1300 E Pike

130 0 E PIK E
R ECO M M EN DATI O N #2 | 11. 30.2016 | DPD #3020301

13PI K E LLC
PAGE INTENTIONALLY LEFT BLANK
TABLE OF CONTENTS
PA S S I V E H O U S E . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 - 3
PR EFER R ED M A S S I NG E VOLUTION............................................................................4
R E C O M M E N D AT I O N #1 B O A R D G U I D A N C E . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 -7
D E S I G N P R O P O S A L . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 -2 7
D E PA R T U R E R E Q U E S T S .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 8 - 3 2
L A N D S C A P E .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 3 - 37
D E S I G N G U I D E L I N E S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 8 - 47
A PPEN D I X
ZO N I N G S U M M A R Y . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 0
C O N T E X T N E T W O R K . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
P R O J E C T V I S I O N . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
C O N T E X T . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53 - 59
SITE SURVE Y.......................................................................................................... 60
S I G N A G E . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
S E C T I O N . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
H I S T O R I C A L A S S E S S M E N T R E P O R T .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 3
SUN SHADOW STUDIES..................................................................................... 64 - 65
PROJECT PROPOSAL | PASSIVE HOUSE
13PIKE LLC
THERMAL ENVELOPE
WINDOWS + SHADES
THE EXTENT OF THE THERMAL ENVELOPE

SURROUNDS THE RESIDENTIAL USE
OF THE MIXED-USE STRUCTURE. TO
SIMPLIFY THE FORM AND FACILITATE
CONSTRUCTABILITY OF A TIGHT
THERMAL ENVELOPE, MAJOR FUNCTIONAL
ELEMENTS HAVE BEEN EXTERNALIZED.
THE MAIN VERTICAL CIRCULATION CORE
IS EXPOSED TO THE EXTERIOR ALONG
THE WEST FACADE. EXHAUST DUCTS
AND RAIN LEADERS ARE EXPRESSED AS
INDUSTRIAL ATTACHEMENTS TO THE
THERMAL CONTAINER.
AUTOMATED EXTERIOR SHADES LOCATED

ON THE WEST AND SOUTH FACADES
CONTROL HEAT GAIN BY LOWERING
SHADES IN THE SUMMER AND RASING
THE SHADES IN THE WINTER. FIXED UNIT
DECKS ALONG THE SOUTH FACADE SERVE
AS SHADING DEVICES AND EXTERIOR
ACCESS FOR THE SOUTH FACING UNITS.
1 300 E A S T PI K E R E CO M M E NDAT I ON #2
11.30.16 | PROJECT # 3020301 | 2
THERMALLY BROKEN TRIPLE PANE

WINDOWS WERE NECESSARY FOR
THERMAL PERFORMANCE, PROVIDING THE
ADDED BENEFIT OF IMPROVED SOUND
INSULATION.
C OP Y R I G H T 2 0 1 6 WE B E R T H OM P SON | WE B E RT H OM P SON . C OM
PROJECT PROPOSAL | PASSIVE HOUSE
13PIKE LLC
INTERNAL LOADS
VENTILATION
THE DENSITY OF OCCUPANTS AND

HEAT PRODUCING EQUIPMENT IN A
MULTIFAMILY BUILDING CAUSES THE
COOLING LOAD TO BE THE DRIVING
FACTOR, EVEN IN A HEATING DOMINATED
CLIMATE. EVERY APPLIANCE, LIGHTING
FIXTURE AND PIECE OF EQUIPMENT IS
BEING SELECTED TO REDUCE INTERIOR
HEAT GAINS AS WELL AS REDUCING
ELECTRIC AND WATER CONSUMPTION.
SHARED EXTERIOR SPACES AND
CIRCULATION FURTHER REDUCE
CONDITIONING REQUIREMENTS, THUS
THE INTERNAL LOADS.
THE CENTRALIZED HEAT RECOVERY

VENTILATOR SYSTEM SERVES AS
THE LUNGS FOR THE BUILDING,
DISTRIBUTING FILTERED FRESH AIR
EVENLY AND CONTINUOUSLY THROUGH
A CENTRAL SHAFT. THIS UNIT WILL
TEMPER THE OUTDOOR AIR COMING
IN, REDUCING THE NEED FOR FURTHER
HEATING AND COOLING.
1300 E A S T PI K E R E CO M M E NDAT I ON #2
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ON DAYS WITH EXTREMES IN

TEMPERATURE, A SMALL HEAT PUMP FAN
COIL UNIT WILL OPERATE IN PARALLEL
WITH THE VENTILATION. THIS SET OF
SYSTEMS MANAGES FRESH AIR THROUGH
VERTICAL SHAFTS, FREEING THE FACADE
AND OPERABLE WINDOWS FROM
MULTIPLE EXHAUST POINTS WHILE
LIMITING THE THERMAL TRANSFER
THROUGH ONE CENTRAL SYSTEM.
PERFERRED MASSING | EVOLUTION

CONTINUOUS FACADE:
MAINTAINING CHARACTER
OF PIKE STREET ALONG
13TH, HOLD BACK FROM
SCL POWER LINE ABOVE,
AND ALIGNING STREET
LEVEL FACADE ALLOWING
FOR PLAZA SPACE.
CONTINUOUS FACADE:
HOLDING URBAN EDGE
CONDITION ALONG PIKE
STREET, ALLOWING FOR
PLAYFUL INTEGRATION
OF UPPER LEVELS TO THE
STREET LEVEL FACADE.
CORNER CUT:
SEPARATED BASE FROM
UPPE R LEVELS.
SEPARATED BASE FROM

UPPER LEVELS: HOLDING
CORNER WITH MASONRY SCREEN
ASSOCIATED WITH PIKE FACADE.
TREATMENT MAINTAINED
ORIGINAL BAY SPACING.
P R EF ERRED EDG MA S S IN G DI AGRAM

THE EDG PREFERRED MASSING INCORPORATED ELEMENTS OF THE EXISTING
CHARACTER STRUCTURE AND MAINTAINED SCALE AND RHYTHMS OF THE
EXISTING STRUCTURE, WHICH CREATED A CLEAR SEPARATION OF THE BASE
TO THE UPPER LEVELS. STRONG DIRECTION FROM BOARD TO MAINTAIN
CONNECTIVITY OF UPPER AND LOWER LEVELS.
13PIKE LLC
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FEATURE OUTDOOR SPACE:

HOLDS CORNER AND PROVIDES
INTEREST AND UNIQUE
SEQUENCE OF ENTRY FOR
RESIDENTS AND CORNER
RETAIL/RESTAURANT SPACE.
RECO M M EN DAT I O N M AS S I N G
THE EDG DESIGN ITERATION WAS ATTEMPTING TO INCORPORATE REMNANTS
OF THE EXISTING STRUCTURE, WITHOUT PRESERVING THE CHARACTER FACADE,
LEAVING THE DESIGN SOLUTION UNRESOLVED. TAKING INTO ACCOUNT BOARD
DIRECTION, THE DESIGN EVOLVED TO TAKE ON A MODERN AESTHETIC THAT PAYS
HOMAGE TO THE PREVIOUS STRUCTURE BY MAINTAINING THE ORIGINAL CORNER
PEDESTRIAN SCALE WITH A FEATURED PROTECTED OPEN SPACE, CLAD IN A LACEY
METAL SCREEN REMNISCENT OF GHOSTED BRICK, AND SUPPORTED BY ORIGINAL
LARGE TIMBER COLUMNS THAT REVEAL THEMSELVES ALONG THE EXTERIOR
FACADE.
R ECOMMENDATION #1
BOAR D GUIDANCE
RECOMMENDATION #1 | BOARD GUIDANCE

2
1
5
1
3
1
4
13PIKE LLC
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RECOMMENDATION #1 | BOARD GUIDANCE

1
COMPREHENSIV E DE S IGN
INTEGRATE DESIGN OF STAIRS, SCREENED OUTDOOR COURTYARD

AND SOUTH/WEST FACING FACADES.
SUPPORT WAS MADE FOR CONNECTION OF THE BASE TO THE TOP,
BUT THE BOARD FELT THE VERTICAL ARTICULATION OF THE FACADE
WAS IN DIRECT COMPETITION WITH THE STAIR, AND THE STAIR
PROMINENCE FELT DIMINISHED.
STAIR D ESIG N
LI GHTI N G: AS PART OF THE FEEDBACK REGARDING THE

ARTICULATION OF THE STAIR, THE BOARD REQUESTED THAT
THE STAIR LIGHTING BE STUDIED TO CREATE MORE OF A GLOW
CONNECTED TO THE COURTYARD FEATURE ELEMENT.
MATE RIAL S
THE BOARD HAD CONCERNS RELATED TO THE SUSTAINABLE DESIGN
DIRECTION NOT SETTING PRECEDENT REGARDING THE QUALITY OF
MATERIALS ALONG THE PRIMARY STREET FRONTAGE OF PIKE STREET.
CEMENTIOUS PANEL WAS NOT ENCOURAGED.
TREATMENT OF THE GARAGE DOOR WAS SUGGESTED BY THE BOARD
TO BE FURTHER EXPLORED.
L ANDS C AP E DE S IGN
MURAL
GROUND LE V E L
THE BOARD CONTINUED ITS SUPPORT FOR EXPRESSING THE

EXTERIOR STAIR AS PART OF THE SUSTAINABLE DESIGN STRATEGY
OF PASSIVE HOUSE AS WELL AS REFLECTING THE LANGUAGE OF THE
BULLIT CENTER ONE BLOCK AWAY FROM THE SITE.
MEMBERS OF THE BOARD PREFERRED THE ORIGINAL LANGUAGE OF
THE COVERING OF STAIR AS PRESENTED AT EDG AS OPPOSED TO
A VERTICAL WRAPPING ELEMENT, WHICH CREATED A DISCONNECT
BETWEEN THE FEATURE STAIR AND TREATEMENT OF THE VARIOUS
FEATURES OF THE PROJECT.
*FOR DESIGN GUIDELINE RESPONSES SEE PAGE 38-47
THERE WAS FULL SUPPORT FROM THE BOARD REGARDING THE

LANDSCAPE DESIGN CONCEPT OF CREATING A LUSH FOREST
FLOOR AT THE BASE, SERVING AS AN OASIS TO 13TH AVENUE, AND
CONVERSELY TREATING THE ROOF TOP TERRACE AS A MEADOW.
MEMBERS OF THE BOARD HAD CONCERNS THAT THE MURAL ON THE

NORTH FACADE WOULD BE COVERED UP IN THE FUTURE.
THERE WAS GENERAL SUPPORT FOR THE GROUND LEVEL DESIGN OF

THE RETAIL AND COMMERICAL SPACES, SPECIFICALLY SURROUNDING
THE FLEXIBILITY OF RETAIL SPACES ALONG PIKE STREET AND
COMMERCIAL OFFICE USE FLEXIBILITY ALONG 13TH.
ORIG INA L PREC E DE NT IMAGE S
ORIGINAL PRECEDENT IMAGES SUPPORTED BY THE BOARD AT EDG

WERE NOT APPARENT IN THE PROPOSED DESIGN
THE BOARD FELT THE VERTICAL TREATEMENT OF THE WINDOWS
COUPLED WITH THE HIGH CONTRAST FACADE WAS IN COMPETITION
WITH THE EXTERIOR STAIR; WINDOW TREATMENTS SHOWN IN THE
ORIGINAL PRESCEDENT IMAGES WOULD BE MORE IN-LINE WITH THE
PROPOSED DESIGN COMPOSITION
4
4
13PIKE LLC
COU RT YA RD
THE BOARD SUPPORTED THE GENERAL DIRECTION OF THE SCREENED
OUTDOOR COURTYARD AND LIKED THE SECURITY AND FLEXIBILITY
OF THE COURTYARD SPACE WITH THE BIFOLD DOORS.
THERE WAS CONCERN THAT THE COURTYARDS PROGRAM WAS NOT
AS PREFERENTIAL TO THE RESIDENTIAL ENTRY.
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DESIGN PROPOSAL | OVERALL

