11th Avenue Mixed Use Building

Early Design Guidance Analytic Design Proposal Packet - November 12, 2012

Introduction
Description: Over the past decade, Dunn & Hobbes has developed a collection of adjacent buildings onoorsblock bounded by 11th and 12th Avenues and Pike Five the of residential over one oor of street-level and Union Streets in the heart of the Capitol Hill neighborhood. The companys goal,retail. Leverageswith 4-foot pedestrian easement that has been in cooperation the other developers on the block, runs along the north property boundary to create a gento weave old and new buildings together to reinforce the character and vitality of the Pike/Pine neighborhood. Dunn & Hobbes earlier projects, erous pedestrian alley connection from (home to Boom including the Piston and Ring adaptive re-use project (home of Plum and La Spiga restaurants), and the Agnes Lofts building 11th to 12th Avenue. Integrating this space increases our effective Noodle), have begun the process, and the urban design framework presented here is the same one that was presented to the community during prior open space by a signicant percentage.
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Guidance (EDG) and by the Design Review Board (DRB) for recommendation in 2009 (please refer to canceled MUP #3005060 for more details). Advantages: Since then, the design goals for the building have evolved, in part because of an existing character structure on the site, and because of the changing Creates a public outdoor space that can become a balance of residential and office, and daytime and nighttime uses, on Capitol Hill. Weunique focus of activities in Pike-Pine. building, with ground are now proposing a mixed use office level retail and upper floor apartments. We are also proposing to incorporate the character structure Alley-quality construction. Creates a Post into the new pedestrian connection
from 11th through to 12th. Allows for views of the glazed rear facades of adjacent Summary of Proposed Changes from Approved 2006-2009 Scheme : buildings, including the historic Baker Linen building, Change of use at middle part of building from residential to office the new Olson Sundberg Kundig Allen (OSKA) build75 height proposed instead of 69 ing, and the newly renovated Piston & Ring and Pacic Incorporation of character structure Supply buildings. Setbacks added at 11th Avenue over character structure, and further setbacks at 4th and 5th floors more light into the adjacent buildings, and the Allows for newly created Piston & Ring west terraces. Amount of parking reduced Optimizes unit size for neighborhood demographics Ground level experience retained- mews, courtyard, and 11th Ave Retail Matches unit count to achievable parking count. Connection to 12th Avenue maintained Lends itself to a simple double-loaded design with windows on the street as well as eyes on the courtyard.

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Given these changes, and given the fact that the Design Review Board has also changed since 2009, we have re-initiated the Design Review process Disadvantages:AS T P IK E S T R E T from the beginning, with a new MUP number. However, our intent is to keep the basic urban designE frameworkEthat was approved by the previous Yields less square footage (both residential Design Review proDescription: our preferred alternative includes the same urban connection and mid-block courtyard approved during the previous and retail). board. So, Requires signicant investment to create the outdoor Five oorsAt the right, we have included street-level cess. of residential over one oor of the preferred alternate that was approved for EDG in 2006 andThis along withapprovedof rent pre- apartment public spaces. subsequently the loss as a 60 unit retail. Leverages the 4-foot pedestrian easement that building using the same urban design create a gen- a 2009 recommendation meeting. cludes additional investment in 12 & P IK E rooftop open framework at private MIXE D US E runs along the north property boundary to
erous pedestrian alley connection from 11th to 12th Avenue. Integrating this space increases our effective open space by a signicant percentage. Reduces the available footprint, allowing open space at plaza level that connects from 11th Avenue through Introduction and Project History public open space and1 the Piston Reference Application Parts and 2 for & Ring building to 12th Avenue. Unit windows primarily oriented to west and east.
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Packet Contents

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EDG Analytic Design Packet 1. Advantages: Statement of Development Objectives Creates a public outdoor space that can become a 2. Urban Design Analysis unique focus of activities in Pike-Pine. 3. Design Guidelines Creates a Post Alley-quality pedestrian connection 4. Site Analysis from 11th through to 12th. 5. Three Alternatives Allows for views of the glazed rear facades of adjacent 6. 3 dimensional studies Linen building, buildings, including the historic Bakerat street level the new Olson Sundbergof Departures(OSKA) build7. Summary Kundig Allen

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ing, and the newly renovated Piston & Ring and Pacic Supply buildings. Mixed Use Building 11th Avenue Allows for more light into the adjacent buildings, and the November 2012 | EDG Analytic Design Proposal Packet newly created Piston & Ring west terraces. Optimizes unit size for neighborhood demographics Matches unit count to achievable parking count.

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G R OS S R E S IDE NT IAL: 34,560 S F P LAZA OP E N S P AC E : 3,466 S F (10% ) IMP R OV E D E AS E ME NT : 280 S F

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design review processes in 2005 and 2006-2009. The 11th and Pike project is the next piece of the puzzle, and is intended to complete the urban Reduces the available footprint, allowing open space courtyard envisioned by the first two projects.

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at plaza level that connects from 11th Avenue through public open space and the Piston & Ring building to Project History 12th Avenue. Unit windows primarily oriented to west This project was originally designed as a new mixed use apartment building with ground level retail, and was reviewed and approved for Early Design and east.

