interbay apartments - seattle...interbay apartments recommendation meeting: may 18, 2011 vicinity...

May 18, 2011

Recommendation Meeting

DPD Project# 3010370

Interbay Apartments

Interbay Apartments

Recommendation Meeting: May 18, 2011

VICINITY MAP

2

SITE

Industrial

Retail/Restaurants

Office

Civic

Parks

Residential- Multi-family

Site

W DRAVUS ST.

W. BERTONA

16TH AVE W

EST16TH

AVE

17TH AVE W

EST

17TH AVE

15TH AVE W

EST

BNSF RAIL YARD

20 TH AVE

GILMAN AVE.

WEST DRAVUS ST.

BARRETT ST.

BARRETT ST.

W BARRETT ST.

W. BERTONAW. BERTONA

14TH AVE W

EST

13TH AVE W

EST

21ST AVE WEST

W. DRAVUS ST. BRIDGE

TO DOWNTOWN 3.5 MI

TO BALLARD 1.5 MI

QUEEN ANNE

MAGNOLIA

Bicycle routes

Pedestrian routes

Vehicle traffic

Bus stop

NorthBIKE PATH TO DOWNTOWN

3.5 MI

BIKE ROUTE TO BALLARD, LOCKSAND DISCOVERY PARK

BIKE ROUTE TO FREMONT VIA NICKERSON STREET

NOISE

NOISE

NOISE

NOISE

INTERBAY ATHLETICFIELD

INTERBAY GOLF COMPLEX

QFC

1815

1815

31

33

31

33

15

Aerial Photo

Interbay Apartments


SITE ANALYSIS

3

5 4

6

7

18

NOISE

NOISE

NOISE

NOISE

18

15 15

NOISE

NOISE

NOISE

SITE

W. BERTONA

16TH AVE

17TH AVE

17TH AVE

15TH AVE

BARRETT ST.

INTERBAY ATHLETICFIELD

INTERBAY GOLF COMPLEX

QFC

16TH AVE

TREY

GAS

PROPOSEDMF

RESID.

1 INTERBAY VETERINARY CLINIC

2 BENLA SERVICE

3 STARBUCKS

4 RED MILL

5 PANDASIA

6 PAGLIACCI PIZZA

7 DICKINSON EQUIPMENT CO.

QUEST CHURCH

Q CAFE

1

2

3

Industrial

Retail/Restaurants

Office

Civic

Parks

Residential- Multi-family

Site

Bicycle routes

Pedestrian routes

Vehicle traffic

Bus stop15

WEST DRAVUS

INTERBAY SOCCER STADIUM

7-11

KELLERSUPPLY

WASHINGTON HARDWOODS

JUNE 21ST

DECEMBER 21ST

NOON

9 PM

4 PM 8AM

4 PM 8AM

5 AM

17 TH AVENUE WEST

16 TH AVENUE WEST

WEST DRAVUS ST.

WEST BARRETT ST.

PANDASIA STARBUCKSRED MILL BURGERS

EXISTING ALLEY

PANDASIARED MILL

STARBUCKS

VACANT 3 STORY OFFICE BUILDING

VACANT STRUCTURE

VACANT STRUCTURE

VACANT STRUCTURE

VAC

AN

T S

TRU

CTU

RE

STORAGE HUT

VACANT LOT

STORAGE YARD

VACANT STRUCTURE

Interbay Apartments


ZONING ANALYSIS

4

LAWTON ELEMENTARY

SCHOOL

COE ELEMENTARY

SCHOOL

MC CLURE MIDDLE SCHOOL

MAGNOILAVILLAGE

I MILE

FREMONT

QUEEN ANNE

INTERBAY

MAGNOLIA

DISCOVERY PARK

BALLARDPHINNEY RIDGE

SHIP CANAL

1/4 MILE1/2 MILE1 MILE

BALLARD INTERBAY NORTHEND MANUFACTURING/ INDUSTRIAL ZONE

MAGNOLIA BRIDGE

DRAVUS STREET

BERTONA STREET

TRAFFIC FROM HWY 99

EMERSON STREET

15th AVE.

