722 Broadway E - Seattle...family home along a busy urban street, Broadway E within the North Anchor...

© HYBRID ARCHITECTURE AND ASSEMBLY1205 E PIKE STREET, SUITE 2D, SEATTLE, WA 98122

206.267.9277 www.hybridarc.com

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3033778-EG722 Broadway E

STREAMLINED DESIGN REVIEW

741 Harvard Entry Gate & Planter Betula Apartments Integration of Gabion walls, concrete, cedar sidingClover Lofts

Design Objectives: Development Objectives:

Redwood Apartments Harvard Avenue ApartmentsKillebrew Apartments Bellevue Avenue Midrise Main Entry at Redwood Apartments

Architect:Hybrid Architecture1205 E Pike St #2D, Seattle, WA 98122www.hybridarc.com | 206.267.9277

Owner:740 Harvard LLCSeattle, WA

Create lasting, durable and elegant buildingEnhance pedestrian environment Foster a sense of community and securityProvide alternate means of mobility including bicycle parkingEncourage connection with the environment through enhancing views, the use of courtyards and roof decks

DESIGN OVERVIEW

Provide 37 Apartment UnitsProvide 40 bicycle parking stallsProvide 2,800 SF of amenity areaProvide 10,000 SF of building FAR

HyBrid Architecture - Previous Experience

722 Broadway E, Seattle, WA© HYBRID ARCHITECTURE AND ASSEMBLY1205 E PIKE STREET, SUITE 2D, SEATTLE, WA 98122


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Table of Contents

DESIGN OVERVIEW | PROJECT LOCATION

CAPITOL HILL

DESIGN OVERVIEW 2 Previous Projects3 Table of Contents

CONTEXT & SITE ANALYSIS 4-5 Urban Context Analysis 6 Neighborhood Architectural Precedent 7 Site Images8 Bird’s Eye View9-10 Street Panoramas11 Survey and Site Analysis

DESIGN GUIDELINE INTEGRATION 12-15 Design Guidelines / Diagrams16 SMC Zoning Analysis 17 Requested Adjustments Summary 18 Design Priorities 19-20 Design Aspirations and Precedent

CONCEPT DEVELOPMENT21-23 Renderings24 Aerial Perspectives25-27 Plans 28-29 Elevations 30 Materiality31 Solar Studies32 Community Outreach Summary33 Thank You

ADMINISTRATIVE DESIGN REVIEW 3033778-EG

722 BROADWAY E, SEATTLE WA 3

Development Objectives

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10 m

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Urban Center: First HIll / Capitol Hill

9 block surrounding

5 min. walk

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E Harrison St.

E Republican St.

E Mercer St

E Roy St

E Aloha St

E Prospect St

Provide mix of 37 street facing and courtyard apartment units Provide 37 long term bicycle parking spaces, 3 short term spaces. Create project with strong sense of community. This project will activate a site that is currently occupied by one single family home along a busy urban street, Broadway E within the North Anchor District of the Capitol Hill neighborhood. This neighborhood is close to commercial district on Broadway and currently experiencing an increase in development with new rental and sale properties in both design and construction phases along this active pedestrian and vehicular thoroughfare. Project includes demolition of residential structure.

BR

OA

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RC

IAL

T H O M A S S T R E E T

M I N I P A R K

Area Map pedestrian / bike path

vehicle access to site

one-way streets

site

bus stop

light rail station

overlay boundary

gas station

school / daycare

grocery store

SITE

SITE

CONTEXT & SITE ANALYSIS

Area Map

T A S H K E N T -P A R K

B R O A D W AY H I L L P A R K

v o l u n t e r p a r k

T H O M A S S T R E E T

G A R D E N S



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Site is zoned LR3(M) within the Capitol Hill Urban Center in Capitol Hill. The site borders an NC3-75(M1) zone and is in a neighborhood that is densifying with a many new mixed use and residential projects under construction or set to start building in the near future. Site lies within the North Anchor District within Capitol Hill.