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DPD Client Assistance Memo #238Design Review: General Information, Application Instructions...Requirements DPD Client Assistance Memo #238Design Review: General Information, Application Instructions...Requirements

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PART II: SITE AND DEVELOPMENT INFO PART additional sheets as needed. Attach II: SITE AND DEVELOPMENT INFO Attach additional sheets as needed.
DPD Client Assistance Memo #238Design Review: General Information, Application Instructions...Requirements DPD Client Assistance Memo #238Design Review: General Information, Application Instructions...Requirements page 1. Please describe the existing site, including location, existing uses and/or structures, topographical or other 12 1. Please describe the existing site, including location, existing uses and/or structures, topographical or other physical features, etc. physical features, etc. PART II: SITE AND is located mid-block between Pike and Union Streets and 11th and 12th Avenues in the heart PART II: SITE ANDDEVELOPMENT INFO The existing site DEVELOPMENT INFO Attach additional sheets as needed. Attach additional sheets as needed. page 12

1422 - 1424 11th Ave

of the Pike-Pine district of Capitol Hill. The site, approximately 75 wide by 250 long, stretches from east to west the full length of the block, with street frontages on 11th and 12th Avenues. The east half of the site, facing 2. Please describe the sites a pair and any one-story,existing uses buildings that currently Neighborhood 1. 12th Avenue, is covered byzoning of older other overlay designations, including applicable house a or other 1. Please indicate theexisting site, including location, existing usesand/or structures, topographical restaurant and describe existing site, including location, zero lot line and/or structures, topographical or other 2. physicalindicate the sites zoning and any other overlay designations, including applicable Neighborhood Please features, etc. Specific features, etc. physical store. No a hardwareGuidelines. work is proposed in these buildings, except for some minor tenant improvement work in Specific Guidelines. DPD Client Assistance Memo #238Design Review: General Information, Application Instructions...Requirements page 12 one of the basements. The new development will occur on the west half of the site, which is currently occupied by depressed surface parking and an existing two-story building known as the Chop House.
PART II: SITE AND DEVELOPMENT INFO Attach additional sheets as needed. and any other overlayincluding adjacent zoning, physical Neighborhood 3. describe neighboring development and uses, designations, including applicable Neighborhood 2. Please indicate the sites zoning and any other overlaydesignations, including applicable features, existing 2. Please indicate the sites zoning 3. Specificdescribe neighboring development and uses, including etc. Please Guidelines. architectural and siting patterns, views, community landmarks, adjacent zoning, physical features, existing Specific Guidelines. architectural and siting patterns, views, community landmarks, etc. 1. Zoning is NC-3 Pthe existing site, height limit. The site falls within the boundaries of the conservation core of Please describe with a 65 base including location, existing uses and/or structures, topographical or other physical features, etc. the Pike-Pine Overlay District, which allows a 75 height limit if a character structure is incorporated. Please describe the applicants development objectives, indicating types of desired uses, structure height Please describe neighboring development and uses, including adjacent zoning, physical features, existing Please describe neighboring development and uses, including adjacent zoning, physical features, existing Please describe the applicants development objectives, indicating types of desired uses, structure height (approx), number of residential views, community landmarks, etc. architectural and siting patterns,units (approx), amount of commercial square footage (approx), and number of architectural and siting patterns, views, community landmarks, etc. square footage (approx), and number of (approx), number of residential also include potential requests for departure from development standards. parking stalls (approx). Please units (approx), amount of commercial parking stalls (approx). zoning and any other overlay designations, including applicable Neighborhood 2. The site,indicate the sitesPlease also include potential requestsof the Pike/Pine Conservation Overlay district, Please surrounded by other NC-3 65 sites, sits at the heart for departure from development standards. Specific Guidelines. by the City of Seattle to protect and enhance the existing scale and character of the which was established 4. 3. 3. 4.

