t valdok - seattle valdok nw seet early design guidance meeting - dpd 3018670 22 d seattle design...

The Valdok1701 NW 56th StreetEarly Design Guidance Meeting - DPD #3018670 22 December

SEATTLE DESIGN REVIEW

December 22, 2014 | Early Design Guidance Meeting 1

The Valdok - Proposed New Residential Construction Project (DPD #3018670)

1 Zoning Analysis2 Zoning Analysis & Project Summary3 Existing Site & Goals / Development Potential4 Neighborhood Context5 Site Analysis6 Massing Options - Comparison7 Massing Option A 8 Massing Option A - Parking & Level 1 Floor Plans9 Massing Option A - Level 2 & Typical Floor Plans10 Massing Option B 11 Massing Option B - Parking & Level 1 Floor Plans12 Massing Option B - Level 2 & Typical Floor Plans13 Massing Option C (Preferred Scheme)14 Massing Option C - Parking & Level 1 Floor Plans15 Massing Option C - Level 2 & Level 3 Floor Plans16 Massing Option C - Typical Level and Roof Plan17 Massing Option Shadow Comparison - September 21st18 Material Inspiration19 Exterior Design Study20 Exterior Design Study

TABLE OF CONTENTS

1701 NW 56TH STREET

SALMON BAY


1

TOTAL 6 FAR MIXED-USE(171,000 SF)

4.5 MAX FARSINGLE USE(128,250 SF)

0’-0”

ZONING ANALYSIS

ZoneNC3-85 (Neighborhood Commercial), Ballard Hub Urban Village, Frequent Transit

Design GuidelinesBallard Urban Center Village

Site Area300’ (NW 56th Street) * 95’ (17th Avenue NW) = 28,500 SF

Permitted Uses (23.47A.004) Residential, Commercial including Live-Work Units

Structure Height (23.47A.012.A)NC3-85: 85’ Max Height

Floor Area Ratio (23.47A.013 Table A) Single Use FAR: 4.5 (128,250 SF)Max Multiple Uses: 6 (171,000 SF)

Proposed FAR:Residential 127,571 SFCommercial (Retail) 3,917 SF Commercial (Live-work) 10,284 SFParking 40,150 SFTotal 181,922 SF

NC3-85

NC3P-65

NC3-65

MR-RC

LR3

NC3-85

MI-65-NC3-85

C1-65NC3-65

NC3-85

King County Parcel Number276770-0770, 276770-0775, 276770-0780, 276770-0785276770-0790, 276770-0795

1701 NW 56TH STREET


2ZONING ANALYSIS cont.

Setback Requirements (23.47A.014)No required setbacks

Required Landscaping (23.47A.016)Seattle Green factor score of .30 or greater

Amenity Space (23.47A.024)5% residential gross floor area dedicated for Residential Amenity Area127,571 SF * 5% = 6,378.5 SF Required8,956 SF Provided

Parking Requirements (23.47A.030)0 parking stalls Required117 parking stalls Provided

ADA Parking Requirements (SBC 1106.2)At least 2%, but not less than 1 of each type of parking stall provided for Group R-2 shall be accessible.117 parking stalls * 2% = 3 accessible parking stalls Required

Van Spaces (SBC 1106.5)For every 6 or fraction of six accessible parking spaces, at least 1 shall be a van-accessible parking space with 7 feet minimum vertical clearance.1 van-accessible parking stall Required

Parking Location and Access (23.47A.032)Access to parking shall be from the alley if the lot abuts an alley improved to standards outlined in 23.53.030.

Alley Improvement in all Zones (23.53.030.F)When an existing alley is used for access to parking spaces and the alley does not meet the minimum width in subsection D, a dedication equal to half the difference between the current alley right-of-way width and minimum right-of-way width established in subsection D shall be required. Alley right-of-way width required = 20 feetExisting Alley right-of-way = 10 feetAlley right-of-way dedication = 5 feet

Solid Waste Calculation (23.54.040)Residential 174 Units = 741 SF (875*15% reduction) Non-Residential 41 SF (82 SF*50% reduction)Total 782 SF Required

Structure Height Measurement (23.86.006.A.1)Average Grade is calculated at the midpoint, measured horizontally, of each exterior wall of the structure or at the midpoint of each side of the smallest rectangle that can be drawn to enclose the structure.

