project 3026791 - Seattle...project 3026791 7713 raer aee oth ear deg gdace project 3026791 7713 rainier ave south, seattle, washington 98118 early design guidance. 01 march 2017

project 3026791 | 7713 rainier avenue south | early design guidance

project 3026791

7713 rainier ave south, seattle, washington 98118early design guidance01 march 2017

atelier drome, llpa r c h i t e c t u r e

2

2.0 contents | index

2.0 contents3.0 project background +development objectives4.0 site plan5.0 urban design analysis 3x3 block vicinity | rainier valley axonometric rainier beach neighborhood | existing urban context street montages + uses neighborhood transportation + features site photos6.0 zoning data7.0 design guidelines8.0 architectural massing concepts comparative summary concept 1 concept 2 concept 3 sun studies neighborhood design precedents9.0 departures

2356

182123

33

3project 3026791 | 7713 rainier avenue south | early design guidance

3.0 project background + development objectives

site address

parcel number

project number

architect

contact

owner

geotechnical

surveyor

landscape

structural

civil

7713 Rainier Ave S

1443500225, 1443500230, 1443500235, 1443500245

3026791

Atelier Drome Architecture

85 Columbia Street

Seattle, Washington 98119

206 395 4392

Michelle Linden

[email protected]

Rainier 5101 LLC

tbd

tbd

tbd

tbd

tbd

The project site is in the Rainier Valley, at the northwest corner of Rainier Ave S and S

Holden St. The immediate vicinity is primarily strip commercial and multifamily along Rainier,

with single family homes behind. West of Rainier, S Holden has a half-block of multifamily

buildings before transitioning to single family homes. The project is in the low center of the

Rainier Valley, and the land slopes gently up to the east and west as Rainier runs north and

south.

Significant recent development is present in a new affordable housing project across Rainier

Ave S, and relatively new townhomes on S Chicago St just off of Rainier. The site has excellent

transit access north to Downtown, Capitol Hill, Rainier Beach, Beacon Hill, and Wing Luke

Elementary school. The Othello Light Rail station is a 16 minute walk away.

This project proposes to develop the existing vacant lot at 7713 Rainier Ave S. The proposed

building is a 3-story mixed-use multi-family building with ground floor retail. The project will

provide parking for the residential & commercial uses at the rear of the building.

The proposal enhances the pedestrian experience along Rainier Ave S with an overhang and

durable, attractive materials, not to mention new retail destinations in a relatively underserved

part of the Rainier Valley.

1. Create housing that can be a source of pride for an established, growing community

2. Create flexible and transparent retail to attract desirable tenants

3. Encourage community building through attractive residential amenity space

zoning

overlays

abutting zones

current use

lot area

allowable FAR

ECAs

parking

gross building area

residential area

residential units

commercial area

NC2-40 Neighborhood Commercial

Frequent Transit

LR3 to west

Vacant lot

26,768 sf (.6 acres)

3.25

Liquefaction, 40% steep slope

20 stalls required, provided

43,541 sf

30,409 sf

28

13,132 sq ft

project information context + site

development proposal & objectives

development objectives

project criteria

project proposal

project team


4

intentionally left blank


existing conditions | 4.0 site plan

lots 4 to 10, inclusive, in block 2 of cedar grove addition

to the city of seattle, according to the plat recorded

in volume 13 of plats at page(s) 18, in king county,

washington; except the westerly 31 feet of said lots 8, 9,

and 10.

legal description

S89%%17658'58"W 100.06'

N00

%%

1760

1'04

"E 2

27.9

2'

N89%%17659'38"E 130.99'

S00%

%1 7

600'

05"W

127

.94'

S89%%17659'15"W 31.00'

S00%

%17

600'

05"W

99.