is surrounded development mixed use buildings, most with zero-lot line street height 4. neighborhood. It the applicants by a variety ofobjectives,indicating types of desired uses, structure level retail and 4. Please describe the applicantsdevelopment objectives, indicating types of desired uses, structureheight Please describe restaurants,number of residentialoffices(approx),amount of commercial square footage (approx), and number of (approx), number of residentialunits (approx), The immediate neighborhood is immensely popular, and sup(approx), with apartments or units above. amount of commercial square footage (approx), and number of PART III: vibrant (approx). Please also include potential requests for departure from site usually falls within ticketed parking stalls night life and many street festivals. The 11th Avenue face of fromdevelopment standards. ports a EDG ANALYTIC DESIGN PROPOSAL PACKETS parking stalls (approx). Please also include potential requests for departure the development standards. PART III: describe neighboring development and uses, including adjacent zoning, physical features, existing 3. PleaseEDG ANALYTIC DESIGN PROPOSAL PACKETS boundaries of and siting patterns, events.community above,the north, 11th Avenue intersects with Cal Anderson A few blocks to please Together with aCapitol Hill street views, questions landmarks, etc.provide two copies of the following: architectural written response to the Together with a written responsefield. A few blocks to the please it intersects with the of the following: camto the questions above, south, provide two copies Seattle University Park and the Bobby Morris Play 1. Statement of development objectives. 1.pus and becomes its main pedestrian mall, passing by Steven Holls St. Ignatius Chapel. Statement of development objectives. a) Number of residential units (approx). a) Number of residential units (approx). PART III: EDG ANALYTIC DESIGN PROPOSAL PACKETS PART III: EDG of commercial square footage (approx). b) Amount ANALYTIC DESIGN PROPOSAL PACKETS 4. Please describe the applicants development objectives, indicating types of desired uses, structure height b) Amount of commercial square footage (approx). (approx), number of response to the questions above, please provide two copies of the and number Together with aofwrittenresponseunits (approx), amount of commercial square footage (approx), following: of c) Number parking stalls (approx). Together with awrittenresidential to the questions above, please provide two copies of the following: c) Number of parking Please also include potential requests for departure from development standards. parking stalls (approx). stalls (approx). 2. Urban design analysis. Onobjectives. 1. Statement of development objectives. 1. Statement of development the graphics below, identify views, barriers and traffic flows that affect the site 2.The intent outthis proposal is names and types: emerging vibrant mix of older, revitalized existingthe site Urban design analysis. On thecontributebelow, identify views, barriers and traffic flows that affect structures and call of major building to graphics to an a) Number ofmajor building names and types: a) Number ofresidential units (approx). and call out residential units (approx). and new, well- designed architecture thatuses, structuresthe neighborhoods physical fabric and activities. The a) Vicinity map, indicating surrounding complements and zoning. b) Amount of commercial square footage (approx). b) Amountmap, indicatingsquare footage (approx). a) Vicinity of commercial surrounding uses, structures and zoning. Owner has developed adjacent properties according photos or modelsplan thatblock area surrounding the b) Axonometric or other threedimensional drawing, to a longer-term of the 9 anticipates creation of a focal c) Number of parking stalls (approx). c) Axonometric of a public-access street-level plaza photoscenter of the the 9 what through-block pedestrian b) project of or other threedimensional drawing, in the or models stating and area surrounding the pointNumbersite.parkingstalls (approx). on drawings and a brief narrativeof block blockdesign cues can be in the ANALYTIC callout PROPOSAL PACKETS PART III: EDG formIncludeDESIGN notes project site.develop On the graphics below, 2. connection between 11thdesign alternatives. Ouridentify aviews,narrativeand traffic flows thatthis plaza and com2. Urban design analysis. On the graphics below, identifyviews, barriers and traffic includes affect can site Urban design analysis. callout notes on drawings and brief barriers stating what design cues the be gleaned to Include and 12th Avenues. preferred option for this project flows that affect the site gleaned written response to and types: Togethercallout to develop design alternatives. with a major building names and and call outmajor building names the questions above, please provide two copies of the following: and the through-block connection. types: pletes c) Aerial photograph. c) Aerial of development surrounding uses, structures and a) Vicinity map, indicating objectives. uses, structures and zoning. 1. Statementphotograph.the streetscape (both side of the street)zoning. a) Vicinity map, indicating surrounding d) Photo Units: Approximately 3 Residential montage of the streetscape (both side of the street) identifying the site. d) Photo montage of site. b) Number of residentialthreedimensional drawing, photos or identifying the 9 block area surrounding the models of a) Axonometric or other units (approx). b) Axonometric or 3.Commercial Square other threedimensional drawing, photos or models of the 9 block area surrounding the Design guidelines. Footage: Approximately 32,000 sf project site. Include callout notes on drawings and a brief narrative stating what design cues can be project commercial square footage (approx). 3. b) Amount site. Include callout notes on drawings and a brief narrative stating what design cues can be Design guidelines. Parking Stalls:tothose guidelines alternatives. a)gleaned of Approximately 17-20 the applicant thinks are most pertinent to the site and design of the Briefly list develop design that gleanedto develop design alternatives. a) Briefly list parking stalls (approx). c) Number of those guidelines that the applicant thinks are most pertinent to the site and design of the project. c) Aerial photograph. c) Aerial photograph. Potential requests for departures from development standards are all related to accommodating cars on a tight project. 2. Urban design analysis. On the graphics below, identify views, barriers and traffic flows that affect the site 4. Site analysis. d) Photo montage ofthe streetscape (bothside of the street) triangles, the site. d) Photo montagebuilding names and types: 4.urban call out major ofinthestreetscape (both reduction instreet)identifyingincreased ramp slopes, and adjustments Site site: reduction garage entry width, side of the sight identifying the site. and analysis. a) Map of zoning, toDesign guidelines. existing uses and structures. parking zoning, 3. Design guidelines.existing uses and structures. 3. a) Vicinitygarageindicating surrounding uses, structures and zoning. a) Map ofmap, standards b) Topography and tree survey. a) Briefly list those guidelines that the applicant thinks are most pertinent to the site and design of the a) Briefly list those guidelines that the applicant thinks are or models of the the site area surrounding b) Topography and tree survey. b) Axonometric or other threedimensional drawing, photos most pertinent to 9 block and design of the the project. project. project site. Include callout notes on drawings and a brief narrative stating what design cues can be
4. Site analysis. develop design alternatives. gleaned to 4. Site analysis. This Client Assistance Memo (CAM) should not be used as a substitute for codes and regulations. LEGAL DISCLAIMER: b) Topography and tree streetscape (both side of the street) identifying the site. d) Photo montage of treesurvey. b) Topography and the survey.
The Use Building 11th Avenue Mixedapplicant is LEGAL Aerial compliance with all Assistance Memo (CAM) should not be not as a substitute for codes responsible forofzoning, existing uses and requirements, whether oruseddescribed in this CAM. and regulations. The applicant is a) DISCLAIMER: This Client code and rule structures. c) Map of zoning, existing uses andstructures. a) Map photograph. November 2012 | EDG Analytic Design Proposal Packet responsible for compliance with all code and rule requirements, whether or not described in this CAM.