EL. +82’

EL. +81.5’

EL. +78.5’

EL. +76’

82’ + 81.5’ + 78.5’ + 76’4 = 79.5’ Average Grade Level


3

NW MARKET ST COMMERCIAL CONNECTOR

NW 57TH ST: NEIGHBORHOOD STREET

NW 56TH ST: PEDESTRIAN CONNECTOR

CIVIC CORE

COMMERCIAL CENTER

CHARACTER CORE

TRAFFIC SIGNAL

VALDOK SITE

POST OFFICE

MR. GYROS

BALLARD BLOSSOM

GOLDEN BEETLE

PALERMOPIZZA & PASTA

THC CAREPROVIDER

SWEDISHBALLARD

PRIMARY CARESKIN CANCER

CLINICS OF SEATTLE

BALLARDREALTY

DON WILLISFURNITURE

7-ELEVEN

CANNONFISH CO.

BALLARDWOMEN’S HEALTH

THE MONKEYBRIDGE

EGAN’S BALLARDJAM HOUSE

OLDPEQULIAR

ACCESS ACCESS

4-WAY

TRAFFIC SIGNAL

17TH

AVE

NW

: NEI

GH

BOR

HO

OD

ST.

20TH

AVE

NW

4-WAY

FED EXMITTENDORF

CONSTRUCTION

FLOATINGLEAVES

TEA

BALLARDDENTAL

ARTS

THE CASCADETEAM REAL ESTATE

U-FRAME IT

WIGGEN &SONS

FUNERAL HOME

DAKOTAART STORE

APARTMENTBUILDING

APARTMENTBUILDING

APARTMENTBUILDING

APARTMENTBUILDING

VIEW TOWARDS

MT. RAINIER

TALLMAN AVE NW

BARNES AVE NW

SUN PATH

Scale 1/64” = 1’-0”

4-WAY 4-WAY

COMMERCIALCORNER

EET BAR

EXISTING SITE & GOALS / DEVELOPMENT POTENTIAL


4

The project site, located at the southwest corner of NW 56th Street and 17th Avenue NW, sits at the edge of the Civic Core adjacent to the Character and Commercial Cores in the Ballard neighborhood in Seattle. This Civic Core is characterized by quiet civic activity, community-oriented businesses, and a variety of residential scaled development. The blocks immediately surrounding the site have seen significant development of apartments and mixed-use buildings that range in height and architectural expression which add to the increasing density of the neighborhood. New developments in the neighborhood have been conscious of maintaining solar access to the ground plane and ensuring compatibility with the neighborhood scale while maintaining the urban context. Focus has been put on enhancing the pedestrian experience by establishing human scale elements, interest and activity along the street frontage. This and smaller retail opportunities are strengthening the economic vibrancy of the area.

NEIGHBORHOOD CONTEXT

A. Old Peqiliar Don Willis Furniture Floating Leaves Tea Ballard Realty B. Ballard Dental Arts C. THC Care Provider Swedish BallardPrimary Care Skin Cancer Clinics of Seattle The Monkey Bridge Egan’s Ballard Jam House D. Dakota Art Store E. Wiggens & Sons Funeral Home U-Frame ItF. Mr Gyros

B

F

D

1

A

2

34

5

1 2 3

54

E

C


5SITE ANALYSIS

West Side of 17th Street

East Side of 17th Street

North Side of NW 56th Street

South Side of NW 56th Street

BA

CD

PROJECT SITE

PROJECT SITE

A

C

D

B


6MASSING OPTIONS - COMPARISON

Option A

Pros• A strong wall along NW 56th Street and 17th Avenue NW reinforces the

street edge and provides a prominent corner massing. • Ground floor commercial at the corner activates the intersection.• Live-work units at the property line help to break up the long façade length

at ground level.• Building up to 85’ max. height allows for a larger setback on the alley above

the parking level.

Cons• The strong wall creates a canyon affect and will shadow the sidewalk and

properties across the street to the north.• Building up to the 85’ max. height is out of scale to the adjacent building to

the west.• The façade along NW 56th Street is unmodulated and monotonous.

85’

NW 56TH

ST17TH AVE

NW MARKET ST

Option B

Pros• A strong wall along NW 56th Street and 17th Avenue NW reinforces the

street edge and provides a prominent corner massing. • Ground floor commercial at the corner activates the intersection.• Live-work units set back from the property line help to break up the

long façade length at ground level and provide a transition zone from the sidewalk.

• Live-work units set back from the property line allows for potential animation and interaction between the units and the sidewalk.

