Ave. NE Seattle WA, 98105

Streamlined Design Review • Design Guidance#3019090 23 April 2015

15th Avenue Apartments

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3PROPOSAL DATA




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15th

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16th

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NE 55th STREET

NE 52nd STREET

A 4-story building of

10,300sf of Apartments

28 Small Efficiency Dwelling Units SEDUs

with No Parking.

University HousingPremier Dense Urban Living in the Area

PROJECT GOALS

SHEET TITLES Blank page for notesProposal Data Index DevelopmentObjectives Project Goals Context Analysis Zoning Code Summary and Maps Neighborhood Analysis Street Panorama - 15th Ave. NE Street Panorama - Alley Neighboring Buildings - 15th Ave. NE ExistingSite ExistingSitePlan;Survey;Analysis ;Trees ExistingSitePhotos Solar Study Design Guidelines MassingOptions Design Process Massing Study Adjustments Design Development Floor Plans Section Design Guidelines AppliedKO Architecture

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DPD PROJECTS # 3019090, 6401697KOA PROJECT # 1502PROJECT TYPE: MultifamilyPROJECT DESCRIPTION: “Redesigning the project with small efficiency dwelling units (SEDU’s) instead of “micro-studios.”UNIT COUNT: 30 unitsPARCEL NUMBER: 8816400515ADDRESS: 5253 15th Avenue North East Seattle, WA 98105ZONING: LR 3URBAN VILLAGE: University District Northwest Urban Center VillageOVERLAY: Frequent Transit CooridorECA EXEMPTION: N/ALOT SIZE: 4118 sf Lot Width: 40.0’ Lot Depth: 103.0’LEGAL DESCRIPTION: “LOT 5, BLOCK 4, UNIVERSITY HEIGHTS ADDITION TO THE CITY OF SEATTLE ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 18 OF PLATS, PAGE 70, RECORDS OF KING COUNTY, WASHINGTON.“MAXIMUM HEIGHT ALLOWED: 40’ AVERAGE GRADE: 256.69’ MAXIMUM HEIGHT: 296.69’

TABLE OF CONTENTSPROJECT DATADEVELOPMENT OBJECTIVES

4CONTEXT ANALYSIS




ZONING MAPSZONING CODE SUMMARY

University District Northwest Urban Center Village

5KOArchitecture

www.koarchitecture.com15th Avenue Apartments5253 15th Ave. NE Seattle WA, 98105


MASS TRANSIT STOPS(Within 2 min. walk from site) 1 Bus 48 / 15th Ave NE & NE 52nd St2 Bus 71,72,73,83 / University Way NE & Ne 55th 3 Bus 48 / 15th Ave NE & NE 52nd St

BICYCLE4 On Street Bicycle Lane

5 Unmarked Unsigned Connectiors15th

AVE

NUE

NE

ALLEY

UNIVERSTITY WAY NE

3

1

2

45

CONTEXT ANALYSIS

NEIGHBORHOOD ANLYSISVICINITY MAP

ANALYSISEcclectic Street• Mix of commerical and residential. Mostly • apartment buildings of a similar bulk and scale to the proposal.High traffic area along 15th• Cohesive and quality designs not apparent.• Variation of heights from one story to five.• Noisy• Alley is not welcoming; Security might be an issue.• Potential views to Mt. Rainier or Downtown from • the Common Roof Deck.Adjacent site across the alley is 65’•

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PROJECT SITE

1

CONTEXT ANALYSIS

15th AVENUE NORTH EASTSTREET PANORAMAS

WEST SIDE OF 15th AVENUE NORTH EAST

EAST SIDE OF 15th AVENUE NORTH EAST - VIEWS FROM PROJECT SITE

7CONTEXT ANALYSIS




2

1

PROJECT SITE

ALLEYSTREET PANORAMAS

EAST SIDE OF ALLEY SHOWING PROJECT SITE

WEST SIDE OF ALLEY - ACROSS THE ALLEY FROM PROJECT SITE

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15th AVENUE NORTH EAST

CONTEXT ANALYSIS

NEIGHBORING BUILDINGS

15th

AVv

enue

NE

NE 55th St.