CO M P R E H E N S I V E D E SIG N
THE PROJECT TEAM EXPLORED REDUCING THE HIGH- CONTRAST OF THE FACADE BY
LOOKING AT VARIOIUS GREY TONES FOR THE BUILDING FIELD COLOR WHICH LED TO THE
EVOLUTION OF A WHITE FACADE. THE WHITE BUILDING SUPPORTS THE WHITE SCREEN
FEATURE ELEMENT AT GRADE AND ALLOWS THE WOOD TREATMENT OF THE STAIR
WELL TO BE SUPPORTED RATHER THAN COMPETE.
THE UNIQUE WOOD STOREFRONT AND TREATMENT OF THE WOOD STAIR
STRUCTURE AND FEATURE WALL IS FURTHER SUPPORTED BY PULLING THE
WOOD FINISH UP THE FACADE ONTO THE RESIDENTIAL WINDOWS.
PIKE & 13TH | DAY VIEW FROM SOUTHWEST CORNER LOOKING NORTHEAST
13PIKE LLC
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DESIGN PROPOSAL | OVERALL

L I G H T ING
BOARD DIRECTION: THE BOARD IN REVIEWING THE DIFFERENT
NIGHT IMAGES OF THE PROJECT PRESENTED BY THE APPLICANT
SUGGESTED THAT THEY WOULD LIKE TO SEE MORE LIGHT IN
RELATIONSHIP TO THE SCREENED EXTERIOR COURTYARD SPACE.
RESPONSE: THE LIGHTING OF THE STAIR AND THE
COURTYARD WAS FINESSED TO CREATE A SOFT GLOW,
SERVING AS A BEACON TO THE UNDEVELOPED
INTERSECTION OF 13TH AVENUE AND E. PIKE ST.
PIKE & 13TH | NIGHT VIEW FROM SOUTHWEST CORNER LOOKING NORTHEAST
13PIKE LLC
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DESIGN PROPOSAL | WINDOW DETAIL

COMP R E HE N S I V E D E S I G N + MAT ERIALS 1
IN EXPLORING THE TREATMENT OF THE UPPER LEVEL FACADES TO CREATE A COMPOSITION THAT
SUPPORTS THE COURTYARD AND STAIR, THE PROJECT TEAM OPTED TO UPGRADE THE WINDOWS
TO A WOOD FOIL FINISH THAT WOULD RELATE TO THE WOOD STOREFRONT AT THE RETAIL BASE.
THE EUROPEAN TRIPLED - GLAZED WINDOW MEETS THE THERMAL PERFORMANCE REQUIRED TO
MEET PASSIVE HOUSE STANDARDS AND HAS THE OPTION FOR UPGRADED FINISHES INCLUDING
MULTIPLE WOOD FOILS.
FURTHERMORE, THE FRAMING OF THE STOREFRONT WINDOWS ALONG THE GROUND LEVEL
IS REPEATED ABOVE. AN INDIVIDUAL FRAME AROUND EACH WINDOW HOSTS THE AUTOMATED
EXTERIOR MECHA NICAL ROLLER SHADES, MOUNTED ABOVE THE WINDOW. THIS WINDOW
TREATMENT CREATES A MORE APPROPRIATE SCALE OF TEXTURE OVER THE FACADE GIVING
PROMINENCE TO THE WINDOWS WITHOUT DIMINISHING THE STAIR OR THE FEATURED COURTYARD
SPACE.
C OMP RE H E NS IV E DE S IGN S OUTH + EA S T FAC I NG FAC A DE S .

THE AUTOMATED SHADES RESPOND TO SOLAR CONDITIONS AND USER PREFERENCES. IN THE
CLOSED POSITION THE AUTOMATED SCREENS CREATE A UNIQUE TEXTURAL CHANGE ACROSS
THE FACADE.
13PIKE LLC
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DESIGN PROPOSAL | PIKE STREET ELEVATION

O R I G I N A L PRECED ENT IMAG ES 1
THE TEXTURAL PATTERN OF THE BACKGROUND FACADE UTILIZES A SUBTLE PANEL

PATTERN REFLECTING THE TEXTURE OF THE COURTYARD SCREEN. UPGRADED
WOOD WINDOWS AT THE RESIDENTIAL LEVEL, THE FEATURE STAIR WALL AND
EXPRESSED WOOD STRUCTURE CARRY THROUGH THE UPPER AND LOWER
LEVELS BRINGING WARMTH AND CONTINUITY OF DESIGN REMINISCENT OF THE
INSPIRATION IMAGES PRESENTED AT EDG.
SHADES DOWN
SHADES UP
C OMP RE H E NS IV E DE S IGN + MATE RI AL S
GIVEN THE WHITE BACKDROP OF THE UPPER LEVEL FACADE, THE PROJECT TEAM
STUDIED VARIOUS PATTERNING OF THE AUTOMATED SCREENS. IN AN EFFORT
TO FURTHER SUPPORT THE LANGUAGE OF THE SCREENED COURTYARD METAL
PATTERN, THE TEAM APPLIED A PIXELATED PATTERN OF VARIOUS SHADES OF GREY.
13PIKE LLC
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DESIGN PROPOSAL | RESIDENTIAL ENTRY + COURTYARD

C OURTYARD 4
RES IDENTIAL ENTRY
BOARD GUIDANCE: THE BOARD WAS
CONCERNED THAT THE COURTYARD WAS
REDESIGNED FOR COMMERCIAL RETAIL USERS AND
NO LONGER FOR RESIDENTIAL USERS.
RESPONSE: THE DESIGN OF THE RESIDENTIAL
ENTRY INCLUDES AN INTERRUPTION AND
EXPRESSION OF WOOD THAT DENOTES THE
ENTRY POINT. THE ENTRY GATE IS COMPOSED
WITH A STEEL FRAME WITH GAPS ALLOWING
FOR VISUAL ACCESS INTO TH E SPACE, BUT
ALLOWING FOR SOME LEVEL OF PRIVACY FOR
RESIDENTS.
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 12
DESIGN PROPOSAL | RESIDENTIAL ENTRY + COURTYARD
13PIKE LLC
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DESIGN PROPOSAL | RESIDENTIAL ENTRY + COVERED RETAIL

ENTRY COURT | SECTION
THROUGH RETAIL SPACE
1 3 -0 ' CL EA R
1 6 -0 ' CL EA R
1 4 -0 ' CL EA R
13TH AVE | PARTIAL ELEVATION OF SCREEN ENTRY COURT
ENTRY COURT | SECTION THROUGH RETAIL SPACE

ENTRY COURT | PARTIAL PLAN OF SCREEN ENTRY COURT
13PIKE LLC
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DESIGN PROPOSAL | RESIDENTIAL ENTRY LOBBY

R ES I D E N T I AL E NTRY + C O U RT YA RD
BOARD GUIDANCE: THE BOARD WAS CONCERNED THAT THE

COURTYARD WAS R EDESIGNED FOR COMMERCIAL RETAIL USERS
AND NO LONGER FOR RESIDENTIAL USERS.
LEVEL 4
RESPONSE: AS A UNIQUE EXTERIOR SPACE, THE

RESIDENTIAL ENTRY LOBBY INCLUDES A FEATURE
TREE BETWEEN THE RETAIL SPACE, ALLOWING FOR
PRIVACY, BUT OFFERING LAYERED INTEREST OF VISUAL
ACCESS INTO THE SPACE. FURTHERMORE, THE STAIR
CONFIGURATION OPENS
UP FROM LEVEL 2 TO
ALLOW FOR A SEATING
NOOK, ALLOWING
RESIDENTS TO TAKE
ADVANTAGE OF THE
SPACE.
1 8 - 6 ' C LEA R
1 5 - 6 ' C LEA R
1 4 -0 CL EA R
CO R R IDO R
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LEVEL 2
MEZZANINE
ENTRY COURT | SECTION THROUGH RESIDENTIAL ENTRY + STAIR
UNIT
1 0 -6 ' F L R T O F L R
LEVEL 3
R ESIDENT IAL
LO B BY
13PIKE LLC
UNIT
8 - 4 ' CL EAR
CO R R IDO R
DESIGN PROPOSAL | DECORATIVE SCREEN
CORNER OF PIKE & 13TH | DAY VIEW FROM SOUTHWEST CORNER LOOKING NORTHEAST
13PIKE LLC
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DESIGN PROPOSAL | DECORATIVE SCREEN
CORNER OF PIKE & 13TH | NIGHT VIEW FROM SOUTHWEST CORNER LOOKING NORTHEAST
13PIKE LLC
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DESIGN PROPOSAL | OVERALL + MATERIALS

MAT E R I A L S
THE UPGRADE OF WOOD-FINISH ON THE RESIDENTIAL WINDOWS AND PIXELATED PATTERN OF THE
EXTERIOR SHADES BECOME THE HIGHLIGHTED DETAILS AND TEXTURES ON THE SIMPLE-FORMED
FACADES THAT SUPPORT THE EXTERIOR STAIR.
CEMENTITIOUS PRODUCT IS USED MINIMALLY AS A BACKGROUND MATERIAL WITH A VARYING SUBTLE
PATTERN CUT INTO TALL-NARROW PANELS THAT REFLECT THE PATTERN OF THE FEATURED SCREEN
ELEMENT. THIS PRODUCT IS APPLIED TO SIP PANELS (AN UPGRADED FORM OF EXTERIOR FRAMING
ALLOWING THE TEAM TO MEET THE THERMAL PERFORMANCE OF PASSIVE HOUSE) WHICH CARRY A
STRONG REGULARITY AS A SUBSTRUCTURE FOR PANEL PRODUCT, ENSURING A UNIFORM APPLICATION OF
THE MATERIAL.
BOARD DIRECTION: THE BOARD STATED THAT THEY WOULD LIKE TO SEE A MORE ATTRACTIVE
TREATMENT APPLIED TO THE GARAGE DOOR LOCATED TO THE WEST OF THE RESIDENTIAL ENTRY.
RESPONSE: THE SELECTED GARAGE DOOR COLOR IS A CUSTOM DARKER GREY TONE TO ALLOW
THE DOOR TO FEEL AS BACKGROUND TO THE FAADE. THE DOOR IS A HIGH GRADE RYTEC
DOOR THAT FUNCTIONS WITH SPEED AND WITH LITTLE NOISE OR VIBRATION.
13PIKE LLC
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DESIGN PROPOSAL | MATERIALS

MESH SUN SHADES
WHITE + MEDIUM GREY +
DARK GREY
TRIPLE GLAZED WINDOWS WOOD FINISH

SHADE FRAME METAL MEDIUM GREY
CEMENTITIOUS PANEL WARM WHITE
VERTICAL
WOOD PLANKS
WARM RICH TONE
SCALING OF RHYTHM AND PATTERNS INTO PANEL PATTERN,

WINDOW PATTERN, AND PIXELATED EXTERIOR SCREENS
LASER CUT METAL PANEL SCREEN

WHITE
BOARD -FORMED
CONCRETE TINTED
GHOSTED BRICK PATTERN
13PIKE LLC
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STEEL FRAME PANELS GREY |

