EDG3 Proposal

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2016 STUDIO MENG STRAZZARA

2925 E Madison St., S eattle WA 98112


A Proposed Apartment Development Project for TVC Madison Co. L.L.C.

EARLY DESIGN GUIDANCE MEETING #3


January 25, 2017

PROJECT# 3020338

2016 STUDIO MENG STRAZZARA

PAGE LEFT INTENTIONALLY BLANK

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

TITLE SHEET
C O N TA C T S I N F O R M AT I O N
DEVELOPER

ARCHITECT

LANDSCAPE
ARCHITECT

P R O J E C T I N F O R M AT I O N

TVC MADISON CO., L.L.C.


Address:
P.O. Box 11136
Bainbridge Island, WA 98110
Contact:
Geza DeGall
Email:
fgdegall@velmeir.com
Phone:
206.678.2696
STUDIO MENG STRAZZARA
Address:
2001 Western Ave, Suite 200
Seattle, WA 98102
Contact:
Chris Davidson
Email:
cdavidson@studioms.com
Phone:
206-587-3797
Fax:
206-587-0588
Thomas Rengstorf & Associates
Address:
911 Western Ave, Suite 202
Seattle, WA 98104
Contact:
Scott Evans
Email:
sevans@trengstorf.com
Phone:
206.682.7562

ADDRESS:
PARCEL #:
ZONING:
OVERLAY:
FREQUENT TRANSIT:
OTHER :
BASE FAR:
LOT SIZE:
MAX BLDG HEIGHT:

SETBACK:
GREEN FACTOR :
PARKING:

2939 E Madison St.


Seattle, WA 98112
501600-0007
NC2P-40 &NC2P-30
None
Yes
40% Steep Slope
Liquefaction Zone
2.5 for NC2P-30 Zone
3.25 for NC2P-40 Zone
9,862 SF (NC2p-30)
30,560 SF (NC2P-40)
30 (NC2P-30)
40 (NC2P-40)
+7-0 (retail w/ 16 flr-flr)
5-0 @ Dewey Pl.
0.5 or greater
Retail: 1 stall/ 500SF
Residential: 1 Stall/ Unit
(50% transit reduction)

LEGAL DESCRIPTION

2016 STUDIO MENG STRAZZARA

MADISON STREET ADD LOTS 1 THRU 5


PLATE BLOCK: 7
PLAT LOT: PORTION

TA B L E O F C O N T E N T S
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EDG #1 SUMMARY
EDG #2 SUMMARY
PREFERRED DESIGN - EDG 3
PREFERRED DESIGN - EDG 3
PREFERRED DESIGN - EDG2 VS EDG 3
PREFERRED DESIGN - EDG 2 VS EDG 3
ARBORIST STUDY
TREE PRESERVATION STUDY
PREFERRED DESIGN - DEWEY PL DIAGRAMS
PREFERRED DESIGN - DEWEY FACADE PLANTER HEIGHT
TOWNHOME ROOF STUDIES
RETAIL WINDOW STUDIES
PREFERRED DESIGN - DEWEY PEDESTRIAN EXPERIENCE AND SECTIONS
PREFERRED DESIGN - DEWEY PEDESTRIAN EXPERIENCE AND SECTIONS
PREFERRED DESIGN - DEWEY PEDESTRIAN EXPERIENCE AND SECTIONS
PREFERRED DESIGN - DEWEY PEDESTRIAN EXPERIENCE AND SECTIONS
SOLAR STUDIES - SUMMER SOLSTICE
SOLAR STUDIES - EQUINOX
SOLAR STUDIES - WINTER SOLSTICE
PREFERRED DESIGN - P2 PLAN
PREFERRED DESIGN - P1 PLAN
PREFERRED DESIGN - GROUND LEVEL PLAN
PREFERRED DESIGN - RESIDENTIAL LEVEL 1 PLAN
PREFERRED DESIGN - RESIDENTIAL LEVEL 2 PLAN
PREFERRED DESIGN - RESIDENTIAL LEVEL 3 PLAN
PREFERRED SCHEME- E MADISON STREET LOOKING SOUTHEAST
PREFERRED SCHEME- E MADISON STREET LOOKING NORTHEAST
PREFERRED SCHEME- E MADISON STREET LEVEL LOOKING NORTHEAST
PREFERRED SCHEME- DEWEY PL. E. LOOKING NORTHWEST
PREFERRED SCHEME- DEWEY PL. E. LOOKING NORTHWEST (TRANSPARENT TREES)
PREFERRED SCHEME- DEWEY PL. E. LOOKING SOUTHWEST
PREFERRED SCHEME- DEWEY PL. E. LOOKING SOUTHWEST (TRANSPARENT TREES)
PREFERRED SCHEME- DEWEY PL. E. STREET LEVEL LOOKING NORTHWEST
DEPARTURE REQUEST - VEHICULAR DUAL-ACCESS
DEPARTURE REQUEST - VEHICULAR ACCESS STUDIES
LANDSCAPE CONCEPT - STREET LEVEL
LANDSCAPE CONCEPT - PODIUM LEVEL
LANDSCAPE CONCEPT - ROOF LEVEL
PLANT PALETTE - COLOR AND TEXTURE
LANDSCAPE PORTFOLIO
ARCHITECT PORTFOLIO
DESIGN OPTION - CODE-COMPLIANT
APPENDIX

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

EDG #1 SUMMARY

DEWEY P
L. E.

DEWEY PL. E.

EM
AD
ST

ISO

ST

EM
AD

IS

ON

OPTION #3: STEPPED BACK SCHEME (PREFERRED OPTION)


ADVANTAGES

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

Prominent retail entry on E. Madison St. Continuous retail floor, flexible for future tenant.
Parking and back of house service off E. Madison St. away from Dewey Pl. E.,
Retail entrance +/- 6 provide better ADA transition.
Maximize residential presence on E. Madison St.
The three tier stepped scheme provides relief to the bulky massing of the building towards the single family
residents to the east of the project site.
Minimum Blank Wall

DE
WE
YP
L. E
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ST
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IA
YN
E MAD
YW
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EDG #2 SUMMARY
1. DEWEY FRONTAGE: HEIGHT, BULK, SCALE AND RESPONSE TO CONTEXT

2. SETBACKS, SITE FEATURES AND EXISTING TREE CANOPY

Echoing public comment, the Board was concerned with the extent of blank wall shown and the potential for
light and glare impacts to surrounding residential properties. The Board agreed that the frontage and scale
relationship at this location is critical to address before moving forward.
a. The Board discussed if the elevated parking provides the best frontage condition on Dewey and
recommended studying the arrangement of uses and the location of parking to provide a residential
transition to the single family zoning and better respond to the existing topography. (CS1C, CS2A,
CS2D, CS3A1, DC1, DC2A2)
Alternative uses were studied to better transition the parking level to single-family residences. As a
response to the guidance of the Design Review Board, two-story residential townhouses (5) were added
to the Dewey Pl facade to complete the step-down neighborhood transition. The residential facades of
these townhouses modulate down the street to reduce the bulk of the eastern facade. Sloped roof forms
are used to relate to the context of existing residential forms across Dewey.
b. Concerned with the visibility of the exposed wall and frontage, the Board agreed with public comment
that additional massing transition, setback and landscape should be incorporated to develop a
sensitive solution, which better relates to the surrounding residential context. (CS1C, CS2A, CS2B,
CS3A1, DC2B, DC3C3)
The addition of residential townhouses eliminates the potential light and glare and noise concerns by
pushing the parking wall away from Dewey an additional 11 feet (total setback = 26 feet). Furthermore,
the interior program at the parking level was revised to keep parking away from the Dewey facade at
the Northwest corner. Residential use spaces (bike storage and gym) now occupy this corner with no
exposed parking wall openings. The residential townhouses are setback an average of 12 feet from
Dewey providing ample space for tiered landscaping, which resembles a pleasant residentially-scaled
front-yard.
c. Affirming the public comment regarding the pedestrian experience along Dewey, the Board was also
concerned with the height of the retaining wall proposed adjacent to the sidewalk and recommended
additional setbacks and planted landscape to improve the public realm. (CS2A, CS2B, CS3A1,
PL1B3, DC4D4)
The height of the retaining wall along Dewey Pl E sidewalk has been lowered to 2-0 at the lowest point
and 4-0 at the highest. The durable board-formed concrete wall provides a subtle texture that relates
to the wood grain of the cladding. A diverse landscape palette is now placed at or below eye-level to
enhance the pedestrian experience and improve the public realm. Additional weathered steel planters
walls terrace away from the sidewalk to soften the transition to the Dewey residential street.

