solterra perch - edg presentation

8/20/2019 SolTerra Perch - EDG Presentation

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PEDPD# 3


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SOLTERRA | Who We Are

CORE VALUES:

◌ RECONNECT PEOPLE TO NATUR◌

PROMOTE A SUSTAINABLE URB◌ PROMOTE COMMUNITY AND UR◌ FOSTER LOCAL/SMALL BUSINE

ALL WHILE CREATING BEAUTIFULAND HIGHLY ENERGY EFFICIENT


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CONCEPT

PERCH

noun \ˈpərch\◌ A PLACE TO REST◌ A VANTAGE POINT FROM WHICH TO OBSERVE◌ A PROMINENT POSITION

INSPIRED BY THE ARCHITECTURE OF BIRDS NESTSFOCUSED OUTWARDS TO THE NATURAL BEAUTY OF THE SOUND


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SITE CONTEXT | Location

West Seattle | 1250 - 1262 Alki Ave. SW


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SITE CONTEXT | Historical Progression

1946SINGLE FAMILY / 1-2 STORIES MULTIFAMILY / 5-6 STORIES

Historic Trend Towards Density + Midrise Residential


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Present - Building UseSINGLE FAMILY COMMERCIAL


MULTIFAMILY


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Present - Height1-2 STORIES 3-4 STORIES

Historic Trend Towards 5-6 Story Development

5-6 STORIES


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SITE CONTEXT | Zoning Info

MR

NC2-65

LR3

SF 7200

SF 5000

ZONING RECAP:

◌ DEVELOPABLE PA◌ HILLSIDE PORTIO

(NOT BEING DEV

ZONING OVERLA

◌ SHORELINE JUR◌ ALKI AREA PARKI◌ ARCHAEOLOGICA

ADDITIONAL MAXIMAND MINIMUM PARZONING

Most of Alki Ave Currently Zoned for Midrise Residential


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SITE CONTEXT | Development Patterns

5 RESIDENTIAL STORIES OVER PARKING / SUPPORTTOWERS SET BACK FROM STREET WITH LANDSCAPING

GROUND FLOOR AND TOP FLOOR DIFFERENTIATIONMIX OF INSET AND PROJECTING BALCONIES ADD TEXTURE

BUILDING BROKEN UP INTO SMALLER FACADESPLANE CHANGES AND DIFFERENCES IN FENESTRATION

Proposed Development Will Be Informed By Existing Context


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SITE CONDITIONS | Existing Conditions

SITE

Site Panorama + Photos of Existing Context


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SITE CONDITIONS | Hillside

ENVIRONMENTALLY CRITICAL OVERLAYS:

LIQUEFACTION ZONE, STEEP SLOPE AREA, POTENTIAL + KNOWN SLIDE A

INITIAL RECOMMENDATIONS BY GEOENGINEERS:

◌ SITE CHALLENGES ARE KNOWN AND MANAGEABLE◌ PROPOSED APPROACH IS GEOTECHNICALLY FEASIBLE◌ SEVERAL SHORING APPROACHES ARE VIABLE TO STABILIZE HILLSIDE BAS WELL AS AFTER OCCUPANCY◌ WITH RIGHT APPROACH, HILLSIDE CAN BE LEFT IN A MORE STABLE STA

Hillside Stabilization Concept Strategies

STEEP SLOPE

STEEP SLOPE B

DEVELOPMENT PARCEL


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SITE CONDITIONS | Exceptional Trees

INITIAL ARBORIST’S REPORT FINDINGS

◌ NO EXCEPTIONAL TREE LOCATED ON SITE◌ DRIPLINE OF AN EXCEPTIONAL TREE EXTENDS ONTO SITE WITHIN A SETBACK◌ ROOT SYSTEM CONTAINED BY AN EXISTING RETAINING WALL◌ NO PROPOSED OPTIONS REMOVE OR DISTURB THE TREE◌ ANY DISRUPTION OF EXISTING RETAINING WALL TO BE COORDINATED WITH A MORE DETAILED REPORT

Arborist’s Report Summary

DEVELOPMENT PARCEL

EXCEPTIONAL TREE

EXIST. RETAINING WALL


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SITE CONDITIONS | General Overview

Site Setbacks + Buffers / Concept Site Section

DEVELOPABLE AREA

MR ZONED PORTION

STEEP SLOPESF ZONED PORTION

STRUCTURED PARKING

ENTRY / LOBBY / SUPPORT

RESIDENTIAL FLOORS


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COMMUNITY COMMENTS & CONCERNS

◌ PRESENTED THREE INITIAL MASSING OPTIONS

◌COMMUNITY COMMENTS:

UNIT COUNTUNIT MIXNOISE SPREADVIEW SIGHT LINESHILLSIDE ISSUESTRAFFIC AND PARKING

◌ TWO ORIGINAL OPTIONS REMAIN, ONE NEW OPTION WAS CREATED TO BETTER INCORPORATE THAT FEEDBACK

Community Comments & Concerns


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OPTION 1 | Massing

Street perspective

Massing Development & 3D Views

Community Comments:◌ NOISE TRANSMISSION CONCERNS WITH UNENCLOSED CIRCULATION◌ TWO CURB CUTS WILL BE REQUIRED


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OPTION 1 | General Information

Conceptual Floor Plans

Typical Floor

Roof Plan

Ground Floor

Ramp To Parking

Retail

L o b b y

Office

Common

Mech.

