SLIDE 1
1903 YALE PL E / 1823 EASTLAKE AVE E SEATTLE DESIGN COMMISSION - - PowerPoint PPT Presentation
1903 YALE PL E / 1823 EASTLAKE AVE E SEATTLE DESIGN COMMISSION - - PowerPoint PPT Presentation
E HOWE STREET SUBTERRANEAN VACATION 1903 YALE PL E / 1823 EASTLAKE AVE E SEATTLE DESIGN COMMISSION PRESENTATION 20 FEBRUARY 2014 Property Owner / Petitioner Architect/ Contact Landscape Architect Artist Inhabit Eastlake LLC Bushnaq Studio
SLIDE 2
SLIDE 3
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
03 INTRODUCTION
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
COMMUNITY MEETINGS
Invitation to Public Meeting on December 3, 2013 Public Meeting on December 3, 2013 at TOPS Seward Public School Community meetings to date with members of Eastlake community: May 16, 2013 Breakfast Meeting July 11, 2013 Breakfast Meeting July 24, 2013 Early Design Guidance Meeting December 3, 2013 Public Meeting February 18, 2014 Breakfast Meeting
SLIDE 4
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
04 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
PROJECT SUMMARY
73'-5" 121'-3" 30'-0" 1823 EASTLAKE AVE E OWNER: INHABIT EASTLAKE LLC APN: 3383900125 1902 FAIRVIEW AVE E NER: INHABIT EASTLAKE LLC APN: 4088802645 1900 FAIRVIEW AVE E NER: STATE OF WASHINGTON APN: 4088802640 1975 YALE PL E NER: INHABIT EASTLAKE LLC APN: 2025049039 1995 YALE PL E ER: INHABIT EASTLAKE LLC APN: 2025049038 PORTION OF ROW PROPOSED FOR BELOW GRADE VACATION 1818 FAIRVIEW AVE E WASHINGTION REAL ESTATE HOLDINGS APN: 4088802655
E HOWE ST ROW YALE PL E EASTLAKE AVE E E BLAINE ST
1910 FAIRVIEW AVE E BSOP1 LLC APN: 2025049040
FAIRVIEW AVE E
1823 EASTLAKE AVE
PROJECT GOALS
Pedestrian oriented mixed use project cen- tered around an at grade urban park in the unimproved E Howe Street ROW. Vibrant small scale commercial activity at street level and maximum light, air and open space to each residential unit.
PROPOSED SUBTERRANEAN VACATION
Eastern portion of the unimproved E Howe Street right-of-way (ROW) between Eastlake Ave E and Fairview Ave E. 3,023 SF of subterranean ROW 30’ by approximately 121’
USE OF VACATED ROW
Subterranean portion of ROW to be developed as part of structured below grade parking associated with the adjacent development sites.
N
1903 YALE PL E
SLIDE 5
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
05 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
SECTION THROUGH ROW
L2 + 68'-0" L3 + 77'-5" L4 + 86'-10" ROOF + 96'-9" L2 L3 L4 ROOF L1 + 56'-6"
+ 70'-9" + 80'-2" + 89'-7" + 99'-6" + 57'-6"
L1
+ 55'-0"
L2 L3
+ 70'-9" + 80'-2" + 57'-6"
L1
50’-0”
RES RES RES RES COMM PARKING RES RES
- RES. LOBBY
EASTLAKE SITE YALE SITE UNIMPROVED E HOWE ST
PROPOSED SUBTERRANEAN VACATION
Portion of ROW that starts at approximately 6’ below grade at elevation 50’. 18” diameter augur cast piles required due to soil quality. 38’ - 48’ deep depending on soil quality at each pile location. 12 piles located in proposed vacation.
PROPOSED VACATION STARTS AT TOP OF STRUCTURED PARKING 30’-0”
SLIDE 6
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
06 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
DEVELOPMENT PROPOSAL
➊ EASTLAKE SITE
±62,000 SF mixed-use building 4-story, 44’ building height 5 live-work units (5,200 SF) 58 apartments (36,500 SF) ±10,600 SF below grade parking (includes ½ of ROW)
➋ E HOWE ST ROW
At grade: 4,124 SF ROW (entire 30’ width of ROW abutting the development site) to be developed as a publicly accessible open space park. Below grade (starting at elevation 50’-0”): 3,023 SF of ROW abutting development sites to be devel-
- ped as part of structured below grade parking.
➌ YALE SITE
±38,000 SF mixed-use building 44’ height maximum 1 commercial space (2,100 SF) 1 live-work unit (720 SF) 32 apartments (21,100 SF) 7,100 SF below grade parking (includes ½ of ROW)
➊ ➋ ➌
YALE PL E E H O W E S T EASTLAKE AVE
N
SLIDE 7
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
07
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
URBAN DESIGN MERIT
LAKE VIEW CEMETERY
➊ SUBTERRANEAN VACATION SUPPORTS URBAN-SCALE PEDESTRIAN NET-
WORK - CAPITOL HILL TO EASTLAKE AND THE CHESHIAHUD LAKE UNION LOOP BY WAY OF THE HOWE STREET STEPS.