Zoning Map

U R B A N H U B : F I R S T H I L L / C A P I T O L

Neighboring area is primarily residential: single family, apartments, condominiums and mixed use with some office, restaurant and parking uses with new developments tending residential or mixed use.

Apartment Office

Mixed Use ApartmentCondominiumSingle Family

TownhouseDuplex/Triplex

Restaurant / Retail

SchoolChurch

Gas Station

Typologies/UsagesParking


L R 3 ( M )

N C 1 - 5 5 ( M )

M R ( M )

M R ( M )

M R ( M )N C 3 - 7 5 ( M 1 )




Apartment Building - courtyard

4-story mixed-use building with balconies

Commerical Use: Gas Station

Cornish College of the Arts - White Massing

Neighborhood commerical space

Adjacent single family residence

Landscape buffer near sidewalk for retail

Duplex townhouse unit - quality materials

Lush, 1960’s small condominium building

Single family residence off Harvard Ave E

Variety of architectural styles and uses

6-story Multi-family building precedent

Neighborhood Architectural PrecedentCapitol Hill hosts a variety of architectural styles and a mix of older brick buildings along with newer Multi-family developments clad in cement board, metal and other contemporary materials. Pictures below are from the Capitol Hill area and demonstrate the community context our project resides within.



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Front of Site - Looking east Aerial View Looking Northeast

Southwest corner of site - existing driveway Aerial View Looking Southeast

Northwest corner of siteAerial View Looking West

Aerial View Looking Southwest

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Views Into SiteADMINISTRATIVE DESIGN REVIEW

3033778-EG722 BROADWAY E, SEATTLE WA 7

west elevation

east elevation BROADWAY AVE E

10TH AVE E

SITE

FEDERAL AVE E

E A

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STBIRD’S EYE VIEW - BROADWAY AVE E



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Inviting residential stooped entry

SITE


EAST ELEVATIONSTREET MONTAGE - BROADWAY AVE E

street edge landscape and pathway stairs

existing site and single family

residence

overhead weather protection and recessed entry

E Roy StE Aloha St

SITE

Broadway Crest Apartments

Single FamilySingle FamilySingle FamilySingle FamilyApartment (Co-op)

700 Broadway Apartments



restrained color pallet across from site

Lush street trees and planted sidewalk

edges

high quality materials

retaining wall and rockery to

traverse the grade

ACROSS FROM SITE

WEST ELEVATIONSTREET MONTAGE - BROADWAY AVE E

E Roy St E Aloha StApartment (Mixed Use)

Quest BookshopRetail

Office Condominium Single FamilyApartments Single Family Duplex Duplex Triplex Single Family

ACROSS FROM SITE



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ADDRESS:722 BROADWAY E

PARCEL NO:983120-0660

DESCRIPTION: YESLERS SARAH B-1ST ADDPLAT BLOCK: 5PLAT LOT 6

SITE AREA:5000 SF

ZONING: LR3

STREET:722 BROADWAY E

NO SLOPE ALONG STREET EDGE+346’6” CONC. CURBCONC. SIDEWALK

NO ALLEY

UTILITIES:WATER - STREETSEWER - STREETPOWER - STREETCOMM - STREETTRASH - STREET

TOPOGRAPHY:SITE SLOPES UPHILL, 4’ W>E

HIGHEST POINT - NE CORNERLOWEST POINT - WEST EDGE

ADJACENT BUILDINGS:SOUTH - 201 QUEEN ANNE AVE N5-STORY OFFICE BUILDING

NORTH - 219 QUEEN ANNE AVE N3-STORY APARTMENT BUILDING

WEST - 200 1ST AVE W6 STORY OFFICE BUILDING

349’

346’

346’

350’

Survey and Site Analysis

SITE CONTEXT

PROJECT SITE



CAPITOL HILL DESIGN GUIDELINES

Residential AreasDesign guidelines customized for Capitol Hill’s residential neighborhoods will reinforce human scale, architectural quality, and compatibility with surroundings. Capitol Hill’s residential design guidelines encourage:

respecting the character traits of single family structures in the design of new higher-density infill structures where there is a prevalence of smaller scale, single family structures;

using decorative façade elements to break down the scale and provide pedestrian interest;

structure setbacks, especially on corner sites that create private/public landscaped open space; and

consolidating access points and strongly discourage multiple curb cuts for multifamily and townhouse projects.