2OTH

AVE.

L1 AND SF 5000 ZONESL1 AND SF 5000 ZONES

C1-40

C2-40

C2-40

NC3-40

SMD 40-85 NC2-40

UPPER QUEEN ANNE

Zoning AnalysisBase Zone:SM/D 40-85- Seattle Mixed Zone West Dravus height limitationsSMC 23.34.126 Designation of the Seattle Mixed (SM)zone.

The Seattle Mixed (SM) zone is applied to achieve the goal of a diverse, mixed-use community with a strong pedestrian orientation. The zone permits a wide range of uses and promotes density to encourage a mixed-use neighborhood. This zoning des-ignation balances the need for flexibility and a variety of activities with the need to provide adequate direction to ensure the presence of housing and commercial activi-ties critical to the success of an urban neighborhood.

Interbay Area Land Use:

• Valley separating Magnolia from Queen Anne Hill Neighborhoods. • Used as a freight and passenger rail corridor• Not a Urban village, but to be developed as an urban neighborhood per the SM

zone.• Site is adjacent to the Ballard Interbay Northend manufacturing/industrial zone.• Adjacencies to 15th Ave, express bus service, retail centers and major bike trails

allow a corridor of higher density residential uses.• Dravus 1 of 3 access points to Magnolia, as such the Dravus corridor serves as a

gateway to the neighborhood.

Interbay Apartments


SITE PHOTOS: SOUTH SIDE OF WEST DRAVUS ST.

SO

UTH

EAST

CO

RN

ER O

F D

RAV

US

AN

D 1

6TH

AVE

WES

TM

ID B

LOCK C

ORN

ER O

F D

RAV

US

AN

D A

LLEY

SO

UTH

WES

T CO

RN

ER O

F D

RAV

US

AN

D 1

7TH

AVE

WES

T

PROJECT SITE FROM 13TH AVE WEST. THE SITE LIES IN A VALLEY WITH WEST SUN AND VIEWS ARE SCREENED BY MAGNOLIA HILL

VACANT STRUCTURE AT 16TH AVE WEST AND DRAVUS

STARBUCKS COFFEE AND RED MILL BURGERS ARE ADJACENT TO THE EXISTING ALLEY. ALLEY TRAFFIC IS PREDOMINANTLY NORTHBOUND FROM RED MILL PARKING LOT

RED MILL BURGER’S EXISTING CURB CUT AND ONE WAY DRIVE AISLE.

INTERBAY ATHLETIC FIELDS AND THE SOCCER STADIUM TO THE SOUTHCORNER OF 17TH AVE WEST AND WEST DRAVUS. THIS CORNER SEES HEAVY CAR AND PEDESTRIAN TRAFFIC DURING GAMESAT THE INTERBAY ATHLETIC FIELDS

PROJECT SITE INCLUDES VACANT LOT AND ADJACENT VACANT STRUCTURE AT PROMINENT CORNER ( DASHED ABOVE )

5

PANDASIA ON WEST DRAVUS STREET

RED MILL BURGERS ADJACENT TO THE EXISTING ALLEY. WESTBOUND TRAFFIC TURNS LEFT INTO THE ADJACENT RED MILL LOT AND RETURNS TO DRAVUS VIA THE ALLEY

Interbay Apartments


SITE PHOTOS: NORTH SIDE OF WEST DRAVUS ST.

NO

RTH

EAST

CO

RN

ER O

F D

RAV

US

AN

D 1

6TH

AVE

WES

TW

EST

CO

RN

ER O

F D

RAV

US

SIT

E FR

OM

WES

T D

RAV

US A

ND

MAG

NO

LIA

MIDBLOCK ON 17TH AVE WEST. PROPOSED ALLEY WILL EXIT AT THIS LOCATION

CORNER OF 17TH AVE WEST AND BARRETT ST.

MIDBLOCK AT BARRETT LOOKING WEST WEST FROM 16TH AND BARRETT. BUILDING ON THE RIGHT IS ON THE PROPERTY LINE.

