Professional Documents
Culture Documents
15 january 2015
ii
table of contents
1. statement of development objectives
1-9
zoning maps 4
traffic flows and site access
5
axonometric 6
streetscape 7
neighborhood context & design cues
8-9
3. design guidelines
10-15
10-15
4. site analysis
16-17
5. architectural concepts
option 1
option 2
option 3 (preferred)
6. precedents
16
17
18-29
18-21
22-25
26-29
30-31
project summary
owner
cvs pharmacy
developer
velmeir companies
5757 west maple road
suite 800
west bloomfield, mi 48322
downtown
architect
capitol hill
schemata workshop
112 5th ave n, floor 2-south
seattle, wa 98109
(206) 285.1589
contact: peggy heim
mount
baker
west seattle
site
industrial
district
beacon
hill
LEGAL:
BUILDING WIDTH/DEPTH:
Avg. depth of 30, min. depth of 15 from street-level facing facade for NC zones.
Max width of all portions of a structure measured parallel to a north-south street lot line is
275per West Seattle Hunction Hub Urban Village.
SETBACKS:
FRONT:
10 from street lot line along non-arterial north-sout avenues for at least
25% of the lot frontage or 100 of the lot frontage (whichever is less)
SIDE & REAR : 10 for portions of structures above 13 in height to a max of 65; and
1/2 of the width of an abutting alley may be counted as part of the
required setback
PARKING / ACCESS:
OVERLAYS:
West Seattle Junction Hub Urban Village
ECA:
none
SITE AREA:
ALLOWED USES:
ALLOWED FAR:
82 SF
NC3
NC zones
4.5 FAR
DENSITY:
STRUCTURE HEIGHT:
NC3
No density limitations
NC3-85
STREET LEVEL
DEVELOPMENT
STANDARDS:
60% of street facing facade between 2 and 8 above the sidewalk shall be transparent.
Transparent areas of facades shall be designed and maintained to allow unobstructed views from
the outside into the structure.
sw andover st
SF5000
SF5000
sw genesee st
NC2-65
sw oregon st
NC2-40
sw alaska way
site
sw edmunds st
sw hudson st
NC2-30
SF5000
35th ave sw
fauntleroy way sw
california ave
n.t.s.
LR1
NC1
LR2
NC2
LR3
transit access
sw andover st
sw genesee st
bicycle access
sw oregon st
pedestrian overlay
sw alaska way
site
sw edmunds st
sw hudson st
sw dawson st
sw brandon st
sw juneau st
pedestrian overlay
35th ave sw
37th ave sw
fauntleroy way sw
40th ave sw
41st ave sw
california ave
n.t.s.
site
multifamily
single family
roads and surface parking
41s
es
v
ta
h
38t
ve
sw
37t
s
ve
ha
ala
sk
yw
o
ler
n
fau
sw
ay
sw
ed
mu
nd
ss
tre
et
as
tre
et
east streetscape
site
labels
alley
capital loans
west streetscape
cross connector
6
9
sw alaska st
10
Antique Mall
4516 California Ave SW
Building scale
Materiality
site location
sw edmunds st
La Romanza + Pecado
4521 California Ave SW
37th ave sw
38th ave sw
fauntleroy way sw
40th ave sw
41st ave sw
42nd ave sw
n.t.s.
california ave sw
Entry modulation
42nd Ave SW
4100 SW Alaska St
Materiality
Seating
Paving
Landscaping
Canopy
Building overhang
10
ArtsWest
Fleurt
3701 SW Alaska St
Entry modulation
Materiality
Weather protection
Street character
Weather protection
Matador
Materiality
Outdoor seating
Entry modulation
Materiality
11
10
4. Massing Choices: 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.
5. Respect for Adjacent Sites: Respect adjacent properties
with design and site planning to minimize disrupting the
privacy and outdoor activities of residents in adjacent
buildings.
West Seattle Junction Supplemental Guidance
I. Streetscape Compatibility
A pedestrian-oriented streetscape is perhaps the most
important characteristic to be achieved in new development
in the Junctions mixed use areas (as previously defined).
