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109 12TH AVEND P D # 3

E A R

D E S IG U I D A15 FEBRUARY

SITE

DRAWING LIST1) COVER

2) DEVELOPMENT OBJECT

DESIGN GUIDELINES

3) SITE ANALYSIS3.1a) NEIGHBORHOOD DE

3.1b) NEIGHBORHOOD DE

4) SITE ANALYSIS

5) SITE ANALYSIS

6) URBAN DESIGN ANALY

7) URBAN DESIGN ANALY

8) STREETSCAPE ANALYSIS

9) SITE SURVEY

10) NEIGHBORHOOD DES

11) NEIGHBORHOOD HEIG

12) ALTERNATIVE 113) ALTERNATIVE 2

14) ALTERNATIVE 3

15) COMPARISON OF ALT

16) ABOUT Pb ELEMENTA

project contacts:

PbElemental Architecture1605 Boylston Ave. Suite 303

Seale, WA 98122

p: 206.632.7703

f: 206.285.1444

contact: Chris Pardo

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SOLA 24109 12TH AVE EAST

DPD # 3012723

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D E S I G N

GUIDANCE15 FEBRUARY 2012

Pb04

development objecves vicinity maps design guidelines

1. development objecves.Demolish exisng mul-family building (single family conversion).

Construct a new 21-unit apartment building that enhances the vibrant

streetscape of 12th Avenue East. Building will be a contemporary model of

Capitol Hill living with open plan units, plenty of glass and a recognizable ad-

dress. Units will bring lo style living into the context of an L3 apartment build-

ing.

< 2 >

DEVELOPMENT

O B J E C T I V E S

DESIGN

GUIDELINES

SITE

Each alternave scheme will address the flowing Design Guidel

A1.1 Applicable Design Guidelines

A-1 Responding to Site Characteriscs.

The site is essenally flat at 12th Avenue, in the north/south

project will add to the emerging street wall at 12th Avenue.

A-2 Streetscape Compability.

The streetscape along 12th Avenue is widely varied. It has eme

large single-family homes, most of which have been turned in

buildings, to a more urban/residenal streetscape. The imme

zoned L3. New construcon is a mix of townhouse infill and a

eclecc texture of the street, even in this period of transion

the character.

A-3 Entrances Visible from the Street.

Ground floor units, facing 12th Avenue, will each have an ent

the street, each with a defining stoop condion. The common e

per floor units, will be accessed from the sidewalk, too.

A-5 Respect for Adjacent Sites.

The proposed project occupies a parcel that is adjacent to L3 zo

ety of exisng condions, from modified single-family to townh

ments. To the extent possible the project, the proposal will fit in

dions and uses

B-1 Height, Bulk, and Scale Compability.

The project will be compable with the height, bulk and scale o

ing buildings. This parcel is a n LR3 zone, with a 40 foot height lim

inside an Urban Village overlay). The proposed project will be

feet for a parally below grade floor, as allowed by Code.

C-1 Architectural Context.

The project will be similar in scale (width and height) to the bui

and new, in the immediate area.

D-7 Personal Safety and Security.

The apartments will be designed with ample glazing on the st

cially at ground level, to encourage eyes on the street.

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3

2

1

View 1: Site from 12th Avenue, looking SW. Project is located between and

exisng single-family house, converted to apartments, and a 1960s Capitol Hill

contemporary apartment.

View 2: Site from 12th Avenue, looking W. Exisng structure fills the site and

sits ght to the sidewalk. Building to the north reflects early modern architec-

ture concepts such as: flat roofs, simple planar construcon, no trim, and first

floor elevated on pilo.

View 3: Site from 12th and Denny, looking NW. Exisng single family home has

long been converted to apartments. Building has minimal rear setback.