➋ SUBTERRANEAN VACATION CREATES BEST OPPORTUNITIES FOR A SAFE,
ACTIVE AND PEDESTRIAN-ORIENTED STREETSCAPE WITHIN EASTLAKE.
SLIDE 8
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
08 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
HOWE STREET HILLCLIMB CONNECTS EASTLAKE AND CAPITOL HILL
LAKE VIEW CEMETERY EASTLAKE
CAPITOL HILL
LAKE UNION Longest urban stairway in Seattle extends from 10th Avenue to Colonnade Park
B R O A D W A Y 1 T H A V E
t o Volunt eer Park t o Volunt eer Park View overlooking Louise Boren Park
←
TERRY PETTUS PARK COLONNADE PARK
E HOWE ST YALE PL E
EASTLAKE
YALE PL EASTLAKE FAIRVIEW
LAKE VIEW CEMETERY
B R O A D W A Y 1 T H A V E
t o Volunt eer Park t o Volunt eer Park View overlooking Louise Boren Park
←
K PARK COLON ONNADE P ONNADE P COLO
HOWE ST E E H EASTLAKE
←
➍ ➌ ➋ ➊ ➎ ➏
Popular jogging path Cheshiahud Lake Union Walking Loop Howe Street Steps
SLIDE 9
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
09 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
HOWE STREET HILLCLIMB: 10TH AVE E TO LAKEVIEW BLVD E
EASTLAKE
CAPITOL HILL
LAKE UNION
➊ Howe Street Steps east of I-5 at the base of Lakeview Blvd looking up to Capitol Hill
B R O A D W A Y 1 T H A V E E HOWE ST YALE PL E
EASTLAKE
YALE PL EASTLAKE
➊
FAIRVIEW B R O A D W A Y 1 T H A V E HO E HOWE ST
➍ ➌ ➋ ➊
COLONNADE PARK TERRY PETTUS PARK
EASTLAKE
➎ ➏
Popular jogging path Cheshiahud Lake Union Walking Loop Howe Street Steps
SLIDE 10
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
10 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
HOWE STREET HILLCLIMB: COLONNADE PARK
CAPITOL HILL
LAKE UNION
➋ Howe Street Steps in Colonnade Park under I-5
B R O A D W A Y 1 T H A V E
➋
E HOWE ST YALE PL E YALE PL EASTLAKE FAIRVIEW B R O A D W A Y 1 T H A V E HO E H EASTLAKE OWE ST
➍ ➌ ➋
EASTLAKE COLONNADE PARK TERRY PETTUS PARK
➊ ➎ ➏
Popular jogging path Cheshiahud Lake Union Walking Loop Howe Street Steps
SLIDE 11
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
11 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
HOWE STREET HILLCLIMB: E HOWE ST WEST OF EASTLAKE AVE E
➌ E Howe St west of Colonnade Park - View to Eastlake Ave E and Project Site
CAPITOL HILL
LAKE UNION
B R O A D W A Y 1 T H A V E E HOWE ST YALE PL E YALE PL EASTLAKE
➌
FAIRVIEW B R O A D W A Y 1 T H A V E HO E H EASTLAKE OWE ST
➍ ➌ ➋
EASTLAKE COLONNADE PARK TERRY PETTUS PARK
➊ ➎ ➏
Popular jogging path Cheshiahud Lake Union Walking Loop Howe Street Steps
SLIDE 12
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
12 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
HOWE STREET HILLCLIMB: UNIMPROVED E HOWE ST ROW
➍ E Howe St vehicular passage ends at Eastlake Avenue E - View to existing conditions at project site along Eastlake
CAPITOL HILL
LAKE UNION
B R O A D W A Y 1 T H A V E E HOWE ST YALE PL E YALE PL EASTLAKE
➍
FAIRVIEW B R O A D W A Y 1 T H A V E HO E H EASTLAKE OWE ST
➍ ➌ ➋
EASTLAKE COLONNADE PARK TERRY PETTUS PARK
➊ ➎ ➏
Popular jogging path Cheshiahud Lake Union Walking Loop Howe Street Steps
SLIDE 13
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
13 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
HOWE STREET HILLCLIMB: EXISTING STAIR AND PARKING LOT
➎
CAPITOL HILL
LAKE UNION
➎ Termination of steps into parking lot at Fairview
B R O A D W A Y 1 T H A V E E HOWE ST YALE PL E YALE PL EASTLAKE FAIRVIEW B R O A D W A Y 1 T H A V E HO E H EASTLAKE OWE ST
➎ ➍ ➌ ➋ ➊
EASTLAKE COLONNADE PARK TERRY PETTUS PARK
➏
Popular jogging path Cheshiahud Lake Union Walking Loop Howe Street Steps
SLIDE 14
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
14 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
HOWE STREET HILLCLIMB: CHESHIAHUD LAKE UNION LOOP
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LAKE UNION
➏ Cheshiahud Lake Union Loop
B R O A D W A Y 1 T H A V E E HOWE ST YALE PL E YALE PL EASTLAKE FAIRVIEW B R O A D W A Y 1 T H A V E HO E H EASTLAKE OWE ST
➍ ➌ ➋ ➊
EASTLAKE COLONNADE PARK TERRY PETTUS PARK
➎ ➏ ➏
Popular jogging path Cheshiahud Lake Union Walking Loop Howe Street Steps
SLIDE 15
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