While reviewing the existing vegetation and proposed replacement planting, the Board acknowledged the
publics concern with tree canopy loss, green wall maintenance, and that fact that the proposed planting will
take years to mature. The Board agreed that the setback depth, amount of landscape buffer, and green wall
maintenance is important to address. For the next meeting, the Board recommended studying the depth of
the setback and seriously examining the potential to save some of the existing trees. (CS1D1, CS2B, CS2D2,
DC3C, DC4D)
The applicant explored the depth of the parking wall setback and increased the parking wall setback by 11
feet. This is the maximum possible setback distance to retain 70 parking stalls for each parking level. Two
options were presented at the Second EDG meeting demonstrating massing options which save existings
trees on-site. Neither of these options were supported by the board. The green wall has been replaced with
residential townhouses and program using high-quality materials to provide character along Dewey Pl and
eliminate the concern for green wall maintenance.

3.TRASH, VEHICULAR ACCESS AND LOADING LOCATION


The Board acknowledged splitting the loading and parking access point into two locations appears logical, but
agreed more information was needed before indicating their preference on the related departures. Related to
developing a sensitive solution to the Dewey frontage, the Board requested studying alternates, such as one
vehicular access point. (CS2B2, PL1, DC1, DC4)
A traffic study regarding parking and access impacts demonstrates split access minimizes the traffic impact
on both streets. One vehicular access point has been studied off both Dewey Pl E and E Madison St.

4. MADISON STREETSCAPE AND GATHERING SPACE


The Board agreed with public sentiment and continued to support the addition of a community space along the
street, beyond an enlarged entry sequence, and also encouraged studying the widening of the sidewalk along
Madison to provide adequate space for pedestrian to engage and interact with the streetscape. (CS2B2, PL1,
PL3C, DC3)
The indoor/outdoor spaces have been enlarged and refined adjacent to the grocer frontage and the corner
retail space. The sidewalk width has been increased to a minimum of 8 feet wide and maximum of 10 feet
wide allowing for ample pedestrian space that connects to increased ground level setbacks.

5. MATERIALS
The Board continued to strongly support the quality of materials presented. (CS3A1, DC2, DC4A1.)

2016 STUDIO MENG STRAZZARA

A traffic study regarding parking and access impacts demonstrates split access minimizes the traffic impact
on both streets. One vehicular access point has been studied off both Dewey Pl E and E Madison St.

1a

1b

1c

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

P R E FE R R E D D E S I GN - EDG 3
V I E W LO O K I N G N O R T H E A S T
DESCRIPTION

DEWEY PL. E.

The new building engages E. Madison St.


with retail spaces at street level along the
pedestrian way.
The residential entry is located at the North
end of the site, entering from E. Madison St.
Vehicular entrance to the commercial
parking garage and loading dock is located
off E. Madison St. Vehicular entrance to the
residential parking garage is located off
Dewey Pl. E.
The three tier L scheme provides relieve
to the bulky massing of the building and
provides opportunity to hold the parking
garage back the property line for landscaping
screening.
Residential units are oriented equally facing all
directions.
Townhomes along Dewey Pl. E. provides like
for like trasitions to SF zone

EM
AD

ISO

ST

PR

OP

ER

TY

LIN

Prominent retail entry on E. Madison St.


Continuous retail floor, flexible for future
tenant.
Parking and back of house service off E.
Madison St. away from Dewey Pl. E.,
Retail entrance +/- 1-0 provide better ADA
transition.
Maximize residential presence on E.
Madison St.
The three tier L scheme provides relief to
the bulky massing of the building towards
the single family residents to the east of the
project site.
Townhomes along Dewey Pl. E. provides
like for like transition to SF zone
Minimum Blank Wall.

CHALLENGES

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

Parking garage ramp.

2016 STUDIO MENG STRAZZARA

ADVANTAGES

P R E FE R R E D D E S I GN - EDG 3
V I E W LO O K I N G S O U T H E A S T

V I E W LO O K I N G N O R T H W E S T

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ISON S

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S T R E E T / R E TA I L L E V E L P L A N

ADVANTAGES

RESIDENTIAL PLAN LEVEL

CS2-D
REDUCE BULK AND SCALE BY STEPPING BUILDING DOWN, RESULTING IN
FULL LEVEL REDUCTION AT RESIDENTIAL STREET - STAIR-STEP DESIGN

PL3
Madison- Looking Nor th

RETAIL LEVEL AT GRADE - BETTER STREET LEVEL


INTERACTION

PL3-C
RETAIL EDGE ALONG E. MADISON ST.

2016 STUDIO MENG STRAZZARA

DC4-D
Madison- Looking South

RESIDENTIAL USE AONG DEWEY PL. E. PROVIDES


LIKE FOR LIKE TRASITION TO SF ZONE

CS1-D
MULTIPLE OPPORTUNITIES FOR ONSITE LANDSCAPING

NORTH

Dewey- Looking South

STREET LEVEL PRESPECTIVE


2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

EDG #2

EDG #3

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

P R E FE R R E D D E S I GN - EDG 2 VS EDG 3

P R E FE R R E D D E S I GN - EDG 2 VS EDG 3

2016 STUDIO MENG STRAZZARA

EDG #2

EDG #3

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

AR BOR I S T S TUDY
SUMMARY
Tree Solutions Inc was asked to evaluate trees on site six inches in diameter and greater, with reference to a
site survey dated September 3, 2015. The tree size, species, health and structural condition, and related notes
and recommendations for each tree are noted in the Tree Inventory (see Arborists Report - July 1, 2016) The
majority of the trees on site are located on a steep slope located along the eastern property line.
The qualified arborist determined that trees on the steep slope site are considered hazardous due to of one or
combination of the following reasons:
1. Structure, disease, past maintenance practices
2. Soil stability of steep slope
3. Changes in hydrology as a result of building up-slope
4. Retaining wall construction along Dewey Pl E

T R E E 1 1 0 5 - To p p e d t r e e c a n l e a d t o s t r u c t u r a l
issues

10

TREE 1103 - Structural defect


can lead to failure of stems

TREE 1112 - Structural defect


will lead to structural failure

T R E E 1 1 1 4 - Tr u n k f a i l u r e s a n d d a m a g e a l o n g
main stem

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

TREE 1109 - Hazardous due to past


maintenance

2016 STUDIO MENG STRAZZARA

Based on the four reasons listed above , the qualified arborist recommends removal
of all trees on the steep slope to avoid hazardous conditions and improve function to
the site.

T RE E PR ES E RVATI ON S T U DY
T R E E P R E S E R VAT I O N S U M M A R Y
The design team was asked by the Design Review Board to explore opportunities to retain any existing trees on site.
Although the arborist recommends removal of all trees on the steep sloope along Dewey PL to avoid hazardous conditions and replacement with appropriate mitigation trees, the
design team directed the arborist to determine if any trees can potentially be preserved. Although the following trees are poor candidates for retention, the design team has selected
Tree 1106, 1117, and 1133 as trees which can potentially be retained. Of the trees studied along Dewey Pl E, these trees are in the best condition and location to warrant further study.
Tree 1106 is a Zebrina western red cedar in good condition and has not been topped unlike surrounding red cedar trees. Issues with potential retainage - Four reasons identified in
Arborist Summary.
Tree 1117 is a Red Alder in good condition, but the tree species is not considered a long-term retention tree and does not tolerate site disturbance well. Issued with potential retainage
- Four reasons identified in Arborist Summary.
Tree 1133 is a Flowering Cherry in fair condition. Issues with potential retainage - Four reasons identified in Arborist Summary.
If they are able to be retained, these trees are spaced adequately along Dewey Pl E to provide the frontage with some mature growth trees to contrast the new planned landscaping
within the front yard setbacks. There is no warranty or guarantee that problems or deficiencies of the subject trees may not arise in the future. All trees possess the risk of failure. The
design team will continue to work with the qualified arborist to determine if these trees can be retained.

T R E E 1 1 0 6 - We s t e r n R e d C e d a r

2016 STUDIO MENG STRAZZARA

TREE 1117 - Red Alder

O T H E R T R E E S S T U D I E D F O R P OT E N T I A L TO R E TA I N B A S E D O N LO C AT I O N S H O W N D A S H E D G R AY
* = T R E E S N O T L I S T E D I N A R B O R I S T S T U DY ( C A L I P E R L E S S T H A N 6 )

POTENTIAL TREE RE TENTION PLAN

TREE 1133 - Flowering Cherr y

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

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P R E FE R R E D D E S I GN - DE W EY PL DI AG R A M S

D E W E Y FA C A D E AT E D G # 3

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2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

D E W E Y FA C A D E AT E D G # 2

2016 STUDIO MENG STRAZZARA

PR E FE RRE D D E S I GN - DE W EY FAC A DE PL A N T ER HE IG HT

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

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TOWNHOME ROOF STUDIES

F L AT R O O F S T U D Y

ROOF FORM DOES NOT RELATE TO RESIDENTIAL CONTEXT


OF SINGLE FAMILY HOUSES
ROOF DOES NOT COMPLIMENT TOWNHOUSE
MODULATION

PROJEC TED SHED ROOF STUDY

ROOF FORM BETTER RELATES TO SLOPED ROOFS OF


SINGLE FAMILY HOMES.