96'

55.742" deciduous

50

50

50

50

50 50

60

60

56.11

Con

cret

e

56.62

Building

Canopy

56.8

59.3

Ove rha ng

Overhang

Over

hang

Overhang

Step

s

Steps

47.54

48.01

48.22

47.88

48.01

47.87

48.13

48.43

48.73

47.32

47.48

48.15

48.17

47.86

48.00

48.31

49.07

51.9

48.0

49.47

47.78

47.4

47.346.3

51.5

49.8

51.959.1

58.3

57.5

56.0

54.7

49.6

51.0

52.3

50.1

49.6

49.1

48.1

48.5

48.5

48.0

46.349.8

54.5

58.4

58.3

58.3 55.9 55.7 54.2

49.0

49. 6

54.2

54.6

54.8

53.0

51.2

48.6

49.4

49.9

54.0

57.5

57.4

45.7

47.6

48.5

48.6

52.3

50.7

49.6

48.8

50.9

47.67

47.47

48.11

48.12

48.54

48.79

48.40

48.1148.14

48.08

48.94

47.87

47.91

48.18

48.14

47.99

48.20

48.74

48.42

48.68

49.02

48.27

48.34

48.21

48.48

48.53

48.53

48.28

48.16

48.07

48.05

48.88

48.67

47.9646.47

46.50

58.25

46.5246.35

57.7957.77

59.03

58.21

49.10

49.3

0

47.85

49.34

48.0947.8947.90

48.48

48.2248.41

48.36

45.7846.70

48.46

48.9049.50

45.77

45.96

46.35

48.99

54.77

49.23

49.01

49.20

49.47

49.61

49.58

49.71

49.84

49.51

50.21

50.13

48.96

49.72

48.6646.16

46.1448.66

54.97

50.90

54.88

50.5450.43

49.9349.66

49.37

58.03

45.32

45.34

40.33

58.93

48.61

48.84

48.63

48.34

49.78

52.6455.5258.58

59.45

59.42

56.0552.62

49.7849

.39

56.93

54.36

48.63

55.07

51.59

49.02

48.65

49.30

49.77

52.78

50.68

48.78

48.95

49.77

50.61

48.48

47.61

48.44

47.43

46.16

45.58

46.96

47.77

48.28

49.02

48.37

47.0246.07

48.32

47.7945.71

46.67

45.18

45.58

54.79

54.93

45.56

55.41

55.12

58.72

58.41

52.5649.66

49.11

52.1355.18

57.48

57.40

57.7458.46

59.0749.73

49.86

48.37

48.3

5

48.68

48.72

48.91

48.95

49.11

49.29

48.72

48.72

48.69

48.92

49.11

53.93

55.58

50.8050.90

52.05

52.10

56.05

49.44

47.58

48.38

48.44

58.5

58.4

56.70

56.71

57.46

55.3

60.7

49.8

58.2

50.8

64.0

56.1

58.6

55.850.8

51.4

51.5

56.80

55.90

55.14

Stopsign

Gas valve

Gas meter

Top

Top

Top

Top

Toe

Toe

Top

5' cycl one fence

4' cyclone fence0.2'E of propertyline

Fence intersection0.5'E and 0.5'S ofproperty corner

5' cyclone fence0.9'N of southproperty line

5' cyclone fence

Guardrail

5' cyclone fence

Gate4' cyclone fence0.9'N of northproperty line

4' cyclone fence0.5'E of propertyline

5' c

yclo

ne fe

nce

4' cyclone fence0.9'N of northproperty line

Fencepost

Fencepost

6 ' cy clo ne fe nc e

Guard rail

Signalbox

Signalbox

Signalpole

Signalcontrolcabinet

Guy pole

Power pole

Pow

er p

ole

wit h

lum

inar

e

Powerpole

Guy wireanchor

Power polewith luminare

Pow

er p

ole

with

lum

inar

e

Gu y

wire

anc

h or

Ligh

tst

anda

rd

Power pole withtransformer

HydrantWater valve

Water meter Water meter

Water meter

Water valve

SANITARY SEWER MANHOLERIM 49.5348" UNKNOWN IE 38.18 N48" UNKNOWN IE 38.12 S

CATCH BASINRIM 47.54TOP OF ELBOW OF6" CONC 46.71 S

CATCH BASINRIM 48.726" DI IE 47.88 W6" DI IE 47.83 E

STORM DRAINAGE MANHOLERIM 49.146" CONC IE 45.65 W8" CONC IE 45.14 SE

STORM DRAINAGE MANHOLE 6RIM 49.8148" UNKNOWN IE 32.39 N48" UNKNOWN IE 32.00 S8" CONC IE 44.37 NWTOP OF ELBOW OF6" DI IE 48.11 N