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DPD # 3012723

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D E S I G N


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< 3.1a >

NEIGHBORHOOD

DESIGN

CONTEXT

1801 12th Ave 1815 12th Ave 1

1122 East Denny Way 109 12th Ave East (SITE) 113 12th Ave East 121 12th Ave East 123 12th Ave East 1123

1122 East John St 207 12th Ave East 213 12th Ave East 219 12th Ave East 223 12th Ave East 225 12th Ave East 1121 Ea

1116 East Thomas St 311 12th Ave East 315 12th Ave East 1111 East Harrison St 1110 East

Addresses shown on bold face are buildings that inform the design direcon for this project. These buildings bring a modern aesthec to 12th Avenue East and help create a rich design dialog o

EastH

owellSt

West Elevaons along 12th Avenue East

EastDennyW

ay

EastJohnStreet

EastT

homasStreet

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400 12th Ave East 310 12th Ave East 310 12th Ave East 308 12th Ave East 302 12th Ave East

234 12th Ave East 230 12th Ave East 224 12th Ave East 222, 220, 216 12th Ave East 212 12th Ave East 210 12th Ave East 206 12th Ave East 202 12th Ave East

1201 East John St 114 12th Ave East 110 12th Ave East 108 12th Ave East 106 12th Ave East 1202 East Denny Way

1201 East Denny Way 1828 12th Ave 1824 12th Ave 1814 12th Ave1820 12th Ave 1806 12th Ave1812 12th Ave 1802 12th AveEastD

ennyWay

EastJohnStreet

EastThomasStreet

EastHarrisonStreet

EastJohnStreet

EastThomasStreet

EastDennyWay

EastH

owellSt

East Elevaons along 12th Avenue East

Addresses shown on bold face are buildings that inform the design direcon for this project. These buildings bring a modern aesthec to 12th Avenue East and help create a rich design dialog on the street.

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site analysis

legal descripon:LOT 11, PLAT OF JOHN H NAGLES SECOND ADDITION,

TO THE PLAT THEREOF RECORDED IN VOLUME F OF

67, RECORDS OF KING COUNTY, WASHINGTON.

Situated in the City of Seale, King County, State of W

Tax ID Number: 6003500930

< 4 >

SITE ANALYSIS

site analysis

1) Building Heights

2) Solar Path3) Site Access

4) Notes about adjacent properes

SHARED ACCESS DRIVE(EASEMENT)

SITE SLOPES DOWN+/- 6 FEET

NO SETBACK FROMEXISTING BUILDINGS

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urban design analysisVIEWSThe site is a fairly dense mix of predominantly residenal u

ings ranging from single-family to apartments and condom

scale and grain of development means that views are limit

slopes about 6 feet, east to west, and connues to slope to

East, there will be some territorial views of the neighborho

also be typical street views to the east. The upper floor wil

borhood views unl the adjacent sites are redeveloped.

NEIGHBORING DEVELOPMENT

12th Avenue East is a mix of predominantly residenal use

ground floor retail uses. Ground floor retail, and some com

on upper floors, is more predominant south of Denny, with

uses each block closer to Pine and Pike. The most commerc

the neighborhood are Broadway, 3 blocks to the west of th

Pike, Pine and 12th, 4 blocks south of the site.

Cal Anderson Park, the major City of Seale Park on Capito

block to the west of the site.

Seale Central Community College is about 4 blocks to the

south of the site.< 6>

URBAN

DESIGN

ANALYSIS

SOLAR ACCESSThe dense mix of buildings adjacent to the proposed deve

ing from 2 and 3 story single-family houses to 3, 4, and 5 st

ments will shade the site in the winter months. Topograph

scale will allow morning sun onto the site from the east an

sun from the west year round. The buildings to the south o

presently single-family houses (converted to apartments) 2

tall. The scale and grain of development will allow good so

least unl the adjacent sites are redeveloped.

commercial

instuonal

cultural / religious

residenal / mixed use

SUN CHART DIAGRAM

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urban design analysisVEHICULAR ACCESS

The site fronts 12th Avenue East, a major north/south arterial on Capitol Hill.

There is no alley on this block.