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ROOF FORM COMPATIBLE TO NEIGHBORING SINGLE


FAMILY HOMES.
EXTENDED ROOF LINES CREATE VISUAL INTEREST FOR
PEDESTRIANS

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

COPLANAR SHED ROOF STUDY


(PREFERRED)

R E TA I L W I N D OW S T U D I E S

RIBBON WINDOW STUDY

MODERN AESTHETIC OF CONTINUOUS RIBBON WINDOWS


POORLY RELATES TO SINGLE FAMILY NEIGHBORHOOD
LINEAR PATTERN CREATES VISUAL TENSION WITH TOWNHOUSES
BELOW

PUNCHED WINDOW STUDY

RHYTHM OF CONTINUOUS PUNCHED OPENINGS DISTRACTS


FROM VIEWS OF TOWNHOUSES
REPETITION OF WINDOW AND AWNINGS NOT RESPONSIVE TO
ADJACENT SINGLE FAMILY ZONE

R E S I D E N T I A L LY - S C A L E D W I N D O W S T U D Y
(PREFERRED)
2016 STUDIO MENG STRAZZARA

FENESTRATION OPENINGS HAVE SIMILAR SCALE AS RESIDENTIAL


WINDOWS ABOVE AND BELOW
VARIOUS WINDOW SIZES CREATE UNIQUE RHYTHM THAT
DIRECTLY RESPONDS TO TOWNHOUSES
CURRENT BAYS UTILIZE ALTERNATE COLOR TO BREAK DOWN
FACADE BULK AT COMMERCIAL LEVEL (FACADE IS COPLANAR
FOR ALL WINDOW STUDIES)

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

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2016 STUDIO MENG STRAZZARA

P R E FE R R E D D E S I GN - DE W EY PEDEST R I A N EX P ER IE N CE AN D SE C TIO N S

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2016 STUDIO MENG STRAZZARA

PR E FE RRE D D E S I GN - DE W EY P EDES T R I A N EX PE R IE N CE AN D SE C TIO N S

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2016 STUDIO MENG STRAZZARA

P R E FE R R E D D E S I GN - DE W EY PEDEST R I A N EX P ER IE N CE AN D SE C TIO N S

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2016 STUDIO MENG STRAZZARA

PR E FE RRE D D E S I GN - DE W EY P EDES T R I A N EX PE R IE N CE AN D SE C TIO N S

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

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S O L AR S TUD I E S - S UM M ER SO L S T I C E
EDG 2

EDG 3

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2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

4 PM

NOON

9 AM

E D G 1 - M A X I M I Z E Z O N I N G E N V E LO P E

SO L AR S TUD I E S - E QU I N OX
EDG 2

EDG 3

4 PM

2016 STUDIO MENG STRAZZARA

NOON

9 AM

E D G 1 - M A X I M I Z E Z O N I N G E N V E LO P E

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

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SO L AR S TUD I E S - WI N T ER S O L ST I C E
EDG 2

EDG 3

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2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

4 PM

NOON

9 AM

E D G 1 - M A X I M I Z E Z O N I N G E N V E LO P E

2016 STUDIO MENG STRAZZARA

PAGE LEFT INTENTIONALLY BLANK

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

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2016 STUDIO MENG STRAZZARA

P R E FE R R E D D E S I GN - P 2 PL A N

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2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

PR E FE RRE D D E S I GN - P1 P L A N

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

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2016 STUDIO MENG STRAZZARA

PREFERRED DESIGN - GROUND LE VEL PL AN

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2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

PR E FE RRE D D E S I GN - R ES I DEN T I A L L E V EL 1 PL AN

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P R E FE R R E D D E S I GN - R ES I DEN T I A L L E V EL 2 PL A N

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2016 STUDIO MENG STRAZZARA

PR E FE RRE D D E S I GN - R ES I DEN T I A L L E V EL 3 PL AN

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DC4-A-1

DC2- C-1

HIGH- QUALIT Y DUR ABLE MATERIALS

BALCONIES, AWNINGS CREATE VISUAL


DEPTH & INTEREAS T

P L- 1

CS2-A-2

PL3-A

CO R N E R R E TA I L G AT H E R I N G S PAC E

EL EGANT QUALIT Y DES IGN GIVES


APPROPRIATE ARCHITEC TUR AL PRESENCE

OBVIOUS & DISTINC TIVE PRIMARY


ENTRIES

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

P R E FE R R E D S CH E ME - E M A DI S O N ST R EET LO O KI NG SO U THE AST

PR E FE RRE D S CH E ME - E M A DI SO N S T R EET LO O K IN G N O R THE AST


P L 2-B -1

2016 STUDIO MENG STRAZZARA

E YE S O N S T R E E T

C S 2- D - 1

DC 4 -B

DC1- C

SC ALE CONSISTANT W/ E. MADISON ST.


NEIGHBORING COMMERCIAL BUILDINGS

UNIQUE S IGNAGE CH AR AC TER

S C R E E N E D R E TA I L V E H I C U L A R ACC E S S
REDUCE VIS UAL IMPAC T

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

31

PR E FE RRE D S CH E ME - E M A DI SO N S T R EET L E V EL LO O KIN G N O R THE AST


PL2-A-2

32

CS 2- B - 2, P L 1 - B - 3 & DC 3 - B

CS2-A-1

P L 2-B -3, P L 3- C

S T R E E T A M E N I T I E S & F E AT U R E S M A K E
STRONG PEDESTRIAN CONNEC TION

GATH ERING S PACE CREATE


S ENS E OF PL ACE

POROUS RETAIL EDGES W/ L A RGE


STREET LEVEL TRANSPERANCY

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

C ANOPIES PROVIDE PEDESTRIAN


WEATHER PROTEC TION & WAYFINDING

2016 STUDIO MENG STRAZZARA

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2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

33

34

D C1- B &C

DC4-D -1

CS1-D, DC4-D, CS 2-D -2 & 3

RESIDENTIAL PARKING ACCESS ONLY PROVIDES LIKE


F OR L IK E T R A FF I C PAT TERN. KEEP SERVIC E ENTRY &
LOA D IN G D OCK S AWAY F ROM RESIDENTIAL STREETS

CHOICE OF PL ANT MATERIAL CREATE


ENDURING GREEN S PACE

RES IDENTIAL ZONE TR A NS I TI O N


W/ GENEROUS SETBACKS & LUSH
L AYERED L ANDS C API NG

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2016 STUDIO MENG STRAZZARA

P R E FE R R E D S CH E ME - DE W EY P L . E. LO O KI N G N O RTHWE ST

2016 STUDIO MENG STRAZZARA

PR E FE RRE D S CH E ME - DE W EY PL . E. LO O KI N G N O R THWE ST ( TR AN SPAR E N T TR E E S)

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

35

C S2 - D3 , D4 & D5
STEPPED -DOWN MASSING WITH TOWNHOUSES
FRONTING DE WEY PROVIDES SENSITIVE
T R A N S IT ION TO ADJAC ENT NEIGHBORS

36

CS2-B -3
GENEROUS SETBACKS ENHANCE OPEN
S PACE

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

P R E FE R R E D S CH E ME - DE W EY P L . E. LO O KI N G S O UTHWE ST

2016 STUDIO MENG STRAZZARA

PR E FE RRE D S CH E ME - DE W EY PL . E. LO O KI N G SO U THWE ST ( TR AN SPAR E N T TR E E S)

C S2 - D3 , D4 & D5
STEPPED -DOWN MASSING WITH TOWNHOUSES
FRONTING DE WEY PROVIDES SENSITIVE
T R A N S I T ION TO AD JAC ENT NEIGHBORS

CS2-B -3
GENEROUS SETBACKS ENHANCE OPEN
S PACE

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

37

38

DC 2 - C 1

P L 3-B 1 & B 2

SECONDARY ARCHITEC TUR AL


F EATURES ADD D EPTH TO
FAC AD ES

ELE VATED MAIN FLOOR & L ANDSC APE BUFFER


PROVIDE SECURIT Y & PRIVAC Y FOR GROUND
LE VEL RES IDENCES

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

P R E F E R R E D S C H E M E - D E W E Y P L . E. S T R E E T L E V E L LO O K I N G N O R T H W E S T

2016 STUDIO MENG STRAZZARA

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2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