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CS2 Urban Pattern and Form1. Streetscape Compatibility:

Maintain and enhance the character and function of a mixed-use, pedestrian-oriented urban village. The character of a neighborhood is often defined by the experience of walking along its streets. How buildings meet the sidewalk helps determine the character, scale and function of the streetscape. The siting of a new building should reinforce the existing desirable spatial characteristics of the Capitol Hill streetscapes.

To contribute more meaningfully within the existing neighborhood, the design has identified a few opportunities to enhance the pedestrian-oriented context including retaining the existing sidewalk width, replacing the street trees in the ROW that will appropriately blend with the streetscape and provide shade during the summer, maintaining the landscaped sidewalk buffer and retaining walls and by providing a well-defined residential entry towards the structure from the sidewalk.

The project, while in a LR3 multi-family zone, borders a NC3-75 zone to the south. The project strives to provide a transition to LR3 zone by breaking up the bulk and scale of the massing and reducing the height of the building along the residential edge to the north. Furthermore, balconies have been developed to reflect some of the architectural character of the neighboring building to the south continuing the development pattern. Roof decks help take advantage of territorial views along the street edge and out towards downtown and the Olympic mountains in the distance.

CS2 Urban Pattern and Form3. Height, Bulk and Scale Compatibility

Preserve and augment the neighbor-hood’sarchitectural qualities, historic character and pedestrian scale. Projects should be compatible with the scale of development anticipated by the applicable Land Use Policies for the surrounding area and should be sited and designed to provide a sensitive transition to nearby, less-intensive zones. Projects on zone edges should be developed in a manner that creates a step in perceived height, bulk and scale between the anticipated development potential of adjacent zones.

DESIGN GUIDELINE DESIGN GUIDELINEDESIGN TEAM RESPONSE DESIGN TEAM RESPONSE

Design Guidelines - Capitol Hill

NEW STREET TREES

STEP DOWN NC3-75 ZONELR3 ZONE

LANDSCAPE DATUM

DATUM

CONTINUE STREET EDGE W/ RETAINING

WALL AND LANDSCAPE

BUFFER



PL2 Walkability2. Pedestrian Open Spaces and Entrances

Maintain and enhance pedestrian scale, activity and comfort. The pedestrian environment (sidewalks, pathways, crossings, entries and the like) should be safe and accessible. Convenient and attractive access to the building’s entry should be provided to ensure comfort and security, paths and entry areas should be sufficiently lighted and entry areas should be protected from the weather. Opportunities for creating lively, pedestrian-oriented open space should be considered.

The pedestrian environment was an important consideration for the project and the entry sequence has been carefully considered in order to promote pedestrian comfort and security by:

- providing a single, welcoming entry porch accessed directly from the sidewalk with views to the open courtyard space beyond- enhancing the sidewalk edge with landscape and retaining walls to provide rich texture and durable materiality - sufficient lighting and cover from the weather

The proposed apartment building will be constructed of high-quality, durable and long-lasting materials that blend well within the neighborhood context. Corten standing-seam siding is proposed to bring a rich texture and color that is a modern interpretation to the beautiful red brick buildings found throughout the neighborhood. White vertical cement board panels will be used at the inset base to lighten up and allow the mass to float above. Additionally, the planter walls at the street edge will be a deep dark brick to further bring detail to the pedestrian experience along the street edge.

DC4 Exterior Elements and Finishes2. 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 to a high quality of detailing are encouraged.