123

45

8 7 6

8

7

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4

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1

2

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1 Apartment2 Apartment3 Apartment4 Apartment 5 Apartment6 Apartment7 Duplex8 Apartment9 Apartment10 Apartment11 Apartment

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SITEShape is a RectangleSite area is 4784sf.Dimensions: 40’ x 103’

TOPOGRAPHYStreet front grade is approximately 4’ above the sidewalk.Alley frontage is 6’ lower than the street elevation.An existing retaining wall running north-south takes up the difference between the two sides.

TREESSixteen trees exist on site. None of them are exceptional. Arborist tree inventory report below.

EXISTING BUILDINGSThere is one, two-story existing house on the site to be removed.

UTILITIESPowerlines are underground along 15th.Powerlines are above ground in the Alley. Proposed project will not encroach setback requirements of lines.

LEGAL DESCRIPTIONLOT 5, BLOCK 4, UNIVERSITY HEIGHTS ADDITION TO THE CITY OF SEATTLE ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 18 OF PLATS, PAGE 70, RECORDS OF KING COUNTY, WASHINGTON.




Existingbuilding

CHARACTERISTICS

EXISTING SITE

EXISTING SITE PLAN AND SURVEY

Greenforest Incorporated

C o n s u l t i n g A r b o r i s t

4547 South Lucile Street, Seattle, WA 98118 Tel. 206-723-0656

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MAPKey Plan




PHOTOS OF SITE

EXISTING SITE

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march/september21-equinoxjune21-summersolstice december21-wintersolstice

SOLAR STUDY

EXISTING SITE

8am

10am 12pm 2pm

4pm

8am

10am 12pm 2pm

4pm

10am 12pm 2pm

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GUIDELINES DETAILED

PL3.A2 / ENSEMBLE OF ELEMENTSDesign the entry as a collection of coordinated elements including the door(s), overhead features, ground surface, landscaping, lighting, and other features.CONCEPTUAL RESPONSEFront PorchGUIDELINE RESPONSETheentryisdesignforalltheresidents,viabikeorwalkingtocomethruthesameentry.Thebuildingsmassingnaturallycreatescoveroverseating,mailboxes,bikeaccessandfrontdoor.Thestairsandrampsaretreatedasextensionsanddifferentlevelsof the same ground plane.

PL3.B1 / SECURITY AND PRIVACYProvide security and privacy for residential buildings through the use of a buffer or semi-private space between the development and the street or neighboring buildings.

PL3.B2 / GROUND LEVEL RESIDENTIAL Consider providing a greater number of transition elements and spaces, and choose materials carefully to clearly identify the transition from public sidewalk to private residence.CONCEPTUAL RESPONSEFront PorchGUIDELINE RESPONSEThe“porch”areaisraisedupfromthesidewalklevelfor security and privacy. But the detailing of the art screens;lowwallfromtheporch-side;andbuildingmassing make it feel open and welcoming.

PL3.i / ENTRANCES VISIBLE FROM THE STREETAt least one building entrance, preferably the main one, should be prominently visible from the street.CONCEPTUAL RESPONSEBuilding Massing as EntryGUIDELINE RESPONSEThemassingofthebuildingexpressestheentrybothnearandfar.Themassingbothopensupovertheentryandatthesametimeprovidescoverovertheentry.

CS3.A2/ CONTEMPORARY DESIGNExplore how contemporary designs can contribute to the development of attractive new forms and architectural styles; as expressed through use of new materials or other means.CONCEPTUAL RESPONSE“Simplicityistheultimatesophistication”-DaVinciGUIDELINE RESPONSEThedesignexhibitscleanlinesandclearconceptsinamassing that is both simple and yet varied regarding depth,shadow,materiality,andcomposition.

CS1.B1/ SUN AND WINDTake advantage of solar exposure and natural ventilation available onsite where possible. Use local wind patterns and solar gain as a means of reducing the need for mechanical ventilation and heating where possible.CONCEPTUAL RESPONSENotchingGUIDELINE RESPONSEProvide relief within the box via notches allowing light and air to penetrate the center of the box.