39

2016 STUDIO MENG STRAZZARA

DEPARTURE REQUEST - VEHICUL AR DUAL-ACCESS

40

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

DE PA R TURE RE QUE S T - V EH I C U L A R ACC ES S ST U DIE S

DEWEY PL E SINGLE ACCESS STUDY

E MADISON ST SINGLE ACCESS STUDY

DUAL ACCESS STUDY (PREFERRED)

2016 STUDIO MENG STRAZZARA

LARGE NUMBER OF COMMERCIAL TRIPS TRAVEL ON


RESIDENTIAL STREETS (E REPUBLICAN AND DEWEY PL E)
CREATES THE MOST NEW TRIPS ON ROADWAYS DUE TO
TRAFFIC TRAVELING ON RESIDENTIAL STREETS
DIFFICULT WAYFINDING FOR COMMERCIAL VEHICLES
LARGE NUMBER OF TRIPS ADDED TO DEWEY PL E WHICH IS
APPROX. 18 WIDE.
M O R E R E TA I L F R O N TA G E O N E M A D I S O N S T

ADDS ALL TRIPS TO BUSY E MADISON ST


CAUSES MOST TRAFFIC DELAYS OF ALL OPTIONS
COMMERCIAL VEHICLES, RESIDENTIAL VEHICLES AND
COMMERCIAL LOADING VEHICLES ACCESS SITE OFF
SINGULAR ENTRANCE/EXIT

RESIDENTIAL TRIPS DIRECTED USE RESIDENTIAL STREETS


(PL-1)
COMMERCIAL TRIPS UTILIZE COMMERCIAL STREET (PL-1)
MOST BALANCED TRAFFIC SCENARIO
REDUCED TRAFFIC CONGESTION ON E MADISON ST

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

41

2016 STUDIO MENG STRAZZARA

DEPARTURE REQUEST - E MADISON ST CURB CUT WIDTH

42

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

L A N D S C A P E CO N C E P T - S T R E E T L E V E L

PLANT SCHEDULE EDG 3

2016 STUDIO MENG STRAZZARA

E MADISON ST - CONCEPTS

DEWEY PL E - CONCEPTS

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

43

L ANDSC A P E CON CE P T - P O DI U M L E V EL

2016 STUDIO MENG STRAZZARA

PLANT SCHEDULE LEVEL ONE

44

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

L ANDSC APE CONCEPT - ROOF LE VEL

2016 STUDIO MENG STRAZZARA

PLANT SCHEDULE LEVEL ONE

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

45

2016 STUDIO MENG STRAZZARA

P L A N T PA L E T T E - COLO R A N D T E X T U R E

46

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

L ANDSC A P E P ORTF OL I O - THOMAS RENGSTORF & ASSOCIATES PORTFOLIO

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

47

ARCHITEC T PORTFOLIO - STUDIO MENG STR A ZZ AR A PROJEC T PORTFOLIO


T H E G AT S B Y A PA R T M E N T S

BALLARD COMMONS

1 6 2 0 B R O A D WAY

2016 STUDIO MENG STRAZZARA

501 E PIKE

48

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

DE SIGN OP TI ON - COD E- CO M PL I A N T
V I E W LO O K I N G N O R T H E A S T
DESCRIPTION

DEWEY PL. E.

The design team was asked to provide one


option which meets the intent of the code
with respect to potential exceptional trees,
access and street improvement exception and
require no departures.
Vehicular entrance to the commercial and
residential parking garage and loading dock is
located off Dewey Pl. E.
The massing scheme carves a significant space
around existing trees on site.
The program for the site was developed
consistent with Code-allowed FAR. To
accomplish this No Departure Alternative, the
retail and residential masses were necessarily
pushed out towards respective property lines.
A hill-climb assist stair is located at the
northest corner beyond our site to connect
the unopened E Mercer St ROW.

ADVANTAGES

EM
AD

Massing allows for potential to retain


existing trees and canopy

CHALLENGES

ISO

ST

PR

OP

ER

TY

LIN

2016 STUDIO MENG STRAZZARA

Commercial and residential vehicular access


restricted to residential street.
No gathering space provided at retail level
along E Madison St.
Large zero lot line walls along Dewey Place E
Reduced residential setback to south and east
Large residential massing above retail
and parking creates poor residential zone
transition
Tall blank wall

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

49

DE SIGN OP TI ON - COD E- CO M PL I A N T
V I E W LO O K I N G S O U T H E A S T

V I E W LO O K I N G N O R T H W E S T

AY
W
Y

DEWEY PL. E.

E
AV

DE
WE
YP
L. E
.

EM
AD

AV
EE

AY
W
AD
O
BR

EN
D
E

Y
WA
Y
N

ISO

ST

BR
OA
DW
AY

N
N
E
ED

S T R E E T / R E TA I L L E V E L P L A N

DISADVANTAGES

RESIDENTIAL PLAN LEVEL

CS1-C
DESIGN DOES NOT RESPOND TO SLOPED TOPOGRAPHY AT EAST
PORTION OF SITE

DC2-A-1
MASSING DOES NOT UTILIZE OPEN SPACE AND INCREASES
PERCEIVED MASS AND HEIGHT

CS2-D-3+4+5
COMMERCIAL AND RESIDENTIAL VEHICLE ACCESS OFF
RESIDENTIAL STREET

DC1

DC3-C
DOES NOT REINFORCE EXISTING OPEN SPACE

PL-1
NO GATHERING SPACE PROVIDED ALONG E MADISON ST.
WILL NOT PRESERVE TREES POST-CONSTRUCTION. SEVERAL TREES
DEEMED HAZARDOUS.

50

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

NORTH

2016 STUDIO MENG STRAZZARA

LARGE MASSING AT DEWEY PL E FRONTAGE AND REDUCED


OPPORTUNITIES FOR SCREEENING LANDSCAPING

2016 STUDIO MENG STRAZZARA

AP P E N DIX

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51

2016 STUDIO MENG STRAZZARA

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52

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

E DG #3 P RE F E RRE D D ESI G N - B U I L DI N G S EC T I O N S

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

53

EDG #2 RE S P ON S E - TR A N S I T I O N TO R ESI DEN T I A L N E IG HB O R HO O D


STEPPED DESIGN
RESPONDS BETTER
TO TOPOGRAPHY,
BUT ADDITIONAL
SETBACKS NEEDED

DOES NOT
USE EXISTING
TOPOGRAPHY TO
INFORM DESIGN
Max. Envelope

6 FENCE

E DG #1
O PTI ON 2
C E NTE R S E C TI ON

E DG # 1
P R E FE R R E D O P TIO N

S EC T ION

54

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

EXISTING GRADE

E DG #2 RE S P ON S E - TR A N SI T I O N TO R ES I DEN T I AL N E IG HB O R HO O D

46-0

STEPPED DESIGN
WITH INCREASED
SETBACKS DIRECTLY
RESPONDS TO SITE
TOPOGRAPHY

46-0

46-0

15-0

2016 STUDIO MENG STRAZZARA

DEWEY PL. E.

E. M
AD

ISO

NS

T.

KEY PLAN

EDG #2
RE S P O N S E

S EC T ION
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

55

E DG #2 - RE S P ON S E TO CO N T EX T A N D TO PO G R A PHY
ZON I N G ENVELO PE

177.3
174
167.3
164

133.3
130.3

1 6 6 . 9
Th e to p s to r y re s p o n d s to t h e
u n i q u e l y sh a p e d s i te a n d v a r i e d
topography with large setbacks
f ro m t h e si n g l e f a m i l y a d ja ce n c i e s
to deemphasize mass and height.
(DC2-A-1)

STE P 1

1 6 6 .9

S TE P 2
The
nex t
level
utilzes
the
to po gr a phy to i n fo r m t h e de si gn
by stepping down
towards the
s i n g l e f a m i l y zo n e s. (C S 2 - B - 1 )

2016 STUDIO MENG STRAZZARA

176.9

56

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

EDG #2 - RE S P ON S E TO CO N T EX T A N D TO PO G R AP HY

1 4 7 .4

157.1

STEP 3

Th e re t a i l l e ve l a n d u n de rgro u n d
p a r k i n g co m p l e te t h e s te p p e d
de si gn
by se t t i n g ba ck 5 , 1 0 ,
a n d 1 5 fro m t h e pro pe r t y l i n e to
provi de a l aye re d l a n dsca pe d ba se
(CS1-D, CS2-A, CS2-D)

