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8/6/2019 REC.3011965

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CityofSeattleDepartmentofPlanning&Development

D.M.Sugimura,Director

FINALRECOMMENDATIONOFTHE

EASTDESIGNREVIEWBOARD_______________________________________________________________________________

ProjectNumber: 3011965

Address: 152715thAvenue

Applicant: TonyFan

DateofMeeting: Wednesday,April20,2011

BoardMembersPresent:EvanBourquard

DawnBushnaq

ClintKeithley

LisaPicard

WolfSaar

DPDStaffPresent:BruceRips

_______________________________________________________________________________

SITE&VICINITY

SiteZone:

NeighborhoodCommercialThreewitha

65Heightlimitinapedestrianzone.

(NC3P65)

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PROJECTDESCRIPTION

Landuseapplicationtoallowasixstory,56unitresidentialbuildingwithtwolive/workunits,

and2,400squarefeetofretailcommercialatgroundlevel.Parkingfor61vehicleswillbelocatedwithinthestructure.

FINALRECOMMENDATIONMEETING:April20,2011

DESIGNDEVELOPMENT

NearbyZones: (North)NC3P40;LowriseThree(LR3)

(South)NC3P65contiguous;NC365

alongE.MadisonSt.

(East)NC365

(West)NC3P65

LotArea: 14,203.8sq.ft.

Current

Development:Surfaceparkinglot.

Access:PropertybordersEastPineSt.and

15thAve.

Surrounding

Development

&

Neighborhood

Character:

Located at the southwest corner of 15th Ave and E Pine Street, the site,

predominately flat along the 15th Ave portion of the site, falls to the west along

a gradual slope parallel to the north property line. The site is not located in an

Environmentally Critical Area. Approximately 115 feet long on 15th Ave and

121 feet along E. Pine for a total of area of approximately 14,186 square feet,

the site has principal use parking occupying it. As the project is within the

Pike/Pine Neighborhood Planning Area and Urban Village, commercial uses

are required along East Pine Street. Development in the vicinity of the proposal

site is varied in architectural character with vintage structures a variety of

current land uses. Development south of East Pine Street, between East Pine

Street and East Pike Street, is primarily commercial while the areas north of

Pine and east of 15th Avenue E. are primarily residential, with a mix of older

single family houses and older and new multi-family buildings. Development

north and east of the proposal site is primarily zoned Lowrise 3 (LR-3).

ECAs: None

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DPDapprovedtheproject,calledtheCameo,in2002(MUPissued)asacompaniontothe

BraeburncondominiumprojectdirectlyacrossE.PineSt.TheMasterUsePermitremained

activeduetoconstructionpermitactivity.Intheteninterveningyears,thecommercialchapter

(SMC23.47A)oftheLandUseCodechangedrestrictingaccessfromdesignatedpedestrian

streets.DuetoE.PineStreetsdesignation,theCoderequiresadeparturetomaintainthepreviouslyapprovedaccessfromE.PineSt.Theapplicanthasrevisedthebaseofthestructure

alongPineSt.tocomplywiththe80percenttransparencyregulation.Theapplicanthasalso

requestedadeparturefromsighttriangleregulations.BetweentheCapitolHillBoards

recommendedapprovalin2001,DPDadministrativelyapprovedchangestothebuildings

design.Withtheexceptionofmodificationstothenorthfaadeatstreetfront,theapproved

constructiondrawingsapprovedbyDPDwerepresentedtothecurrentCapitolHillBoardatthe

April20,2011Recommendationmeeting.

PUBLICCOMMENT

Threemembersofthepublicaffixedtheirnamestothesigninsheet.Thefollowingcomments,

issuesandconcernswereraised:

Severalspeakersdisagreedwiththeapplicantscharacterizationof15thAve.asabusierpedestriancorridorthanPineSt.ThespeakersstatedthatPineSt.hasmuchheavier

pedestriantraffic.

Placementofthegarageandtrash/recyclestoragealongPineSt.createsnoise(garbagetrucks)andlightimpacts.Allowingthedeparturefromthesighttrianglewillcausethe

garagetohaveaudiblesignalsandlightswarningmotorists.Thiswilldisturbthosewho

liveacrossfromthecomplexattheBraeburn.

Thebuslayoverareacouldpotentiallybemoveddown15thAve.awayfromthesitetoallowgarageaccessthere.Thebuslayoverareadoesnotappeartoimpactcurrent

accessfortheparkingloton15thAve.

ThecommercialspacealongPineSt.shouldstepdownthehillsideandhavestorefrontdoors.

Havingawellbetweentheglazingandthecommercialspaceisproblematic.Thesecanbehellaciousspaceswithoutdisplays.Theyareodd,leftoverspaces.

ThePike/Pinecorridorneedslotsmoreretail.Thespeakerrecommendsdiscouraginglive/workinthearea.

Thedesignofthefacadesisdated.Reconsiderthecladdingchoices,thepatternofbuildingmodulationandthenumberofmaterials.