WOOD STOREFRONT WARM TONE
CANOPIES METAL WITH WOOD
SOFFITS
DESIGN PROPOSAL | 13TH AVE COMMERCIAL

MUR A L + GRO UN D L E V E L
PLACE HOLDER
THE MURAL WILL BE DIGITALLY DOCUMENTED TO ENSURE IT LIVES BEYOND THE BUILDING
AND THE ARTIST WILL BE FULLY AWARE THAT IT MAY POTENTIALLY BE COVERED UP BY
FUTURE DEVELOPMENT. THERE ARE NO CURRENT DEVELOPMENT PLANS SLATED FOR THE
PROJECT SITE TO THE NORTH. THE NORTH WALL WAS SEEN AS AN OPPORTUNITY TO
CREATE A MESSAGE ABOUT THE DISTRICT AS WELL AS THE STORY OF THE TENANTS OF
PASSIVE HOUSE. THE MURAL PROJECT WILL BE A COMMUNITY ENGAGED PROJECT WITH
THE PROCESS BEING LED BY THE ECO AND ARTS DISTRICTS OF CAPITOL HILL.
13TH AVE | VIEW FROM NORTH LOOKING SOUTH
13PIKE LLC
13TH AVE | VIEW FROM NORTHWEST CORNER LOOKING SOUTHEAST
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DESIGN PROPOSAL | PIKE COMMERCIAL

MATE RIAL S + GROUND L EV EL
MATERIALS OF THE PROJECT FOCUSED ON CREATING A

UNIQUE DETAILED BASE WITH A SUPPORTING UPPER LEVEL
TREATMENT FOCUSED ON ENHANCING THE PEDESTRIAN
EXPERIENCE THROUGH CAPITOL HILL.
PIKE STREET | VIEW FROM SOUTHEAST CORNER LOOKING NORTHWEST
13PIKE LLC
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8
PIKE STREET | STREET LEVEL VIEW LOOKING EAST
13PIKE LLC
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GR OU N D L E V E L
UNIQUE PEDESTRIAN FEATURES THAT CONTRIBUTE TO

THE ENHANCED ENVIRONMENT INCLUDE: A CUSTOM
LASER CUT METAL SCREEN STRUCTURED WITH LARGE
TIMBER FRAMING; WOOD STOREFRONT THROUGHOUT
THE BASE WITH STEEL FRAMES SURROUNDING
WINDOWS THAT OCCUR
WHERE RESIDENTIAL
WINDOWS ALIGN ABOVE;
VERTICAL TINTED BOARDFORMED CONCRETE; METAL
CANOPIES WITH WOOD
SLAT SOFFITS THROUGHOUT; EXPOSED GLULAM
STAIR STRUCTURE; WINDOW
FRAMES INCORPORATING
AUTOMATED SHADES THAT
CREATE TEXTURE ALONG
THE FAADE AND RELATE
BACK TO THE GROUND
LEVEL THROUGH THE
COMPOSITION OF THE
STOREFRONT.
PIKE STREET | PERSPECTIVE VIEW OF RETAIL COURTYARD
13PIKE LLC
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DESIGN PROPOSAL | ELEVATIONS

1
10
8
L EV EL 6
EL 40 1 '-6"
LE V E L 5
EL 39 1 '-0"
E L 3 9 1 '- 0 "
L EVEL 4
L EV EL 5
7
8
LE V E L 6
E L 4 0 1 '- 6 "
10
10
LE V E L 4
EL 3 8 0 '-6"
E L 3 8 0 '- 6 "
8
L EVEL 3
LE V E L 3
EL 3 7 0 '-0"
E L 3 7 0 '- 0 "
L EVEL 2
EL 3 5 9 '-6"
LE V E L 2
E L 3 5 9 '- 6 "
12
2
4
L EVEL 1 @ 13TH AVE
EL 3 3 9 '-6"
12
3
LE V E L 1 @ 1 3 TH AV E
12
3
S O U T H E L E VAT I O N E A S T P IKE STREET
WOOD STRUCTURE 1
WHITE LAS ER CUT METAL PANEL SCREEN 5
WHITE CEMENTITIOUS PANEL 9
WOOD STOREFRONT 2
VERTICAL WOOD PLANKS 6
METAL WRAPPED WINDOW FRAME 10
BLUE-TINTED BOARD -FORMED CONCRETE 3
VINYL WINDOW WOOD FOIL 7
METAL SHAFT 11
GREY STEEL FRAME PANELS 4
SUN SHADES (3 TONES) 8
METAL CANOPY W/ WOOD SOFFIT 12
11.30.16 | PROJECT # 3020301 | 24
E L 3 3 9 '- 6 "
W EST EL EVAT IO N 13TH AV E NUE
13PIKE LLC
12
3
4
DESIGN PROPOSAL | ELEVATIONS

PLACE HOL DE R M UR A L : DE S I G N T B D.
COMM UN I T Y C A L L F OR A RT I S T S A N D S E L EC TI O N
PROCE S S M A N AG E D BY T HE E C O + A RTS
DISTR I C T S OF C A P I T OL HI L L
ME TAL RAIN LE AD E RS
6
9
9
11
LEVEL 6
LE V E L 6
EL 401'- 6 "
E L 4 0 1 '- 6 "
LEVEL 5
LE V E L 5
EL 391'- 0 "
E L 3 9 1 '- 0 "
11
7
LEVEL 4
LE V E L 4
EL 380 '- 6 "
E L 3 8 0 '- 6 "
LEVEL 3
LE V E L 3
EL 370 '- 0 "
E L 3 7 0 '- 0 "
LEVEL 2
LE V E L 2
EL 359'- 6 "
E L 3 5 9 '- 6 "
LEVEL 1 @ 1 3 T H AVE
LE V E L 1 @ 1 3 TH AV E
EL 339 '- 6 "
E L 3 3 9 '- 6 "
NO R T H EL EVAT IO N
EAST ELEVATIO N
WOOD STRUCTURE 1
WHITE LAS ER CUT METAL PANEL SCREEN 5
WHITE CEMENTITIOUS PANEL 9
WOOD STOREFRONT 2
VERTICAL WOOD PLANKS 6
METAL WRAPPED WINDOW FRAME 10
BLUE-TINTED BOARD -FORMED CONCRETE 3
VINYL WINDOW WOOD FOIL 7
METAL SHAFT 11
GREY STEEL FRAME PANELS 4
SUN SHADES (3 TONES) 8
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 25
8'
METAL CANOPY W/ WOOD SOFFIT 12

1/16"=1'-0"
16'
32'
DESIGN PROPOSAL | FLOOR PLANS
1 3 T H AVE PRINC IPA L PE D E S TRIA N S T RE E T
PARKING RAMP
OPEN TO BELOW
BOH
RETAIL | OFFICE
M E Z Z ANINE LEVEL FLO OR P LAN
1,965 SF
BIKE STORAGE
ENTRY
LOBBY
MAILROOM
PLAN
RETAIL
RETAIL
+
ENTRY
COURT
1,980 SF
LEVEL 1 FLOOR
SCALE: 1" = 20'-0"
1/16"=1'-0"
LEVE L P1 FLOOR PL AN
L EVEL 1 F LO O R PL AN
EVEL
P1 (PARKING)
1 300
13PIKE
LLC
E: 1" = 20'-0"
8'
E A S T PI K E R E CO M M E NDAT I ON #2
11.30.16 | PROJECT # 3020301 | 26
E AS T PI K E S T R E E T P R I N C I PA L P E D E S T R I A N S T R E E T
16'
32'
DESIGN PROPOSAL | FLOOR PLANS

DN
ONE BED
ONE BED
ONE BED
ONE BED
Q
ONE BED
ONE BED
ONE BED
OPEN ONE
Q
STUDIO
ONE BED
ONE BED
OPEN ONE
STUDIO
ONE BED
UP
TWO BED
TWO BED
ONE BED
Q
ONE BED
EA ST P IK E ST R EET PRINC IPA L PE D E S T R I A N S T R E E T

PLAN
TYP. RESIDENTIAL FLOOR
L EVEL 2 F LO O R P L A N
SCALE: 1" = 20'-0"
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 27
LEVELS 2 - 6
E AS T PI K E S T R E E T P R I N C I PA L P E D E S T R I A N STREET
PLAN
8'
16'
32'
TYP. RESIDENTIAL FLOOR
L E V E L 3 - 6 F LO O R PL AN
SCALE: 1" = 20'-0"

1/16"=1'-0"
LEVELS 2 - 6
DEPARTUR E R EQUESTS
DEPARTURE REQUEST | STREET LEVEL USES

6-10
EGRESS
EXIT 20-0 EXEMPT
36-0 NON RESIDENTIAL
17-5
RESIDENTIAL
PAR T I AL
WEST ELEV
PARKING RAMP
ENTRY
LOBBY
1 3 T H AV E
RETAIL | OFFICE
LE V EL 1 FLOOR PL AN
RETAIL
RETAIL
+
ENTRY
COURT
72% STREET
LEVEL USE
C O R N E R R E TAI L AT 1 3 T H AN D E . PI K E S TREET
L AND US E C ODE RE QUIRE ME NT

[23.47A.005.D.1.i - S TRE E T-L E V E L US E S ]:
GROUND LEVEL USE REQUIREMENT: A MINIMUM OF 80 PERCENT OF THE WIDTH OF A
STRUCTURES STREET-LEVEL STREET-FACING FACADE THAT FACES A PRINCIPAL PEDESTRIAN
STREET SHALL BE OCCUPIED BY STREET LEVEL USES. THE REMAINING 20 PERCENT OF THE
STREET FRONTAGE MAY CONTAIN OTHER PERMITTED USES AND/OR PEDESTRIAN ENTRANCES.
REQUEST:
13T H AVE PRINC IPA L PE D E S TRIA N S TRE E T

P ROP OS E D DE PARTURE :
PI K E S T R E E T
RETAIL
100% STREET
LEVEL USE
PI KE ST R EET PRINC IPA L PE D E S TRIA N S TRE E T
S TR E E T L E V E L U SES COMBINED : PI KE S T + 1 3 TH AVENUE

85% ST REET LEVEL U SE
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 29
REDUCE REQUIREMENT TO 72% ALONG 13TH AVENUE

PURPOSE: REQUEST TO REDUCE THE 80% REQUIREMENT OF STREET LEVEL USES ALONG
13TH AVE TO 72%. THE PROJECT IS BOUND BY TWO PRINCIPAL PEDESTRIAN STREETS WITH
FRONTAGE ALONG 13TH AVENUE AND EAST PIKE STREET. PIKE STREET IS IDENTIFIED AS A MAJOR
COMMERCIAL STREET THEREFORE WAS FULLY PROGRAMMED FOR RETAIL SPACE MEETING THE
REQUIREMENT BY 100%. 13TH AVENUE IS A LESS DEVELOPED STREET FRONTAGE AS WELL AS 320 LONGER THAN PIKE STREET. THEREFORE THE FOLLOWING PROGRAM ELEMENTS MAKE UP 13TH
FRONTAGE RESULTING IN THE 72% OF STREET LEVEL USE: PORTIONS OF PIKE STREET RETAIL, THE
RESIDENTIAL ENTRY, A RETAIL/OFFICE SPACE WITH PLAZA, GARAGE ENTRY AND EGRESS STAIR. THE
COMMERCIAL SPACE PLACED MID -WAY ALONG 13TH HAS PLAZA SPACE FRONTAGE ALLOWING FOR
ACTIVE USE AND MEETS THE INTENT OF PROVIDING STREET LEVEL USES. A COURTYARD WITH
PLANTINGS FROM THE RESIDENTIAL LOBBY HAS VISUAL CONNECTIVITY TO THE CORNER RETAIL
SPACE, ALLOWING FOR FURTHER ACTIVATION AND INTEREST.
*ADDED DEPARTURE REQUEST FROM RECOMMENDATION #1 DUE TO ZONING REVIEW COMMENTS
DEPARTURE REQUEST | OFFICE WIDTH AS PRESENTED IN REC #1