2016 STUDIO MENG STRAZZARA

The lowest residential level tiers


down at the southeast to create
a clear step in height, bulk , and
scale and a
s u cce s s f u l zo n e
transition (CS1- C )

STEP 4

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

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2016 STUDIO MENG STRAZZARA

HE I GHT C A LCUL ATI ON

58

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

HE I GHT C A LCUL ATI ON

2016 STUDIO MENG STRAZZARA

RE A R YA R D

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

59

2016 STUDIO MENG STRAZZARA

E D G # 2 - R E TA I L L E V E L P L A N

60

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

E DG #2 - RE TA I L E N L A R G ED PL A N
NATURAL FOOD MARKET
VALUES

2016 STUDIO MENG STRAZZARA

Preserving high-quality
food standards
Supporting local,
sustainable agriculture
Celebrating food
Educating consumers
Embracing sustainability
Building community

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

61

E DG #2 - B E LOW GR A DE PA R KI N G & B L A N K WA L LS
DC1-C1 BELOW GRADE PARKING
LOCATE PARKING BELOW GRADE WHEREVER POSSIBLE.
WHERE A SURFACE PARKING LOT IS THE ONLY ALTERNATIVE:
LOCATE PARKING IN REAR OR SIDE YARDS
ON LOWER OR LESS VISIBLE PORTION OF THE SITE.

DC1-C2 VISUAL IMPACTS

Regional Project Example

62

Landscaping & Green Screen Wall Location

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

REDUCE THE VISUAL IMPACT OF PARKING STRUCTURES AS MUCH AS POSSIBLE.


CONSIDER PROVIDE TREES, LANDSCAPING OR FENCING AS A SCREEN.

E DG #2 - B E LOW GR A DE PA R KI N G & B L A N K WA L LS
DC1-B2 BLANK WALLS
AVOID LARGE BLANK WALLS ALONG VISIBLE FACADES WHERE POSSIBLE.
SOLUTION MAY INCLUDE:
GREEN WALLS, LANDSCAPING AREA OR RAISED PLANTERS.
WALL SETBACKS OR OTHER INDENTATIONS.

SMC 23.47A.008 STREET LEVEL


DEVELOPMENT STANDATRDS

2016 STUDIO MENG STRAZZARA

A.2 BLANK FACADES in nc zones:


Facade segments are considered blank if they do not include at least one of the
following:
5) SCREENING AND LANDSCAPING ON THE FACADE ITSELF.

Structured wire lattice.

Regional Project Example

Proposed Green Screen Concept

Regional Project Example

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

63

E DG #2 - N ORTH E A S T CO R N ER DESI G N R ESP O N S E

NO SETBACK
CREATES TALLEST
MASSING VOLUME

THE BOARD NOTED THAT THE TALLEST MASSING VOLUME APPEARS TO BE AT THE NORTHEAST CORNER
AND AGREED THIS AREA WILL BE HIGHLY VISIBLE AND THE SCALE RELATIONSHIP IS CRITICAL. (CS2A,
CS2B,CS2C1, CS2D, DC2A2, DC2B, DC2D1)

E DG #1
PR E FE R RE D OP TI ON
NO R THE A S T S E C TI ON
64

E DG # 1
P R E FE R R E D O P TIO N
N O R THE AST P E R SP E C TIV E
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

DEWEY PL. E.

E. M
AD

ISO

NS

T.

KEY PLAN

EDG #2 - N ORTH E A S T CO R N ER DESI G N R ESP O N S E


5 SETBACK
RESPONDS TO SITE
TOPOGRAPHY
AND ENHANCES
RESIDENTIAL ZONE
TRANSITION

AS A RESPONSE TO THE BOARDS GUIDANCE, THE RESIDENTIAL LEVEL IS SETBACK AN ADDITIONAL


5 TO RESPOND TO SITE TOPOGRAPHY, MINIMIZE VISUAL IMPACTS OF THIS FACADE, AND ENHANCE THE
STEPPED DOWN EFFECT OF THE MASSING AT THE CORNER (CS1C, CS2A, CS2D2, CS3A1, CS2B3,
DC1, DC3C3)

2016 STUDIO MENG STRAZZARA

DEWEY PL. E.

E. M
AD

ISO

NS

T.

KEY PLAN

E DG #2
R E SPON S E
NO R THE A S T S E C TI ON

E DG # 2
R E SP O N SE
N O R THE AST P E R SP E C TIV E
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

65

DE V E LOPME N T OB J E C T I V ES
The 2939 E. Madison St. project is a proposed development of a 4-story mixed-use project featuring retail and residential
use within the Madison valley neighborhood. The retail level on the street level creates an urban, pedestrian life-style
experience. The residential apartments above with wide variety of residential unit types accomodates the increasing
population in the neighborhood and adds a layer of lights on security to the neighborhood.

The 3-story residential massing on E Madison St. relates to the existing 3-5 story massing along E Madison St. The
proximity of the residential units also serve as an extra layer of lights on security to this pedestrian street. Cascading
down the residential levels toward Dewey Pl E. help reduce bulk and provide more separation between the apartment units
to the single family homes.

Project Site
The project site is located on the southeast side of E Madison Street between Lake Washington Blvd. E and 29th Ave E.
It is part of the Madison Valley neighborhood, centered around Downtown and Capitol hill to the west, Madrona to the
south, University of Washington and theArboretum to the north, and Madison Park to the east. E Madison Street is one
of the major streets connecting downtown Seattle to the east Seattle neighborhoods. 24th Ave E connects north and south
neighborhoods to the Madison Valley.

Below the retail level are two levels of concrete parking structure. Per Seattle zoning code definition, the proposed parking
levels are at an average 70% below grade due to the man-made steep slope site. The heavy concrete parking structure walls
greatly help noise reduction for low speed traveling vehicles inside the parking structure. The design calls for small 50 x 5-0 screened vents 16-0 on center. The screened vents will have a 42 sill height, sufficient to block most vehicle
headlights. (6) On the exterior of the concrete wall and in between the screened vents are structured wire lattice for
climbing vines to grow vertically. (7) In addition, trees will be planned in front of the screened vents. The design intension
is to create a green wall in front of the single family homes. The preferred option splits the parking garage entrance by its
primary use to both E. Madison St. and Dewey Pl. E. to help alleviate E. Madison St. traffic congestion. The residential
parking entrance will be located off Dewey Pl. E. to discourage retail trips into the single family zone. The commercial
parking entrance and indoor loading facility will be co-located off E. Madison St. at the far west side of the development,
away from the intimate urban plaza for a safe and pleasant pedestrian experience.

The project site is a triangular lot with two street frontage- E Madison Street and Dewey Pl E. The lot area of the project
site is 38,592 square feet. Part of the site is listed as steep slope and liquefaction zone. The high point of the site is on E
Madison St. and slopes down toward Dewey Pl E. An existing structure on the site currently houses a garden store built in
the year 1959. The project site is located in the NC2P-40 zone. A small portion of the site is zoned NC2P-30. The project
site is located within a pedestrian zone and on the Frequent Transit Corridor but is not part of an Urban Center village
overlay. This project is not subject to a specific Design Review Board neighborhood specific guidelines. Therefore Seattle
Design Guidelines were used to the guidelines for this project.
The neighborhood is a mix of neighborhood commercial zone (NC2P-40), single family zones (SF 5000 & SF 7500), and
low rise zone (LR1). Directly south and east of the project is the SF 5000 zone. North tip of the site is adjacent to the LR1
zone. Building types in this neighborhood are a blend of diverse styles, ranging from 5-story mixed use condominiums to
multi-story offices, to 1-2 story arts and craft retail/ restaurant and 1-3 story single family houses.

Project Program
Programatically, the preffered Option scheme will contain 2 levels of below grade parking providing 150 parking stalls, one
level of high ceiling (16-0 floor to floor height) retail on the street level hosting two retails- one 1,500 SF boutique retail
space and one 25,000 SF large retail space. Above the retail level are 3 levels of apartments
hosting 73 residential units.
Summary of building program- Option 3 (preferred)
Site Area:
40,422 SF
Site Coverage:
32,600 SF (80%)

Project Vision
The developments aim is to extend the vibrant retail experience along E. Madison St. and create a market rate mixed-use
rental community that appeals to a wide range of Madison Valley neighborhood residents and retail business.