New development particularly on SW Alaska, Genesee,
Oregon and Edmunds Streetswill set the precedent in
establishing desirable siting and design characteristics in the
right-of-way.
i. Reduce the scale of the street wall with well-organized
commercial and residential bays and entries, and reinforce
this with placement of street trees, drop lighting on
buildings, benches and planters.
The west elevations will be modulation and illuminated.
ii. Provide recessed entries and ground-related, small open
spaces as appropriate breaks in the street wall.
The current food-truck will be invited to return to the site,
and the landscape design will support its functionality.
iii. Outdoor power and water sources are encouraged to
be provided in order to facilitate building maintenance and
exterior decorative lighting needs. Conveniently located
sources could also be taken advantage of for special
community events.
III. Height, Bulk and Scale
Current zoning in the Junction has created abrupt edges
in some areas between intensive, mixed-use development
potential and less-intensive, multifamily development
potential. In addition, the Code-complying building envelope
11
12
13
14
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.
A. MASSING
1. Site Characteristics and Uses: Arrange the mass of the
building taking into consideration the characteristics of
the site and the proposed uses of the building and its open
space. In addition, special situations such as very large sites,
unusually shaped sites, or sites with varied topography
may require particular attention to where and how building
massing is arranged as they can accentuate mass and
height.
B. SIGNAGE
1. Scale and Character: Add interest to the streetscape with
exterior signs and attachments that are appropriate in scale
and character to the project and its environs. Signage should
be compatible in character, scale, and locations while still
allowing businesses to present a unique identity.
2. Coordination with Project Design: Develop a signage plan
within the context of architectural and open space concepts,
and coordinate the details with faade design, lighting, and
other project features to complement the project as a whole,
in addition to the surrounding context.
West Seattle Supplemental Guidance
I. Human Scale
i. Signage: Signs should add interest to the street level
environment.
They can unify the overall architectural concept of the
building, or provide unique identity for a commercial space
within a larger mixed-use structure. Design signage that is
appropriate for the scale, character and use of the project
and surrounding area. Signs should be oriented and scaled
for both pedestrians on sidewalks and vehicles on streets.
The following sign types are encouraged:
a. pedestrian-oriented blade and window signs;
b. marquee signs and signs on overhead weather protection;
c. appropriately sized neon signs.
C. LIGHTING
1. Functions: Use lighting both to increase site safety in all
locations used by pedestrians and to highlight architectural
or landscape details and features such as entries, signs,
canopies, plantings, and art.
Pedestrian and landscape supporting lighting is provided.
2. Avoiding Glare: Design project lighting based upon the
uses on and off site, taking care to provide illumination to
serve building needs while avoiding off-site night glare and
light pollution.
D. TREES, LANDSCAPE AND HARDSCAPE MATERIALS
1. Choice of Plant Materials: Reinforce the overall
architectural and open space design concepts through the
selection of landscape materials. Choose plants that will
emphasize or accent the design, create enduring green
15
NC3P-40
sw alaska way
les schwab
building
(existing)
(existing)
whole foods
(new construction)
food trucks
(existing)
SF 5000
NC3-40
parking
parking
4:14 am
(existing)
8:07 am
commercial businesses
(to be demolished)
residence
(existing)
pedestrian
connector
SITE
residence
(existing)
parking
ju n
e2
(existing)
garage
residence
(to be demolished)
(existing)
22
4:15 pm
er
mb
e
c
de
7:57 am
12:00 pm
retail
(existing)
capital loans
(existing)
residence
(existing)
38th street sw
capital loans
parking
alley
fauntleroy way sw
(new construction)
n.t.s.
garage (to be demolished)
16
sw edmunds st
site
sw alaska st
3
site
2
1
site
fauntleroy way sw
sw edmunds st
38th ave sw
n.t.s.
17
section 5 | option 1
Option 1 is configured so that it has a direct
relationship to SW Alaska Street and the development
across Fauntleroy.
A plaza is created to increase pedestrian connectivity
ADA access to the primary entry is provided with
a ramp situated within the plaza.
vehicular circulation
pedestrian circulation
bus stop
parking
facade orientation
alley
whole
foods
parking
parking
plaza
pedestrian
access
n.t.s.