NORTH ALONG 16TH AVE WESTSOUTH FROM 16TH AND BARRETT. SITE ON THE LEFT IS SLATED FOR MULTI-FAMILY DEVELOPMENT

ALLEY FROM BARRETT. AS SHOWN DRAVUS AVE WEST IS 20’ HIGHER THAN WEST BARRETT

17TH AVE WEST AND BARRETT ST. PROPERTY LINE IS AT THE TRAFFIC CONE

6

CURRENT VACANT STRUCTURES

Interbay Apartments


SITE PHOTOS: NORTH SIDE OF WEST DRAVUS ST.

NO

RTH

EAST

CO

RN

ER O

F D

RAV

US

AN

D 1

6TH

AVE

WES

TW

EST

CO

RN

ER O

F D

RAV

US

SIT

E FR

OM

WES

T D

RAV

US A

ND

MAG

NO

LIA

NORTHWEST CORNER OF WEST DRAVUS AND 16TH AVE WEST QFC GROCERY STORE AT 16TH AVE WEST AND DRAVUS

PAGLIACCI PIZZA AND EXTENSIVE PARKING. SERVICE ALLEY FOR QFC ENDS AT MID BLOCK.

LOOKING SOUTH FROM WEST DRAVUS AND 17TH AVE WEST

QUEEN ANNE HILL RESTRICTS EASTERLY VIEWS AND MORNING SUNLIGHTCORNER OF 17TH AVE WEST AND WEST DRAVUS

LOOKING NORTH FROM WEST DRAVUS AND 17TH AVE WEST. THIS STREET IS USED AS PARKING FOR INTERBAY ATHLETIC FIELD EVENTS

QFC GROCERY STORE AT 16TH AVE WEST AND DRAVUS

7

CORNER OF 17TH AVE WEST AND WEST DRAVUS. METERED ON STREET PARKING IS HEAVILY USED BY PARK AND RESTAURANT PATRONS

Interbay Apartments


3 DESIGN ALTERNATIVES

8

WEST BARRETT STREET17TH AVENUE WEST

PRO’S•No Alley vacation required

CON’S•Program requirements allow little modulation and no street-level housing to screen parking from the street

•Functionality of alley not enhanced, conflicts with pe-destrian use on Barrett Street

WEST BARRETT STREET

17TH AVENUE WEST

WEST BARRETT STREET

17TH AVENUE WEST

DESIGN ALTERNATIVE A DESIGN ALTERNATIVE B DESIGN ALTERNATIVE C (PREFERRED)

PRO’S•Alley functionality is enhanced though access from 17th to Dravus. • Efficient layout maximizes zoning-allowed envelope and

creates higher density

CON’S•Very little articulation to mitigate building mass

•Code-minimum screening between lower level park-ing and sidewalk, results in extensive blank walls and a streetscape unfriendly to pedestrians

PRO’S•Residential units at street level screen parking from the street, increase security, and provide a pedestrian-friendly streetscape

•Building articulated to reduce apparent scale

•Upper level stories set back in places to mitigate building mass and provide human scale at the sidewalk

•Alley vacated to improve site circulation, redirecting traffic onto 17th Ave.

• Alley reconfigured into an “L” shape, with greater visibility and light for safety

• Building orientation maximizes residents’ views and enjoy-ment of surrounding green space and increases “eyes on the park” for safety

CON’S• Articulation and modulation reduces development potential

Interbay Apartments


SITE PLAN

9

Approximate Development Objectives• 234 Residential units• 194 Parking stalls• 5,500 sf Commercial space

Alley Vacation Notes•Existing alley provides no continuity to other

blocks or grid •Other property owners and businesses adjacent totheexistingalleyservedbyreconfiguredandimproved alley

• AllowspedestrianlinkfromballfieldstoDravus

Project Goals• Reconfigurealleytoprovidemorefunctionalityto

proposed building as well as neighboring owners and businesses

•Provide a safe, functional, attractive pedestrian envirionment where none exists