PA R T IA L WE S T EL EV
36-0 OFFICE FRONTAGE

REQUESTED
30-0 OFFICE MAXIMUM
FRONTAGE PER SMC
PARKING RAMP
ENTRY
LOBBY
RETAIL | OFFICE
RETAIL
RETAIL
+
ENTRY
COURT
1 3 T H AV E LO O K I N G S O U T H
MOVEABLE
PLANTERS
13T H AVE PRINC IPA L PE D E S TRIA N S TRE E T
LAN D U SE C O D E R E Q UI R E MENT
PROPOSED D EPA R TURE :
[23. 4 7 A . 0 0 5 . D . 1 . i - S TR E E T- LEVEL U SES]: FLEXIBILITY FOR OFFICE USE AT 36-0
AVENUE .
OFFICES, PROVIDED THAT NO MORE THAN 30 FEET OF THE

STREET-LEVEL STREET-FACING FACADE OF A STRUCTURE
MAY CONTAIN AN OFFICE USE; USE ALONG A PEDESTRIAN
DESIGNATED STRE ET
DEPARTURE PRESENTED AT RECOMMENDATION #1

WITH FULL SUPPORT FROM THE BOARD
13PIKE LLC
PURPOSE: REQUEST TO ALLOW FOR ADDITIONAL 6' -0"

OF OFFICE USE FRONTAGE FOR GROUND FLOOR SPACE.
THIS GROUND LEVEL SPACE IS DESIGNED A S FLEXIBLE
RETAIL OR OFFICE SPACE, IMPLEMENTING MOVEABLE
PLANTERS TO ALLOW FOR PRIVACY IN OFFICE USE AND/
OR A FLEXIBLE OPEN SPACE FOR RETAIL. ADDITIONAL
30'-0" OF RETAIL SPACE HOLDS THE SW MAIN CORNER OF
THE PROPOSED PROJECT.
11.30.16 | PROJECT # 3020301 | 30
ALONG 13TH
1 3 T H AV E LO O K I N G N O R T H
DEPARTURE REQUEST | OVERHEAD WEATHER PROTECTION

7-0 CANOPY
(EGRESS)
30-0 C ANOPY
(OFFICE/RETAIL)
PA R T IA L WE S T EL EV
SCL HIGH VOLTAGE LINE
SIDEWALK R.O.W.
1 3 T H AVE PRINC IPA L PE D E S TRIA N S TR E E T
LAN D U SE C O D E R E Q UI R E MENT
[23. 4 7 A . 0 0 8 - S TR E E T- L E V E L
DEVE LO PM E N T S TA N DA R D S ]:
CONTINUOUS OVERHEAD WEATHER PROTECTION
(I.E., CANOPIES, AWNINGS, MARQUEES, AND
ARCADES) IS REQUIRED ALONG AT LEAST 60 PERCENT
OF THE STREET FRONTAGE OF A STRUCTURE ON A
PRINCIPAL PEDESTRIAN STREET
DEPARTURE PRESE NTED AT RECOMMENDATION #1

WITH FULL SUPPORT FROM THE BOARD
13PIKE LLC
RE TAIL
+
ENTRY
COURT
14-0
PROPERTY LINE
7-0
SCL EA SEMENT
10-0
BUILDING ENCLOSURE
(56% FACDE)
PARKING RAMP
AS PRESENTED IN REC #1
5-4 CANOPY
(RESIDENTIAL
ENTRY)
PROPOSED D EPA RT U RE:

38.5% OVERHEAD WEATHER PROTECTION ALONG 13TH AVENUE
REQUEST TO REDUCE OVERHEAD WEATHER PROTECTION
BY 21.5%, LOCATING CANOPIES WHERE NEEDED, AVOIDING
CANOPY OVER PARKING GARAGE ENTRY AND ALLOWING FOR
ENTRY COURT SCREENING TO CARRY CONSISTENT TREATMENT.
56% OF THE 13TH AVENUE FACADE IS SET BACK APPROXIMATE
10-0 FROM THE CLOSEST EDGE OF THE R.O.W. SIDEWALK
[7 FROM THE PROPERTY LINE] DUE TO A 14-0 SEATTLE CITY
LIGHT HIGH VOLTAGE LINE EASEMENT. GIVEN THIS CONDITION,
OVERHEAD WEATHER PROTECTION HAS BEEN PROVIDED AT
PRIMARY BUILDING ENTRY LOCATIONS.
11.30.16 | PROJECT # 3020301 | 31
1 3 T H AV E LO O K I N G N O R T H
DEPARTURE REQUEST | TRANSPARENCY AS PRESENTED IN REC #1

74%: 68-8 TOTAL TRANSPARENCEY [INCLUDING SCREEN]
PA R TIA L WE S T EL EV
17-0
9-0
9-6
33-2
92-0 TOTAL [112-0 20-0 FOR GARAGE DEDUCTION]
LAN D U SE C O D E R E Q UI R E MENT [23. 4 7A . 0 08. B. 2 T R A N SPA R E NC Y ] :

SIXTY PERCENT OF THE STREET-FACING FACADE BETWEEN 2 FEET AND 8 FEET ABOVE THE SIDEWALK
SHALL BE TRANSPA RENT. FOR PURPOSES OF CALCULATING THE 60 PERCENT OF A STRUCTURES STREETFACING FACADE, THE WIDTH OF A DRIVEWAY AT STREET LEVEL, NOT TO EXCEED 22 FEET, MAY BE
SUBTRACTED FROM THE WIDTH OF THE STREET-FACING FACADE IF THE ACCESS CANNOT BE PROVIDED
FROM AN ALLEY OR FROM A STREET THAT IS NOT A DESIGNATED PRINCIPAL PEDESTRIAN STREET.
PR O POSE D D E PA R TUR E :
38% TRANSPARENCY ALONG 13TH AVENUE
REQUEST TO REDUCE TRANSPARENCY REQUIREMENT TO 38% (MEASURED AS GLASS AREA ALONG
THE 13TH AVE FACADE). A DEPARTURE FROM THE DEFINITION OF TRANSPARENT IS NOT ALLOWED,
THEREFORE WE ARE PROPOSING A DEPARTURE FROM THE 60% TRANSPARENCY REQUIREMENT. THE
PROPOSED DESIGN MEETS THE INTENT OF INCREASED TRANSPARENCY TO ACTIVATE THE STREET
LEVEL, STREET FACING FACADE. IF THE PO ROUS SCREEN WAS CONSIDERED AS TRANSPARENT THE
PROJECT WOULD SATISFY THE TRANSPARENCY REQUIREMENT AT 74% TRANSPARENT ALONG THE
13TH AVENUE FACADE. THE SPACE BEYOND THE DECORATIVE SCREEN IS BOTH A RESIDENTIAL
ENTRY FOR A PORTION OF THE FAADE ALONG 13TH, AND THE REMAINING AREA IS OUTDOOR
SEATING SPACE FOR THE RETAIL USER ALONG PIKE STREET. THE SCREEN IS DESIGNED TO PROVIDE
VIEWS INTO AND OUT OF THE STRUCTURE, ACTIVATING THE FAADE WITH A PROTECTED
OUTDOOR SPACE WITH OPERABLE LARGE BI-FOLD DOORS THAT REMAIN COMPLETELY OPEN
DURING BUSINESS HOURS AND CLOSE AT NIGHT TO CREATE A LATERN-LIKE FEATURE.
DEPARTURE PRESENTED AT RECOMMENDATION #1 WITH FULL SUPPORT FROM THE BOARD
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 32
L ANDSC APE
LANDSCAPE | STREETSCAPE
GARAGE
ENTRANCE
POLLINATOR PLANTING MIX
PROPOSED (2) STREET TREES:

ACER X WARRENS RED (APPROVED BY SDOT)
OFFICE / RETAIL
SHADE-LOVING ENTRY MIX
RESIDENTIAL LOBBY ENTRANCE

13TH AVE STREETSCAPE
ENTRY COURT. A UNIQUE

SPACE UNITING LANDSCAPE AND
ARCHITECTURE IN A FRAMED,
VISUALLY POROUS ENCLOSURE.
PLAZA SPACE FOR SPILL-OUT
FOR RETAIL OR RESTAURANT
BIKE RACKS
NEW STREET TREES
EAST PIKE STREETSCAPE
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 34
LANDSCAPE | RIGHT-OF-WAY PLANTINGS

1 3 T H AVE ST R EET SCA P E
E AS T PI K E S T R E E T S C APE
SPIREA MEDIA BLUE KAZOO / DOUBLE

PLAY BLUE KAZOO SPIREA
HEBE SAPPHIRE / SAPPHIRE HEBE
NYSSA SYLVATICA WILDFIRE / WILDFIRE TUPELO
HYDRANGEA QUERCIFOLIA / OAKLEAF HYDRANGEA
LIRIOPE MUSCARI BIG BLUE / BIG BLUE LIRIOPE
ACER TRUNCATUM X ACER PLATANOIDES

WARRENS RED/ PACIFIC SUNSET MAPLE
LIRIOPE SPICATA SILVER DRAGON /

SILVER DRAGON LILYTURF SAGE
LAGERSTROEMIA NATCHEZ /
NATCHEZ CRAPE MYRTLE
EUONYMUS JAPONICUS MICROPHYLLUS

MONCLIFF / SUNNY DELIGHT EUONYMUS
FRAGARIA LIPSTICK / LIPSTICK

BEACH STRAWBERRY
PEROVSKIA ATRIPLICIFOLIA
/ RUSSIAN SAGE
STIPA TENUISSIMA / MEXICAN FEATHER GRASS
POLYSTICHUM MUNITUM / WESTERN

SWORD FERN
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 35
CAREX ALBULA / FROSTY CURLS SEDGE
LANDSCAPE | COURTYARD PLANTINGS
SARCOCOCCA HOOKERANA VAR HUMULIS /

HIMALAYAN SWEET BOX
HEUCHERA STAINLESS STEEL /
CORAL BELLS
HOSTA SUM AND SUBSTANCE /
SUM AND SUBSTANCE HOSTA
ASTILBE COLOR FLASH /

ASTILBE
DAPHNE CAROL MACKIE /
CAROL MACKIE DAPHNE*
POLYSTICHUM MUNITUM /
SWORDFERN
ACER CIRCINATUM PACIFIC FIRE/

PACIFIC FIRE VINE MAPLE
PULMONARIA SILVER SHIMMERS /

SILVER SHIMMERS LUNGWORT
13PIKE LLC
HAKENCHLOA MACRA AUREOLA /

GOLDEN JAPANESE FOREST GRASS
HEUCHERA FROST /
CORAL BELLS
HYDRANGEA ANOMALA PETIOLARIS /

CLIMBING HYDRANGEA
11.30.16 | PROJECT # 3020301 | 36
POLYSTICHUM SETIFERUM DIVISILOBUM

GROUP / SOFT SHIELD FERN
ARTEMESIA X POWIS-CASTLE /
SILVER SAGE
LANDSCAPE | LEVEL 2 TERRACE + ROOF TOP
STORMWATER
PLANTERS
DOG RUN
EXTENSIVE
GREEN ROOF
BBQ
VIEW OF L7 AMENITY TERRACES
RAISED PLANTERS
COMMUNAL TABLE
L2 PRIVATE TERRACES
SUN AREA
FIRE PIT &
GATHERING AREA
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 37
DESIGN GUIDELINES
DESIGN GUIDELINES | PIKE-PINE URBAN VILLAGE + CAPITOL HILL