ItissimplertohavethegarageaccessonPineSt.asthegradeislower. Theapproveddesignisweddingcakepastiche.Itisaestheticallychaotic.Thedesign

needstobecomemoreelegant.

TheBraeburnalong15thAve.isnotparticularlypedestrianfriendly. BoththeBraeburnandtheexistingsite(parkinglot)havecurbcutson15thAve.Itmakes

sensetocontinuethispatternratherthanaddcurbcutstothemorepedestrianoriented

PineSt.corridor.

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PRIORITIES&BOARDRECOMMENDATIONS

Aftervisitingthesite,consideringtheanalysisofthesiteandcontextprovidedbythe

proponents,andhearingpubliccomment,theDesignReviewBoardmembersprovidedthefollowingsitinganddesignguidance.TheBoardidentifiedtheCitywideDesignGuidelines&

Neighborhoodspecificguidelines(asapplicable)ofhighestpriorityforthisproject.

TheNeighborhoodspecificguidelinesaresummarizedbelow.Forthefulltextpleasevisitthe

DesignReviewwebsite.

A. SitePlanningA1 RespondingtoSiteCharacteristics.Thesitingofbuildingsshouldrespondtospecific

siteconditionsandopportunitiessuchasnonrectangularlots,locationonprominentintersections,unusualtopography,significantvegetationandviewsorothernatural

features.

SeerecommendationA2

A2 StreetscapeCompatibility.Thesitingofbuildingsshouldacknowledgeandreinforce

theexistingdesirablespatialcharacteristicsoftherightofway.

TheBoardrecommendsaconditiontostepthefloorofthecommercialspacealongPine

St.tokeeptheinteriorfloorincloserelationshiptotheexteriorsidewalkasitdescends

tothewest.DoorstothecommercialspaceshouldopenupontoPineSt.Theredesign

ofthestorefrontspaceshouldnothaveawellordepressionasshowninthedrawings

presentedattheRecommendationmeeting.

A3 EntrancesVisiblefromtheStreet.Entriesshouldbeclearlyidentifiableandvisible

fromthestreet.

ReiteratingwhatitstatedforA2,theBoardconditionedtheprojecttohavestorefronts

atgradewithentrancesontoE.PineSt.

A4 HumanActivity.Newdevelopmentshouldbesitedanddesignedtoencouragehuman

activityonthestreet.Aportionofthediscussionfocusedonpedestrianactivityonthetwoadjacentstreets.

Bothfacadesshouldbedesignedtoengageactivityatthestorefronts.

A7 ResidentialOpenSpace.Residentialprojectsshouldbesitedtomaximize

opportunitiesforcreatingusable,attractive,wellintegratedopenspace.

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Locatingasignificantamountofopenspaceonrooftopsisdiscouraged.Openspaceat

streetlevelandfeaturesthatprovidevisualreliefonbuildingfacades,suchas

balconies,areencouraged.

Assigningparkingaccessto15thAve.wouldjeopardizetheopenspacealongthesouth

portionoftheprojectandrequireasignificantredesignoftheproposal.

A8 ParkingandVehicleAccess.Sitingshouldminimizetheimpactofautomobileparking

anddrivewaysonthepedestrianenvironment,adjacentproperties,andpedestrian

safety.

TheBoardrecommendedapprovalofthedeparturerequestforparkingaccessonE.Pine

St.TheBoardmembersconditionedtheprojecttohaveaninaudiblepedestrianwarning

systematthejunctureofthegarageandthesidewalk.

C. ArchitecturalElementsandMaterials

C1 ArchitecturalContext.Newbuildingsproposedforexistingneighborhoodswithawell

definedanddesirablecharactershouldbecompatiblewithorcomplementthe

architecturalcharacterandsitingpatternofneighboringbuildings.

ThePike/Pinevernaculararchitectureischaracterizedbythehistoricautorowand

warehouseindustrialfeaturesofhighgroundfloorceilingsanddisplaywindows,

detailedcorniceandfriezework,andtrimdetailing.Newbuildingsshouldechothe

scaleandmodulationofadjacentbuildingsinordertopreserveboththepedestrian

orientationandconsistencywiththearchitectureofnearbybuildings.Architectural

stylesandmaterialsthatreflectthelightindustrialhistoryoftheneighborhoodare

encouraged.Theevolutionofthebuildingsdesignappearstohaveevolvedawayfrombeingastylistic

companiontotheBraeburn.TheBoardnoteditsunhappinesswithhowthebuildings

designseemedtochangefortheworsebasedonadministrativeallowancesduringthe

reviewofconstructiondrawings.

TheBoardaskedtheapplicanttoconsiderredesigningthebuildingtobetterrelatetothe

Braeburnortothenewermorecontemporarystructuresintheneighborhood.

C2 ArchitecturalConceptandConsistency.Buildingdesignelements,detailsandmassingshouldcreateawellproportionedandunifiedbuildingformandexhibitanoverall

architecturalconcept.Buildingsshouldexhibitformandfeaturesidentifyingthe

functionswithinthebuilding.Ingeneral,therooflineortopofthestructureshouldbe

clearlydistinguishedfromitsfacadewalls.