15 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
12-BLOCK STUDY: SITE LOCATION
➊ ➋
E H O W E S T Y A L E P L A C E E E B L A I N E S T
F R A N K L I N A V E E
FAIRVIEW AVE E
COLONNADE
➋
E C E E
major vehicular and bus route
EASTLAKE AVENUE E F R A N K L I N P L E MINOR AVE E
E NEWTON ST B O Y L S T O N A V E E I-5
OLONNADE C COLONNADE PARK TERRY PETTUS PARK
➊ 1903 Yale Place E ➌ ➌ E Howe St ROW (1818 Fairview Ave E - by others) ➋ 1823 Eastlake Avenue E
SLIDE 16
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
16 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
12-BLOCK STUDY: CARS ON E HOWE ST
➊ ➋
E H O W E S T Y A L E P L A C E E E B L A I N E S T
F R A N K L I N A V E E
FAIRVIEW AVE E
COLONNADE
➋
E C E E
major vehicular and bus route
EASTLAKE AVENUE E F R A N K L I N P L E MINOR AVE E
E NEWTON ST B O Y L S T O N A V E E I-5
OLONNADE C COLONNADE PARK TERRY PETTUS PARK
➊ 1903 Yale Place E ➌ ➌ E Howe St ROW (1818 Fairview Ave E - by others) ➋ 1823 Eastlake Avenue E
SLIDE 17
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
17 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
12-BLOCK STUDY: PEDESTRIANS ON E HOWE ST
➊ ➋ ➌ ➍
E H O W E S T Y A L E P L A C E E E B L A I N E S T
F R A N K L I N A V E E
FAIRVIEW AVE E
COLONNADE
➋ ➍
E C E E
major vehicular and bus route
EASTLAKE AVENUE E F R A N K L I N P L E MINOR AVE E
E NEWTON ST B O Y L S T O N A V E E I-5
OLONNADE C COLONNADE PARK TERRY PETTUS PARK
➌ E Howe St ROW (1818 Fairview Ave E - by others) ➊ 1903 Yale Place E ➍ E Howe St ROW (below grade street vacation) ➋ 1823 Eastlake Avenue E
SLIDE 18
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
18 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
➊ ➋
E H O W E S T E NEWTON ST Y A L E P L A C E E
➋
E C E E E B L A I N E S T
F R A N K L I N A V E E F R A N K L I N A V E E
EASTLAKE AVENUE E FAIRVIEW AVE E
major vehicular and bus route
F R A N K L I N P L E BOYLSTON AVE E MINOR AVE E
12-BLOCK STUDY: STREET GRID & CIRCULATION
F R F R BOYLSTON AVE E I-5
COLONNADE PARK (below) TERRY PETTUS PARK KEYPLAN Popular jogging path Cycle Track (protected bike lane) Bus Stop Neighborhood Greenway Bike Route Cheshiahud Lake Union Walking Loop
➌ E Howe St ROW (1818 Fairview Ave E - by others) ➊ 1903 Yale Place E ➍ E Howe St ROW (below grade street vacation) ➋ 1823 Eastlake Avenue E ➌ ➍
SLIDE 19
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
19 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
EXISTING CONDITIONS: AERIAL VIEW FROM SOUTH
E A S T L A K E A V E E F A I R V I E W A V E E Y A L E P L E E HOWE ST E B L A I N E S T
SLIDE 20
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
20 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
EXISTING CONDITIONS: AERIAL VIEW FROM EAST
EASTLAKE AVE E E BLAINE ST F A I R V I E W A V E E YALE PL E E HOWE ST
SLIDE 21
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
21 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
EXISTING CONDITIONS: AERIAL VIEW FROM WEST
EASTLAKE AVE E FAIRVIEW AVE E YALE PL E E HOWE ST E BLAINE ST
SLIDE 22
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
22 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
EXISTING CONDITIONS: STREETSCAPE
➊ ➋
K e y -
➋ ➊
View of site along Eastlake Ave E View of site along Yale Pl E
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BUSHNAQ STUDIO ARCHITECTURE +DESIGN
23 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
EXISTING CONDITIONS: ARTERIAL VIEWS
➊ ➋
View looking north on Eastlake Ave E View looking south on Eastlake K e y -
➋ ➊
SLIDE 24
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
24 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
PORTION OF ROW IN BELOW GRADE VACATION PROJECT BOUNDARY EXISTING PRIVATE BELOW GRADE ELECTRICAL AND TELECOM LINES TO BE DEMOLISHED AS PART OF THE PROJECT EXISTING OVERHEAD POWER WILL NOT AFFECT BELOW GRADE STREET VACATION. RELOCATION MAY BE NEEDED AS PART OF PROJECT. NO PUBLIC SANITARY SEWER MAINS OR PRIVATE LATERALS, STORM DRAINAGE UTILITIES, PUBLIC OR PRIVATE WATER UTILITIES WITHIN HOWE ST ROW.