• Not Building up to 85’ max. height reduces the shadow effect on the sidewalk and properties across the street to the north and reduces the bulk and scale of the building.

Cons• The façade along NW 56th Street is unmodulated and monotonous.• The strong wall does not visually enhance the pedestrian experience.• The orientation of the building to the alley reduces the number of units

that can take advantage of solar orientation and view.

73’

NW 56TH

ST

17TH AVE

NW MARKET ST

Option C - (Preferred Scheme)

Pros• The ground level setback and landscaping increases the visual width of the

sidewalk and continues the pattern of public/private spaces established by previous development in the neighborhood.

• The upper level setback from property line ensures greater solar access to the street and reduces the bulk and scale of the building.

• More breaks in the building help create more visual interest for pedestrians.

• The ground floor commercial at the corner responds to the Civic Core and Commercial Center goals set out in Ballard Urban Framework Guidelines.

• Not Building up to 85’ max. height reduces the shadow effect on the sidewalk and properties across the street to the north.

• The orientation of the building to the alley allows more residential units to take advantage of solar orientation and view.

73’

NW 56TH

ST

17TH AVE

NW MARKET ST


7MASSING OPTION A

Pros• A strong wall along NW 56th Street and 17th Avenue NW

reinforces the street edge and provides a prominent corner massing.

• Ground floor commercial at the corner activates the intersection.

• Live-work units at the property line help to break up the long façade length at ground level.

• Building up to 85’ max. height allows for a larger setback on the alley above the parking level.

Cons• The strong wall creates a canyon affect and will shadow the

sidewalk and properties across the street to the north.• Building up to the 85’ max. height is out of scale to the adjacent

building to the west.• The façade along NW 56th Street is unmodulated and

monotonous.VIEW FROM NW 56TH ST LOOKING WEST

VIEW FROM NW 56TH ST LOOKING EAST

SITE PLAN

AERIAL VIEW LOOKING SOUTHWEST

VIEW FROM NW MARKET ST. LOOKING NORTHEAST

SECTION

17TH

AVE

NW MARKET ST

VEHICLE ACCESS VEHICLE ACCESS

LOBBY LOBBY

COMMERCIALENTRY

NW 56TH ST

LobbyCommercialResidential

LIVE/WORK

NW 56TH

ST

17TH AVE

NW MARKET ST

ALLEY 56th


8MASSING OPTION A - PARKING & LEVEL 1 FLOOR PLANS

LEVEL 1

PARKING LEVEL

PARKING

PARKING

RETAIL

LIVE/WORK LIVE/WORK

LOBBYLOBBY

GARBAGE

RAM

PD

NRA

MP

UP

NW 56TH ST.RESIDENTIAL ENTRY

COMMERCIAL ENTRY

RESIDENTIAL ENTRY

ALLEY

17TH

AVE

. NW

GARAGE ENTRY GARAGE ENTRY


9MASSING OPTION A - LEVEL 2 AND TYPICAL FLOOR PLANS

LEVEL 2

TYPICAL LEVEL

RETAILLIVE/WORK LIVE/WORK

AMENITIES

2-BR

2-BR1-BR STUDIO STUDIO

STUDIO

STUDIO

1-BR

1-BR1-BR

1-BR

1-BR1-BR

1-BR

OPEN 1-BR

OPEN 1-BR

TERRACE

1-BED/DEN 1-BED


10

Pros• A strong wall along NW 56th Street and 17th Avenue NW

reinforces the street edge and provides a prominent corner massing.

• Ground floor commercial at the corner activates the intersection.

• Live-work units set back from the property line help to break up the long façade length at ground level and provide a transition zone from the sidewalk.

• Live-work units set back from the property line allows for potential animation and interaction between the units and the sidewalk.

• Not Building up to 85’ max. height reduces the shadow effect on the sidewalk and properties across the street to the north and reduces the bulk and scale of the building.

Cons• The façade along NW 56th Street is unmodulated and

monotonous.• The strong wall does not visually enhance the pedestrian

experience.• The orientation of the building to the alley reduces the number

of units that can take advantage of solar orientation and view.