3. Design guidelines.

To Bobby Morris Project Site 1. Statement of Development Objectives Playeld

URBAN DESIGN ANALYSIS: NEIGHBORHOOD CONTEXT

3. Please describe neighboring development and uses, including adjacent zoning, physical features, existing architectural and siting patterns, views, community landmarks, etc.

The proponents main development objective is to create a NC3-65 development that supports and contributes to the unique P1 character of the neighborhood to the maximum extent possible. Other objectives: Strengthen the streetscape with a well-designed new building that incorporates an existing character structure. Add to the character and activity of the neighborhood and the streetscape. Think holistically about the design of the building and its setting, taking advantage of existing assets adjacent to the site, and coordinating with nearby property owners where NC3-65 possible. P1, FH Provide residential units, offices and street level retail that NC3-65 will serve the Pike-Pine community.
P1, FH

NC3-65 P1

Retail and/or Commercial Residential over Retail Residential

NC3-65 P1

The neighborhood includes a wide range of retail, ofce and residential uses. The neighborhood plan describes Pike and Pine as spine streets of the neighborhood; Pike Street is mostly intact with mixed-use buildings. 11th Avenue is a quieter, non-arterial street that has surface parking for major portions of the block on both sides of the street. There is a topographic drop toward mid-block both on the east and west sides of 11th Avenue, and several new inll developments nearby. The entire block and surrounding property are zoned NC3 65. The block is part of the Pike Pine conservation overlay district as are the properties to the west and south. Pike and 11th Avenue are Principal Pedestrian Streets. Seattle Univeritys Major Institutional Overlay Zone begins on the south side of Madison. The site is near signicant open spaces, with Bobby Morris Playeld to the north and the Seattle University campus to the south. In addition to these green spaces, the streetscape of the Pike-Pine neighborhood is very actively used as public space by the community.

Desired Uses Retail at street level with a mezzanine, three stories of offices above (plus a mezzanine) and three residential units on top of building. NC3-65
P1, FH NC3-65 Residential Units: Approximately 3 P1, FH Commercial Square Footage: Approximately 32,000 sf Parking Stalls: Approximately 17-20 To Seattle University

Institutional Vacant

Line of First Hill Station Area Overlay (FH)

The Pike-Pine neighborhood is known for its street life. One of the objectives of the project is to add active uses to the site.

11th Avenue Mixed Use Building November 2012 | EDG Analytic Design Proposal Packet

2. Urban Design Analysis

1 pacific supply company 2 12th ave. iron 3 chophouse 4 plum/la spiga 5 agnes lofts 6 crescent down works 7 1111 e pike bldg 8 retrofit home 9 ferrari dealership 10 trace lofts 11 alliance residential development 12 alliance residential development 13 new residential development 14 wildrose/hot house spa & sauna 15 seattle university campus 16 bobby morris playfield/cal anderson park 1918 +_ 1918 +_ 1918 +_ 1918 +_ 2008 1918+_ 2008 2008 2008 2008 2013 2013 2013 1920+_ 1 story 1 story 1 story 1 story 5 story 2 story 5 story 3 story 1 story 4 story 6 story 6 story 4 story 3 story retail and/or commercial residential over retail residential institutional new development recreational project site nc3p-65 zoning

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PIKE/PINE URBAN CENTER VILLAGE N C3P-65

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DeSIgn CUeS: The analysis drawing indicates an active street front with ongoing in fill development. Key opportunities for the proposed project are to continue the retail activity and improve and extend the streetscape along 11th Avenue. The plaza and trellised west-facing restaurant terrace of the adjacent property to the east, which is under the same ownership, are neighborhood assets. There is an opportunity with this project to expand those assets and connect from 12th Avenue through to 11th Avenue. The building will take advantage of light along the 11th Avenue street front. The property to the south could eventually be developed with a blank wall on the property line which discourages glazing on our south facade. Glazing opportunities exist along the north and/or east sides if we set the facade back from the property lines. While Pike Street is an arterial, 11th Avenue is a quieter, non-arterial route with a 66-foot width. Much of the right of way is now used for parking, with 90-degree parking on the west side and parallel parking on the east. Dumpsters are common along 11th Avenue. The project will need to relocate the curb cut on 11th Avenue near the existing curb cut. When the 12th and Pike Building was in the Early Design Guidance stage, it was agreed to consolidate access points off of 12th Avenue and Pike, and share the curb cut on 11th. This allowed the removal of several curb cuts on 12th Avenue, as indicated.
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11th Avenue Mixed Use Building November 2012 | EDG Analytic Design Proposal Packet

2. Urban Design Analysis - continued

E. PIKE ST. 1111 E. PIKE ST. EXISTING CHOPHOUSE PROJECT SITE UNION ST.

Streetscape photo montage of the east side of 11th Avenue between Pike and Union
E. UNION ST. NEW DEVELOPMENT SITE E. PIKE ST.

Streetscape photo montage of the west side of 11th Avenue between Pike and Union

11th Avenue Mixed Use Building November 2012 | EDG Analytic Design Proposal Packet

2. Urban Design Analysis - continued

Agnes Lofts and 1111 E. Pike along south side of Pike between 11th and 12th

Pacific supply to Agnes lofts along 12th Ave

Neighboring building on corner of 11th and Pike

Pacific Supply on 12th Ave.