UTILITY IMPACTS
SLIDE 25
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
25 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
BASEMENT PLAN WITH VACATION
➊ Single 22’ curb cut at Yale Site. ➋ 64 parking spots
60% of parking ratio for residents. Efficient parking layout
➌ Shared utilities ➍ Generous bike storage
S i n g l e P a r k i n g I n g r e s s / E g r e s s EASTLAKE AVE
➊ ➋ ➌ ➌ ➍ ➍
N
Vacation does not result in an increase of develop-able land.
YALE PL E
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BUSHNAQ STUDIO ARCHITECTURE +DESIGN
26 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
STREET LEVEL/FIRST FLOOR PLAN WITH VACATION
P a r k i n g I n g r e s s / E g r e s s YALE PL E E H O W E S T EASTLAKE AVE
➊ ➋ ➋ ➋ ➌ ➍ ➍
N
➊ Single parking access from Yale Pl E ➋ Three curbcuts eliminated ➌ Street parking provided. ➍ Safer pedestrian environment. ➎ Street Level Live-work units with patios ➏ Residential courtyard ➎ ➎ ➎ ➏ ➏ ➏
SLIDE 27
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
27 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
BASEMENT PLAN WITHOUT VACATION
Y A L E P L . E .
33 PARKING SPACES 1 2 P A R K I N G S P A C E S
LIVE/WORK GARAGE G A R A G E L/W L/W TRASH R E S
UNIMPROVED HOWE ST RIGHT OF WAY
➊ Two-way curb cuts on Yale and Eastlake. ➋ 30-45 parking spaces total.
Inefficient parking layout. Parking spaces reduced by 1/3 to 1/2
➌ Separate utility connections and infrastructure.
P a r k i n g I n g r e s s / E g r e s s Parking Ingress/ Egress
➊ ➊ ➋ ➋ ➌ ➌
N
YALE PL E EASTLAKE AVE
SLIDE 28
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
28 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
STREET LEVEL/FIRST FLOOR PLAN WITHOUT VACATION
Parking Ingress/ Egress
➊ ➋ ➌
N
➊ Two parking ingress/egress
22’ wide curb cut on Eastlake and Yale Heavier vehicular movement on Eastlake
➋ Elimination of (2) street trees
Less safe for pedestrians.
➌ Elimination of live-work patio ➍ Residential courtyard eliminated
P a r k i n g I n g r e s s / E g r e s s YALE PL E E H O W E S T EASTLAKE AVE
➊ ➍
SLIDE 29
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
29 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
STREET LEVEL/FIRST FLOOR PLAN WITH VEHICLES ON E HOWE ST
SERVICE AREA INGRESS/ EGRESS
N
Parking Ingress/ Egress P a r k i n g I n g r e s s / E g r e s s YALE PL E E H O W E S T EASTLAKE AVE
35’
➊ ➋ ➌ ➊ Elimination of at grade public open space as proposed ➋ Introduction of 5-way intersection ➌ Private land required for SDOT turnaround
(35’ radius per SDOT standards)
SLIDE 30
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
30 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
TRAFFIC STUDY
Estimated net change at full build-out of the project. 125 fewer daily vehicular trips 8 new a.m. peak hour vehicular trips 7 fewer p.m. peak hour vehicular trips All existing driveways would be removed Utilization of the existing center two-way left turn lane would be reduced Conflict with existing pedestrian mobility along the sidewalk and crossing Eastlake Avenue E would be improved or eliminated all together Review of the below-grade street vacation for vehicular access purposes would not impact public circulation or private property access and is recommended to improve the overall pedestrian environment and general public safety as an overall site vicinity benefit.
Conclusion
New trips would have negligible level of service impacts at the intersection
- f Eastlake Avenue E and Yale Place E/E Howe Street.
City code does not require the project to build any off-street parking (based
- n its location and proximity to transit), but the project proposes to provide
65 on-site parking stalls to accommodate expected parking demand. Within this analysis, parking demand was estimated using published ITE parking rates, with a range of on-street demand of between 19 and 27 stalls depending upon the time of day. With on-street parking supply along street frontages that would be provided as part of the project (16 stalls), estimated net impacts to vicinity on-street parking is estimated at between 3 and 11 on-street parking stalls.