18
alley
fauntleroy way sw
retail
cvs
option 1 | section 5
PARKING
more transparent
more opaque
PLAZA
ENTRY RAMP
1:12 SLOPE
regularized transparency
PRIMARY ENTRY
secondary entry
1
DRIVE-THRU
medium transparency
TRUCK LOADING
LOADING BRIDGE
primary entry
ALLEY
FAUNTLEROY WAY SW
max transparency
n.t.s.
4722 fauntleroy way sw | schemata workshop inc
19
section 5 | option 1
sw alaska way
les schwab
building
(existing)
(existing)
whole foods
(new construction)
relocated les
schwab trailer
food truck
271.0
parking
parking
plaza
275.5
271.2
273.5
271.4
residence
(existing)
pedestrian
connector
cvs
option 1
residence
(existing)
loading area
(off alley)
residence
(existing)
loading bridge
277.0
dumpsters
286.7
fauntleroy way sw
273
279.5
capital loans
parking
(existing)
capital loans
(existing)
sw edmunds st
20
residence
(existing)
38th street sw
(new construction)
alley
retail
n.t.s.
option 1 | section 5
21
section 5 | option 2
Option 2 places the primary entrance so that it has a
direct relationship to the intersection of Fauntleroy
Way SW and SW Alaska Street.
vehicular circulation
bus stop
pedestrian circulation
parking
facade orientation
whole
foods
parking
parking
plaza
pedestrian
access
n.t.s.
22
alley
fauntleroy way sw
retail
cvs
option 2 | section 5
PARKING
more transparent
ENTRY RAMP
1:20 MAX SLOPE
more opaque
PLAZA
PRIMARY ENTRY
regularized transparency
secondary entry
DRIVE-THRU
medium transparency
TRUCK LOADING
LOADING BRIDGE
primary entry
ALLEY
FAUNTLEROY WAY SW
max transparency
n.t.s.
23
section 5 | option 2
sw alaska way
les schwab
building
(existing)
(existing)
(new construction)
relocated les
schwab trailer
food truck
271.0
parking
parking
275.5
271.2
273.5
271.4
residence
(existing)
pedestrian
connector
cvs
option 2
residence
(existing)
loading area
(off alley)
residence
(existing)
loading bridge
277.0
dumpsters
286.7
279.5
capital loans
parking
(existing)
capital loans
(existing)
sw edmunds st
24
residence
(existing)
38th street sw
fauntleroy way sw
273
alley
retail
(new construction)
n.t.s.
option 2 | section 5
25
vehicular circulation
pedestrian circulation
bus stop
parking
facade orientation
whole
foods
alley
parking
parking
plaza
pedestrian
access
n.t.s.
26
alley
fauntleroy way sw
retail
cvs
more transparent
more opaque
PLAZA
increase transparency towards primary entry corner
PRIMARY ENTRY
ENTRY RAMP
1:20 MAX SLOPE
secondary entry
DRIVE-THRU
TRUCK LOADING
LOADING BRIDGE
primary entry
ALLEY
FAUNTLEROY WAY SW
ramp
n.t.s.
27
sw alaska way
les schwab
building
(existing)
(existing)
whole foods
(new construction)
relocated les
schwab trailer
food truck
271.0
parking
parking
plaza
275.5
271.2
273.5
271.4
residence
(existing)
pedestrian
connector
cvs
option 3
residence
(existing)
loading area
(off alley)
residence
(existing)
loading bridge
277.0
dumpsters
286.7
fauntleroy way sw
273
279.5
capital loans
parking
(existing)
capital loans
(existing)
sw edmunds st
28
residence
(existing)
38th street sw
(new construction)
alley
retail
n.t.s.
29
section 6 | precedents
project name
CVS Wallingford
architects
Schemata Workshop
location Seattle, WA
30
project name
CVS Queen Anne
architects
Schemata Workshop
location Seattle, WA
precedents | section 6
project name
Eastlake Mixed Use
architects
Schemata Workshop
location Seattle, WA
project name
Cosmotology Institute
architects
Schemata Workshop
location Seattle, WA
Retrofit
31