CATCH BASINRIM 46.848" CONC IE 43.57 S

CATCH BASINRIM 48.89

STORM DRAINAGE MANHOLERIM 49.32

CATCH BASINRIM 45.074" CONC IE 42.27 SETOP OF ELBOW OF6" DI 42.52 E

Yard drainCATCH BASINRIM 54.63

Asphalt

Asphalt

Asphalt

Asphalt

Ground

Asphalt

Asphalt

Asphalt

Asphalt

Asphalt

Asphalt

Asphalt

Side

w alk

Driv

eway

Driveway

Driveway

Driveway

H/C ramp

Driveway

Concrete

Cen te rlin e of dr ive w

ay

Con

cret

e

H/Cramp

SidewalkSidewalk

Asphaltdriveway

H/Cramp

Sidewalk

Driveway

Back of walk

Dri ve w

a y

Side

w alk

2' concrete wallwith 5' chain linkfence 1.8'N and0.2'W of propertycorner

Concrete

Con

cret

e

Sing

le w

hite

Dou

ble

yello

w

Double yellow

Single white

Cross walk

Stop bar

Basketball hoop

Reta inin g w

all

2' concrete wallwith chain linkfence 0.1'Wof east line

2' r etai ni ng wall

Han

d r a

il

Ste p

s

Trash

enclo

sure

Handrail

2' concrete wallwith chain linkfence on northline and 0.5'Eof propertycorner

2' retaining wall1.8'E of propertyline

Railing

Roc

kery

Set tack in lead

124.

95'

Found 1-1/2"surface brassdisk,20'offsetfrom centerline

Rainier Avenue South

South Holden Street

10

9

8

7

6

5

4

3

1

34

11

25'

25'

40'

40'

N0 0

°10'

42"E

20.0

0'

48th Avenue Sout h

Found copper nailwith punch in concrete,incased

Found copper nailwith punch in concrete,incased

CEDAR GROVE ADDITIO

N

BLOCK 2

9.0'

9.0'

Building corner0.4'E of eastproperty line

Building corner0.6'E of eastproperty line

Building corneron east propertyline

Fence corner0.9'E and 0.4'Nof propertycorner

Overhang corner3.2'E of eastproperty line

Overhang corner3.1'E of eastproperty line

3.1'

8.7'

1 9.9

'

S89°58'56"E 40.00'

252.

95'

Found tackwith plug

N89%%17658'58"E 657.49'

N00

%%

1 761

0'42

"E 3

77.7

2'

S00%

%1 7

601'

04"W

377

.90'

Flow line of vertical curb

Flow line of vertical curb

Flow

line

of v

ertic

al c

urb

Flow

line

of v

ertic

al c

urb

Thickened edge

Thi c

k en e

d e d

ge

Thickened edge

Thickened edge

Thickened edge

Th ic ke n e d ed g e

52' - 0"

54' -

0"

46' - 0"

46' - 0"

48' - 0"

48' - 0" 50' - 0"

56'

- 0"

hekaapartment building

2 stories

(e) retaining wall + fence

(e) bus stop

(e) signal box(e) light pole

(e) light pole

(e) pole

+/-

32'

-0"

( e) c

urb

cut

prop

erty

line

s 00

º00'

05" w

127

.94'

prop

erty

line

s 00

º00'

05"w

99.

96'

property lines 89º58'58"w 100.06'

prop

erty

line

n00º

01'0

4"e

227.

92'

property linen 89º 59'38" e 130.99' +

/- 1

8'- 6

"(e

) cu r

b c u

t

south holden st

south holden st

rain

ier a

ve s

(e) rockery + fence

(e) crosswalk

(e) curb ramp(e) curb ramp

rainier chicago market / best care garden

2 stories

townhomes

2 stories

townhomes

2 stories

madda walaabu

1 story

cederstrand apartments

barber shop

lif'es salon

1 story

mi ranchito

1 story

emerald city commons

4 stories

rainierhealth &fitness

1 story

emerald city biblefellowship

2 stories

(e) deciduous tree

48.0056.50

53.88

55.4050.00

7713 rainier ave s

(e) vacant lot 14' (e) sidewalk

25' (e) street

40' (e) r.o.w.