SLIDE 31
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
31 URBAN DESIGN MERIT
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
URBAN DESIGN MERIT MATRIX
POSITIVE BENEFIT NEGATIVE IMPACT POSITIVE BENEFIT NEGATIVE IMPACT POSITIVE BENEFIT NEGATIVE IMPACT
Community
- 1. Pedestrian path from Howe St
Hillclimb to Cheshiahud Loop significantly diminished by addition
- f culdesac on E Howe St.
- 2. Project imposes greatest demand
- n on-street parking.
- 2. Potential for Eastlake Ave E
diminished.
- 1. Complete pedestrian connection of
Howe St Hillclimb and Cheshiahud Loop.
- 2. View corridor down E Howe St to
Lake Union.
- 1. Minimum development of E Howe
St ROW pemitted - 6' side walk and stair.
- 2. Project imposes greater demand
- n on-street parking.
- 3. Potential for Eastlake Ave E
diminished.
- 1. Complete pedestrian connection of
Howe St Hillclimb and Cheshiahud Loop.
- 2. View corridor to Lake Union.
- 3. New public open space created in
Eastlake - full development of East Howe ST ROW possible.
- 4. Largest amount of below grade
parking/least parking impact on street.
- 5. Most pedestrian-friendly
streetscape along Eastlake Pedestrian
- 1. 5-way intersection at Eastlake, Yale
and Howe diminishes crossing safety at Eastlake Ave E.
- 1. Added curb cut on Eastlake Ave E
diminshes safety for pedestrians.
- 2. Eastlake Ave E pedestrian
streetscape diminished - loss of street trees, view courtyards, live-work patio.
- 1. Completion of popular pedestrian
route from Capitol Hill to Eastlake, Howe St Steps to Cheshiahud Loop
- 2. Street grid reclaimed for
pedestrians.
- 1. Added curb cut on Eastlake Ave E
less safe for pedestrians.
- 2. Eastlake Ave E pedestrian
streetscape diminished - loss of street trees, view courtyards, live-work patio.
- 1. Completion of popular pedestrian
route from Capitol Hill to Eastlake, Howe St Steps to Cheshiahud Loop
- 2. Street grid reclaimed for
pedestrians.
- 3. Safest, most hospitable pedestrian
environment at Eastlake Ave, Yale Place and Howe St. Bicycle
- 1. 5-way intersection and
added curb cut diminish safety for cyclists.
- 1. Added curb cut diminish safety for
cyclists.
- 1. No vehicle curb cuts on Eastlake
- 1. 5' curb cut provided for trash pick
up at Eastlake Site. Vehicle - Traffic
- 1. 5-way intersection potentially
confusing and dangerous vehicular without added access or convenience.
- 1. Potential increase of vehicular
traffic on Eastlake due to added curb cut.
- 1. Overall reduction of vehicular
traffic as a result of project build out. Vehicle - Parking
- 1. Greatest demand for on-street
parking.
- 1. Greater demand for on-street
parking.
- 1. Least demand for on-street
parking. Building
- 1. 70' turnaround significantly
reduces building efficiency on already difficult site.
- 1. Fewer parking spaces within
building.
- 2. Fewer street parking spaces.
- 3. Separate parking access for each
site.
- 4. Elimination of residential courtyard
and live-work patio. Elimination of street trees.
- 1. Largest number of on-site parking
spaces.
- 2. Largest amount of street parking.
- 3. 3 courtyards on Eastlake.
- 4. Shared utilities.
- 5. Highest density development.
NO VACATION/VEHICULAR ACCESS ON E HOWE ST NO VACATION / PED ACCESS ON E HOWE ST SUBTERRANEAN VACATION
SLIDE 32
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
32
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
PUBLIC BENEFIT PROPOSAL
➊ PUBLIC BENEFIT: AT GRADE PUBLIC OPEN SPACE
AT E HOWE STREET
➋ PUBLIC BENEFIT: STREETSCAPE PEDESTRIAN
CIRCULATION ENHANCEMENTS
➌
ON-SITE ENHANCEMENTS
SLIDE 33
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
33 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
SCHEMATIC SITE PLAN
➊ ➋ ➋ ➌ ➍ ➍ ➌ ➌
EASTLAKE AVE E YALE PL E E HOWE ST
➊ PUBLIC BENEFIT: AT GRADE PUBLIC OPEN SPACE
AT E HOWE STREET
➋ PUBLIC BENEFIT: STREETSCAPE PEDESTRIAN
CIRCULATION ENHANCEMENTS
➌
ON-SITE ENHANCEMENTS
➍ BY OTHERS ➌
SLIDE 34
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
34 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
SCHEMATIC SITE PLAN - DETAIL
13 10 10 12 15 14 16 16 16 11
EASTLAKE AVE E YALE PL E
➊ PUBLIC BENEFIT: AT GRADE PUBLIC OPEN SPACE
AT E HOWE STREET