• Useefficiencyachievedthroughvacationtocre-ate a buildiing with articulation and street uses that promote a human-scaled pedestrian envi-ronment

Interbay Apartments


WERNER PROPERTY

PANASIA RESTAURANT

RED MILLBURGERS

STARBUCKS

UNEXCAVATED

PARKING

LOBBY

MAIL

LEASING

PARKINGENTRANCE

WERNER PROPERTY

PANASIA RESTAURANT

RED MILLBURGERS

STARBUCKS

UNEXCAVATED

LEVEL P2 LEVEL P1

FLOOR PLANS

10

Interbay Apartments


WERNER PROPERTY

PANASIA RESTAURANT

RED MILLBURGERS

STARBUCKS

LEVEL L1 LEVEL L2

FLOOR PLANS

11

Interbay Apartments


VIEW FROM DRAVUS & 16TH AVE

Interbay Apartments


STREETSCAPE AT WEST DRAVUS ST & 16TH AVE WEST

NOT TO SCALEVICINITY PLAN

N

APPROX. POWERLINECORRIDOR

EXISTING CURB LINE

BIKE RACK, TYPICAL

STREETLIGHT (AND WAYFINDING POLE?)

SEATING @ PLANTER EDGES

WEST DRAVUS STREET

16TH

AVEN

UE

WES

T

6’ - 6” 11’ - 0”58’-0”

PLANTING STRIP

SIDEWALKWEST DRAVUS STREET

6” 3’ - 8”1’ - 6”

VOLUNTARY SETBACK

SEAT WALL

3’-0”

13

Interbay Apartments


STREETSCAPE VIEW AT DRAVUS & 16TH

14

Interbay Apartments


ENLARGED STREETSCAPE PLAN: DRAVUS & 17TH

NOT TO SCALE

PANDASIA

RED MILL

VICINITY PLAN

N

APPROX. POWERLINECORRIDOR

NEW CURB, GUTTER, DRIVEWAY AND SIDEWALK

IMPROVEMENTS

NEW PLANTING AND IRRI-GATION IMPROVEMENTS

PROPOSED ALLEY LOCATION

WEST DRAVUS STREET

17TH

AVEN

UE

WES

T

REPLACEMENTTREES ON DRAVUS

15

Interbay Apartments


VIEW OF ALLEY FROM DRAVUS & 17TH AVE

16

Interbay Apartments


STREETSCAPE AT 17TH AND ALLEY

NOT TO SCALE

VICINITY PLAN

N

BIKE RACK, TYPICAL

PIGMENTED CONCRETE

RAIN GARDEN AND WEIRS

MEANDERING 6’ WIDTH SIDEWALK

SEATING BLOCKS, TYPICAL

17TH

AVEN

UE

WES

T

NOT TO SCALE

VICINITY PLAN

N

BIKE RACK, TYPICAL

PIGMENTED CONCRETE




17TH

AVEN

UE

WES

T

NOT TO SCALE

VICINITY PLAN

N

BIKE RACK, TYPICAL

PIGMENTED CONCRETE




17TH

AVEN

UE

WES

T

Interbay Apartments


SEATING BLOCKS AND NICHES

UNIT PAVERS AT TREE ROOTZONE, TYPICAL


WEST BARRETT STREET

VICINITY PLAN

17TH

AVEN

UE

WES

T

NOT TO SCALE

N4’ - 0” 6’ - 0”41’-0”

PLANTING STRIP

SIDEWALK17TH AVE WEST

6”6’ - 0”

PATIO

PR

OP

ER

TY L

INE

BU

ILD

ING

FA

CE

BE

YO

ND

BIO-SWALE

VAR. 18’ - 0”

18

STREETSCAPE AT 17TH AND BARRETT




WEST BARRETT STREET

VICINITY PLAN

17TH

AVEN

UE

WES

T

NOT TO SCALE

N




WEST BARRETT STREET

VICINITY PLAN

17TH

AVEN

UE

WES

T

NOT TO SCALE

N

Interbay Apartments


STREETSCAPE AT 17TH AND BARRETT

Interbay Apartments


VIEW FROM 17TH AND BARRETT

20

Interbay Apartments


WEST BARRETT STREET

EXISTING RIGHT OF WAY

SIDEWALK

SIDEWALK EASEMENT9’-6”

