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
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
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intentionally left blank
5project 3026791 | 7713 rainier avenue south | early design guidance
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
Consultant AddressAddressAddressPhone
Consultant AddressAddressAddressPhone
Consultant AddressAddressAddressPhone
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
atelier drome, llpa r c h i t e c t u r e
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
7project 3026791 | 7713 rainier avenue south | early design guidance
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
atelier drome, llpa r c h i t e c t u r e
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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
9project 3026791 | 7713 rainier avenue south | early design guidance
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)
atelier drome, llpa r c h i t e c t u r e
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5.0 urban design analysis | street montages + uses
rainier ave snorth
apartments
barbershopgrocerybus stopmini mart + nail salon
NC2-40
11project 3026791 | 7713 rainier avenue south | early design guidance
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
atelier drome, llpa r c h i t e c t u r e
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5.0 urban design analysis | street montages + uses
s holden stwest east
NC2-40LR-3SF 5000
13project 3026791 | 7713 rainier avenue south | early design guidance
street montages and uses | 5.0 urban design analysis
s holden steast west
NC2-40 LR-3 SF 5000
atelier drome, llpa r c h i t e c t u r e
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intentionally left blank
15project 3026791 | 7713 rainier avenue south | early design guidance
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.
atelier drome, llpa r c h i t e c t u r e
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
17project 3026791 | 7713 rainier avenue south | early design guidance
site photos | 5.0 urban design analysis
d
e
g hf
atelier drome, llpa r c h i t e c t u r e
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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
19project 3026791 | 7713 rainier avenue south | early design guidance
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.
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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.
21project 3026791 | 7713 rainier avenue south | early design guidance
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
23project 3026791 | 7713 rainier avenue south | early design guidance
comparative summary | 8.0 architectural massing concepts
option 1
sawtooth
option 2
push/pull
option 3
incline
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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
25project 3026791 | 7713 rainier avenue south | early design guidance
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
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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:
distinguishing features
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
27project 3026791 | 7713 rainier avenue south | early design guidance
option 2 push/pull | 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
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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:
distinguishing features
pros
cons
29project 3026791 | 7713 rainier avenue south | early design guidance
option 3 incline | 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
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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
31project 3026791 | 7713 rainier avenue south | early design guidance
sun studies | 8.0 architectural massing concepts
winter solstice
9am12.21
12pm12.21
3pm12.21
summer solstice
9am6.21
12pm6.21
3pm6.21
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8.0 architectural massing concepts | neighborhood design precedents
33project 3026791 | 7713 rainier avenue south | early design guidance
request 1: site access | 9.0 departures
Project complies fully with Land Use Code.
no departures requested
atelier drome, llpa r c h i t e c t u r e