10 View corridor/ped access through unimproved E Howe St ROW 11 Curb bulb at Eastlake crosswalk 12 Site-scaled sculpture (location/orientation tbd) 13 Public plaza with enhanced landscape/hardscape 14 Public pathway to connect to public stairway by others 15 Elevated public lookout 16 Streetscape amenities, located throughout, to include:
Fixed seat wall elements Freestanding and building mounted architectural lighting (tbd) ROW identity signage (tbd) Community board, bike racks, waste receptacles (tbd)
➋ PUBLIC BENEFIT: STREETSCAPE PEDESTRIAN
CIRCULATION ENHANCEMENTS
➌
ON-SITE ENHANCEMENTS
➍ BY OTHERS 13
SLIDE 35
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
35 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
SCHEMATIC SITE PLAN - DETAIL
20 21 21
EASTLAKE AVE E YALE PL E
➊ PUBLIC BENEFIT: AT GRADE PUBLIC OPEN SPACE
AT E HOWE STREET
➋ PUBLIC BENEFIT: STREETSCAPE PEDESTRIAN
CIRCULATION ENHANCEMENTS
20 Single vehicular entry on Yale Place E 21 Remove three curb cuts on Eastlake Ave E ➌
ON-SITE ENHANCEMENTS
➍ BY OTHERS
SLIDE 36
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
36 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
SCHEMATIC SITE PLAN - DETAIL
30 31 31 34 33 31 30 32 32 34 31
EASTLAKE AVE E YALE PL E
➊ PUBLIC BENEFIT: AT GRADE PUBLIC OPEN SPACE
AT E HOWE STREET
➋ PUBLIC BENEFIT: STREETSCAPE PEDESTRIAN
CIRCULATION ENHANCEMENTS
➌
ON-SITE ENHANCEMENTS
30 Building setbacks at Yale Site 31 Active uses face E Howe St ROW, including:
Commercial space at Yale Site Lobby & live-work units at Eastlake Site
32 Operable windows/doors, sidewalk seating opportunities 33 Transparency/views to ROW through Yale Site 34 Raised planter beds along ROW at Yale Site ➍ BY OTHERS 33
SLIDE 37
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
37 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
SCHEMATIC SITE PLAN- DETAIL
30 31 31 34 33 13 10 10 12 20 31 30 21 15 14 16 16 32 16 41 32 40 34 31 11 ➊ PUBLIC BENEFIT: AT GRADE PUBLIC OPEN SPACE
AT E HOWE STREET
10 View corridor/ped access through unimproved E Howe St ROW 11 Curb bulb at Eastlake crosswalk 12 Site-scaled sculpture (location/orientation tbd) 13 Public plaza with enhanced landscape/hardscape 14 Public pathway to connect to public stairway by others 15 Elevated public lookout 16 Streetscape amenities, located throughout, to include:
Fixed seat wall elements Freestanding and building mounted architectural lighting (tbd) ROW identity signage (tbd) Community board, bike racks, waste receptacles (tbd)
➋ PUBLIC BENEFIT: STREETSCAPE PEDESTRIAN
CIRCULATION ENHANCEMENTS
20 Single vehicular entry on Yale Place E 21 Remove three curb cuts on Eastlake Ave E ➌
ON-SITE ENHANCEMENTS
30 Building setbacks at Yale Site 31 Active uses face E Howe St ROW, including:
Commercial space at Yale Site Lobby & live-work units at Eastlake Site
32 Operable windows/doors, sidewalk seating opportunities 33 Transparency/views to ROW through Yale Site 34 Raised planter beds along ROW at Yale Site ➍ BY OTHERS 40 1818 Fairview (project by others) 41 Public stairway (part of 1818 Fairview project) 13 33
EASTLAKE AVE E YALE PL E
SLIDE 38
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
38 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
YA LE A ND EA STLA KE A ND HO W E Ka re n Kie st | La nd sc a p e Arc hite c ts E A S TLA K E Y A LE TO LA K E U N I O N a r t c o u r t Lo b b y Lo b b y f
- d
c
- m
m e r c i a l TO H O W E S TR E E T S TE P S g r
- w
i e s s e a t i n g Li v e - W o r k s e a t i n g s t e p s
- v
e r l
- k
Li v e - W o r k l i g h t i n g w o o d l a n d s t r e e t t r e e s YA LE A ND EA STLA KE A ND HO W E Ka re n Kie st | La nd sc a p e Arc hite c ts
HO W E
LANDSCAPE PLAN - SKETCH
SLIDE 39
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
39 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
E HOWE ST ROW IDEA IMAGES
YA LE A ND EA STLA KE A ND HO W E Ka re n Kie st | La nd sc a p e Arc hite c ts
HO W E
G r o w i e s O v e r l o o k S u n n y s i d e S t r e e t s c a p e
S TREETS C A PE
S e a t E l e m e n t s S e a t E l e m e n t s W a r m M a t e r i a l s
SLIDE 40
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
40 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
STREETSCAPE IDEA IMAGES
YA LE A ND EA STLA KE A ND HO W E Ka re n Kie st | La nd sc a p e Arc hite c ts