Bike

Supp.

T


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OPTION 2 | Massing


Community Comments:◌ OVERALL MASSING STILL FEELS LARGER THAN SCALE OF NEIGHBORHOOD


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OPTION 2 | General Information


Typical Floor

Roof Plan

Ground Floor

Ramp ToParking

Office

C o m m o

n

TrashSupp.

Bike

RetailParking


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COMMUNITY COMMENTS & CONCERNS

◌ GENERAL RESPONSE TO COMMUNITY COMMENTS IN PREFERED MASSING SCHEME [OPTION 3]:

UNIT COUNT REDUCED OVERALL UNIT COUNT BY APPROXIMATELY 20

UNIT MIX HIGHER PERCENTAGES OF 2- AND 3-BEDROOM UNITS THAN ORIGINALLY PROPOSED

NOISE SPREAD CORRIDOR AND EXTERIOR COMMON SPACES MOVED TO CENTER OF SITE AND SCREENED

VIEW SITE LINES CORNERS HAVE BEEN RECESSED FROM ALLOWED SETBACKS TO BETTER RESPOND TO NEDEVELOPMENTS AND SIGHT LINES

TRAFFIC AND PARKING A SINGLE IN/OUT CURB CUT TO MINIMIZE FLOW DISRUPTION ON ALKI WHILE ALSO PROVIDPARKING FOR THE PROJECT

Response to Community Comments & Concerns


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[PREFERRED] OPTION 3 | Massing



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[PREFERRED] OPTION 3 | General Information


Typical Floor

Roof Plan

Ground Floor

Off. Common

Trash

Bike

RetailParking

Mech.

PublicCarshare

Fit.


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[CODE COMPLIANT] OPTION 4 | Massing


Challenges:◌ NOT POSSIBLE TO HOUSE PROGRAM AND RETAIN BREAK IN THE FRONTFACADE CREATING A MORE MONOLITHIC APPEARANCE

◌ CENTRAL COURTYARD BECOMES VERY TIGHT AND INHOSPITABLE◌ FAR LESS OPPORTUNITY FOR EFFECTIVE DAYLIGHTING AND

CROSS-VENTILATION


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DEPARTURES

Building Width Departure Details

23.45.528 - STRUCTURE WIDTH A

MIDRISE ZONES GREATER THAN 9,

A. THE WIDTH OF PRINCIPAL STRU150 FEET.

DEPARTURE REQUESTED:

◌ 175’-0” OF NON-CONTINUOUS ST

FACTORS TO CONSIDER:

◌ SITE IS 200’ LONG◌ A SHORTER FACADE LEAVES A PUNDEVELOPED◌ SEPARATE BUILDINGS WITH REPELEMENTS ARE IMPRACTICAL◌ ANGLED BUILDING MEASURED O

ADVANTAGES OF ALLOWING DEPAR

◌ EXTRA WIDTH ALLOWS FOR BRE(CS2.D.1)(DC2.A.2) DC3.C.2)◌ EXTRA WIDTH ALLOWS FOR A LACOURTYARD (PL.A.1-2) (DC3.B.3)◌ GENEROUS PATH TO INTERIOR C◌ ACKNOWLEDGES LAND FORM BE◌ ALLOWS FOR MORE INTERESTINDRAINAGE (CS1.E.1-2)

WITHOUT DEPARTURE WITH DEPARTURE

149’-8” 175’-0”

163’-3”

DEPARTURES


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Building Depth Departure Details

23.45.528 - STRUCTURE W

LOTS IN MIDRISE ZONES GR

FEET IN SIZE

B.1. THE DEPTH OF PRINCIEXCEED 75 PERCENT OF TON A 120’-0” DEEP LOT]

DEPARTURE REQUESTED:

◌ 106’-0” OF BUILDING DEPORTHOGONALLY

FACTORS TO CONSIDER:

◌ ONLY A PORTION OF THE ◌ THE HILLSIDE BEHIND IS◌ THE HILLSIDE IS NOT DEV◌ THE EXTRA DEPTH IS NOT◌ MEASURING AN ANGLED B

ADDITIONAL DEPTH◌ ADDITIONAL DEPTH AT THOCCUR AT THE UPPER LEVE

ADVANTAGES OF ALLOWING

◌ A SPLAYED OPEN BUILDIN◌ A DEEPER, MORE SPACIO

WITHOUT DEPARTURE WITH DEPARTURE

8 9 ’ - 8 ” 9

0 ’ - 0 ”

1 0 5 ’ - 5 ”

[PREFERRED] OPTION 3 | Highlights


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PREFERRED OPTI

1. BUILDING CFROM MINIPRESERVE

2. CIRCULATIO

CORE TO RTRANSMISS

3. ACTIVE ARECENTER OF

4. PLANTINGSEDGE OF R(CS2.D.5)

5. VIEWS INTOSPACE ADDSTREET (D

6. COURTYARDWINDOWS FOR CROSSDAYLIGHTIN

Preferred Option Advantages

1

2

3

4

5


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WE WELCOME ALL COMMEN

Thank You

solterra perch - edg presentation

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