PL1.C1/ SELECTING ACTIVITY AREASPL1.i / RESIDENTIAL OPEN SPACEConcentrate activity areas in places with sunny exposure, views across spaces, and in direct line with pedestrian routes. CONCEPTUAL RESPONSEReinterpretationoftheclassic“FrontPorch”GUIDELINE RESPONSEAttempttoreintroducethefrontporchasaplacetogatherandmeetneighbors,yetstillhaveasenseofprivacy and security. A balance of open and closed.

PL2.B1/ EYES ON THE STREETCreate a safe environment by providing lines of sight and encouraging natural surveillance through strategic placement of doors, windows, balconies and street-level uses.CONCEPTUAL RESPONSECirculationextendstotheexterior.GUIDELINE RESPONSEThemainhallwayhaswindowstoeachlightwellandviewstothefrontyardoneverylevel.Thealleyegress stair extends beyond the structure to become a deck for viewing.

DESIGN GUIDELINES

SUMMARY OF PRIORITY GUIDELINES

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GUIDELINES DETAILED

DC2.A2/ REDUCING PERCEIVED MASSUse secondary architectural elements to reduce the perceived mass of larger projects. Consider creating recesses or indentations in the building envelope; adding balconies, bay windows, porches, canopies or other elements; and/or highlighting building entries.

DC2.C1/ VISUAL DEPTH AND INTERESTAdd depth to facades where appropriate by incorporating balconies, canopies, awnings, decks, or other secondary elements into the façade design.CONCEPTUAL RESPONSENotchingGUIDELINE RESPONSEThebuilding‘notches’providerecessesandshadowin contrast to the exterior stair that produces shadows thru extension. A mirror to the grand recess ofthefrontentry.Theoutytotheinny.

DC2.B1/ FACADE COMPOSITIONDesign all building facades—including alleys and visible roofs—considering the composition and architectural expression of the building as a whole.CONCEPTUAL RESPONSEPrinciples of ArtGUIDELINE RESPONSEStreetandAlleyfacadesareverysimilarcompositionstoprovidesimilarimportancetobothsides.Theroofdeck and green roof landscaping are as composed asthefacades,asadirectexpressionofthefunctionalityofthewhole.

DC2.E1/ LEGIBILITY AND FLEXIBILITYStrive for a balance between building legibility and flexibility. Design buildings such that their primary functions and uses can be readily determined from the exterior, making the building easy to access and understand. At the same time, design flexibility into the building so that it may remain useful over time even as specific programmatic needs evolve.CONCEPTUAL RESPONSEServant ServedGUIDELINE RESPONSEThemassingofthebuildingisadirectexpressionoftheuse.Thedarkskinisresidential.Theopentransparentsliceiscirculation.Thecoloredartscreens are servant spaces such as storage and trash.

DC2.IV.ii/ ARCHITECTURAL ELEMENTS AND MATERIALSBuildings in Lowrise zones should provide a “fine grained” architectural character. The fine grain may be established by using building modulation, articulation and/or details which may refer to the modulation, articulation and/or details of adjacent buildings.CONCEPTUAL RESPONSEStacked BoxesGUIDELINE RESPONSEThebuildingismodulatedandarticulatedwithverticallyproportionedwindowsinsuchawaytoproduceaneffectofheavytolight;securetoopen;rough to smooth.

DC4.A1/ EXTERIOR ELEMENTS AND FINISHESBuilding exteriors should be constructed of durable and maintainable materials that are attractive even when viewed up close. Materials that have texture, pattern, or lend themselves to a high quality of detailing are encouraged.

DC4.i/ EXTERIOR FINISH MATERIALSNew buildings should emphasize durable, attractive, and well detailed finish materials.CONCEPTUAL RESPONSEAn apple.GUIDELINE RESPONSEThebuildingisproposedtohaveathin,dark,smoothskin.Notchedareaswillexposethearough,brightwhitearea.Whitetoreflectlightintothewindows.Roughtodiffusethelight,preventingglare,andallowing dirt to be less visible.

DESIGN GUIDELINES

SUMMARY OF PRIORITY GUIDELINES

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DESIGN PROCESS

DESIGN DEVELOPMENT

FACADE LENGHT / SOLID-VOID / FOOTPRINT STUDY

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15thavenueacrossthestreet

alleyfromsouthwest

siteplan

15theavenuefromthesoutheast

aerial

15thavenuefromnortheast

The massing captilizes on the lightwells to provide fresh air and natural light onto two or three sides of each unit. The deep recesses provide depth, modulation, and a well proportioned massing.