EA S TLA KE
S t o r m w a t e r P l a n t e r : S t r e a m A p a r t m e n t s S t o r m w a t e r P l a n t e r : H 2 O A p a r t m e n t s Lo n g P l a n t e rs P ro t e c t Pl a n t e rs + S t re e t Tre e s : H 2 O A p a r t m e n t s
S TREETS C A PE
C u rb B u l b s : V EER Lo f t s C o v e r e d C o u r t : B e l r o y A p a r t m e n t s
SLIDE 41
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
41 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
SCULPTURE PROPOSAL
“Reunion” A Proposed Steel Sculpture Mike Phifer
SLIDE 42
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
42 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
SCULPTURE BY MIKE PHIFER
Sax Sculpture, 6th & Lenora Trans Canada Summer (Series of four sculptures), Kent, WA
SLIDE 43
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
43 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
SCHEMATIC VIEW TO E HOWE STREET ROW FROM EASTLAKE AVE E (LOOKING SOUTHWEST)
k e y -
➊ AT GRADE PUBLIC OPEN SPACE AT E HOWE STREET 10 Pedestrian access through unimproved E Howe St ROW 11 Curb bulb at Eastlake crosswalk 12 Site-scaled sculpture 13 Public plaza with enhanced landscape/hardscape 16 Fixed seat wall elements 12 13 30 11 31 16 10 21 31 31 33 ➋ STREETSCAPE PEDESTRIAN CIRCULATION ENHANCEMENTS 21 Remove curb cuts on Eastlake Ave E ➌
ON-SITE ENHANCEMENTS
30 Building setbacks at Yale Site 31 Active uses face E Howe St ROW 33 Transparency/views to ROW through Yale Building
SLIDE 44
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
44 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
SCHEMATIC VIEW DOWN E HOWE ST ROW (LOOKING WEST)
k e y -
➊ AT GRADE PUBLIC OPEN SPACE AT E HOWE STREET 10 View corridor through unimproved E Howe St ROW 11 Curb bulb at Eastlake crosswalk 12 Site-scaled sculpture 13 Public plaza with enhanced landscape/hardscape 16 Fixed seat wall elements 12 13 30 11 31 20 31 32 16 10 ➋ STREETSCAPE PEDESTRIAN CIRCULATION ENHANCEMENTS 20 Single vehicular entry on Yale Place E ➌
ON-SITE ENHANCEMENTS
30 Building setbacks at Yale Site 31 Active uses face E Howe St ROW 32 Operable windows/doors, sidewalk seating opportunities
SLIDE 45
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
45 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
SCHEMATIC VIEW DOWN E HOWE ST ROW & YALE PL E (LOOKING WEST & NORTHWEST)
k e y -
➊ AT GRADE PUBLIC OPEN SPACE AT E HOWE STREET 10 View corridor through unimproved E Howe St ROW 12 Site-scaled sculpture 13 Public plaza with enhanced landscape/hardscape 15 Elevated lookout 16 Fixed seat wall elements ➋ STREETSCAPE PEDESTRIAN CIRCULATION ENHANCEMENTS 20 Single vehicular entry on Yale Place E 16 12 13 30 15 10 31 20 31 32 16 ➌
ON-SITE ENHANCEMENTS
30 Building setbacks at Yale Site 31 Active uses face E Howe St ROW 32 Operable windows/doors, sidewalk seating opportunities
SLIDE 46
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
46 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
SCHEMATIC VIEW NORTH ON EASTLAKE AVE E (LOOKING AT EASTLAKE LIVE-WORK UNIT ENTRIES)
k e y -
➋ STREETSCAPE PEDESTRIAN CIRCULATION ENHANCEMENTS 21 Remove three curb cuts on Eastlake Ave E
SLIDE 47
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
47 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
SCHEMATIC AERIAL VIEW OF PROJECT (LOOKING WEST)
k e y -
EASTLAKE AVE E E HOWE ST YALE PLACE E
➊ AT GRADE PUBLIC OPEN SPACE AT E HOWE STREET 10 View corridor/ped access through unimproved E Howe St ROW 11 Curb bulb at Eastlake crosswalk 12 Site-scaled sculpture 13 Public plaza with enhanced landscape/hardscape 16 Fixed seat walls ➋ STREETSCAPE PEDESTRIAN CIRCULATION ENHANCEMENTS 20 Single vehicular entry on Yale Place E 21 Remove three curb cuts on Eastlake Ave E 20 30 10 11 12 13 16 21 31 31 ➌
ON-SITE ENHANCEMENTS
30 Building setback at Yale Site 31 Active uses face E Howe St ROW 32 Operable windows/doors, sidewalk seating opportunities 32
SLIDE 48
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
48 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
SCHEMATIC AERIAL VIEW OF PROJECT (LOOKING EAST)
k e y -
EASTLAKE AVE E YALE PL E E HOWE ST