8'-0

" sid

ewal

k

17' s

treet

25' r

.o.w

.

property lines 89º 59' 15" w 31.00'

(e) curb

www.autodesk.com/revit

Scale

Date

Drawn By

Checked By

Project Number

Consultant AddressAddressAddressPhone





1" = 50'-0"

2/28

/201

7 3:

18:0

8 PM

A101

Unnamed

Ownermaybeck

community

CheckerAuthor

08/24/16Project Number

No. Description Date

1" = 50'-0"1 (e) site plan

NORTH


6

5.0 urban design analysis| 3x3 block vicinity

rain

ier a

ve s

s holden st

NC2-40

SF 9

600

LR3 RC

LR3

SF 5000

SF 5000SF 5000

SF 5000

projectsite

s austin st

s wildwood ln

s chicago st

s kenyon st

52nd

ave

s

48th

ave

s

46th

ave

s

The project is located in the neighborhood

commercial zone, with low-rise residential/

commercial directly to the west and single

family zoning beyond.

site zoning

frequ

ent t

rans

it co

rrid

or b

ound

ary

frequ

ent t

rans

it co

rrid

or b

ound

ary


rainier valley axonometric | 5.0 urban design analysis

pro

ject

site

emer

ald

city

bibl

e fe

llow

ship

pritc

hard

isla

nd

beac

h

van

hanh

tem

ple

emer

ald

city

com

mon

s

rose

st a

part

men

ts

rain

ier

beac

h

high

sch

ool

lake

was

hing

ton

klin

e ga

lland

hom

e

rainier ave

ss holden sts chicago st

s kenyon st

s thistle st

rainier ave s

s cloverdale stseward park drive

43rd ave s

martin luther king way s


8

5.0 urban design analysis | rainier beach neighborhood

7713 Rainier Ave S

Rainier Beach Neighborhood Plan Update 3

[

Lake Washington

0 0.1 0.2 0.30.05Miles

Urban Village

Neighborhood Plan Area

Aerial Photo: 2007

LINK Light Rail

kj Stations

At-Grade / Aerial

Tunnel

©2008, THE CITY OF SEATTLE. All rights reserved.Produced by the Department of Planning and Development.No warranties of any sort, including accuracy, fitness or merchantability, accompany this product.

Printed on: 5/6/2009

Rainier Beach

dpdwind117\giswork\cgis1\neigh_planning\maps\status reports

INROUON AKROUN

I. How this pdate is rganized

This document incorporates various components that together com-prise the neighborhood plan update. The following is a description of the diff erent components:

Introduction and ackground – describes the purpose, process and major outcomes of the Update. It includes the overall Vision for the future and Priorities for achieving it, and a description of the steps and methods of Community Engagement through which stakehold-ers provided guidance and invaluable information. It also provides an overview of the Healthy Living Framework, a tool to focus attention to how planning can improve our health.

Goals and trategies – are the key components of this update. The Goals and Strategies build upon one another to help ful ll the Rainier Beach Vision. They are a distillation of what we heard from the com-munity and will guide the City’s work as well as inform future devel-opment that occurs in the neighborhood. The Goals are organized into three broad categories: Strong Communities and Organizations; Healthy People and Families; and Great Places that Support Our Com-munity. Within each category are subsections with associated Goal and Strategies and a discussion that distills the community input that shaped the strategies.

ppendices – The appendix of the update, which is available online, has several important resource documents. These include an action plan that guides the initial implementation steps, and the updated Rainier Beach Neighborhood Plan Goals and Policies that will be incor-porated into the citywide Comprehensive Plan.

The project site is located directly north of the Rainier Beach Urban Village and is included

in the Neighborhood Plan Area.

project neighborhood

In March 2012, a neighborhood plan was developed by the Rainier Beach community to

establish a vision for the neighhood:

“Rainier Beach is rich with cultural and physical resources. It has a thriving and interconnected

community that contains a rich mix of households including minority and immigrant residents.

The community is supported by strong social and cultural institutions and services that provide

stability during changing times. The neighborhood provides access to resources necessary

for people to live a healthful life. The neighborhood’s parks, opens spaces, roads, and other

physical assets are in good condition and provide for a healthy community. (Rainier Beach’s

Project Goals and Benefits, City of Seattle’s Office of Planning & Community Development)

As of March 2017, Rainier Beach is developing an action plan for an innovation district at the

heart of neighborhood to “increase access to employment, education and entrepreneurial

opprotunities for the residents.” (City of Seattle’s Office of Planning & Community