The Trace Lofts with one story Ferrari building in foreground

StreetSCAPe PhOtOS

The existing site for the 11th and Pike project remains as an unfriendly missing tooth in the fabric of the block, and on an Avenue that has been identified as an important pedestrian connection in the neighborhood. 11th Avenue Mixed Use Building November 2012 | EDG Analytic Design Proposal Packet

3. Design guidelines and Intent

Pike/Pine Urban Center Village Design Guidelines
Below is the complete list of Pike/Pine Neighborhood Design Guidelines. Highlighted in bold are the Guidelines that we feel are most pertinent to this site.

B-3 Integration of Character Structures in New Development (see B-7 below)

B-4 Small Lot Development

B-5 Through-Block Development

The intent of this project is to avoid a monolithic through development and to take advantage of opportunities to create through block connections (B-5 a and b) B-6 Development in Areas Lacking a Well-Defined Character

B-7 Conservation of Character Structures (for Pike/Pine Conservation District)

We are proposing incorporating the Chop House into the new building in a unique way, by eroding its north third to become a pedestrian walkway, and maintaining its southern two thirds as small scale retail with storefront facing onto the walkway. Floorlines of the new structure will align with the old building. Materials and design style of the new building will be modern, in conscious contrast to the old building (per B-3. a).

A. SITE PLANNING
A-1 Responding to Site Characteristics A-6 Transition Between Residence and Street A-7 Residential Open Space

A-9 Location of Parking on Commercial Street Fronts

Design of the garage entry on 11 Avenue will be important. We propose keeping the width small and recessing the door in order to allow corner windows into adjacent retail spaces. A-10 Corner Lots
th

C. ARCHITECTURAL ELEMENTS and MATERIALS

C-1 Architectural Context

Taking Cues from Agnes Lofts is encouraged by section C-1. We propose an architectural response similar to the Agnes Lofts/Piston and Ring project, which connects directly across the courtyard to our site.

B. HEIGHT, BULK, and SCALE

C-3 Human Scale

Transparent windows facing the street and courtyard are included wherever possible. A pedestrian walkway with storefronts facing onto it is proposed in our preferred alternative. C-4 Exterior Finish Materials

B-1 and B-2 Height, Bulk, and Scale Compatibility B-2 Pike/Pine Neighborhood Scale and Proportion
Setbacks are proposed at the upper levels of the building at 11th Avenue to achieve a compatibly scaled street faade. Building bulk is reduced in the preferred scheme with setbacks on the north and east sides of the property.

D. PEDESTRIAN ENVIRONMENT
D-3 Retaining Walls D-4 Design of Parking Lots Near Sidewalks D-5 Visual Impact of Parking Structures D-7 Personal Safety and Security D-8 Signs

B-3 Integration of Character Structures in New Development (see B-7 below)

B-4 Small Lot Development

B-5 Through-Block Development

The intent of this project is to avoid a monolithic through development and to take advantage of opportunities to create through block connections (B-5 a and b) B-6 Development in Areas Lacking a Well-Defined Character

E. LANDSCAPING

E-2 Landscaping to Enhance the Building and/or Site

We expect that the large, landscaped mid-block courtyard proposed with the preferred scheme will become a new neighborhood amenity.

B-7 Conservation of Character Structures (for Pike/Pine Conservation District)

We are proposing incorporating the Chop House into the new building in a unique way, by eroding its north third to become a pedestrian walkway, and maintaining its southern two thirds as small scale retail with storefront facing onto the walkway. Floorlines of the new structure will align with the old 11th Avenue MixedMaterials and design style of the new building will be modern, in conscious contrast to the old building. Use Building Novemberbuilding (per B-3. a). Design Proposal Packet 2012 | EDG Analytic

3. Design guidelines and Intent - continued

Massing
Zoning

DESIGN REVIEW BOARD APPLICATION PART III

Neighborhood Fit
The Pike-Pine Urban Center Village Design Guidelines prioritize a lively streetscape and an architectural mix. The proposed development would replace surface parking and an inactive streetfront with new pedestrian amenities and retail use along 11th Avenue. The proposal looks for opportunities to make connections to neighboring buildings, and new open spaces on the interior of the block. Retaining the existing character building will reinforce the neighborhood mix of old and new buildings.

Open Space
Zoning 23.47.024 City open space standards are 20% of gross oor area in residential use. Decks are proposed at the upper level to address this requirement and to provide setbacks at higher elevations. Design Intent Consistent with neighborhood planning efforts, we would like to make an attractive and vibrant streetscape that serves not only the residents of the new building, but the broader neighborhood. The rst design move is to maximize street level uses, opening up the street level as much as possible. Adding activities and street trees to 11th Avenue will be a signicant benet to pedestrians.

Zoning is NC-3 P with a 65 base height limit. The site falls within the boundaries of the conservation core of the Pike-Pine Overlay District, which allows a 75 height limit if a character structure is incorporated. Setbacks are generally not required in the base NC-3P 65 Zone because the building does not abut a residential zone (23.47A.014B) Design Intent The design will take cues from the strong, simple massing of the historic warehouse buildings. These buildings typically have a clear rhythm of load-bearing columns inlled with expanses of glazing.