The development includes two retail spaces along E. Madison St. with 16-0 floor to floor ceiling height. The primary
retail space will host a neighborhood grocery store. (2) The smaller boutique retail space is flexible to host a variety of
retail needs for the Madison Valley neighborhood. Both retail entrances and the residential entrance have a 9 setback to
create an intimate urban plaza, gives a sense of place and create a diverse and vibrant pedestrian experience. Above, street
level awnings provide weather protection for pedestrians along the path. Currently, there are no street trees in front of the
City People property. Green streetscape improvements and public seating along the sidewalk will fill in the the street trees
and contribute to a friendly pedestrian experience. (3)(4) The street level faade along E Madison St utilizes large glazing
in the storefronts to diminish the barrier between outside and inside, using expansive transparency to further activate the
streetscape. (5)
Above the retail podium is two & three levels, comprised of 75 units of residential apartments with a wide variety of unit
types to accommodate the increasing population of the Madison Valley neighborhood. Careful design considerations were
given to best manage the man-made steep slope site and be empathetic to the single family houses adjacent to Dewey Pl.
E. The preferred design option pulls the massing of the residential apartments toward E Madison St. and cascade down
towards the single family homes.

66

1. Durable materials that weather gracefully.

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2016 STUDIO MENG STRAZZARA

The development will be designed in keeping with the specific character of the surrounding neighborhood context in its
architectural elements, building scale, and massing. The development team is committed to using quality, long-lasting
materials. Durable materials such as brick, concrete, metal, wood, glass and cementitious board that weather gracefully will
be aesthetically placed to add visual interests and blend with the neighborhood. (1)

DE V E LOPME N T OB J E C T I V ES

6. Opening at parking level designed to shield light from automobiles

2. Heigh Ceiling Neborhood Grocery Store.

2016 STUDIO MENG STRAZZARA

4. Recessed street level provides friendly pedestrian experience.

3. Combined entries & deep recessed plaza with weather


protecting awning.

5. Large glazing in the storefronts to diminish the barrier between


outside and inside,

7. Structured wire lattice.

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

67

ZONING RE QUI RE ME N TS
2939 E Madison St., Seattle, WA 98112
40,422 SF (30,560 SF NC2-40 + 9,862 SF NC2-30)
NC2P-40 & NC2P-30
None
PEDESTRIAN AREA
YES
SEATTLE AMENDMENTS TO THE 2012 IBC
RESIDENTIAL MIXED USE

GRADE OR BE SET BACK AT LEAST 10 FROM THE SIDEWALK.

QUALIFY FOR 50% TRANSIT REDUCTION

LIVE-WORK UNITS LOCATED ON STREET-LEVEL STREET-FACING FACADES MUST


COMPLY WITH BLANK FACADE AND TRANSPARENCY REQUIREMENTS

RESIDENTIAL AMENITY AREA: (23.47A.024)


5% OF GROSS BUILDING AREA IN RESIDENTIAL USE

545,650 SF x 5%= 2,782.5 SF

TRANSPARENCY REQUIRED:
DEPTH OF NON-RESIDENTIAL:
HEIGHT OF NON-RESIDENTIAL:

60% FOR NON-RESIDENTIAL USES


AVERAGE 30 FT. MINIMUM 15 FT.
16 FT FLOOR-TO-FLOOR

STRUCTURE HEIGHT: (23.47A.012.A.2)


MAX. ALLOWED:
with 16-0 street level
PROJECTIONS ALLOWED ABOVE HEIGHT LIMIT:

OCCUPANCY CLASSIFICATION / SEPARATIONS:


M
COMMERCIAL
RESIDENTIAL

R-2

PARKING GARAGE

S-2

R-2

S-2

30 FEET / 40 FEET
+7 FEET = 37 FEET / 47 FEET
PARAPETS, GUARDRAILS,
ELEVATOR OVERRUNS, ETC.

HEIGHT OF STRUCTURE IS THE DIFFERENCE BETWEEN THE HIGHEST POINT AND THE AVERAGE GRADE
LEVEL. ON SLOPING SITES, THE AVERAGE GRADE LEVEL MAY BE CALCULATED USING THE MIDPOINT OF
EACH EXTERIOR WALL.

ZONING DATA
POTENTIAL USE: (23.47A.004) & REQUIRED USE (23.47A.005)
RESIDENTIAL, LIVE-WORK UNITS, GENERAL, SALES/SERVICE, RESTAURANTS, MEDICAL SERVICES, OFFICES,
SCHOOLS.
STREET DEVELOPMENT STANDARDS: (23.47A.008)
RESIDENTIAL USES MAY NOT EXCEED 20% OF THE STREET-LEVEL

FLOOR AREA RATIO: (23.47A.013)


ALLOWABLE FAR:
123,975 SF
99,320 SF (30,560 SF X 3.25 FOR NC2P-40 MIXED-USE)+
24,655 SF (9,862 SF X 2.5 FOR NC2P-30 MIXED-USE)
FLOOR AREA EXEMPTIONS:
SMC 23.47A.013D:
1. ALL GROSS AREA UNDERGROUND.
2. ALL PORTION OF A STORY THAT EXTEND NO MORE THAN 4 FEET
ABOVE EXISTING OF FINISHED GRADE, WHICHEVER IS LOWER,
EXCLUDING ACCESS.

STREET-FACING FACADE WHEN FACING A PRINCIPAL STREET


BLANK FACADES PERMITTED:
NO SEGMENT LONGER THAN 20
TOTAL BLANK FACADE <40% OF FACADE WIDTH

FAR EXCEPTIONS: (23.73.009C)


IN ADDITION TO THE FLOOR AREA EXEMPT UNDER THE PROVISIONS OF TH UNDERLYING ZONE,
STREET-LEVEL COMMERCIAL USES COMPLYING WITH TH STANDARDS OF 23.47A.008 (STREET LEVEL
DEVELOPMENT RESTRICTIONS) AND 23.73.008B (AVE. SIZE REQUIREMENT FOR SMALL BUSINESS) IS
EXEMPT FROM THE CALCULATION OF GROSS FLOOR AREA SUBJECT TO AN FAR LIMIT AND FROM THE LIMIT
ON NONRESIDENTIAL USE IN 23.73.009B.

STREET-LEVEL STREET-FACING FACADES SHALL BE LOCATED WITHIN 10 OF THE


STREET LOT LINE. UNLESS WIDER SIDEWALKS, PLAZAS, OR OTHER APPROVED
LANDSCAPED OR OPEN SPACES ARE PROVIDED.

PARKING LOCATION AND ACCESS: (23.47A.032)


IF ALLEY ACCESS IS NOT AVAILABLE, ACCESS IS PERMITTED FROM THE SIDE STREET WHEN LOT ABUTS TWO
OR MORE STREETS. A LOADING ZONE MAY BE REQUIRED.

TRANSPARENCY REQUIRED:
DEPTH OF NON-RESIDENTIAL:
HEIGHT OF NON-RESIDENTIAL:

ADA PARKING REQUIREMENTS: (SBC 1106)

AT LEAST ONE OF THE STREET-LEVEL STREET-FACING FACADES CONTAINING A


RESIDENTIAL USE SHALL HAVE A VISUALLY PROMINENT ENTRY

1-25 STALLS:
26-50 STALLS:
51-75 STALLS:
76-100 STALLS:
101 TO 150 STALLS:
151-200 STALLS:

THE FLOOR OF A DWELLING UNIT LOCATED ALONG THE STREET-LEVEL


STREET-FACING FACADE SHALL BE AT LEAST 4 ABOVE OR BELOW SIDEWALK

REQUIRED PARKING: (23.54.015 TABLE A & B)


RETAIL: 1 STALL PER 500SF / RESIDENTIAL: 1 STALL PER UNIT

68

THE FLOOR OF A DWELLING UNIT LOCATED ALONG THE STREET-LEVEL STREET-FACING FACADE SHALL BE
AT LEAST 4 ABOVE OR BELOW SIDEWALK GRADE OR BE SET BACK AT LEAST 10 FROM THE SIDEWALK.
LIVE-WORK UNITS LOCATED ON STREET-LEVEL STREET-FACING FACADES MUST COMPLY WITH BLANK
FACADE AND TRANSPARENCY REQUIREMENTS.