DESIGN GUIDELINEDESIGN GUIDELINE DESIGN TEAM RESPONSEDESIGN TEAM RESPONSE

COVERED ENTRY

MASONRYRETAINING WALL

PERFORATED METAL

CORTEN METAL PANEL

STAINED CEDAR SIDING

PAVERS SIGNAL CHANGE IN MATERIAL FOR ENTRY WALKWAY LANDSCAPED

RETAINING WALL

ENTRYPORCH



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CS2 Urban Pattern and FormD.4,5: Massing Choices / Respect for Adjacent Sites

Strive for a successful transition between zones where a project abuts a less intense zone. In some areas, the best approach may be to lower the building height, break up the mass of the building, and/or matchthe scale of adjacent properties in building detailing. It may be appropriate in other areas to differ from the scale of adjacent buildings but preserve naturalsystems or existing features, enable better solar exposure or site orientation, and/or make for interesting urban form.

Respect adjacent properties with design and site planning to minimize disrupting the privacy and outdoor activities of residents in adjacent buildings.

PL2 WalkabilityB.1,2: Eyes on the Street / Lighting for Safety:

Create a safe environment by providing lines of sightand encouraging natural surveillance through strategic placement of doors, windows, balconies and street-level uses.

Provide lighting at sufficient lumen intensities andscales, including pathway illumination, pedestrian and entry lighting, and/or security lights.

DESIGN GUIDELINE DESIGN GUIDELINEDESIGN TEAM RESPONSE DESIGN TEAM RESPONSE

The design has been considered to best respect adjacent sites while breaking up the bulk/scale through careful erosions of the building’s mass. The northwest corner of the structure has been stepped down in an effort to articulate the zone transition from the south towards the residential existing single family use on the north. Roof decks and balconies on the west and east further erode the structure’s mass and break up the facade. Outdoor activities and amenity space are in areas of less disruption for neighbors, concentrating the main gathering areas either in the back rear yard, the front entry porch or on the roof of the building. The main common roof amenity area has been pulled back from the street to minimize disruption to the surrounding neighbors.

Safety was a priority on the project and sufficient lumen lighting will be used at the entry, the front porch and along the ADA access ramp on the west side of the building. Large amounts of fenestration towards the street and the use of balconies also encourage eyes on the street and natural surveillance to the property, while still remaining welcoming.

Design Guidelines - Citywide

STEP DOWN

FRONT PORCH, LARGE WINDOWS, BALCONIES AND ROOF DECKS

REINFORCE IDEA OF EYES ON THE STREET AND SECURITY

PUSH

BACK

CARVE OUTERODE



Residential use permitted outright.

Lot Area: 5,000 SfProposed total area: 9,920 sfProposed FAR: 9,920/5,000 sf site = 1.984 Complies

Project will comply with all green building performance standards to maximize a proposed FAR factor of 2.0.

Design will comply with these standards.

Proposed structure base height will not exceed: 40’-0”.

Proposed front setback is 5’-0”, complies

Adjustment #1- Rear Setback ReductionReduce Side Setback from 15’-0” to 10’-0”, a 33.33% adjustment requested

North side lot setbackProposed Side Setbacks of 5’-6” min (north)Average side setback of 7.35’, Complies

South side lot setbackProposed Side Setback of 5’-6” minAverage side setback of 7.29’, Complies

Required total: 5,000 sf site area x 25% = 1,250 sfRequired ground floor: 1,250 sf x 50% = 625 sf

Total proposed at ground level: 754sf 754 sf proposed > 625 sf required, Complies

Total Proposed in All Development:

Common amenity at ground level= 754 sfPrivate amenity at units (balconies)= 940 sfCommon amenity at roof level= 1,150 sf

Total Amenity Provided= 2,844 sf2,844 sf proposed > 1,250 sf required, Complies

Proposed Structure Width is 39’-0”Project Complies.

Max Facade Length Allowed: Lot line is 100’-0” deep x 65%= 65’-0” Allowed

Adjustment #2- Max Facade LengthProposed Facade Length Proposed side facade length (north lot) lines is: 68’ (within 15’ of the property line) - Increase by 4.62%

Proposed side facade length (south lot) line is: 67’(within 15’ of the property line) - increase by 3.08%

Proposed design will comply with all light and glare requirements.