MASSING OPTION

MASSING NOTES

HALLWAY

RESIDENTIAL UNIT

STORAGE/LAUNDRY/TRASH

VERTICAL CIRCULATION

AMENITY SPACE

GREEN ROOF

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ADJUSTMENT MATRIX

ADJUSTMENT REQUESTS

ADJUSTMENT MATRIX

SMC 23.45.518 and 23.41.018 D4a - SETBACKSREQUIRED: Front: 5’ Minimum Rear: 10’ minimum w alley, 15’ minimum no Alley Side: 7’ avg; 5’ min. PROVIDED: Front: 8’ Minimum (Due to req’d ROW setback) Rear: 10’ minimum w alley Side: 5’min. on south; 3’-6” min. on north-west for 20’; remainder on north is 5’

GUIDELINES & JUSTIFICATION:Requesting 6’-0” Average and 3’6” min. only for 20’ of length. The property is losing property on both the east and west property lines due to dedications. And adjacent buildings are setback from the property linesBlue on the plan shows area of reduced setback.

SMC 23.45.522 and 23.41.018 D4b - AMENITY AREAREQUIRED: 1030 sf

PROVIDED: 927 sf total= (464 roof) + (3x71=213 private) + (250 common in front yard) Reduction of 103 sf

GUIDELINES & JUSTIFICATION:Requesting 10% reduction in Amenity Space. The provided Amenity space will be of a high quality with potiential Mt. Rainier and downtown views. Orange on the plan shows area of reduced amenity space

SMC 23.45.524 and 23.41.018 D4c - LANDSCAPE / SCREENINGREQUIRED: Green factor of 0.6

PROVIDED: TBD

GUIDELINES & JUSTIFICATION:Requesting reduction in landscaping. Exact amount requested is still pending further research and development of the Built Green decisions.The reduced lot size also limits the area available for landscaping.

SMC 23.45.52B and 23.41.018 D4d - STRUCTURE LENGTHREQUIRED: 66.95’ max. = (65%)( 103’Lot Length)

PROVIDED: 73.65’ = (110%)( 66.95’ allowed) An increase of 6.7’ in length

GUIDELINES & JUSTIFICATION:Requesting a 10% increase in facade length. Yellow on the plan shows area of increase length (light) and areas lost to dedication, 240sf (dark)

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NOTESPROPOSED PLANS

HALLWAY

RESIDENTIAL UNIT



AMENITY SPACE

GREEN ROOF

1 Alley Residential Entry2 Private Amenity Space (Typ. 3 @ 80sf ea.)3 Laundry and Storage Room4 Exterior Stair5 15th Ave. NE Residential Entry6 Bicycle Storage7 Common Amenity Space (250sf)8 Stairs9 Ramp to bicycle storage10 Light Well (Typ 4)11 Roof Deck - Common Amenity Space12 Green Roof13 Trash / Recycle

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DESIGN DEVELOPMENT

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PROPOSED SECTION NOTES

HALLWAY

RESIDENTIAL UNIT



AMENITY SPACE

GREEN ROOF

1 Alley Residential Entry2 Private Amenity Space (Typ. 3 @ 80sf ea.)3 Laundry and Storage Room4 Exterior Stair5 15th Ave. NE Residential Entry6 Bicycle Storage7 Common Amenity Space (250sf)8 Stairs9 Ramp to bicycle storage10 Light Well (Typ 4)11 Roof Deck - Common Amenity Space12 Green Roof13 Trash / Recycle

5 6 7

3113

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DESIGN DEVELOPMENT

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DESIGN DEVELOPMENT

PL3.A1 / ENTRIESPRIMARY ENTRIES ARE OBVIOUS, IDENTIFIABLE, AND DISTINCTIVE.

PL2.B1/ EYES ON THE STREET Themainhallwayhaswindowstoeachlightwellandviewstothefrontyardoneverylevel.Thealleyegressstairextendsbeyondthestructuretobecomeadeckforviewing.

PL3.i / ENTRANCES VISIBLE FROM THE STREETThemassingofthebuildingexpressestheentrybothnearandfar.Themassingbothopensupovertheentryandatthesametimeprovidescoverovertheentry.