We also propose improvements to the look of the access easement just north of the property, along 1101 and 1111 E. Pike St. If Alternate 3 is the design direction that is pursued, improvements to the access ease ment would contribute to a more gracious public entry into the site. The construction cost of the plaza, the on-going operation and maintenance costs, and the oppor tunity costs of decreased development represent a major contribution of the property owner to the neighborhood. The project team believes that this cost and effort would create an asset for the neigh borhood well beyond the typical open space that is incorporated into mixed use projects.

Beyond good streetscape design, we believe that the best approach to open space for this project Buildings in the neighborhood generallly come out would be to create new public plaza space that to the sidewalk with a strong street presence and would continue the level of 11th Avenue into the maximize visibility into the street level activities. In site, and connect to the existing assets of the Pisthe preferred scheme, upper level setbacks are ton & Ring Building. The enlarged plaza is proposed proposed above the character structure per 23.73.014. with the preferred option.

Height
Zoning 23.73.010.A The site drops down below the grade of the sidewalk; in a sense it functions as below grade parking already. Directors Rule 12-2005 claries measurement techniques for lots with unusual topographic conditions, especially where existing conditions include depressions caused by previous site grading or street grading. Design Intent The proposal intends to apply DR 12-2005 so that the height of the building is taken from the level of the sidewalk rather than the depression internal to the site.

The Owner recently renovated the Piston & Ring Building, which abuts this site, as well as the Agnes Lofts, a mixed use developement adjacent to Piston & Ring, at the corner of 12th and Pike. We agreed to create an outdoor terrace for a restaurant (630 sf), a public outdoor terrace (792 sf) and a public lobby/corridor through the building to the outdoor terrace (357 sf) as part of the Piston & Ring Building renovation. With this new proposal at 11th and Pike, our intent is to connect to and reinforce these assets with new public spaces.

11th Avenue Mixed Use Building November 2012 | EDG Analytic Design Proposal Packet

4. Site Analysis
Because this property links 11th and 12th Avenues, it is especially important to understand its context within the block. This block of 11th Avenue is anchored by two large, older brick buildings. In between, the block is primarily undeveloped, and is used for surface parking and access to basement levels. 11th Avenue is approximately 11 feet lower than 12th Avenue. 12th Avenue is a fairly heavily traveled arterial, with a middle turn lane. It has recently been improved south of Madison, with new streetscape elements and activity at the street as it runs through the Seattle University campus. The west side of 12th Avenue is developed with low commercial buildings built during the 20s and 30s when this area was part of Seattles auto row. The east side has larger scale mixed use buildings. Along Pike Street, the west corner (11th and Pike) is anchored by an older, brick building with retail space at the street and ofce space above. It is approximately 54 feet tall, with three tall stories. Architecturally, the sites larger context includes a rich mix of building types that work together to form one of the citys most vibrant neighborhoods. In addition to the larger brick buildings described at the corners of Pike and Union on 11th Avenue, there is a smaller older brick building at 1115 Pike Street, and another low auto row era building at 1415 12th Avenue.
1111 E. Pike Condos (built after this survey) Smaller brick building at midblock Agnes Lofts (built after this survey) 2) 11th Avenue 6) 11th Avenue east side looking at rear facades of buildings facing 12th Avenue

1) 11th and Pike SW corner

5) 11th and Pike SE corner

1 5
Large, older brick building at SE corner Older wood building at southwest corner

Site: Proposed new construction Surface parking; lower grade than 11th 90 degree parking west side of 11th Parallel parking east side of 11th One story building Large, older brick building at corner (Union Arts Coop)-

SITE

Recently renovated Piston & Ring (same Owner) Manhattan Building, one story at street (same Owner) Pacic Supply heavy timber, one story at street (same Owner) Ferrari One story at street

2 6 3 7 4 8

3) 11th Avenue west side looking west

7) 11th Avenue north facade of artists co-op

4) 11th Avenue west side looking south

8) 11th Avenue and Union SE corner

Map of Zoning, existing Uses and Survey

Site Photos (see locations on map to left)

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11th Avenue Mixed Use Building November 2012 | EDG Analytic Design Proposal Packet

4. Site Analysis - continued

East Pike Street MID BLOCK CONNECTION

The urban design framework for the preferred option is the same as was approved in 2006-2009. A pedestrian walkway will link 11th and 12th Avenues, with a mid block courtyard.

The plan and section at right illustrate the site in relationship to the other buildings and spaces on the north portion of the block. The buildings highlighted with color are under the same ownership. The yellow tone indicates open space or potential open space. The dashed grey rectangle outlines the existing Chophouse building which will be partially eroded into open space and partially incorporated into the new building. The section shows that 12th Avenue is approximately one story above the level of 11th Avenue. The stair through Piston & Ring allows public connection from the 12th Avenue level to the 11th Avenue level. This stair was designed to be wide and inviting. It now connects to a terrace at the level of 11th Avenue. Existing parking and parking access are now at the surface, which is 8 feet below the level of 11th Avenue. The intent of this project is to cover the existing parking level with a plaza.