60% FOR NON-RESIDENTIAL USES


AVERAGE 30 FT. MINIMUM 15 FT.
13 FT FLOOR-TO-FLOOR

AT LEAST ONE OF THE STREET-LEVEL STREET-FACING FACADES CONTAINING A RESIDENTIAL USE SHALL
HAVE A VISUALLY PROMINENT ENTRY

1 ADA STALL
2 ADA STALLS
3 ADA STALLS
4 ADA STALLS
5 ADA STALLS
6 ADA STALLS

SETBACKS: (23.47A.014)
PLAN: 15-0 TRIANGLE SETBACK REQUIRED FROM RESIDENTIAL ZONE
SECTION 1: 15-0 SETBACK REQUIRED FROM 13 FEET HT. TO 40 FEET HT.
SECTION 2: ABOVE 40 FEET HT. ADD. RATE OF 2 FEET SETBACK PER 10 FEET HT.
ONE-HALF ALLEY WIDTH MAY BE COUNTED AS PART OF THE REQUIRED SETBACK.
REQUIRED LANDSCAPING: (23.47A.016)
SEATTLE GREEN FACTOR SCORE OF 0.3 OR GREATER

1 ADA VAN STALL

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

PROJECT DATA
LOCATION:
SITE AREA:
ZONE:
OVERLAYS:
STREET CLASSIFICATIONS:
FREQUENT TRANSIT:
BUILDING CODE:
PROPOSED USE:

2016 STUDIO MENG STRAZZARA

VICINIT Y MAP

NORTH

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

69

ZONING MAP
ZONING MAP KEY
SF 7200 SINGLE FAMILY
SF 5000 SINGLE FAMILY
LR1 LOWRISE 1
NC2-30

NORTH

70

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

NC2-40

2016 STUDIO MENG STRAZZARA

9/3/15

9/3/15

S ITE SURVE Y
TREE ID MAP

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

71

2016 STUDIO MENG STRAZZARA

TREE MATRIX

72

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

TREE MATRIX

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

73

SITE A NA LYS I S
SUN

VIEW

NOISE TRAFFIC

PREVAILING WINDS

NORTH

74

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

S(JAN-JUNE)
NW (JULY-SEPT)
SSE (OCT DEC)

S ITE CON TE X T
11. 84
11. 84

BUILDING USES
SINGLE FAMILY
OFFICE
MIXED USE
RETAIL
TOWNHOMES
TRANSPORTATION
OPTIONS
BUS STOP
BUS LINE
CAR SHARING POINT
BIKE SHARING POINT
PEDESTRIAN PATH
DISTRICT ZONING
MAJOR PEDESTRIAN STREET
NEIGHBORHOOD CHARACTER
E MERCER STAIRWAY TO LAKE WASHINGTON BLVD

11. 84

2016 STUDIO MENG STRAZZARA

MAD P P-PATCH

WASHINGTON PARK PLAYFIELD

NORTH

8, 11, 84, 980

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

75

NE I GHBORH OOD K E Y P L A N & C H A R AC T ER

A . WA S H I N G TO N PA R K P L AY F I E L D

B . S T E E P S LO P E

VICINITY KEY PLAN

C. MIXED USE- ACROSS FROM PROJEC T SITE

D. M I X E D U S E / C O N D O

76

E. OFFICE BUILDING

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

NORTH

2016 STUDIO MENG STRAZZARA

NE I GHBORH OOD CH AR AC T ER

F. R E TA I L- A D J A C E N T TO P R O J E C T S I T E

G . R E S TAU R A N T

H . R E TA I L- C O N V E R T E D F R O M H O U S E

I . R E TA I L S T R I P

J . R E TA I L S T R I P

K . M A D I S O N S Q UA R E

L . R E S I D E N T I A L- A C R O S S F R O M P R O J E C T S I T E

M . R E S I D E N T I A L- A D J A C E N T TO P R O J E C T S I T E

N. MIXED RESIDENTIAL BUILDING TYPES

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

77

V IC INI T Y K E Y P L A N & SI T E C H A R AC T ER

A. EXISTING CURB CUT

B . M U LT I P L E C U R B C U T S O N E M A D I S O N S T.

VICINITY KEY PLAN

C. CURB CUT ON E MADISON ST (ACROSS STREET )

D. D E W E Y P L E C H A R A C T E R

78

E . E C O B LO C K R E TA I N I N G WA L L

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

NORTH

2016 STUDIO MENG STRAZZARA

V IC INI T Y P H OTOS

1 . E M A D I S O N S T- LO O K I N G N E

2 . E M A D I S O N S T- LO O K I N G N E

3 . E M A D I S O N S T- LO O K I N G N E

4 . E M A D I S O N S T- LO O K I N G S W

5 . E M A D I S O N S T- LO O K I N G S W

6 . E M A D I S O N S T- LO O K I N G S W

7 . D E W E Y P L E - LO O K I N G N

8 . D E W E Y P L E - LO O K I N G N

9 . D E W E Y P L E - LO O K I N G S

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

79

S T R E E T P H OTO M O N TAGE

E M A D I S O N S T- LO O K I N G N O R T H W E S T ( A C R O S S F R O M P R O J E C T S I T E )

80

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

2016 STUDIO MENG STRAZZARA

E M A D I S O N S T- LO O K I N G S O U T H E A S T ( P R O J E C T S I T E )

S T R E E T P H OTO M O N TAGE

2016 STUDIO MENG STRAZZARA

D E W E Y S T- LO O K I N G W E S T ( P R O J E C T S I T E )

D E W E Y S T- LO O K I N G E A S T ( A C R O S S F R O M P R O J E C T S I T E )

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

81

DE SIGN RE VI E W GUI DEL I N ES

CS1-B

Take advantage of solar exposure and


natural ventilation

CS1-C

Appropriate use of natural topography

CS1-D

Incorporate on-site landscaping elements

CS2-A

Architectural presence

CS2-B

Allow adjacent sites, streets and open


space to inform design

CS2-C

Relationship to the block

CS2-D

Respect for adjacent sites

CS3-A

Incorporate architectural features, pattern


and proportion to reinforce the
neighborhood character

CS3-B

Local history and culture

CS2-B

82

E Madison St Character

CS2-C

Mixed-Use Office/Retail

CS1-C

CS2-B

Mature Street Trees

CS2-D

Existing Topography

Neighborhood P-Patch

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

CS2-A

Five-Story Mixed Use

CS2-C

Adajcent NC2-40 Development

2016 STUDIO MENG STRAZZARA

CONTEXT AND SITE

DE SIGN RE VI E W GUI D EL I N ES

2016 STUDIO MENG STRAZZARA

PUBLIC LIFE
PL2

Walkability: Create a safe and comfortable walking environment that is easy to navigate and wellconnected to existing pedestrian walkways and features.

PL2-B-3

Street-Level Transparency: Ensure transparency of street-level uses (for uses such as no residential uses or
residential lobbies), where appropriate, by keeping views open into spaces behind walls or plantings, at
corners, or along narrow passageways.

PL2-C-1

Locations and Coverage: Overhead weather protection is encouraged and should be located at or near
uses that generate pedestrian activity such as entries, retail uses, and transit stops.

PL3

Street-Level Interaction: Encourage human interaction and activity at the street level with clear
connections to building entries and edges.

PL3-A-1

Design Objectives: Design primary entries to be obvious, identifiable, and distinctive with clear lines of
sight and lobbies visually connected to the street.

PL2-A-2

Common Entries: Multi-story residential buildings need to provide privacy and security for residents but
also be welcoming and identifiable to visitors.

PL2-A-4

Ensemble of Elements: Design the entry as a collection of coordinated elements including the door(s),
overhead features, ground surface, landscaping, lighting, and other features.

PL3-C

Retail Edges

PL3-C-1

Porous Edge: Engage passersby with opportunities to interact visually with the building interior using
glazing and transparency. Create multiple entries where possible and make a physical and visual
connection

PL2

PL3-C

Pedestrian Streetscape

Neighborhood Character Details

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

PL3-A-1

Distinctive Street-Level Entry

PL2-C-1

Weather Protection

83

DE SIGN RE VI E W GUI DEL I N ES


DESIGN CONCEPT
Below-Grade Parking: Locate parking below grade wherever possible. Where a surface parking lot is the
only alternative, locate the parking in rear or side yards, or on lower or less visible portions of the site.

DC2

Architectural Concept: Develop an architectural concept that will result in a unified and functional design
that fits well on the site and within its surroundings.

DC2-B

Architectural and Facade Composition

DC2-B-1

Faade Composition: Design all building facadesincluding alleys and visible roofs considering the
composition and architectural expression of the building as a whole. Ensure that all facades are attractive
and well-proportioned.

DC2-B-2

Blank Walls: Avoid large blank walls along visible faades wherever possible. Where expanses of blank
walls, retaining walls, or garage facades are unavoidable, include uses or design treatments at the street
level that have human scale and are designed for pedestrians.

DC4

Exterior Elements and Finishes: Use appropriate and high quality elements and finishes for the building
and its open spaces.

DC4-A

Exterior Elements and Finishes

DC4-A-1

Exterior Finish Materials: Building exteriors should be constructed of durable and maintainable materials
that are attractive even when viewed up close. Materials that Have texture, pattern, or lend themselves

DC4-A

84

Eyes on the Street

DC1-C-1

Parking Entrance on E. Madison St.