East Denny Way, one lot to the south, is a major east/west arterial on Capi-

tol Hill. Denny connects east Capitol Hill with Broadway, west Capitol Hill and

Downtown.

The site shares an 11-foot wide access easement with the parcel to the north.

This easement will allow for loading access to building. There is no on site park-

ing provided in this proposal.

TRANSIT ACCESS

The site is well served by transit. There are major Metro bus routes on 12th

Avenue East, East John Street, Broadway East, and 15th Avenue East.

The Broadway Sound Transit Link Light Rail staon is (will be) at Broadway and

Denny, 3 blocks to the west.

BICYCLE ACCESS

Capitol Hill includes a number of Bike Lanes and Sharrow marked traffic lanes.

12th Avenue East, East John Street, Broadway East, and 15th Avenue East are all

marked Bike Routes.

PEDESTRIAN ACCESS

Capitol Hill is one of the most densely developed neighborhoods in Seale. The

high density and mixed uses, and extensive sidewalk network encourage walk-

ing. Pedestrian access to the site is outstanding.

ACCESS CONSTRAINTS

There are no constraints to access to this site.

bike route

arterial

bus stop

light rail (future)

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< 8>

STREETSCAPE

ANALYSIS

East John Street East Denny Street

Composite elevaon, looking east on 12th Avenue.

East Denny Street East John Street

Composite elevaon, looking west on 12th Avenue East.

SITE

Site Plan

SITE

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SCALE 1:200Survey of exisng site condions

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< 10 >

NEIGHBORHOOD

DESIGN

CONTEXT

AGNES LOFTS

1111 E. PIKE CONDOMINIUMS 1310 EAST UNTRACE LOFTS

JOH

Examples of projects on, or near, 12th Avenue East, that informthe design of this proposed project. While many are in taller,denser, zones, then nonetheless provide posive examples ofmodern urban in-fill projects.

Agnes Los, Weinstein A|U, 12th and Pike. Handsome massing,humble materials, texture based on the interplay between solidwalls and glass elements.

John Residence, Pb Elemental Architecture, 12th Avenue East.Simple massing, minimum number of materials, texture basedon the interplay between masses that express the funcon ofthe spaces, dominant glass element. A single-family project(Townhouse) designed to hold its own in the mix of buildingson 12th Avenue East.

Trace Los (new building), Johnson Architecture and Planning,12th and Madison. Simple massing, humble materials, texture(maybe too much texture) based on the interplay betweencladding, railings and glass elements.

1111 East Pike Street, Olson Kundig, Pike near 12th AvenueEast. Jigsaw puzzle massing, humble materials, texture basedon the interplay between solid walls, balcony forms and glasselements. Window walls contrasng with punched windows.Color play as a design element.

1311 East Union Los, Mithun, East Union, east of 12th Ave-nue. Erector set design. Minimum number of design elements.Expressed structural system.

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12th AVE & PINE

12th & OLIVE

* 12th AVE & HOWELL

12th AVE & EAST DENNY

* 12th AVE & EAST DENNY 1828 11th AVENUE* 116 11th AVENUE EAST

1828 12th AVENUE

* 213 11th AVENUE EAST

* NEIGHBORING BUILDINGS THAT ARE SIMILAR IN HEIGHT, BULK AND SCALE TO PROPOSED DEVELOPMENT.

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ALTERNATIVE 1 - CODE COMPLIANT SCH

Constrained by setbacks

ADVANTAGES

Building holds the street line at 12th Avenue East.

Building to maximum allowable (2.0) FAR.

Can develop approximately 19 residenal units.

Can build stoops for ground floor units facing 12th Av

Roof decks for west facing units.

DISADVANTAGES

Area devoted to building core is too large.Loss of one ground floor unit for lobby.

There are too many different apartment unit sizes.

West facing units on lower floor are too deep.

Building construcon too complicated for a Type-V bu

many roof decks over living spaces).

No parking.