12TH & PIKE Mixed-Use 12th Avenue

11th Avenue

Existing building to be incorporated (shown dashed)

Section

Terrace (12th Ave level)

Restaurant Above

Retail

Terrace (11th Ave Retail at Plaza Level

PISTON & RING

Public Route from 12th to plaza

Public Lobby Eating/ Drinking

level)

Potential new Building footprint

Potential New Plaza

Relocated Curb Cut

(preferred option shown)

MANHATTAN PACIFIC SUPPLY

POTENTIAL PLAZA CONNECTIONS: PLAN

South Portion of building Sidewalk Level 12th Ave Sidewalk grade Connection to Plaza

Existing structure shaded Sidewalk Level 11th Ave Existing Grade

Plaza 11th Ave Level MASTER PLAN Existing Grade 8 ft below 11th

POTENTIAL PLAZA CONNECTIONS: SECTION

11th Avenue Mixed Use Building November 2012 | EDG Analytic Design Proposal Packet

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4. Site Analysis - continued

the Chophouse

Early design drawings show the original intent for a taller structure

The preferred option would allow an existing character structure known locally as the Chophouse to remain and be incorporated into the new structure. Shown above in a historic photo.

Concrete frame with clay tile in fill Inside, heavy timber frame with car decking Remove t-111 siding, replace windows etc. The Chophouse in current condition

12

11th Avenue Mixed Use Building November 2012 | EDG Analytic Design Proposal Packet

Alternative #1
NEW BUILDING MAXIMIZES DEVELOPMENT ENVELOPE Description: With Option #1, the existing character structure is demolished and replaced with a new building containing street level retail, three floors of offices, one floor of office and/or residential (pending FAR analysis) and one floor of residential on top. The building is set back 10 from the east property line to expand the size of the existing plaza and to allow windows on the east side of the building. Circulation from 11th Avenue to the mid-block plaza is via an internal walkway/lobby. Advantages: Maximizes rentable square footage and density. - Approximately 60,000 sf total, 8,700 sf footprint Enlarges existing outdoor plaza and provides access to it from 11th Avenue (via lobby/walkway) Disadvantages: Crowds and compromises adjacent buildings, especially those buildings on Pike St. with south facades facing the site. Does not maintain character structure on site. (E) STRUCTURE (E) STRUCTURE (E) STRUCTURE Does not provide outdoor connection from 11th Avenue to Plaza.
84. 00'

ApproximateFloorAreas:ALTERNATIVE1 FLOOR USE GSF

B B

PKG,MECH PKGManhattan

10,120 675

1 2 3 4 5 6

RETAIL OFFICE OFFICE OFFICE RESIDENTIAL RESIDENTIAL SubtotalAbove Grade Parking/Mech GRANDTOTAL

8,300 8,700 8,700 8,700 7,000 7,000

48,400 10,795 59,195

Existing easement to remain

4'-0" EASEMENT (E)

(E) CURB CUT

(E) STRUCTURE

32. 00'

EXISTING PLAZA
8'-11" 8'-0" 9'-3"

Internal pedestrian connection

30 2. 34

RETAIL ENTRY

S0029'50"W

10 setback at East

EXPANDED PLAZA
PER

N8929'13"W

127.98'

FIN. GRADE: 305.5' (E) GRADE: 295.9'

107'-8" BUILDING

11th Avenue Mixed Use Building November 2012 | EDG Analytic Design Proposal Packet

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S0029'33"W

Alternative #2
SAVE PORTION OF CHARACTER STRUCTURE, MAXIMIZE DEVELOPMENT ENVELOPE Description: With Option #2, a building similar to Option #1 is constructed, however, the front 15 of the existing character structure is incorporated into the design (and the rest demolished). New construction is set back 15 from the street above the character building as required by code section 23.73.014. Based on saving the character structure, the building height is increased by 10 feet to 75 feet. Advantages: Front portion of Character Structure is maintained Maximizes rentable square footage and density. Enlarges existing outdoor plaza and provides access to it from 11th Avenue (via lobby/walkway) Disadvantages: Crowds and compromises adjacent buildings, especially those buildings on Pike St. with south facades facing our site. (E) STRUCTURE (E) STRUCTURE (E) STRUCTURE Does not provide outdoor connection from 11th Avenue to Plaza.
84. 00'

ApproximateFloorAreas:ALTERNATIVE2 FLOOR USE GSF

B B

PKG,MECH PKGManhattan

10,120 675

1 2 3 4 5 6

RETAIL OFFICE OFFICE OFFICE RESIDENTIAL RESIDENTIAL SubtotalAbove Grade Parking/Mech GRANDTOTAL

8,300 8,700 8,200 8,200 6,600 6,600

46,600 10,795 57,395

Existing easement to remain

4'-0" EASEMENT (E)

(E) CURB CUT

(E) STRUCTURE

32. 00'

8'-11"

8'-0" 9'-3"

15 of character building to remain with setback above (shaded dark) Internal pedestrian connection 10 setback at East

EXISTING PLAZA

EXPANDED PLAZA
PER

RETAIL ENTRY

N8929'13"W

127.98'

FIN. GRADE: 305.5' (E) GRADE: 295.9'

107'-8" BUILDING

14

11th Avenue Mixed Use Building November 2012 | EDG Analytic Design Proposal Packet

30

2.