CITYWI D E GUID EL I N ES
PI K E / P I N E GUIDEL I N ES
C O N T E XT & S ITE
CS1 NATURAL SYSTEMS AND SITE FEATURES ___________________________________
CS1-A-1 ENERGY CHOICES At the earliest phase of project development,

examine how energy choices may influence building form, siting, and orientation, and
factor in the findings when making siting and design decisions.
CS1-B-2 DAYLIGHT AND SHADING Maximize daylight for interior and exterior
spaces and minimize shading on adjacent sites through the placement and/or design
of structures on site.
BOARD DIRECTION AT EDG: The Board was supportive of the projects
deep green sustainability goals, possibly acting as a prototype for other future
projects.
RESPONSE AT RECOMMENDATION 1: The development team has
committed to achieving Passive House Certification for this project and will be
enrolling the project for precertification. Design elements of the project support and
compliment the approach to energy reduction, including the fixed balconies at the
south faade, doubling as fixed sun-shades, automated operable sun-shades to the
west and south, and an exterior stairway which reduces cooling/heating loads on the
building.
venting leaving a cleaner faade, and a ventilation recovery system which includes
an HVAC system for heating/cooling of units. (CS1-A-1) The project has been sited
to maximize daylight access to units and has coordinated with the adjacent future
development to the east to set back our building 10-0 from the property line to
allow for light access for both projects. (CS1-B-2)
CS2 URBAN PATTERN & FORM _____________________________________________
CS2-C1/CS2-II/ CS2-II CORNER LOTS Buildings on corner lots should reinforce

the street corner. To help celebrate the corner, pedestrian entrances and other
design features that lend to Pike/Pines character may be incorporated. These
features include architectural detailing, cornice work or frieze designs.
BOARD DIRECTION AT EDG: In discussing the southwest corner of the
CS1 | EXTERIOR STAIR + SOUTH BALCONIES AS SHADING DEVICES
building faade of the preferred option, the Board was divided on the erosion of the
massing at that corner with one Board member opposed to the whole concept of
erosion at that locale. Overall, the Board members did not oppose the massing of the
preferred design scheme.
RESPONSE AT RECOMMENDATION 1: The site constraints include

high voltage lines requiring a 10'-minimum setback above the first story. This site
condition creates a conflict of interest between holding the corner and allowing
the upper levels to anchor to the ground level. Given this constraint, the design
team developed an approach that allows the building to touch the ground, holding
CS2 | CORNER FEATURE ENTRY COURT [DAY TO NIGHT]
BOARD DIRECTION AT RECOMMENDATION 1: (Natural Systems and the urban edge along Pike and allowing for plaza space along 13th Avenue, while
taking
ownership
of
the
corner.
The
corner
is
held
by
an
exterior
landscaped
retail/
Site Features) At the recommendation meeting, the Board echoed public sentiment
residential court protected by a highly-transparent decorative security screen. In a
and continued to support the passive house approach to the development. but felt
response to fulfilling the intent of the guideline to reinforce and celebrate the corner,
that the revised building design had evolved into three different non-integrated
design elements consisting of the feature stair, the screened outdoor courtyard space the design team has aimed at creating a vibrant day to night feature.
and the south and east facing building facades, See #2 below for further guidance.
BOARD DIRECTION AT RECOMMENDATION 1: (Commercial/Retail)
(CS1-A, CS1-B-2)
The Board agreed with public comment and was very pleased to see the introduction
of commercial use with retail space along 13th Ave E. instead of live/work units.
RESPONSE AT RECOMMENDATION 2: The development team is moving
forward with the Passive House goals of this project. With this elevated development Members felt that the commercial space would work better in activating the street.
(CS2-A-2, CS2-C-1)
approach to energy reduction, the project team has manifested the inspiration from
the Passive House tenants to the treatment of the architecture, identified impacts
of creating a very tight thermal envelope, external solar screening and triple pane
windows, special treatment to enhance thermal envelope, absence of thru-wall
13PIKE LLC
RESPONSE AT RECOMMENDATION 2: The development team has

committed to creating flexible and unique retail/commercial spaces at ground level.
11.30.16 | PROJECT # 3020301 | 39
CS2 | CORNER FEATURE AND RELATIONSHIP TO MASSING

The commercial space along 13th Avenue is divisible from 1 to 2 spaces and the retail
frontage along E. Pike St. is divisible from 1 to 3 separate spaces with options for
individual entries.
CS2-III/CS2-III HEIGHT, BULK, AND SCALE COMPATIBILITY AND
PIKE/PINE SCALE AND PROPORTION Relate the scale and proportions of
architectural features and elements to existing structures on the block face to
maintain block face rhythm and continuity.
CS3-I-i Align architectural features with patterns established by the vernacular
architecture of neighborhood structures to create visual continuity.
PL1-C-1, PL1-C-2,
PL2-B-1, PL2-B-3
CORNER FEATURE
CS3-I-ii Use building components that are similar in size and shape to those
found in structures along the street from the auto row period.
CS3-I-iii Keep the proportions of window and door openings similar to those of
existing character structures on the block or in the neighborhood.
CS3-I-iv Use windows compatible in proportion, size, and orientation to those
found in character structures in the surrounding area.
BOARD DIRECTION AT EDG: With the boards agreement that the
existing building is not a significant character building, the board emphasized the
importance of the building expression above coming down to touch the ground. In
general, proportions of windows and openings were considered appropriate.
CORNER FEATURE
PU BL I C L I F E
PL1-C OUTDOOR USES AND ACTIVITIES ______________________________________
PL1-C-1 SELECTING ACTIVITY AREAS Concentrate activity areas in places with

sunny exposure, views across spaces, and in direct line with pedestrian routes.
PL1-C-2 INFORMAL COMMUNITY USES In addition to places for walking and
sitting, consider including space for informal community use such as performances,
farmers markets, kiosks and community bulletin boards, cafes, or street vending.
PL1-C-3 YEAR-ROUND ACTIVITY Where possible, include features in open
spaces for activities beyond daylight hours and throughout the seasons of the year,
especially in neighborhood centers where active open space will contribute vibrancy,
economic health, and public safety. These may include:
a. seasonal plantings or displays and/or water features;
b. outdoor heaters;
c. overhead weather protection;
d. ample, moveable seating and tables and opportunities for outdoor dining;
e. an extra level of pedestrian lighting;
f. trees for moderate weather protection and shade; and/or
g. 24-hour Wi-Fi service.
BOARD DIRECTION AT EDG: The board did not specifically comment on this
guideline, but agreed that the corner courtyard element provided a great response
RESPONSE AT RECOMMENDATION 1: The main forming element from the
to this guideline.
preferred massing scheme from EDG was to connect the occupants to an exterior
experience that culminates at the main corner of the project. The initial aesthetic
RESPONSE AT RECOMMENDATION 1: The intent of the screened exterior
was looking for a way to pay homage to the character structure, without recreating
court is to provide outdoor space with weather protection to increase opportunity
any original work. The team has shifted focus taking cue in removing the character
for use beyond the two-three dry months we can no longer rely on. The porosity of
structure, as opportunity to incorporate a fresh structure that pays homage to the
the screen is key in creating layers of light and landscape into the space to draw visual
Capitol Hill aesthetic, but in a modern/whimsical way. At EDG, the design team
interest and views into the space. In addition to the overhead weather protection,
understood it was important to connect the upper structure to the base of the
lighting will be provided to create a lantern or beacon on the corner, allowing the
project. The team has studied the relationship of the two in detail, bringing the west
screen to glow and cast shadow onto the street. Outdoor heaters may be provided
facade opening cadence down to grade behind the courtyard screening, at the
by the tenant, if desired. The landscaping at the street, as well as within the exterior
southern portion and along Pike at the south facade.
court will further enhance the experience and attraction to passers-by.
PL1-C | RESIDENTIAL ENTRY COURT
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 40

PL2 WALKABILITY / SAFETY & SECURITY ______________________________________
PL2-B-1 EYES ON THE STREET Create a safe environment by providing lines

of sight and encouraging natural surveillance through strategic placement of doors,
windows, balconies and street-level uses.
PL2-B-2 LIGHTING FOR SAFETY Provide lighting at sufficient lumen intensities
and scales, including pathway illumination, pedestrian and entry lighting, and/or
security lights.
PL2-B-3 STREET-LEVEL TRANSPARENCY Ensure transparency of street-level
uses (for uses such as nonresidential uses or residential lobbies), where appropriate,
by keeping views open into spaces behind walls or plantings, at corners, or along
narrow passageways.
BOARD DIRECTION AT EDG: The Board noted the benefit of the communal
balconies for putting eyes on the street, while also emphasizing the importance of
transparency and lighting at the ground floor uses particularly the retail courtyard,
and the residential entry/lobby area.
The Board also had reservations about the viability of the proposed live/work units
although they did support stepping this area back to create defensible space and
encourage blinds to be drawnand expressed the need to maintain a high degree of
transparency in order to activate the street along 13th Ave.
PL2-I PERSONAL SAFETY AND SECURITY Lighting installed for pedestrians

should be hooded or directed to pathways leading towards buildings.
BOARD DIRECTION AT EDG: At EDG, the board emphasized the importance
of street lighting and suggested the design team develop the site lighting strategy for
the next meeting.
RESPONSE AT RECOMMENDATION 1: The team has developed a site
lighting strategy that includes both interior lighting at the retail courtyard to light up
into the right of way, overhead canopy lights, lighting of the exterior stair, and limited
landscape up-lighting to enhance the project and facilitate safer pedestrian movement
around the site.
PL3 STREET-LEVEL INTERACTION / ENTRIES & 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.
Scale and detail them to function well for their anticipated use and also to fit with the
building of which they are a part, differentiating residential and commercial entries
with design features and amenities specific to each.
a. Office/commercial lobbies should be visually connected to the street through
the primary entry and sized to accommodate the range and volume of foot
traffic anticipated;
PL2-1 | LIGHTING STRATEGY
RESPONSE AT RECOMMENDATION 1: See DC1-A regarding entry court

stair/view balconies.
b. Retail entries should include adequate space for several patrons to enter and
exit simultaneously, preferably under cover from weather.
The live/work units have been replaced with proposed flexible commercial space
(office or retail), allowing for continual activation throughout the base. The interior
commercial space sets back to align with the upper level facades, allowing for
landscape to flank the commercial entry and allow for the commercial space to spill
along the ROW. Moveable planters have been designed to allow for a layer of privacy
screening for an office use to incentivize to keep blinds open. The planters can be
removed to create a plaza if a retailer occupies the space and desires a more direct
street relationship.
c. Common entries to multi-story residential buildings need to provide privacy

and security for residents but also be welcoming and identifiable to visitors.
Design features emphasizing the entry as a semi-private space are
recommended and may be accomplished through signage, low walls and/or
landscaping, a recessed entry area, and other detailing that signals a break from
the public sidewalk.
13PIKE LLC
d. Individual entries to ground-related housing should be scaled and detailed

appropriately to provide for a more intimate type of entry. The design should
contribute to a sense of identity, opportunity for personalization, offer privacy,
and emphasize personal safety and security for building occupants.
11.30.16 | PROJECT # 3020301 | 41
PL2-B |13TH AVE COMMERCIAL SPACE
PL2-B |13TH AVE COMMERCIAL SPACE