SECTION A

View of Site View of Site Looking NW

< 12>

ALTERNATIVE

1

LEVEL 2

A12thA

VENUEEAST

GROUND LEVEL

SETBACKS

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View of Site Looking SWView of Site Looking NW

ALTERNATIVE 2 - CODE COMPLIANT SCHEME

Constrained by height limit

ADVANTAGES

Building holds the street line at 12th Avenue East.


The apartment units are all typical, construcon is simplified.

Can build stoops for ground floor units facing 12th Avenue East.

May be able to use one stair excepon in SBC (4 units per floor).

DISADVANTAGES

Area devoted to building core is too large.There are only 15 apartment units.

Loss of one ground floor unit for the lobby.

The apartments may be too large for 1BR units on Capitol Hill.

No parking.

SECTION A

LEVEL 2

A12thA

VENUE

GROUND LEVEL

SETBACKS

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ALTERNATIVE 3 - PREFERRED SCHEME

Constrained by height limit and FAR

ADVANTAGES

Building holds the street line at 12th Avenue East, yet

shallow front yards at ground floor units.


There are variaons of unit layout, yet in a typical kit o

The apartment units are similar, so construcon is sim

Plan with the smallest area devoted to building core.

Can build stoops for ground floor units facing 12th Av

Covered ground floor open space for resident use.

DISADVANTAGES

No parking.

No lobby.

View of Site View of Site Looking NW

< 14>

ALTERNATIVE

3

SECTION A

LEVEL 2

A

12thAVENUE

GROUND LEVEL

SETBACKS

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C

A

ALTERNATIVE 1 - CODE COMPLIANT SCHEMEConstrained by setbacks

ADVANTAGESBuilding holds the street line at 12th Avenue East.Building to maximum allowable (2.0) FAR.Can develop approximately 19 residenal units.Can build stoops for ground floor units facing 12th Avenue East.Roof decks for west facing units.

DISADVANTAGESArea devoted to building core is too large.Loss of one ground floor unit for lobby.

There are too many different apartment unit sizes.West facing units on lower floor are too deep.Building construcon too complicated for a Type-V building (toomany roof decks over living spaces).

No parking.

ALTERNATIVE 2 - CODE COMPLIANT SCHEMEConstrained by height limit

ADVANTAGESBuilding holds the street line at 12th Avenue East.Building to maximum allowable (2.0) FAR.The apartment units are all typical, construcon is simplified.Can build stoops for ground floor units facing 12th Avenue East.May be able to use one stair excepon in SBC (4 units per floor).

DISADVANTAGESArea devoted to building core is too large.There are only 15 apartment units.

Loss of one ground floor unit for the lobby.The apartments may be too large for 1BR units on Capitol Hill.No parking.

ALTERNATIVE 3 - PREFERRED SCHEMEConstrained by height limit and FAR

ADVANTAGESBuilding holds the street line at 12th Avenue East, yet allows forshallow front yards at ground floor units.Building to maximum allowable (2.0) FAR.There are variaons of unit layout, yet in a typical kit of parts.The apartment units are similar, so construcon is simplified.Plan with the smallest area devoted to building core.Can build stoops for ground floor units facing 12th Avenue East.Covered ground floor open space for resident use.

DISADVANTAGESNo parking.

No lobby.

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D E S I G N


Pb04

Pb Elemental is a design a

opment firm that focuse

temporary residenal and

cial projects. Pb Elementa

of a dynamic team of a

engineers and developme

sionals who create a bold

aesthec while maintaini

commitment to the comm

sustainability. The use

forms, clean lines and rich

combine to produce an ar

that is modern, consistentlenges tradional assump

plied to residenal develo

PEA PATCH TOWNHOMES14TH AVE. TOWNHOMES

PEA PATCH TOWNHOMES NORTHSHORE TOWNHOMES

STERLINGSTERLING

< 16 >

ABOUT

Pb ELEMENTAL

Examples of built projects by Pb Elemental, illustrang the firms aesthec approach.

These projects all illustrate the firms commitment to modern design.

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