Development)

rainier beach neighborhood plan


existing urban context| 5.0 urban design analysis

rain

ier

ave

s

s holden st

s chicago st

s kenyon st

a

f

c

d

e

b

7713 Rainier Ave S

s wildwood ln

project location key multifamily with retail (existing) small retail with parking (existing) miscellaneous

a c e

fdb

s elmgrove st

a. one level of parking underneath the building

b. angle parking on site (not shown)

c. parking on site between the street

and the building

e. parking on site between the street

and the building

e. street parking, only

f. parking on site beside/behind

building (not shown)


10

5.0 urban design analysis | street montages + uses

rainier ave snorth

apartments

barbershopgrocerybus stopmini mart + nail salon

NC2-40


rainier ave snorth

street montages + uses | 5.0 urban design analysis

NC2-40

church / officesgymmultifamily housing

multifamily housing not shown in satellite image

s holden st extensionmexican groceryhistoric wildwood station

barbershopgrocery


12

5.0 urban design analysis | street montages + uses

s holden stwest east

NC2-40LR-3SF 5000


street montages and uses | 5.0 urban design analysis

s holden steast west

NC2-40 LR-3 SF 5000


14

intentionally left blank


neighborhood transportation + features | 5.0 urban design analysis

dr m

artin

luth

er k

ing

jr w

ay s

46th

ave

s

s othello st

s kenyon st

s myrtle st

renton ave s

sew

ard

park

way

s

rain

ier a

ve s

79

79

79

3650

79

50

50

50

5050

50

5050

50

106

106

106

106

106

50

legendarterials

frequent transit corridor

bus or light rail stop

designated bike route

park / open space

project site

oth

ello

pla

ygro

und

oth

ello

lig

ht

rail

stat

ion

MLK

ho

lly s

tree

t ur

ban

vill

age

his

tori

c w

ildw

oo

d s

tatio

n

pri

tch

ard

isla

nd b

each

lake

was

hin

gto

n

pro

ject

site

771

3 ra

inie

r av

e s

neighborhood circulation7713 Rainier Ave S lies on the west side of Rainier, which is a frequent transit corridor. It is served by bus routes 7 (to Downtown) and 9 (to Capitol Hill), and the 50 to the Othello Light Rail Station is a short walk or transfer away. The light rail station is a 15 minute walk from our site.

Designated cycling routes on 46th Ave S and Seward Park Way S provide north-south transportation alternatives, compensating for Rainier’s lack of cycling infrastructure.


16

5.0 urban design analysis | site photos

rain

ier a

ve s

s holden st

north

a

b c

a b

c

d

e

f g h


site photos | 5.0 urban design analysis

d

e

g hf


18

6.0 zoning data | NC2-40 zone

zone

zone abuts

zoning incentives

zoning restrictions

airport height overlay

site area

uses permitted outright

(23.47A.004 table A)

NC2-40

LR3 to west

Frequent transit corridor

ECA liquifaction zone (all lots)

40% steep slope (lots 3 and 4)

Horizontal surface

26,768 sf (0.6 acres)

Offices are limited to 25,000 sf

Restaurants are limited to 25,000 sf

Retail (general) are limited to 25,000 sf

Retail (multipurpose) limited to 50,000 sf

Residential uses

Proposed uses meet development standards

Uses Permitted Outright (23.47A.004 Table A):- Offices are limited to 25,000 sf - Restaurants are limited to 25,000 sf- Retail (general) are limited to 25,000 sf- Retail (multipurpose) limited to 50,000 sf- Residential uses

Street Level Development Standards (23.47A.008):- Blank segments of street-facing facades between 2 - 8 feet above the sidewalk may not exceed 20 feet in width- The total of all blank façade segments may not exceed 40% of the façade width of the structure along the street- Street-level street-facing facades shall be located within 10 feet of the street lot line.- 60% of the street facing façade between 2 and 8 feet above the sidewalk shall be transparent. - Non-residential uses shall extend an average depth of at least 30 feet and a minimum depth of 15 feet from the street-level street-facing façade

Parking Location and Access (23.47A.032):- if access is not provided from an alley and the lot abuts two or more streets, acess is permitted across one of the side street lot lines and curb cuts are permitted. One garage door is permitted for each curb cut.- parking is not permitted between a structure and the street- within a structure, street-level parking shall be separated from street-level street facing facades by another permitted use- parking to the seide of a strcutre is allowed but may not exceed 60 feet of street frontage- parking shall be screened

Proposed uses meet development standards.