No alley abutting site.No parking required per L. of Table B for 23.54.015 regarding all residential uses in an urban center.Project is within the Capitol Hill Urban Center,

No parking proposed.

37 dwelling units proposed= 37 required long-term bicycle parking spaces and 2 short term-spaces.

Total bicycle parking proposed 40 bicycle parking.

Zoning Standard Zoning StandardDesign Team Response Design Team Response

23.45.504: Permitted and Prohibited UsesResidential use permitted in LR3 zone.

23.45.510: Floor Area Ratio (FAR) Limits Per table A for 23.45.510 the FAR for apartment developments in a LR3 zone is 1.5 or 2.0 if the project meets the standards of 23.45.510.C

23.45.510.C: Standards for Higher FARGreen building performance standards

23.45.512: Density Limits - Lowrise ZonesPer table 23.45.512 the unit to lot area ratio for LR3 apartment development is no limit.

23.45.514: Structure HeightPer table 23.45.514 the allowable height for apartment developments within LR3 zones is 30 feet.

23.45.518: Setbacks and SeparationsPer table A 23.45.518 for apartment developments in LR3 zones the setbacks are:

Front: 5’-0” minimumRear: 15’-0” (no alley)Side setbacks > 40’ length: 7’ average, 5’-0” min

23.45.522: Amenity AreaApartment developments in LR zones having the following amenity area requirements:

A.1: The required amount of amenity area for apartment developments in LR zones is equal to 25 percent of the lot area. A.2: A minimum of 50 percent of the required amenity area shall be provided at ground. 4. For apartment development, amenity area required at ground level shall be provided as common space.

23.45.527: Structure Width and Facade LengthPer Table A, Maximum Structure width for an apartment development in a LR3 zone = 150’

Facade length in Lowrise zones:1) The maximum combined length of all portions of façades within 15 feet of a lot line that is neither a rear lot line nor a street or alley lot line shall not exceed 65 percent of the length of that lot line, except as specified in subsection 23.45.527.B.2.

23.45.534: Light and GlareA. Exterior lighting shall be shielded and directed away from adjacent properties.B. Interior lighting in parking garages shall be shielded to minimize nighttime glare on adjacent properties. C. To prevent vehicle lights from affecting adjacent properties, driveways and parking areas for more than two vehicles shall be screened from abutting properties by a fence or wall between 5 feet and 6 feet in height, or a solid evergreen hedge or landscaped berm at least 5 feet in height.

23.45.536: Parking Location, Access and ScreeningB. Location of parking 1. If parking is required, it shall be located on the same lot as the use requiring the parking, except as otherwise provided in this subsection 23.45.536.B. 2. Except as otherwise provided in this subsection 23.45.536.B, surface parking may be located anywhere on a lot except: a. Between a principal structure and a street lot line; b. In the required front setback or side street side setback; and c. Within 7 feet of any street lot line.

Table D for 23.54.015 outlines the bicycle requirements as 1 per dwelling unit for long term parking and 1 per 20 dwelling units for short-term guest parking.

SMC ZONING ANALYSIS



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REQUESTED ADJUSTMENTS DIAGRAM / RATIONALE

AREA NOT COUNTED TOWARDS MAX FACADE LENGTH, NOT WITHIN 15’ OF PL

ADJUSTMENT REQUESTED-INCREASE MAX FACADE LENGTH BY 3’ ON NORTH (4.62%) AND BY 2’ ON THE SOUTH (3.08%)

5’2’

3’

PROPOSED APARTMENT BLDG

Adjustment Rationale

Adjustment Rationale

Adjustment #1- Rear Setback Reduction

Reduce Side Setback from 15’-0” (no alley) to 10’-0”, a 33.3% adjustmentAllowed, per Streamline Design Review (50%)