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D. PedestrianEnvironment

D1 PedestrianOpenSpacesandEntrances.Convenientandattractiveaccesstothe

buildingsentryshouldbeprovided.Toensurecomfortandsecurity,pathsandentry

areasshouldbesufficientlylightedandentryareasshouldbeprotectedfromthe

weather.Opportunitiesforcreatinglively,pedestrianorientedopenspaceshouldbe

considered.

TheBoardconditionedtheproposeddesigntohavestorefrontopeningsontoE.PineSt.

D7 PersonalSafetyandSecurity.Projectdesignshouldconsideropportunitiesfor

enhancingpersonalsafetyandsecurityintheenvironmentunderreview.

D11 CommercialTransparency.Commercialstorefrontsshouldbetransparent,allowingfor

adirectvisualconnectionbetweenpedestriansonthesidewalkandtheactivities

occurringontheinteriorofabuilding.Blankwallsshouldbeavoided.

Asdiscussedearlier,theBoardagreedwiththeamountoftransparencyshownatthe

Recommendationmeeting.OpeningsintothestorefrontswillneedtooccuralongE.

PineSt.inordertosatisfytheconditions.

E. Landscaping

E2 LandscapingtoEnhancetheBuildingand/orSite.Landscaping,includinglivingplant

material,specialpavements,trellises,screenwalls,planters,sitefurniture,andsimilar

featuresshouldbeappropriatelyincorporatedintothedesigntoenhancetheproject.

TheBoarddidnotdiscusslandscapingdesignattheRecommendationmeeting.

DEVELOPMENTSTANDARDDEPARTURES

TheBoardsrecommendationontherequesteddeparture(s)willbebaseduponthedepartures

potentialtohelptheprojectbettermeetthesedesignguidelineprioritiesandachieveabetter

overalldesignthancouldbeachievedwithoutthedeparture(s).AttheRecommendation

meeting,theBoardmadethefollowingdecisionregardingtheapplicantsdeparturerequests.

STANDARD REQUIREMENT REQUEST JUSTIFICATION RECOMMENDATION

1.Parkinglocation

&access.SMC

23.47A.032A.2.a

Ifaccessisnotprovided

fromanalleyandthelot

abutstwoormore

streets,accesstoparking

shallbefromastreet

thatisnotaprincipal

pedestrianstreet.

Providegarageparking

accessfromE.PineSt.

ratherthan15thAve.

Vehicularentryon15thwouldeliminateopen

spacepreviously

designed.(D1)

Recommended

approval.

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2.SightTriangle.

SMC23.54.030G.

Fortwowaydriveways,a

sighttriangleontheside

ofthedrivewayusedas

anexitshallbeprovided

andshallbekeptclearof

anyobstructionsfora

distanceof10.

Eliminatesighttriangle

anduseothervehicular

warningsystems.

Compliancewiththesighttriangle

regulationwould

reducetheamountof

availablecommercial

frontageonE.PineSt.

D11

Recommended

approval

Recommendations:Therecommendationssummarizedbelowwerebasedontheplansand

elevationssubmittedattheApril20,2011meeting.Design,sitingorarchitecturaldetailsnot

specificallyidentifiedoralteredintheserecommendationsareexpectedtoremainaspresented

intheplansandotherdrawingsavailableattheApril20,2011publicmeeting.Afterconsidering

thesiteandcontext,hearingpubliccomment,reconsideringthepreviouslyidentifieddesign

priorities,andreviewingtheplansandrenderings,theDesignReviewBoardmembers

recommendedAPPROVALofthesubjectdesignandtherequesteddevelopmentstandard

departuresfromtherequirementsoftheLandUseCode(listedbelow).TheBoardrecommends

thefollowingCONDITIONSfortheproject.(Authorityreferredintheletterandnumberinparenthesis):

1) Commercial storefronts should step down E. Pine St. in concert with the street as it

descendstothewest.(A2,C3)2) PlacedoorsintothecommercialstorefrontsalongE.PineSt.ratherthanatthecorneror

on15thAvenue.(A2,A3)

3) Useaninaudiblevehicular/pedestrianwarningsystematthegarageexit.(A8,D7))

BOARDDIRECTION

TheBoardmembersstatedtheirdisappointmentwiththepacketsclarity.Thepacketdidlittletoexplaintheprojectbackground.Drawingswereparticularlyhardtoread.

ThefactthattheprojectsdesignchangedsignificantlybetweenBoardapprovalin2001andapprovalofconstructiondrawingsgreatlyconcernedtheBoardmembers.The

revisionstothefacadeweremuchgreaterthanwhatwouldbeconsideredfor

administrativereviewandshouldhavebeenreturnedtotheCapitolHillBoard.Someof

theexpectationsoftheearlierBoard(asindicatedintheMUPDecision)wereerasedby

theredesign.TheBoardfeltthatduetothesechangesthatallofthedesignpresentedat

theApril20thRecommendationmeetingshouldhavebeenavailabletocritique.

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