Proposed project meets the setback requirements.

Project proposes screened parking behind the building on the west side of the lot with one curb cut, a new one on S Holden St

Departure requested for curb cut off of Rainier Ave S

project response notescitation


NC2-40 zone | 6.0 zoning data

project response notescitationNon-residential uses at street level shall have a floor-to-floor height of at least 13 feet

Maximum Structure Height (23.47A.012): 40’- height of a structure may exceed the height limit by up to 4 feet as long as a floor to floor height of 13 feet or more is provided for non-residential uses at street level or a residential use is located on a street-level facing facade- height of a structure may exceed the height limit by up to 7feet as long a specific requirements regarding multipurpose retail sales uses are met- the ridge of a pitched roof (other than shed or butterfly) may extend up to 5 feet above the height limit as long as all parts of the roof above the height limit are pitched a minimum og 4:12- certain rooftop features may also extend beyond the height limit (in particular, a stair or elevator penthouse may extend an additional 26 feet), however, some of these features must be located at least 10 feet from the north edge of the roof

Maximum FAR (23.47A.013)- 3 on a lot that is solely occupied by residential or non-residential use- 3.25 for all uses on a lot that is occupied by a mix of uses. The FAR limit for either residential or non-residential shall not exceed the FAR limit of 3. Lot Area: 26, 768 SF Max FAR for solely residential or non-residential: 80,304 sf Max FAR for mix of uses: 86,996 sf- Area exempt from FAR: underground stories, portions of a story that extend no more than 4 feet above grade, rooftop greenhouse areas

Setback Requirements (23.47A.014): Front (Rainier Ave S): 0’ Rear (abuts LR3 zone): 0’ to a height of 13’, 15’ above 13’ in height Side (abuts LR3 zone): 0’ to a height of 13’; 15’ above 13’ in height Side (south): none (does not abut a residential zone) A minimum 5 foot landscaped setback may be required under certain conditions and for certain uses per 23.47A.016- Where the lot abuts a residential zone, a setback may be requiredwhere the lot abuts the intersection of a side lot line and front lot line of a resiential lot. This setback forms a triangular area. Two sides of the triangular extend along the street lot line and side lot line 15’ from the intersection of the residentially zoned lots front lot line and side lot line abutting the residential zoned lot. The third side connects these two sides with a diagonal line across the commercially-zoned lot.- Structures permitted in required setbacks: decks, balconies, eaves, cornices, gutters, ramps, fences, underground structures, dumpsters (except trash compactors).

Proposed development is 30’ high and within the maximum height limit.

Proposed project meets the FAR requirements outright.

Proposed project meets the setback requirements.


20

6.0 zoning data | NC2-40 zone

project response notescitation

Landscaping + Screening Standards (23.47A.016):- A greenfactor score of .3 or greater is required (functionally equivalent to landscaping 30% of lot) *note: credit is awarded for green roofs, planters, green walls. landscaping, and plantings in the adjacent right-of-way *note:street trees are required and are counted towards the greenfactor requirement- Street trees are required (existing street trees count)- Landscaping requirements for surface parking areas providing 20 to 50 parking spaces require 18sf of landscaping per space (each landscaped area shall be no smaller than 100sf, no part of a landscaped area shall be less than 4 feet in width length*, and no parking space shall be more than 60 feet from a required landscaped area)- One tree is required for every 10 parking spaces- 3 foot high screening is required along street lot lines for surface parking areas- 6’ high screening and 5’ landscape buffer where parking areas abut residential lots- Other screening requirements pertain to trash enclosure areas

Required Amenity Area (23.47A.024): - 5% of the total gross flor area in residential use (area excludes mech equipment and parking)- Bioretention facilities qualify as amenity areas- Amenity Area requirements:- all residents shall have access to at least one common or private amenity area- amenity areas shall not be enclosed- no amenity area shall be less than 250sf and shall have a min horizontal dim of 10 feet- private balconies and decks shall have a minimum area of 60sf and no horizontal dimension shall be less than 6 feet

Required Parking (23.54.015)- in all commercial zones, no parking is required for the first 1,500 sf of each business establishment- no more than 145 spaces per lot may be provided as surface parking- parking required for non-residential uses:- -office = 1 space for each 1000sf (bicycle = 1/4,000 sf long term and 1/40,000 sf short term)- -sales and service, general = 1 space for each 500 sf (bicycle = 1/12,00sf long term and 1/4,000 short term)- eating and drinking establishment = 1 space for each 250 sf (bicycle = 1/12,000sf long term and 1/4,000 sd short term)- residential uses = 1 space per dwelling unit (bicycke = 1 per 4 dwelling units)- 22’ min (25’max) driveway for non-residential (2-way)

The required amenity area is 1, 489 SF. Project proposes to have a 1,500 sf exterior rooftop deck to meet required amenity area.