34

S0029'50"W

S0029'33"W

Alternative #3 (PreFerreD)
SAVE PORTION OF CHARACTER STRUCTURE, CREATE LARGE PLAZA AND PEDESTRIAN WALKWAY Description: Note: Option #3 maintains the same basic footprint and site design strategy that was approved under the previous design review process for a mixed-use apartment building at this site (included for reference on page 2). The main difference is that large portions of the existing character structure are maintained and incorporated into the project. Option #3 includes street level retail with a mezzanine constructed largely from the second floor of the existing character structure, topped by three floors of offices and 3 residences on the top floor. It reduces the available footprint, allowing open space at plaza level that connects from 11th Avenue through public open space and the Piston & Ring building to 12th Avenue. New construction is set back at least 15 from the street above the character building as required by code section 23.73.014. Based on saving the character structure, the building height is increased by 10 feet to 75 feet. Advantages: Character Structure is largely maintained and incorporated thoughtfully into the project. Creates a public outdoor space that can become a unique focus of activities in Pike-Pine. Creates a Post Alley-quality pedestrian connection from 11th through to 12th. Allows for views of the glazed rear facades of adjacent buildings, including the historic Baker Linen building, the new Olson Sundberg Kundig Allen (OSKA) building, and the newly renovated Piston & Ring and Pacific Supply buildings. Allows for more light into the adjacent buildings, and the newly created Piston & Ring west terraces. Better solar access for courtyard Better visual connection to surrounding buildings Disadvantages: (E) STRUCTURE (E) STRUCTURE (E) STRUCTURE Yields less square footage (both residential and retail). Requires significant investment to create the outdoor public spaces, and to seismically upgrade the character structure. Loss of parking efficiency due to retention of character building foundation walls.
84. 00'

ApproximateFloorAreas:ALTERNATIVE3 FLOOR USE GSF

B B

PKG,MECH PKGManhattan

10,120 675

1 1M 2 2M 3 4 5

RETAIL RETAIL/OFFICE OFFICE OFFICE OFFICE OFFICE/CONF RESIDENTIAL SubtotalAbove Grade Parking/Mech GRANDTOTAL

6,425 3,300 6,550 3,300 6,550 5,670 4,875

36,670 10,795 47,465

(E) CURB CUT

Existing easement to remain

GATE RETAIL ENTRY
63. 95' S8929'06"E

4'-0" EASEMENT (E)

(E) STRUCTURE

SITE ENTRY

127.97'
"MEWS" (PEDESTRIAN WALKWAY) RETAIL ENTRY

32. 00'

32. 00'

RETAIL ENTRY

RETAIL ENTRY

305.5' FIN. GRADE PLANTING PER LANDSCAPE RETAIL ENTRY

RETAIL ENTRY
8'-11" 8'-0" 9'-3"

Character building (shaded dark) erodes to create walkway

EXISTING PLAZA
EXISTING PLAZA + PAVERS

Building held back 20 to enlarge plaza

RETAIL ENTRY AWNING @ ENTRY, TYP EXISTING STAIR

EXPANDED PLAZA
PLAZA

30

2.

34

RETAIL ENTRY

S0029'50"W

PLANTING PER LANDSCAPE RETAIL ENTRY EGRESS

Character building to remain, north 10 eroded to form pedestrian walkway with building setback above 11th Avenue Mixed Use Building November 2012 | EDG Analytic Design Proposal Packet

FIN. GRADE: 305.5' (E) GRADE: 295.9'

15

S0029'33

107'-8" BUILDING

6. three Dimensional studies and sketches at street level

Project Extents

Alternative_01

Existing Neighboring Building

character structure is demolished. circulation from 11th ave. to the midblock plaza is via an internal walkway

perspective _01

4-0 wide existing easement to remain

perspective_02

16

11th Avenue Mixed Use Building November 2012 | EDG Analytic Design Proposal Packet

6. three Dimensional studies and sketches at street level - continued

Project Extents

Alternative_02

Existing Neighboring Building

front 15 of existing character structure is incorporated and the rest is demolished

perspective_01

4-0 wide existing easement to remain

perspective_02

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6. three Dimensional studies and sketches at street level - continued

Alternative_03 (preferred)
Project Extents

Existing Neighboring Building

character structure to remain. north 10 eroded to form mews with building setback above

perspective_01

create 10-0 wide post alley quality pedestrian connection from 11th ave. to 12th ave. 4-0 wide easement to remain

perspective_02

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11th Avenue Mixed Use Building November 2012 | EDG Analytic Design Proposal Packet

7. Summary of requested development departures

POTENTIAL REQUESTS FOR DESIGN DEPARTURES

Garage Entry/Curbcut
Section 23.54.030D.2.a(2) Driveway width Section 23.54.030F.2.b(2) Curbcut width We intend to request a departure from 22 at the garage entry to 18 in order to reduce the impact of the garage entry on the pedestrian environment, and increase ramp slope above 15% in order to lose less street level retail to auto access.

Sight Triangle
Section 23.54.030G.2 Similarly, the sight triangle will erode the building at a relatively short street frontage. We would like to do everything possible within the bounds of safety to prioritize pedestrian activity.

Potential Departure Garage Layout

Section 23.54.030C.2 Given that we are building a parking garage on a narrow inll site and plan to maintain the existing building foundation through the middle of the site, we may need to ask for some departures from dimensional criteria in the garage, such as the backing dimension. We may look at a such as the backing dimension.

There are several elements in the Pike/Pine neighborhood that lend to its unique and thriving character, especially its active commercial street life, both day and night. Neighborhood Priority for Site Planning

11th Avenue Mixed Use Building November 2012 | EDG Analytic Design Proposal Packet

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