PL3-A-2 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. Consider a range of elements such as:
a. overhead shelter: canopies, porches, building extensions;
b. transitional spaces: stoops, courtyards, stairways, portals, arcades, pocket
gardens, decks;
c. ground surface: seating walls; special paving, landscaping, trees, lighting;
Above-grade residential entries and extensive and
d. building surface/interface: privacy screens, upward-operating shades on
windows, signage, lighting.
PL3-C-1, PL3-C-2, PL3-C-3
PIKE STREET COMMERCIAL SPACE
PL3-B-1 SECURITY AND PRIVACY Provide security and privacy for residential
buildings through the use of a buffer or semi-private space between the development
and the street or neighboring buildings. Consider design approaches such as elevating
the main floor, providing a setback from the sidewalk, and/or landscaping to indicate
the transition from one type of space to another.
PL3-B-2 GROUND-LEVEL RESIDENTIAL Privacy and security issues are
particularly important in buildings with ground-level housing, both at entries and
where windows are located overlooking the street and sidewalk. Consider providing
a greater number of transition elements and spaces, and choose materials carefully to
clearly identify the transition from public sidewalk to private residence. In addition to
the ideas in PL3.B1, design strategies include:
PL3-B-4 INTERACTION Provide opportunities for interaction among residents

and neighbors. Consider locating commonly used features or services such as
mailboxes, outdoor seating, seasonal displays, childrens play equipment, and
space for informal events in the area between buildings as a means of encouraging
interaction.
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 between people on the
sidewalk and retail activities in the building.
PL3-C-2 VISIBILITY Maximize visibility into the building interior and merchandise
displays. Consider fully operational glazed wall-sized doors that can be completely
opened to the street, increased height in lobbies, and/or special lighting for displays.
PL3-C-3 ANCILLARY ACTIVITIES Allow space for activities such as sidewalk
vending, seating, and restaurant dining to occur. Consider setting structures back
from the street or incorporating space in the project design into which retail uses can
extend.
BOARD DIRECTION AT EDG: At EDG, the board noted the lack of identity
for the residential entry, with emphasis instead being placed on the reading of the
base and screening feature of the project as a single form. The board recommended
further development of this entry, with consideration for the guidelines listed above.
PL3-B+C | 13TH RESIDENTIAL ENTRY
a. vertical modulation and a range of exterior finishes on the facade to articulate

the location of residential entries;
b. pedestrian-scaled building addressing and signage, and entry elements such as
mail slots/boxes, doorbells, entry lights, planter boxes or pots; and
c. a combination of window treatments at street level, to provide solutions to
varying needs for light, ventilation, noise control, and privacy.
PL3-B-3 BUILDINGS WITH LIVE/WORK USES Maintain active and transparent
facades in the design of live/work residences that are required to orient the
nonresidential portions of the unit toward the street. Design the first floor so it can
be adapted to other commercial use as needed in the future.
The board also expressed hesitation with the incorporation of Live/Work units,
noting the consistently drawn blinds of existing live/work units in Capitol Hill.
RESPONSE AT REOMMENDATION 1: Multiple entry options for commercial
space along Pike Street have been incorporated, allowing anywhere from one
large retail space to three separate smaller spaces. Similarly, one to two separate
entries for retail or office space along 13th coupled with moveable planters allows
for unique entry character for the tenants. The modular rhythm of steel-framed
wood storefront windows creates a composed faade that plays with the vertical
relationship to the upper level while allowing separate identities along the ground
level to take place.
PL3-B+C | PIKE STREET COMMERCIAL SPACE
13PIKE LLC
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As residents approach the residential entry along 13th, a paving transition is flanked
by landscaping. The residential entry gate is set into the ghosted-brick faade
constructed of steel and wood, standing out along the continuous treatment of the
white porous screen. The canopy aligned above the door incorporates weather
protection and relief from the street. As part of the screened corner, the residential
lobby has direct visual access into and out of the space. The lobby is layered with
landscape and the open stair creating an active space that holds integrated seating,
a feature tree along the entry path, a mail room and bike storage just beyond the
main circulation space. Additionally an amenity mezzanine will overlook the layered
residential lobby creating a nuanced and active space.
The development team has moved from Live/Work units along 13th, opting to
encourage more commercial use (office or retail) at this location.
BOARD DIRECTION AT RECOMMENDATION 1: (Courtyard) The
Board agreed that the courtyard had been successfully redesigned using operable
gates which improved security and safety. The Board noted a concern that the
courtyard was redesigned for commercial retail users and no longer for residential
users. Members were more comfortable with the idea of the space being used in
conjunction with an active retail or restaurant use as opposed to the possibility that
the space might be used in associated with a drug store reducing the effectiveness of
the space activating the street. (CS2-A-2, CS2-C-1, PL3-A, PL3-B)
RESPONSE AT RECOMMENDATION 2: The design of the residential entry
includes an interruption in the patterned metal screen with an expression of wood
that denotes the entry point. The entry gate is composed with a steel frame with
gaps allowing for visual access into the space, but allowing for some level of privacy
for residents.
As a unique exterior space, the residential entry lobby includes a feature tree
between the retail space, allowing for privacy, but offering layered interest of visual
access into the space. Furthermore, the stair configuration opens up from Level 2 to
allow for a seating nook, allowing residents to take advantage of the space.
DESIG N CO NC E PT
DC2 ARCHITECTURAL CONCEPT ____________________________________________
DC1-A-4 REDUCING PERCEIVED MASS Use se

DC2-A-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.
DC2-A-2 REDUCING PERCEIVED MASS Use secondary architectural elements
to reduce the perceived mass of larger projects. Consider creating recesses or
indentations in the building envelope; adding balconies, bay windows, porches,
canopies or other elements; and/or highlighting building entries.
DC2 | EXTERIOR STAIR
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.
DC2 | ENTRY COURT EXPOSED STRUCTURE
a. newsstands, ticket booths and flower shops (even if small or narrow);

b. green walls, landscaped areas or raised planters;
c. wall setbacks or other indentations;
d. display windows; trellises or other secondary elements;
e. art as appropriate to area zoning and uses; and/or
f. terraces and landscaping where retaining walls above eye level are unavoidable.
DC2-C-1 VISUAL DEPTH AND INTEREST Add depth to facades where
appropriate by incorporating balconies, canopies, awnings, decks, or other secondary
elements into the faade design. Add detailing at the street level in order to create
interest for the pedestrian and encourage active street life and window shopping (in DC2 | ENTRY COURT LANDSCAPE PLAN
retail areas).
13PIKE LLC
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DC2-C-2 DUAL PURPOSE ELEMENTS Consider architectural features that can
be dual purposeadding depth, texture, and scale as well as serving other project
functions. Examples include shading devices and windows that add rhythm and
depth as well as contribute toward energy efficiency and/or savings or canopies that
provide streetlevel scale and detail while also offering weather protection. Where
these elements are prominent design features, the quality of the materials is critical.
DC2-D-3 FIT WITH NEIGHBORING BUILDINGS Use design elements to
achieve a successful fit between a building and its neighbors, such as: a. considering
aspects of neighboring buildings through architectural style, roof line, datum line
detailing, fenestration, color or materials, b. using trees and landscaping to enhance
the building design and fit with the surrounding context, and/or c. creating a wellproportioned base, middle and top to the building in locations where this might
be appropriate. Consider how surrounding buildings have addressed base, middle,
and top, and whether those solutions or similar ones might be a good fit for the
project and its context.
RESPONSE AT RECOMMENDATION 1: The team has developed both the

stair/balcony design and the screened corner element (hosting both the residential
entry and exterior retail space) to enhance the relationship of the two, and provide
greater detail/texture to these major building features. Large timber columns and glulam beams have been developed as the structure for both the porches and exterior
court, reinforcing the visual connection andproviding a human scale and texture. The
residential entry and large timber columns recessed into the screen element reveal
the wood structure and entry door behind, both playing on the concept of multiple
layers of the Passive House, and creating an opportunity for the form to remain
intact while simultaneously drawing attention to this primary building entry.
The project team is collaborating with the Capitol Hill Eco District and Arts District
to guide the process for selecting a local artist to produce a mural on the north
faade. The faade is simple and composed, allowing the stair that extends above to
carry the mural and give prominence as an urban identifier approaching Pike Street
from the north.
DC2-D-1 HUMAN SCALE Incorporate architectural features, elements, and details

that are of human scale into the building facades, entries, retaining walls, courtyards,
and exterior spaces in a manner that is consistent with the overall architectural
concept. Pay special attention to the first three floors of the building in order to
maximize opportunities to engage the pedestrian and enable an active and vibrant
street front.
DC1-A-1, DC1-A-4, PL3-B-1 | RESIDENTIAL ENTRY
13PIKE LLC
BOARD DIRECTION AT RECOMMENDATION 1: (Entries/Access)

The Board felt that the feature stair described as a major visual element located
on the west facing faade during EDG was greatly diminished as a result of the
introduction of other more prominent building elements and colors. The Board felt
that the programming and the aesthetic treatment expressed in the original concept
of the viewing porch as an integrated open space at each level had become less
significant. The Board reminded the applicant that they wanted to see how the
DC2-D-2 TEXTURE Design the character of the building, as expressed in the form, porches would be used as gathering spaces per guidance from the last meeting. The
scale, and materials, to strive for a fine-grained scale, or texture, particularly at the Board discussed that there was a conflict between the use of wood elements in the
street level and other areas where pedestrians predominate.
interior of the stair system that reached up in the guise of a tree to the green spaces
of the rooftop deck and the lighter appearance of the filigree screened outdoor
BOARD DIRECTION AT EDG: The Board generally supported the exterior
courtyard space. There was also some concern with the capping or roof covering of
stair as a major visual element on the west facing faade, with the concept of the
feature stair. (DC1-A-1, DC1-A-4, PL3-B-1)
viewing porch integrated as communal open space at each level. The Board
wanted to see a stronger connection between the stair/porch elements and the
RESPONSE AT RECOMMENDATION 2: The exterior stair is highly visible
courtyard and joint retail-residential entryway and suggested that the concept be
from the exterior and offers a viewing experience for residents as they move up
further enhanced for the next EDG meeting.
and down the stair. Due to building code requirements of an exterior stair as part
of egress requirements, the stair has been reconfigured without viewing porches at
The board also noted the north faade as a large (currently blank) area that needs
each level, building code review comments also remove the ability to include planters
further definition and development.
(need to maintain egress clearance requirements.) With that the landings of each stair
reach to the edge of each level, allowing for residents to use for movement as well as
for casual pauses to take advantage of the views.
11.30.16 | PROJECT # 3020301 | 44

The treatment of the roof of the exterior stair was developed to maintain a floating
plane similar to what was presented at EDG. The roof takes on a similar language to
the stair landing structures that repeat up the faade creating a stitching of volumes
to the north and south and creating a repetitive horizontal pattern that gives the stair
prominence and visibility from the street.
BOARD DIRECTION AT RECOMMENDATION 1: (Architectural
Character) The Board while encouraging the design team to abandon the design
option that favored the preservation of the character structure, felt that the overall
parti of the revised design had been compromised. The Board was not in agreement
with the revised design approach that emphasized the strong vertical color
elements along the south and west facing building facades. They felt that the vertical
articulation of the facade was now in direct competition with the stair, and because
of the high contrast of the facade treatment, the stair felt diminished. Board also felt
that the impact of the feature stair element discussed in detail at the EDG in addition
to the screened outdoor spaces located along the stairwell had become visually
separated from the overall building form and the without integrating into the rest of
the building or feature stair. Members verbalized that they thought that the project
had become three different building types without a unifying design approach. The
Board agreed that the revised design elements were no longer representative of the
precedent images included in the design packet. (DC2-A-1, DC2-B-1, DC2-B-2,
DC2-C-1, DC2-C-2, DC2-C-3, DC2-D-2)
RESPONSE AT RECOMMENDATION 2: In reconsidering (DC2-B-1) the
faade composition, the project team explored the treatment of the upper level
facades to create a composition that better supports the courtyard and stair. First,
the team studied reducing the high-contrast of the facade by looking at background
building colorations of various grey tones, which led to the evolution of a white
faade. The white background building compliments the white screened exterior
space using a randomized panel pattern which allows the wood treatment of the
stairwell to be supported rather than compete, reflecting the structure and design of
the exterior courtyards.
In integrating visual depth and interest (DC2-C-1) and texture (DC2-D-2):
1. At the lower levels as well as above, the project team opted to change the
windows to a wood foil finish that would relate to the wood storefront at the retail
base, stained glulam beams at the exterior stair, and the vertical wood feature
13PIKE LLC
wall adjacent the stair. The European tripled-glazed windows meet the thermal
performance required for passive house standards.
2. Adding more texture and depth the framing of the storefront widows along the
ground level is reflected in the window detail above. An individual frame around
each window hosts an automated exterior mechanical roller shade mounted above
the window. The combined window treatment and wood expression creates a scale
of texture over the facade giving prominence to the windows without diminishing
the stair or the featured courtyard space, bringing continuity of design reminiscent
of the inspiration images presented at EDG.
3. Given the white backdrop of the upper level facade, the project team studied
various patterning of the automated screens. In an effort to further support the
language of the screened courtyard metal pattern, the team applied a pixelated
pattern of various shades of grey which will create visual interest when down.
DC3 OPEN SPACE CONCEPT _______________________________________________
DC3-B-1 MEETING USER NEEDS Plan the size, uses, activities, and features of
each open space to meet the needs of expected users, ensuring each space has a
purpose and function.
DC3-B-2 MATCHING USES TO CONDITIONS Respond to changing
environmental conditions such as seasonal and daily light and weather shifts through
open space design and/or programming of open space activities. For example, place
outdoor seating and gathering areas where there is sunny exposure and shelter
from wind. Build flexibility into the design in order to accommodate changes as
needed; e.g. a south-facing courtyard that is ideal in spring may become too hot
in summer, necessitating a shift of outdoor furniture to a shadier location for the
season.
DC3-B-3 CONNECTIONS TO OTHER OPEN SPACE Site and design projectrelated open spaces should connect with, or enhance, the uses and activities of
other nearby public open space where appropriate. Look for opportunities to
support uses and activities on adjacent properties and/or the sidewalk.
DC3-B-4 MULTIFAMILY OPEN SPACE Design common and private open
spaces in multifamily projects for use by all residents to encourage physical activity
11.30.16 | PROJECT # 3020301 | 45
DC2-B-1 | PIKE STREET FACADE
DC2-C-1 + DC2-D-2 | WINDOW DETAIL