The project requires 20 parking spaces and 7 bike parking spaces, all of which are provided.


design priorities | 7.0 design guidelines

Natural Systems and Site FeaturesCS1.B2 | Daylight and Shading

Urban Pattern and FormCS2.B2 | Connection to the Street

Architectural Context and CharacterCS3.A4 | Evolving Neighborhoods

ConnectivityPL1.A2 | Adding to Public Life

WalkabilityPL2.B3 | Street-Level Transparency

Maximize daylight for interior and exterior spaces and minimize shading on adjacent sites through the placement and/or design of structures on the site.

Identify opportunities for the project to make a strong connection to the street and carefully consider how the building will interact with the public realm. Consider the qualities and character of the streetscape— its physical features (sidewalk, parking, landscape strip, street trees, travel lanes, and other amenities) and its function (major retail street or quieter residential street)—in siting and designing the building.

In neighborhoods where architectural character is evolving or otherwise in transition, explore ways for new development to establish a positive and desirable context for others to build upon in the future.

Seek opportunities to foster human interaction through an increase in the size and/or quality of project-related open space available for public life. Consider features such as widened sidewalks, recessed entries, curb bulbs, courtyards, plazas, or through-block connections, along with place-making elements such as trees, landscape, art, or other amenities, in addition to the pedestrian amenities listed in PL1.B3.

Ensure transparency of street-level uses (for uses such as nonresidential uses or residential lobbies), where appropriate, by keeping views open into spaces behind walls or plantings, at corners, or along narrow passageways. Choose semi-transparent rather than opaque screening.

The building’s u-shape assures daylight at each residential unit.

The preferred option provides shelter under the overhang along Rainier Ave S. Careful consideration is given to the street corner to activate the building for pedestrians from both Rainier Ave S and S Holden St. Existing and new street trees provide a buffer from Rainier traffic and shade in the summer.

The preferred option builds upon the collective aesthetic of the area. With plenty of quality retail space, the project has the potential to serve as a catalyst for the area north of Rainier Beach that has not seen as much development.

The sidewalk is widened under the overhang and a break in the retail allows for views into the residential lobby. New street trees further improve the pedestrian experience.

A transparent storefront system will be used along Rainier Ave S, allowing full views into both the retail areas and the residential lobby.

citation responsecategory


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7.0 design guidelines | design priorities

Street-Level InteractionPL3.C1 | Porous Edge

Project Uses and ActivitiesDC1.A1 | Visibility

Architectural ConceptDC2.B1 | Façade Composition

Open Space ConceptDC3.A1 | Interior/Exterior Fit

Engage passersby with opportunities to interact visually with the building interior using glazing and transparency. Create multiple entries where possible and make a physical and visual connection between people on the sidewalk and retail activities in the building.

Facilities such as bike racks and storage, bike share stations, shower facilities and lockers for bicyclists should be located to maximize convenience, security, and safety.

Locate uses and services frequently used by the public in visible or prominent areas, such as at entries or along the street front.

Design all building facades—including alleys and visible roofs—considering the composition and architectural expression of the building as a whole. Ensure that all facades are attractive and wellproportioned through the placement and detailing of all elements, including bays, fenestration, and materials, and any patterns created by their arrangement. On sites that abut an alley, design the alley façade and its connection to the street carefully. At a minimum, consider wrapping the treatment of the street-facing façade around the alley corner of the building.”

Develop an open space concept in conjunction with the architectural concept to ensure that interior and exterior spaces relate well to each other and support the functions of the development.

Pedestrians will have every chance to engage with the building through generous transparency and multiple retail entrances.

All retail entrances face the primary pedestrian route of Rainier Ave S. Retail spaces will have plenty of visibility for both drivers and pedestrians.

Special consideration is given to the façade of the building, especially at the street corner.