Adjustment #2- Max Facade Increase

Increase Maximum Facade Length (North) from 65’-0” to 68’-0”, a 4.62% adjustmentIncrease Maximum Facade Length (South) from 65’-0” to 67’-0”, a 3.08% adjustmentAllowed, per Streamline Design Review (10%)

Cited Design Guidelines

Cited Design Guidelines

The proposed design reduces perceived mass by breaking down the scale of the apartment building with the use of erosions on all sides of the mass allowing additional light, air and views through internal and rooftop opportunities. Large planter bio-retention areas on the north and south, while elongate the building, also break down the mass of the project. Additionally, the raised porch fosters a sense of community and creates a more pedestrian friendly space along Broadway Ave E. Tall privacy walls and fences have been eliminated in support of a more open and landscaped buffer between adjacent sites.

While relatively minor, the granted adjustment would meaningfully allow for increased erosion on the north and south facade to comply with minimum standards for common amenity area (north only). These erosions in the mass allow for additional light, air and view opportunities for the units and allow additional landscaping to buffer near the adjacent sites.

The north courtyard area will be adjacent to the front entry porch allowing for a clear pedestrian view through the porch area towards the landscaped courtyard.

33.3% 4.62%, 3.08%1

1

22

ADJUSTMENT REQUESTED-REDUCE REAR SETBACK 33.3%

CS2 Urban Pattern and FormD.4,5: Massing Choices / Respect for Adjacent Sites

Strive for a successful transition between zones where a project abuts a less intense zone. In some areas, the best approach may be to lower the building height, break up the mass of the building, and/or match the scale of adjacent properties in building detailing. It may be appropriate in other areas to differ from the scale of adjacent buildings but preserve natural systems or existing features, enable better solar exposure or site orientation, and/or make for interesting urban form.

Respect adjacent properties with design and site planning to minimize disrupting the privacy and outdoor activities of residents in adjacent buildings.

CS2 Urban Pattern and Form1. Streetscape Compatibility:

Maintain and enhance the character and function of a mixed-use, pedestrian-oriented urban village. The character of a neighborhood is often defined by the experience of walking along its streets. How buildings meet the sidewalk helps determine the character, scale and function of the streetscape. The siting of a new building should reinforce the existing desirable spatial characteristics of the Capitol Hill streetscapes.



DESIGN OPPORTUNITIES

Design Priorities

1 -SETBACK THE BUILDING

2 - CONTINUE STREET EDGE AND LANDSCAPING BUFFER

3 - CARVE OUT / ACCENTUATE ENTRY

4 - BREAK UP THE MASS

5 - ERODE THE ROOF LINE

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4

5

5

3



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Design Aspirations1 Concept - Simple Massing Stepping Down and Eroded2 Punched opening size relating to use within3 Open Front porch welcomes residents and guests4 Random window pattern adds to variety and scale5 Modern, industrial exterior material that relates to context6 Fenestration patterns the facade7 Distinct transition from public to private realm

MATERIALcorten industrial metal paneling related to historic red brick in buildings around the neighborhood, ample glazing facing the street with punched openings to break up the scale of the structure

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3 4

1

6 7

2

FORMsimple mass and form relate to the neighborhood

vernacular through stepped volumes, a raised entry stoop and by preserving the sidewalk edge

and landscaping patterns found on the street

Architectural Massing Concepts | Design Development



Entry Courtyard & Roof DeckLandscape Development

15

6

2

3 74

6

1 Native, drought tolerant plants throughout (layered)2 Raised entry stoop with masonry retaining wall (planted)3 Integrated security and path lighting within landscape4 Variety of hardscape textures to create pattern5 Roof top deck with planters, seating and amenity6 Masonry retaining wall - stacked bond - dark brick or block7 Open front entry porch with wood soffit, lighting and landscape beyond

ENTRYLandscape and hardscape help frame the entry steps and the front porch to the development. The porch is open on three sides and the sight lines have been opened up to the courtyard and landscape beyond.