1’-0”PLANTING STRIP

NORTH OF EASEMENT

4’-0”

PLANTING

STRIP

5’-0”

6”EXISTING

CURB

23’-0”

6”PLANTING STRIP6’-0”

WEST BARRETT STREET SECTION

21

Interbay Apartments


VIEW FROM BARRETT AND 17TH

Interbay Apartments


STREETSCAPE AT WEST BARRETT ST & 16TH AVE WEST

BIOSWALE

WEIRS

C.O.S. STANDARD SIDEWALK

BUILDING DECK

16TH AVE W

NOT TO SCALE

N

6’

22’

KEY PLAN (NTS)

BIOSWALE

WEIRS


BUILDING DECK

16TH AVE W

NOT TO SCALE

N

6’

22’

KEY PLAN (NTS)

BIOSWALE

WEIRS


BUILDING DECK

16TH AVE W

NOT TO SCALE

N

6’

22’

KEY PLAN (NTS)

12’-0”6’-0”23’-0” 16’-8”

TERRACESIDEWALK16TH AVE WEST BIO-SWALE6”

PRO

PERT

Y LI

NE

Interbay Apartments


MASSING DIAGRAM

MAXIMUM BUILDING ENVELOPE, NO MODULATION LARGE-SCALE MASSING MODULATION FINER SCALE ARTICULATION AT STREET-LEVEL AND ROOFLINE

VIEW FROM 15TH AVENUE LOOKING NW

Interbay Apartments


EXTERIOR MATERIALS

GROJND-FACE CMU AT STREET LEVEL RESIDENTIAL

METAL WALL PANEL

CEMENT PANEL AT RECESSED FACADES

VINYL RESIDENTIAL WINDOWS ALUMINUM STOREFRONT WINDOWS AT COMMERCIAL SPACECEMENT PANEL AT CORNER ELEMENTS

Interbay Apartments


STREETSCAPE AMENITIES

ENHANCED PLANTING & SEATING ELEMENTS

VERTICAL PLANTING SCREENS

PUBLIC BIKE RACKS

September 2005Figure 4-21

Pedestrian Lighting Sections

SEATTLERIGHT-OF-WAY

manual

PEDESTRIAN LIGHTING

PEDESTRIAN/CYCLIST WAYFINDING

DAYLIT RAINGARDENS WITH ENHANCED PLANTINGPROPOSED FOR 16TH & 17TH AVE

26

Interbay Apartments


REQUESTED DEPARTURES

27

Departure 1: SMC 23.48.020 Residential amenity areaResidential amenity area required in the amount of 5% of residential gross floor area On-site, available to all residents, at or above ground level, max 50% enclosed, min. horiz. dimension 15', no amenity area < 225 sf

Request • Provide less than required amenity space: 10,214 sf required (5,107 sf outdoor), 4,865 sf proposed (2,531 sf outdoor)• Provide one space with 12' horizontal dimension, less than 15' required minimum

Justification• Adjacent parks and enhanced streetscapes provide recreational opportunities to residents• SMC 23.48.014 General facade requirements allows only 12’ maximum setback from property line

Departure 2: SMC 23.48.024 Screening and landscaping standardsEach setback area or berm required shall be planted with trees, shrubs, and grass or evergreengroundcover

Request Ground level 3'-8" setback at commercial space on Dravus and 16th, as well as at residential entry at 16th, not required to be planted per 23.48.024 requirements

JustificationPurpose of setback in these locations is to provide wider sidewalk, opportunities for outdoor dining, and clearances for entry door swings. Landscaping in these setbacks would not be feasible due to overhead floors meeting the property line. Additionally, landscaped areas would interfere with pedestrian flow

interbay apartments - seattle...interbay apartments recommendation meeting: may 18, 2011 vicinity...

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