The building is positioned on the far eastern edge of the site to provide a buffer of open space between the building and neighboring single family residential and low-rise zone on the west side of the property as possible.

citation responsecategory


comparative summary | 8.0 architectural massing concepts

option 1

sawtooth

option 2

push/pull

option 3

incline


24

8.0 architectural massing concepts | option 1 sawtooth

-sawtooth roof -main residential lobby located on south side of rainier ave s. -retail spaces primarily face rainier ave s. -parking accessed from s. holden.

-the building is well set back from the adjacent low-rise residential zone. -large central roof deck with residential amenity spaces. -building holds the corner and establishes a street presence. -roofline responds to solar exposure and architectural con-

text. -large landscaped area at south-west side of site.

-parking lot is accessed from side street with low-rise and single-family residential, thereby increasing traffic in this area -residential units at south side are separated from the street

but could potentially face a wall if the south site is developed in the future. Disconnected from street activity. -Residential lobby is disconnected from activity at street

corner.

northwest aerial view - not to scale

south street perspective - not to scalesawtooth roof precedent image

option 1:

distinguishing features

pros

cons


option 1 sawtooth | 8.0 architectural massing concepts

southeast aerial view - not to scale

north street perspective - not to scale

2nd floor plan - not to scale

ground floor plan - not to scale


26

8.0 architectural massing concepts | option 2 push/pull

northwest aerial view - not to scale

south street perspective - not to scalemodulation precedent image

option 2:


pros

cons

-multiple roof lines+ modulation with clear emphasis on rainier ave s. and s. holden st. intersection -main residential lobby located at north end of site on rainier ave s. -retail spaces on rainier ave s. and s. holden st. -parking accessed from rainier ave s.

-building engages both busy rainer ave s. and quieter s. holden st. -parking lot accessed from busier traffic areas -large central roof deck with residential amenity spaces -landscaped area at south-west side of site. -residential units at south side have greater separation from poten-

tial future development of property to south -retail spaces can have glazing on south side -residential lobby is located where pedestrian activity is.

-modulation of facade breaks down mass of building and relates to adjacent lowrise residential and single family houses to the west and south rather than direct commercial vicinity -traditional design does not reflect exciting change and growth

coming to this culturally diverse neighborhood -retail spaces abut west property line at north of site. -landscaped space is smaller -retail spaces less flexible due to modulation -building access is off of the busy arterial rather than quiet side

street


option 2 push/pull | 8.0 architectural massing concepts






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8.0 architectural massing concepts | option 3 incline

southwest aerial view - not to scale

south street perspective - not to scalesloped precedent image

-low-slope roof lines with clear emphasis on rainier ave s. and s. holden st. intersection -clear gesture reinforced by quality materials and detailing -main residential lobby located at north end of site on rainier ave s. -retail spaces on rainier ave s. and s. holden st. -parking accessed from rainier ave s.

-building engages both busy rainer ave s. and quieter s. holden st. -parking lot accessed from busier traffic areas. -large central roof deck with residential amenity spaces. -massing has a more urban approach due to a stronger emphasis

on corner where there is more pedestrian traffic -unique form creates a landmark for the area -project budget spent on quality, lasting materials -landscaped area at south-west side of site. -residential units at south side have greater separation from poten-

tial future development of property to south -retail spaces can have glazing on south side -residential lobby is located where pedestrian activity is.

-retail spaces abut west property line at north of site. -landscaped space is smaller -large, singular gesture -building access is off of the busy arterial rather than quiet side

street

option 3:


pros

cons


option 3 incline | 8.0 architectural massing concepts






30

8.0 architectural massing concepts | sun studies

option 1

sawtooth

option 2

push/pull

option 3

incline

equinoxes

9am3.21 / 9.21

12pm3.21 / 9.21

3pm3.21 / 9.21


sun studies | 8.0 architectural massing concepts

winter solstice

9am12.21

12pm12.21

3pm12.21

summer solstice

9am6.21

12pm6.21

3pm6.21


32

8.0 architectural massing concepts | neighborhood design precedents


request 1: site access | 9.0 departures

Project complies fully with Land Use Code.

no departures requested


Documents

project 3026791 - Seattle...project 3026791 7713 raer aee oth ear deg gdace project 3026791 7713 rainier ave south, seattle, washington 98118 early design guidance. 01 march 2017