and social interaction. Some examples include areas for gardening, childrens play
(covered and uncovered), barbeques, resident meetings, and crafts or hobbies.
BOARD DIRECTION AT EDG: The board generally liked the landscape
concept presented at EDG, requesting further development of landscape treatments
at the roof, and suggesting consideration of some landscaping along the communal
balconies to connect the ground treatment to the roof terrace.
RESPONSE AT RECOMMENDATION 1: The landscape design has been
made to create a very lush forest floor environment at the base with a meadowlike treatment at the rooftop (establishing the tree canopy). The stairwell connection
to the base has been treated architecturally, allowing for a successful density of
plantings at manageable locations.
The exterior ground level spaces are covered by glass canopies allowing for shelter
and use beyond the summer months. The residential lobby has multiple layers of
canopies, allowing for a more complex protection from weather derived from the
tree canopy concept.
DC4-C-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 offsite night glare and light pollution.
DC4-C-1 DECONSTRUCTION When possible, design the project so that it may
be deconstructed at the end of its useful lifetime, with connections and assembly
techniques that will allow reuse of materials.
DC4-I EXTERIOR FINISH MATERIALS New development should complement
the neighborhoods light-industrial vernacular through type and arrangement of
exterior building materials. Preferred materials and approaches include:
DC4-I-i Brick, masonry, textured or patterned concrete, true stucco (Dry-vit is
discouraged), with wood and metal as secondary or accent materials;
DC4-I-ii Other high quality materials that work well with the historic materials
and style of neighboring buildings;
DC4-I-iii Limited number of exterior finish materials per building; and
DC4 EXTERIOR ELEMENTS AND FINISHES _____________________________________
DC4-I-iv High quality glazing and trim as a vital component of exterior finish.
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 to a high
quality of detailing are encouraged.
BOARD DIRECTION AT EDG: At EDG the board emphasized the selection of

proper materials for the DRB presentation.
RESPONSE AT RECOMMENDATION 1: The team has incorporated a

DC4-A-2 CLIMATE APPROPRIATENESS Select durable and attractive materials
timeless palette in keeping with the simple, clean aesthetic of the project. Primary
that will age well in Seattles climate, taking special care to detail corners, edges,
base materials include: tinted vertical board-form concrete, wood storefront
and transitions. Highly visible features, such as balconies, grilles and railings should
windows, dark steel plates that frame storefront windows as they align with windows
be especially attractive, well-crafted and easy to maintain. Pay particular attention
above, and powder coated white laser cut metal panel screens at grade. Materials
to environments that create harsh conditions that may require special materials and
above include: cementitious panel; vertical metal extrusions which hold and express
details, such as marine areas or open or exposed sites.
the guide for automated sunshades along the south and west faade; triple-pane
vinyl windows above-grade; vertical wood slates and glu-lam framing structure at the
DC4-C-1 FUNCTIONS Use lighting both to increase site safety in all locations used feature stair; glass railings at decks and parapet edges; and dark matte grey exposed
by pedestrians and to highlight architectural or landscape details and features such as rain leaders and metal ductwork at externalized HVAC elements (part of the passive
entries, signs, canopies, plantings, and art.
house approach in reducing vertical penetrations and thermal transfers).
See lighting under PL-2 response.
DC4-A, DC4-I| MATERIALS
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BOARD DIRECTION AT RECOMMENDATION 1: (Materials) Board
members verbalized disappointed that Hardie Board would be used along E. Pike
St., characterized as a prominent street. Members felt that the use of Hardie would
not be in keeping with the history and character of many of the surrounding building
structures and were concerned it would set a negative precedence contrary to
sustainable design practices in addition to having concerns regarding the quality of
the facade composition and texture along Pike Street which are addressed by the
neighborhood design guidelines for Pike Pine. Finally the Board stated that they
would like to see a more attractive treatment applied to the garage door located to
the west of the residential entry. (DC4-A, DC4-I)
RESPONSE AT RECOMMENDATION 2: Materials focused on creating a
unique detailed base with a supporting upper level treatment intended to recede to
enable a focus on enhancing the visual pedestrian experience through Capitol Hill,
to contrast and provide relief to the standard aluminum storefronts with minimal
canopies throughout the neighborhood, and to highlight the features of Passive
House the project team have invested in (high-performance European windows,
automated exterior window shades, an expressive exterior stair which also enhances
the thermal envelope). Unique pedestrian features that contribute to the enhanced
environment include: a custom laser cut metal screen structured with large stained
timber framing; wood storefronts with steel frames surrounding windows that occur
where residential windows align above; vertical stained board-formed concrete;
metal canopies with wood slat soffits throughout; exposed glulam stair structure;
window frames incorporating automated shades that create texture along the faade
and relate back to the ground level through the composition of the storefront.
The fabric of the building becomes background to these features that enhance the
pedestrian experience in the neighborhood. The development team established the
imperative of creating an environmentally progressive project as well as establishing
a unique modern architecture that establishes the corner of an undeveloped
intersection.
become the highlighted details and textures on the simple-formed facades that
support the exterior stair.
The selected garage door color is a custom darker grey tone to allow the door to
recede and become background to the stronger commercial faade. The door is a
high-grade Rytec door that functions with speed and reduced noise and vibration.
BOARD DIRECTION AT RECOMMENDATION 1: (Lighting) The Board
members wanted to see better lighting that creates a better glow of the stair
and courtyard. The Board in reviewing the different night images of the project
presented by the applicant suggested that they would like to see more light in
relationship to the screened exterior courtyard space. (DC4-C-2)
RESPONSE AT RECOMMENDATION 2: The lighting of the stair and the
courtyard was finessed to create a soft glow, serving as a beacon to the undeveloped DC4-C-2 | LIGHTING
intersection of 13th Avenue and E. Pike St.
BOARD DIRECTION AT RECOMMENDATION 1: (Mural) Members of
the Board were concerned that the mural might be subject to graffiti or become
obscured if new development were to take place on the abutting lot. A suggestion
was offered that the mural might be more of an abstraction rather than an actual
image. The Board did continue to agree that treatment of this blank wall with artistic
elements would be supported.
RESPONSE AT RECOMMENDATION 2: The mural will be digitally
documented to ensure it lives beyond the building and the artist will be fully aware
that it may potentially be covered by future development. There are no current
development plans slated for the project site to the north. The north wall was seen
as an opportunity to create a message about the eco-district as well as the story of
Passive House. The mural project will be a community engaged project with the
process being led by the ECO and Arts Districts of Capitol Hill.
Cementitious product is used minimally and only as a background material with a

varying subtle pattern cut into tall, narrow panels that reflects the pattern of the
featured screen element. This product is applied to thermal SIP panels (an upgraded
form of exterior framing allowing the team to replace the need for thicker insulation
and increase thermal penetrations to meet the aggressive thermal performance
required for Passive House) which carry a strong regularity as a substructure for
panel product, ensuring a uniform application of the material. The upgrade of
wood-finish on the residential windows and pixelated pattern of the exterior shades
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MURAL
DC4-A, DC4-I | 13TH
DC4-A, DC4-I | ENTRY COURT LANDSCAPE PLAN
APPENDIX
ZONING | SUMMARY
S ITE
SITE ADDRESS
1300 E PIKE STREET, SEATTLE WA
KING COUNTY PARCEL #
6003000170
ZONING CLASSIFICATION
NC3P-65 (PEDESTRIAN DESIGNATED ZONE)
NEIGHBORHOOD/OVERLAY
PIKE/PINE CONSERVATION OVERLAY DISTRICT, PIKE/PINE (URBAN CENTER VILLAGE)

OUTSIDE THE CONSERVATION CORE
NEIGHBORHOOD CHARACTER
RANGE OF LOW-RISE AND MID-RISE MIXED-USE BUILDINGS OF ECLECTIC ARCHITECTURAL

STYLES, ABUNDANCE OF RETAIL SALES AND SERVICES, WELL SERVED BY PUBLIC TRANSIT
APPROXIMATE SITE DIMENSIONS
10,160 SF: 80.04 ALONG EAST PIKE; 112.02 ALONG 13TH AVE EAST (120.05 ALONG NORTH
PROPERTY LINE MEASURING 30.01 WIDE)
TOPOGRAPHY
THE LOW POINT ON THE SITE IS LOCATED AT THE INTERSECTION OF 13TH AVE E. AND E.
PIKE. THERE IS A 2.74 RISE ALONG 13TH AVE E FROM THE SW CORNER OF THE PROPERTY
AND 4.26 RISE ALONG EAST PIKE FROM THE SW CORNER OF THE PROPERTY. THE NE
CORNER OF THE SITE IS THE HIGH CORNER AT 13.08 FROM THE LOW POINT ON THE SITE.
FAR
4.25 (MAX RESIDENTIAL = 4.25 X 10,160 = 43,180 SF)

4.75 (MAX TOTAL = 4.75 X 10,160 = 48,260 SF)
3.0 PROPOSED FAR = 30,575 SF (RETAIL EXEMPT)
SETBACKS
SCL POWERLINE SETBACK = 14 FROM NEAREST HIGH VOLTAGE LINE ALONG 13TH AVE
HEIGHT EXCEPTIONS
[23.73.014.A]
IN ZONES WITH A MAPPED HEIGHT LIMIT OF 65 FEET, AN ADDITIONAL 4 FEET OF HEIGHT

ABOVE THE HEIGHT LIMIT OF THE ZONE IS ALLOWED FOR STRUCTURES THAT INCLUDE
USES LISTED AS REQUIRED STREET-LEVEL USES OR LIVE-WORK USE IF THE FOLLOWING
CONDITIONS ARE MET:
1. THE FLOOR-TO-CEILING HEIGHT OF THE STREET-LEVEL USES OR LIVE-WORK UNITS LOCATED AT
STREET LEVEL IS 13 FEET OR MORE,
2. THE ADDITIONAL HEIGHT WILL NOT PERMIT AN ADDITIONAL STORY TO BE BUILT BEYOND THE
NUMBER THAT COULD BE BUILT UNDER A 65-FOOT HEIGHT LIMIT; AND
3. THE TRANSPARENCY REQUIREMENTS FOR STREET-FACING FAADES ARE MET FOR THE PORTION
OF THE STREET-FACING FAADES BETWEEN 2 FEET AND 12 FEET ABOVE THE SIDEWALK.
STREET LEVEL USES