ROOF DECK AMENITYOn the fourth level, private roof deck spaces are developed from the eroded corners of the building mass at the northwest and southeast corners. Additional common amenity space has been provided on the rooftop (level 5) and space for lounging and dining will be available , showcasing territorial views to the west. Green roofs and a pet relief area will also be incorporated



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PROPOSED DESIGN



RENDERINGS

Broadway East Street View



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RENDERINGS

Broadway East Street View - Activating the Street Edge (Front Porch)



AERIAL PERSPECTIVE

NE View

SW View

SE View

NW View



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SITE PLAN

100’-0” PROPERTY LINE



BASEMENT LEVEL

LEVEL TWO-FOUR

LEVEL ONE

LEVEL FIVE

FLOOR PLANS



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ROOF PLAN

Pet Relief Area / Glass Railings

Variety of Outdoor Living Amenity and Fire pitGreen Planted Roof

Planters and Dining Area

DC3 Open Space ConceptC.2. Amenities and Features

Create attractive outdoor spaces well-suited to the uses envisioned for the project. Use a combination of hardscape and planted landscape to shape these spaces and to screen less attractive areas as needed. Use a variety of features, such as planters, green roofs and decks, and vertical green trellises along with SDOT approved new street trees.



EXTERIOR ELEVATIONS

WEST ELEVATION NORTH ELEVATION

CORTEN STANDING SEAM METAL PANELING

BLACK METAL HANDRAIL W/ GLASS GUARDRAIL

VINYL WINDOW FRAME, TYP. COLOR: WHITE

CEDAR SIDINGSOLID STAIN

PERFORATED METAL SCREENING OVER HEAVY TIMBER STAIR


DARK COLOREDMASONRY RETAINING

WALL


WALL



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EXTERIOR ELEVATIONS

EAST ELEVATION SOUTH ELEVATION

BLACK METAL HANDRAIL W/ GLASS GUARDRAIL

VINYL WINDOW FRAME, TYP. COLOR: WHITE


CORTEN STANDING SEAMMETAL PANELING

CORTEN STANDING SEAMMETAL PANELING




WALL



ARCHITECTURAL MATERIALS

Design GuidelinesMaterials

CORTEN METAL PANEL STAINED CEDAR SIDING MASONRY BLOCKPERFORATED METAL CEDAR SOFFITS

Materials for this project are being selected because of their scale, character and durability. While most of the facade will be cladded with a vertical, corten metal panel, additional materials will be used to define fenestration and provide contrast at the base of the structure.

DC4 A.1. Exterior Elements and Finishes-Exterior Finish Materials:Building exteriors should be constructed ofdurable and maintainable materials that are attractive even when viewed up close. Materials that have texture, pattern, or lend themselves to a high quality of detailing are encouraged.

DC4 A.2. Exterior Elements and Finishes-Climate Appropriateness:Select durable and attractive materials that willage well in Seattle’s climate, taking special care to detail corners, edges, and transitions. Highly visible features, such as balconies, grilles and railings should be especially attractive, well crafted and easy to maintain. Pay particular attention to environments that create harsh conditions that may require special materials and details, such as marine areas or open or exposed sites.

Rainscreen Exterior Stair Screen

Screens the Exterior Stair

Exterior Siding Lower Level ExteriorRetaining Walls



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December 21 March/September 21 June 21SHADOW STUDY



COMMUNITY OUTREACH SUMMARY 722 BROADWAY E - EARLY COMMUNITY OUTREACHNotice of Development: Proposal to develop and construct a (5) story apartment building with approx 30 apartment units along Broadway E.

Project Website: http://www.hybridarc.com/portfolio/722broadwaye

Guided Site Tour Available: Join the architects of the project for a guided site tour at the project location. During this time, the design team will explain more about the project, answer any questions that you might have and address project concerns.

Note that any information collected may bemade public.

Monday, March 18th, 20196:00pm722 Broadway ESeattle, WA

Project Contact:[email protected]

SDCI Project #:3033778-EG

722 BROADWAY E - EARLY COMMUNITY OUTREACHNotice of Development: Proposal to develop and construct a (5) story apartment building with approx 30 apartment units along Broadway E.