MASSING OPTION B

VIEW FROM NW 56TH ST LOOKING WEST




SITE PLAN SECTION

NW 56TH

ST

17TH AVE

NW MARKET ST

17TH

AVE

NW MARKET ST

NW 56TH ST



LOBBY LOBBY

COMMERCIALENTRY

LIVE/WORKALLEY 56th


11MASSING OPTION B - PARKING & LEVEL 1 FLOOR PLANS

PARKING LEVEL

LEVEL 1

PARKING

PARKING

RETAIL

GARBAGE

LIVE/WORK LIVE/WORK

LOBBYLOBBY

RAM

PD

N


COMMERCIAL ENTRY

RESIDENTIAL ENTRY

ALLEY

17TH

AVE

. NW


RAM

PU

P


12MASSING OPTION B - LEVEL 2 & TYPICAL FLOOR PLANS

LEVEL 2

TYPICAL LEVEL

RETAILLIVE/WORK LIVE/WORK

2-BR

2-BR

2-BR

2-BR

2-BR2-BR

2-BR

1-BR

1-BR

1-BR

1-BR

1-BR 1-BR

AMENITIES ELECT

1-BR

1-BR

1-BR

1-BR1-BR

1-BR

OPEN 1-BR

OPEN 1-BR

TERRACE

OPEN 1-BR

1-BED/DEN

1-BED/DEN


13MASSING OPTION C (Preferred Scheme)

Pros• The ground level setback and landscaping increases the visual

width of the sidewalk and continues the pattern of public/private spaces established by previous development in the neighborhood.

• The upper level setback from property line ensures greater solar access to the street and reduces the bulk and scale of the building.

• More breaks in the building help create more visual interest for pedestrians.

• The ground floor commercial at the corner responds to the Civic Core and Commercial Center goals set out in Ballard Urban Framework Guidelines.

• Not Building up to 85’ max. height reduces the shadow effect on the sidewalk and properties across the street to the north.

• The orientation of the building to the alley allows more residential units to take advantage of solar orientation and view.


VIEW FROM NW 56TH ST LOOKING WEST



SITE PLAN SECTION

NW 56TH

ST

17TH AVE

NW MARKET ST

17TH

AVE

NW MARKET ST

NW 56TH ST


LOBBY LOBBY

COMMERCIALENTRY


LIVE/WORKALLEY 56th


14MASSING OPTION C - PARKING & LEVEL 1 FLOOR PLANS

PARKING LEVEL

LEVEL 1

PARKING

PARKING

RAM

PU

P

RETAIL

LIVE/WORK LIVE/WORK LOBBYLOBBY

RAM

PD

N


COMMERCIAL ENTRY

RESIDENTIAL ENTRY

ALLEY

17TH

AVE

. NW



15MASSING OPTION C - LEVEL 2 & LEVEL 3 FLOOR PLANS

LEVEL 2

LEVEL 3

RETAIL

LIVE/WORK LIVE/WORK

LIVE/WORK

LIVE/WORK LIVE/WORK

2-BR

2-BR

2-BR

1-BR

1-BR

1-BR1-BR

1-BR

1-BR

1-BRAMENITIES

AMENI-TIES

AMENI-TIES

AMENITIES

OPEN 1-BR

TERRACE

OPEN 1-BR1-BED/DEN

1-BED/DEN

1-BED


16MASSING OPTION C - TYPICAL LEVEL & ROOF PLAN

TYPICAL LEVEL

ROOF LEVEL

TERRACE

GREEN ROOF GREEN ROOF

2-BR

2-BR

2-BR

2-BR

1-BR

1-BR

1-BR1-BR

1-BR

1-BR

1-BR

OPEN 1-BR

OPEN 1-BR1-BED/DEN

1-BED/DEN

1-BED


17MASSING OPTION SHADOW COMPARISON SEPTEMBER 21ST

OPTION A

5PM 5PM

12PM 12PM

9AM 9AMOPTION B OPTION C

17TH

AVE

17TH

AVE

17TH

AVE

17TH

AVE

17TH

AVE

17TH

AVE

17TH

AVE

17TH

AVE

17TH

AVE

NW MARKET ST

NW MARKET ST

NW MARKET ST

NW 56TH ST

NW 56TH ST

NW 56TH ST

NW 56TH ST

NW 56TH ST

NW 56TH ST

NW 56TH ST

NW 56TH ST

NW 56TH ST

NW 57TH ST

NW 57TH ST

NW 57TH ST

NW 57TH ST

NW 57TH ST

NW 57TH ST

NW 57TH ST

NW 57TH ST

NW 57TH ST

NW MARKET ST

NW MARKET ST

NW MARKET ST

NW MARKET ST

NW MARKET ST

NW MARKET ST


18MATERIALS INSPIRATION


19EXTERIOR DESIGN STUDY


20EXTERIOR DESIGN STUDY

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