DC4.A1 / EXTERIOR MATERIALSThebuildingisproposedtohaveathin,dark,smoothskin.Notchedareaswillexposethearough,brightwhitearea.Whitetoreflectlightintothewindows.Roughtodiffusethelight,preventingglare,andallowingdirttobelessvisible.

DESIGN GUIDELINES APPLIED

CS3.A2 / CONTEMPORARY DESIGNDC2.E1 / LEGIBILITY AND FLEXIBILITYCLEAR ARTICULATION OF UNITS/LIVING, ENTRY/CIRCULATION, AND SERVANT SPACES OF BIKE STORAGE/MAIL/FIRE (IN YELLOW)

PL3.A2 / ASSEMBLY OF ELEMENTSTheentryisdesignforalltheresidents,viabikeorwalkingtocomethruthesameentry.Thebuildingsmassingnaturallycreatescoveroverseating,mailboxes,bikeaccessandfrontdoor.Thestairsandrampsaretreatedasextensionsanddifferentlevelsofthesamegroundplane.

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DESIGN DEVELOPMENT


PL3.A1 / ENTRIESPRIMARY ENTRIES ARE OBVIOUS, IDENTIFIABLE, AND DISTINCTIVE.PL3.i / ENTRANCES VISIBLE FROM THE STREETThemassingofthebuildingexpressestheentrybothnearandfar.Themassingbothopensupovertheentryandatthesametimeprovidescoverovertheentry.

PL2.B1/ EYES ON THE STREET Themainhallwayhaswindowstoeachlightwellandviewstothefrontyardoneverylevel.Thealleyegressstairextendsbeyondthestructuretobecomeadeckforviewing.

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DESIGN DEVELOPMENT


PL3.A2 / ENSEMBLE OF ELEMENTSTheentryisdesignforalltheresidents,viabikeorwalkingtocomethruthesameentry.Thebuildingsmassingnaturallycreatescoveroverseating,mailboxes,bikeaccessandfrontdoor.Thestairsandrampsaretreatedasextensionsanddifferentlevelsofthesamegroundplane.

DC2.IV.ii/ ARCHITECTURAL ELEMENTS AND MATERIALSThebuildingismodulatedandarticulatedwithverticallyproportionedwindowsinsuchawaytoproduceaneffectofheavytolight;securetoopen;roughtosmooth.

DC2.A2/ REDUCING PERCEIVED MASSDC2.C1/ VISUAL DEPTH AND INTERESTThebuilding‘notches’providerecessesandshadowincontrasttotheexteriorstairthatproducesshadowsthruextension.Amirrortothegrandrecessofthefrontentry.Theoutytotheinny.

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DESIGN DEVELOPMENT

PL1.C1/ SELECTING ACTIVITY AREASPL1.i / RESIDENTIAL OPEN SPACEAttempttoreintroducethefrontporchasaplacetogatherandmeetneighbors,yetstillhaveasenseofprivacyandsecurity.Abalanceofopenandclosed.

CS1.B1 / SUN AND WINDProvidingreliefwithintheboxvianotchesthatallowlightandairtopenetratethebuilding.


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KOArchitecture PRIOR EXPERIENCE

PROJECTS

RAINIER ARTIST COLONY • 19 LIVE-WORK UNITS • RAINIER VALLEY • SEATTLE *

BRIDGE WAY MIXED USE • 18 APARTMENTS + 5 LIVE-WORKS • WALLINGFORD • SEATTLE

UNION COMMERCIAL • 4 COMMERCIAL UNITS • SEATTLE*

PRIVATE RESIDENCE • VANCOUVER, CANADA

* Projects Designed and Permitted by Kevin O’Leary while Project Manager/Designer at Pb Elemental

CROWN HILL LOFTS • 15 LIVE-WORK UNITS • CROWN HILL 15th AVE • SEATTLE*

9th AVENUE COMMERCIAL • 7 UNITS • WEST SEATTLE*

Documents

15th Avenue Apartments - Seattle...KOArchitecture 15th Avenue Apartments 5253 15th Ave. NE Seattle WA, 98105 Streamlined Design Review • Design Guidance#3019090 23 April 2015 BLANK