Project Website: http://www.hybridarc.com/portfolio/722broadwaye

Guided Site Tour Available: Join the architects of the project for a guided site tour at the project location. During this time, the design team will explain more about the project, answer any questions that you might have and address project concerns.

Note that any information collected may bemade public.

Monday, March 18th, 20196:00pm722 Broadway ESeattle, WA

Project Contact:[email protected]

SDCI Project #:3033778-EG

SUMMARY OF APPROVED OUTREACH METHOD

Below is a summarized documentation of the steps, timeframes and process required for Early Community Outreach per SDCI Director’s Rule 4-2018 and DON Director’s Rule 1-2018.

PRINTED OUTREACH (HIGH IMPACT)●A flyer advertising the guided site walk was hand delivered to all addresses within 500' of the site, at least 14 days ahead of the planned site walk, scheduled for Monday, March 18th at 6:00pm at the site.

ELECTRONIC & DIGITAL OUTREACH (MULTI-PRONGED)

- Basic project webpage was created and hosted by the Hybrid Architecture website- Post on a local, online news outlet (Capitol Hill Blog)- Project emailed to DON staff to be posted on Early Outreach Blog before all other out reach begins- Guided site walk event added to DON’s “Early Outreach for Design Review” calendar

IN-PERSON OUTREACH (HIGH-IMPACT METHOD)

On Monday evening, March 18th, from 6-7 pm, a guided site tour took place on the development site located at 722 Broadway E. The guided site tour took place 2 weeks after the digital and printed outreach methods. During the site visit 4 neighbors showed up to discuss the project. Two members from Hybrid were present to address questions and concerns. A sign in sheet was used and a summary of comments were also gathered. Design Principal of Hybrid Architecture gave a project overview and discussed the plans for development. Time was spent during the discussion to address project setbacks, massing and guiding principles.

COMMUNITY RESPONSE

●+ Rob Humble discussed project goals, broad project overview, and showed imagery of prior work done by Hybrid similar to the scale and massing of what the proposed project would be. A neighbor addressed liking the style of Hybrid’s work; positive, simple, quality of materials and sense of scale – liked the modern design of Hybrid’s work without the “noise”.

●+Density in Seattle was discussed with a priority and focus on key neighborhood. Neighbors were receptive to the change and agreed the neighborhood could support more development, understanding that the area the project is being proposed already has development.

●+The context was discussed and neighbors pointed out key buildings they saw as relevant were Cornish College, Loveless Building, and the old Harvard Theater. The future design was asked to have materiality and quality that resembled to these buildings. It was requested that the color palette, cheaper materials, and entry sequence of the development across the street not be used. Brick was supported as a material, but not cheaper brick / grout that fades and washes out the building.

●+The neighbors were supportive of the MHA upzone in general and supported the project being submitted under the current code. They noted wanting to see more urban planning / master planning from the city of Seattle regarding overall design, utility coordination, landscaping, etc.

+Concerns related to parking: Community members were concerned about access to parking for visitors in the neighborhood but understood and supported the design of people / units over cars / ramps for a site of this size.

+Concerns related to mass and landscaping: ●Rob Humble discussed how the massing of the structure would be broken up into halves; the southern portion would be taller to the south relating to the scale of the apartments and the northern portion would be 1 story shorter relating to the scale of the single family house to the north. The neighbors were supportive of this strategy. ●+Neighbors were supportive of the proposed setbacks. The northern neighbor was receptive to collaboration on design of the hedge on her property. ●+Neighbors encouraged salvaging as much of the existing house as possible, working with Second Use or a similar company during demolition.

+Concerns related to energy: The neighbors requested the building be energy efficient and were receptive to solar panels. They wanted the project to explore options of ductless heat pumps and thermal hot water heating.

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722 Broadway E - Seattle...family home along a busy urban street, Broadway E within the North Anchor...

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