➊ AT GRADE PUBLIC OPEN SPACE AT E HOWE STREET 10 View corridor/ped access through unimproved E Howe St ROW 13 Public plaza with enhanced landscape/hardscape 14 Public pathway to connect to public stairway by others 15 Elevated lookout ➋ STREETSCAPE PEDESTRIAN CIRCULATION ENHANCEMENTS 20 Single vehicular entry on Yale Place E 30 20 10 14 41 34 34 15 13 40 ➌ ON-SITE ENHANCEMENTS 30 Building setback at Yale Site 34 Raised planter beds along ROW at Yale Site ➍ BY OTHERS 40 1818 Fairview (project by others) 41 Future public stairway (part of 1818 Fairview)
SLIDE 49
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
49 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
SCHEMATIC VIEW ALONG E HOWE ST ROW (LOOKING EAST)
k e y -
14 ➊ AT GRADE PUBLIC OPEN SPACE AT E HOWE STREET 10 View corridor through unimproved E Howe St ROW 12 Site-scaled sculpture 13 Public plaza with enhanced landscape/hardscape 14 Public pathway to connect to public stairway by others 15 Elevated lookout 16 Fixed seat walls 41 16 33 34 30 13 32 13 12 10 15 40 ➌
ON-SITE ENHANCEMENTS
30 Building setbacks at Yale Site 32 Operable windows/doors, sidewalk seating opportunities 33 Transparency/views to ROW through Yale Lobby 34 Raised planter beds along ROW at Yale Site ➍ BY OTHERS 40 1818 Fairview (project by others) 41 Future public stairway (part of 1818 Fairview)
SLIDE 50
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
50 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
SCHEMATIC VIEW DOWN E HOWE ST ROW (LOOKING WEST)
k e y -
➊ AT GRADE PUBLIC OPEN SPACE AT E HOWE STREET 10 View corridor through unimproved E Howe St ROW 12 Site-scaled sculpture 13 Public plaza with enhanced landscape/hardscape 16 Fixed seat walls 16 31 16 12 13 32 16 10 31 30 ➌
ON-SITE ENHANCEMENTS
30 Building setbacks at Yale Site 31 Active uses face E Howe St ROW 32 Operable windows/doors, sidewalk seating opportunities
SLIDE 51
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
51
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
END OF PRESENTATION
SLIDE 52
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
52 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
1823 EASTLAKE AVE E ELEVATION
Street Trees Small-Scale Live-Work along Eastlake Ave E Building Massing Steps with Site 1818 Fairview Property Line Property Line Screened Entry Gate Portal View to Courtyard & 1818 Fairview (beyond)
10 21 ➊ AT GRADE PUBLIC OPEN SPACE AT E HOWE STREET 10 View corridor/ped access through unimproved E Howe St ROW 11 Curb bulb at Eastlake crosswalk 12 Site specific sculpture 16 Streetscape amenities - fixed seat wall ➋ STREETSCAPE PEDESTRIAN CIRCULATION ENHANCEMENTS 21 Remove three curb cuts on Eastlake Ave E ➌ ON-SITE ENHANCEMENTS 30 Building setback at Yale Site 31 Active uses face E Howe St ROW 12 30 11 21 21 16 31 31
k e y -
SLIDE 53
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
53 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
1903 YALE PLACE E ELEVATION
➊ AT GRADE PUBLIC OPEN SPACE AT E HOWE STREET 10 Pedestrian access through unimproved E Howe St ROW 12 Site specific sculpture 13 Public plaza with enhanced landscape/hardscape 16 Streetscape amenities, located throughout, to include: ➋ STREETSCAPE PEDESTRIAN CIRCULATION ENHANCEMENTS 20 Single Vehicular Entry on Yale Place E 21 Remove three curb cuts on Eastlake Ave E ➌
ON-SITE ENHANCEMENTS
30 Voluntary building setbacks at Yale Site 31 Active uses face E Howe St ROW 33 Transparency/views to ROW through Yale Lobby
Street trees Building Massing Steps with Site Street trees
31 10 12 30 33 20 31 13 21
Property Line Property Line
k e y -
SLIDE 54
BUSHNAQ STUDIO ARCHITECTURE +DESIGN
54 PUBLIC BENEFIT PROPOSAL
E HOWE STREET SUBTERRANEAN STREET VACATION. 2.20.2014
1823 EASTLAKE AVENUE E - E HOWE ST ROW ELEVATION
➊ AT GRADE PUBLIC OPEN SPACE AT E HOWE STREET 10 View corridor through unimproved E Howe St ROW 12 Site specific sculpture 13 Public plaza with enhanced landscape/hardscape 14 Public pathway to connect to public stairway by others 15 Elevated lookout 16 Fixed seat wall elements
Small-Scale Live-Work along Eastlake Ave E
10
View to Eastlake Courtyard Beyond
12 31 16 14 10 41 13 15 40 16 31 13 ➌
ON-SITE ENHANCEMENTS
31 Active uses face E Howe St ROW
k e y -
➍ BY OTHERS 40 1818 Fairview (project by others) 41 Public stairway (part of 1818 Fairview project)
SLIDE 55