DC2-B-1

Architectural Composition

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

DC2

DC4-A-1

Neighborhood Unified Design

High-Quality, Durable Materials

2016 STUDIO MENG STRAZZARA

DC1-C-1

2016 STUDIO MENG STRAZZARA

PAGE LEFT INTENTIONALLY BLANK

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

85

E D G # 1 : DESIGN RE VIE W PROPOSAL - OPTION 1


V I E W LO O K I N G N O R T H E A S T
DESCRIPTION

DEWEY PL. E.

The new building engages E. Madison St.


with retail spaces at street level along the
pedestrian way.
The residential entry is located at the North
end of the site, entering from Dewey Pl. E.
Vehicular entrance to the parking structure
garage and loading dock is located off Dewey
Pl. E.
The courtyard scheme with interior open
corridor maximize FAR.
Residential units are oriented equally facing all
directions.

ADVANTAGES

Maximize development potential and street


frontage for residential units.
Prominent retail entry on E. Madison St.
Continuous retail floor, flexible for future
tenant.
Minimum Blank Wall.

CHALLENGES

EM
AD

ISO

PR

ST

OP

ER

TY

LIN

2016 STUDIO MENG STRAZZARA

Retail entry +/- 6-0 below grade, difficult


for ADA access.
Residential entrance off Dewey minimize
residential entry presence on E. Madison St.
Commercial + residential parking entry
and loading dock off Dewey Pl. E. disrupts
single family zone character.
Courtyard scheme pushing all units to the
outside edge of the site makes building
appear bulky and insensitive to the single
families to the east of the project site.
Blank Wall at partial south facade.

86

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

E D G # 1 : DESIGN RE VIE W PROPOSAL - OPTION 1


V I E W LO O K I N G N O R T H W E S T

N ST
E MADISAO
Y
YW
N
DEN

DE
WE
YP
L. E
.

IS

ON

AV
EE

EM
AD

EN
D
E

Y
WA
Y
N

ST

BR
OA
DW
AY

AY
W
AD
O
BR

DEWEY P
L. E.

V I E W LO O K I N G S O U T H E A S T

E
AV
E

S T R E E T / R E TA I L L E V E L P L A N

RESIDENTIAL PLAN LEVEL

CHALLENGES
CS1-D
NO OPPORTUNITY FOR ONSITE LANDSCAPING

CS1-B
Madison- Looking Nor th

INTERIOR COURTYARD DOES NOT TAKE ADVANTAGE OF


SOLAR EXPOSURE

CS2-D
LARGE BUILDING MASS DOES NOT RESPECT ADJACENT
SINGLE FAMILY RESIDENCES

2016 STUDIO MENG STRAZZARA

PL3
Madison- Looking South

+/- 6-0 RETAIL LEVEL BELOW GRADE REDUCE STREET


LEVEL INTERACTION

DC1-C-1
BLANK WALL AGAINST SOUTH PROPERTY LINE NEGATIVELY
AFFECTS NEIGHBORS TO THE SOUTH

Dewey- Looking South

STREET LEVEL PRESPECTIVE

OPTION 1 INFO:
RETAIL:
RESIDENTIAL:
PARKING:
LAND COVERAGE:
PROPOSED FAR:

26,600 SF
75 UNITS
158 STALLS
34,500 SF (85%)
123,300 SF (99.5%)

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

NORTH

87

E D G # 1 : CON CE P TUAL SEC T I O N - O PT I O N 1

Max. Envelope

KEY PLAN

LOWER

UPPER

DEWEY PL. E.

E. M
AD

DEWEY PL. E.

E. M
AD

ISO

ISO

NS

NS

T.

T.

6 FENCE

EXISTING GRADE

2016 STUDIO MENG STRAZZARA

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2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

89

E D G # 1 : DESIGN RE VIE W PROPOSAL - OPTION 2


V I E W LO O K I N G N O R T H E A S T
DESCRIPTION

DEWEY PL. E.

ADVANTAGES

EM
AD

ISO

ST

CHALLENGES

PR

OP

ER

TY

LIN

90

Maximize development potential and street


frontage for residential units.
Prominent retail entry on E. Madison St.
Continuous retail floor, flexible for future
tenant.
Residential entrance off E. Madison St.
maximize residential presence on E. Madison
St.
The deep recess V scheme provides relief to
the bulky massing of the building.
Minimum Blank Wall.

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

Retail entry +/- 6-0 below grade, difficult


for ADA access.
Deep cutout of retail massing along E.
Madison St. disrupts retail edge
Deep V recess pushes units to the east
edge along Dewey Pl. E. makes building
appear bulky and insensitive to the single
families to the east of the project site.
Blank Wall at partial south facade.

2016 STUDIO MENG STRAZZARA

The new building engages E. Madison St.


with retail spaces at street level along the
pedestrian way.
The residential entry is located at the North
end of the site, entering from E. Madison St.
Vehicular entrance to the parking structure
garage and loading dock is located off E.
Madison St.
The deep recess V scheme provides relieve to
the bulky massing of the building.
Residential units are oriented equally facing all
directions.

E D G # 1 : DESIGN RE VIE W PROPOSAL - OPTION 2


V I E W LO O K I N G S O U T H E A S T

V I E W LO O K I N G N O R T H W E S T

ISO

EM
AD

EN
D
E

AV
EE

AY
W
AD
O
BR

Y
WA
Y
N

ST

BR
OA
DW
AY

DE
WE
YP
L. E
.

DEWEY PL
. E.

NS
E MADISO
AY
W
Y
N
N
DE

E
AV
E

S T R E E T / R E TA I L L E V E L P L A N

RESIDENTIAL PLAN LEVEL

CHALLENGES
CS1-D
NO OPPORTUNITY FOR ONSITE LANDSCAPING

CS2-D
Madison- Looking Nor th

LARGE BUILDING MASS DOES NOT RESPECT ADJACENT


SINGLE FAMILY RESIDENCES

PL3
+/- 6-0 RETAIL LEVEL BELOW GRADE REDUCE STREET
LEVEL INTERACTION

2016 STUDIO MENG STRAZZARA

DC1-C-1
Madison- Looking South

Dewey- Looking South

PARTIAL BLANK WALL AGAINST SOUTH PROPERTY LINE


NEGATIVELY AFFECTS NEIGHBORS TO THE SOUTH

OPTION 2 INFO:
RETAIL:
RESIDENTIAL:
PARKING:
LAND COVERAGE:
PROPOSED FAR:

26,600 SF
75 UNITS
158 STALLS
33,650 SF (83%)
122,740 SF (99.1%)

NORTH

STREET LEVEL PRESPECTIVE


2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

91

E D G # 1 : CON CE P TUAL SEC T I O N - O PT I O N 2

Max. Envelope

KEY PLAN
NS

T.

DEWEY PL. E.

DEWEY PL. E.

E. M
AD

ISO

NS
ISO
E. M
AD

6 FENCE

T.

KEY PLAN

EXISTING GRADE

2016 STUDIO MENG STRAZZARA

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2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

93

E D G # 1 : DESIGN RE VIE W PROPOSAL - OPTION 3 - STEPPED BACK , PREFERRED


V I E W LO O K I N G N O R T H E A S T
DESCRIPTION

DEWEY PL. E.

The new building engages E. Madison St.


with retail spaces at street level along the
pedestrian way.
The residential entry is located at the North
end of the site, entering from E. Madison St.
Vehicular entrance to the commercial
parking garage and loading dock is located
off E. Madison St. Vehicular entrance to the
residential parking garage is located off
Dewey Pl. E.
The three tier L scheme provides relieve
to the bulky massing of the building and
provides opportunity to hold the parking
garage back the property line for landscaping
screening.
Residential units are oriented equally facing all
directions.

ADVANTAGES

EM
AD

ISO

ST

PR

OP

ER

TY

LIN

Prominent retail entry on E. Madison St.


Continuous retail floor, flexible for future
tenant.
Parking and back of house service off E.
Madison St. away from Dewey Pl. E.,
Retail entrance +/- 1-0 provide better ADA
transition.
Maximize residential presence on E.
Madison St.
The three tier L scheme provides relief to
the bulky massing of the building towards
the single family residents to the east of the
project site.
Minimum Blank Wall.

94

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017

Parking garage ramp.


Blank Wall at partial south facade.

2016 STUDIO MENG STRAZZARA

CHALLENGES

2016 STUDIO MENG STRAZZARA

E D G # 1 : CON CE P TUAL SEC T I O N - PR EF ER R ED O P TIO N

2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017

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