[23.47A.005.D.1.I]
OFFICES, PROVIDED THAT NO MORE THAN 30 FEET OF THE STREET-LEVEL STREET-FACING

FACADE OF A STRUCTURE MAY CONTAIN AN OFFICE USE; USE ALONG A PEDESTRIAN
DESIGNATED STREET
CONTINUOUS OVERHEAD
WEATHER PROTECTION |
STREET-LEVEL DEVELOPMENT
STANDARDS [23.47A.008]
(I.E., CANOPIES, AWNINGS, MARQUEES, AND ARCADES) IS REQUIRED ALONG AT LEAST 60

PERCENT OF THE STREET FRONTAGE OF A STRUCTURE ON A PRINCIPAL PEDESTRIAN
STREET, EXCEPT FOR STRUCTURES WITHIN THE PIKE/PINE CONSERVATION OVERLAY
DISTRICT ON LOTS THAT CONTAIN A CHARACTER STRUCTURE
TRANSPARENCY [23.47A.008.B.2]
SIXTY PERCENT OF THE STREET-FACING FACADE BETWEEN 2 FEET AND 8 FEET ABOVE THE
SIDEWALK SHALL BE TRANSPARENT. FOR PURPOSES OF CALCULATING THE 60 PERCENT OF
A STRUCTURES STREET-FACING FACADE, THE WIDTH OF A DRIVEWAY AT STREET LEVEL,
NOT TO EXCEED 22 FEET, MAY BE SUBTRACTED FROM THE WIDTH OF THE STREET-FACING
FACADE IF THE ACCESS CANNOT BE PROVIDED FROM AN ALLEY OR FROM A STREET THAT
IS NOT A DESIGNATED PRINCIPAL PEDESTRIAN STREET.
NC3P65
NC3P40
PIKE-PINE URBAN
CENTER VILLAGE
PIKE-PINE OVERLAY
DISTRICT
CONSERVATION
CORE
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 50
1 6 T H AVE
1 5 T H AVE
1 4 T H AVE
1 3 T H AVE
1 2 T H AVE
BR OADWAY
1 1 T H AVE
CONTEXT | NETWORK
1 0 T H AVE
EA ST P INE ST
BULLITT
CENTER
SITE
EA ST P IKE ST
SURFACE RAIL
TRANSIT LINE
PEDESTRIAN ZONE
PR OTECTED BIKE LANE
E AS T U N I O N ST
BIKE LANE
BUS STOP
13PIKE LLC
T
AS
AD
IS
ON
ST
11.30.16 | PROJECT # 3020301 | 51
PROJECT PROPOSAL | VISION

PR O JE C T GOAL S
THE DEVELOPER: MARIA BARRIENTOS + SLOAN RITCHIES GOALS INCLUDE BUILDING A FIRST OF ITS KIND
SUSTAINABLE APARTMENT BUILDING THAT INCLUDES A PA SSIVE HOUSE DESIGN THAT REDUCES ENERGY NEEDS
TO A S CLOSE TO ZERO A S POSSIBLE.
THIS HIGHLY ENERGY EFFICIENT DESIGN COMES WITH SPECIFIC DESIGN CRITERIA THAT HAVE INFLUENCED
THE MA SSING AND LED THE TEAM TO THE PREFERRED PLAN; INCREA SED INSULATION AFFECTS THE
MA SSING AND WINDOWS; THE ELIMINATION OF CONDITIONED CIRCULATION SPACE LED TO THE
FEATURE EXTERIOR STAIR; AND EXTERIOR SHADING DEVICES SHIELD THE SOUTH AND WESTERN FACED
GLAZING FROM HEAT LOADS.
A S SUPPORTED IN THE EDG MEETING, THE DEVELOPER PROPOSES TO DEMOLISH THE EXISTING
STRUCTURE AND CONSTRUCT A HIGHLY ENERGY EFFICIENT NEW STUCTURE THAT ANCHORS TO THE
GROUND LEVEL AND RECLAIMS THE CORNER WITH A UNIQUE OUTDOOR SPACE PROGRAMED FOR BOTH
RESIDENTS AND THE CORNER RETAIL TENANT.
THE DEVELOPMENT TEAM SEEKS TO CREATE AN INTERESTING COMMINGLED ENTRY SPACE THAT
MERGES RETAIL AND RESIDENTIAL FOOT TRAFFIC, TO CREATE MORE VIBRANCY ALONG THE
CURRENTLY VERY QUIET AND PA SSIVE 13TH STREET AND PROVIDING A BEACON AT THE EA ST EDGE
OF THE PIKE-PINE CORRIDOR. THIS EXTERIOR CORNER SPACE MEMORIALIZES THE CHARACTER
STRUCTURE BY PRESERVING THE SCALE OF THE ORIGINAL BUILDING AT THE CORNER, CLAD IN A
POROUS GHOSTED BRICK SCREEN AND REPURPOSED ORIGINAL LARGE TIMBER COLUMNS, WHICH
ARE REVEALED AT THE EXTERIOR A S THE CANOPY STRUCTURE.
45 RESIDENTIAL UNITS
TYPICAL FLOOR PLAN INCLUDES A PREDOMINANT MIX OF 1 BEDROOMS WITH ONE STUDIO,
ONE OPEN 1, AND ONE 2 BEDROOM ON EACH RESIDENTIAL LEVEL.
RETAIL/RESTAURANT SPACE ALONG EA ST PIKE
RETAIL/OFFICE SPACE ALONG 13TH AVENUE, SEEKING A DEPARTURE FOR MAXIMUM WIDTH
OF OFFICE
29,000 SF
6 STORIES TOTAL, TYPE 5 OVER TYPE 1
13 BELOW GRADE RESIDENTIAL PARKING STALLS
PURSUING SHARED PARKING DEVELOPMENT WITH ADJACENT PROJECT SITE
LEVEL 1: RESIDENTIAL LOBBY + RETAIL + OFFICE/RETAIL + BOH
LEVEL 2-6: RESIDENTIAL UNITS
ROOF TOP: AMENITY + SOLAR ARRAY + EDIBLE GARDEN + GREEN ROOF
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 52
CONTEXT | PIKE-PINE CORRIDOR ICONS
STARBUCKS RESERVE | MINOR AVE & E PIKE ST
RAINBOW CROSSWALKS
THE NUANCED APPEAL OF CAPITOL HILL IS ECLECTIC

AND BUILT UP FROM HISTORIC STRUCTURES,
CELEBRATED CULTURE, NIGHT LIFE, HIDDEN NICHE
RESPITES, THE GREENEST COMMERCIAL BUILDING
IN THE WORLD AND SPONTANEOUS INTERACTIVE
INSTALLATIONS THROUGHOUT THE STREETS.
1 3 T H AVE
B ROADWAY
BULLITT CENTER | 15TH AVE & E MADISON ST
EA S T PIKE S T
ORIGINAL BAUHAUS COFFEE ( http://www.coffeetowns.com)
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 53
1111 PIKE ST
CAL ANDERSON PARK
CONTEXT | PIKE-PINE CORRIDOR STREET CHARACTER

THE PIKE-PINE CORRIDOR
NEIGHBORHOOD CHARACTER
IS RICH, VARIED, TEXTURAL,
DINGY, CLEAN- CUT AND
URBAN. THROUGHOUT,
THE DISTRICT STRUCTURES
MAINTAIN AN URBAN STREET
EDGE WITH NICHE ENTRIES,
WOOD OR STEEL FRAMED
WINDOWS AT THE BASE AND
DETAILED WINDOW OPENINGS
PROVIDING TRANSPARENCY
INTO GROUND LEVEL SPACES.
ODDFELLOWS BACK PORCH | 10TH

AVE BETWEEN PIKE AND PINE
CHOP HOUSE ROW | 11TH AVE BETWEEN PIKE AND PINE
OPTIMISM BREWING CO | BROADWAY AND UNION ST
RETAIL SPACE | PIKE BETWEEN BROADWAY AND 10TH
13PIKE LLC
RETROFIT HOME | 11TH AND PIKE
11.30.16 | PROJECT # 3020301 | 54
BROADSTONE INFINITY RETAIL BASE | 10TH11TH AND UNION
CONTEXT | MULTIFAMILY URBAN INFILL & CHARACTER FAADES
1111 E PIKE
THE YARD HOUSE | 14TH AVE E & E REPUBLICAN ST
1 3 T H AVE
B ROADWAY
AGNES LOFTS | 12TH AVE & E PIKE ST
EA S T PIKE S T
SUNSET ELECTRIC APARTMENTS

11TH AVE & E PINE ST
PACKARD BUILDING | 12TH AVE & E PINE ST
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 55
600 EAST PIKE
CONTEXT | ADJACENCIES
REO FLATS | 14TH MID -BLOCK WEST
AUTO PARTS | 13TH MID -BLOCK EAST
HISTORIC MIXED -USE | EAST PIKE ST MID -BLOCK N
ELYSIAN | SW CORNER
1 3 T H AVE
B ROADWAY
AN ASSORTMENT OF 1-3 STORY CHARACTER STRUCTURES, MID RISE NEW CONSTRUCTION, AND POTENTIAL DEVELOPMENT LOTS
SURROUND THE PROJECT SITE.
EA S T PIKE S T
BANK OF AMERICA | SW CORNER PUBLIC STORAGE | NW CORNER
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 56
CITIZEN APARTMENTS | 13TH AND E MADISON ST
CONTEXT | EXISTING CHARACTER STRUCTURE
FORMAL RHYTHMIC BAYS OF BRICK INTEGRATED WITH FACADE EMBLEMS

EX I ST I N G
AWN I N GS
CONSISTENT
UPPER DATUM
SECONDARY DATUM
RESPONDING TO
CHANGE IN GRADE
B LA N K FAC A DE
M I RRORED
GLA SS
I N ACTI V E
FACA D E
1300 E PIKE EXISTING

CHARACTER STRUCTURE
13TH STREET
E. PIKE ST
RETAIL ENTRY
EX ISTING
AWNINGS
S ING L E AC T I VE ST O RE F RO N T
REM AIN IN G WIT H O F F I C E B L I N DS
C LOSE D A D JACE N T
13PIKE LLC
M IR R OR ED
GLA SS
I N ACTI V E
FACA D E
11.30.16 | PROJECT # 3020301 | 57
E XIS TING CONDI TION S
13TH AVE AND E. PIKE ST

CORNER CONDITION
OR IGINAL ELEVAT IONS F OR CONT E XT
EX I ST I NG PI KE S T R E E T E L E VAT I ON
NONORIGINAL
INFILL CONDITION
THROUGHOUT
BLANK FACADE
EX I ST I NG 1 3 T H AV E EL EVAT I O N
CONTEXT | STREET ELEVATIONS PIKE STREET
OPPOSITE PROJECT SITE | PIKE ST SOUTH
PROJECT SITE | PIKE ST FRONTAGE
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 58
CONTEXT | STREET ELEVATIONS 13TH AVE EAST
PROJECT SITE | 13TH AVE E FRONTAGE
OPPOSITE PROJECT SITE | 13TH AVE E WEST
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 59
East Pine Street
2"G
CONTEXT | SITE SURVEY

East Pine Street
East Pine Street
MERIDIAN
NAD 83-91
2"G
GRAPHIC SCALE
MERIDIAN
NAD 83-91
GRAPHIC SCALE
MERIDIAN
LEGAL
DESCRIPTION
NAD 83-91
2 "G
14'-0" SC L SETBAC K
( M EA SUR ED F R OM HV
P OWER LINE)
N E IG HBO RIN G
STRUCTURE
14th Avenue East
LEGAL DESCRIPTION
PROPERTY
PROPERTYCORNERS
CORNERS
SURVEY NOTES
SURVEY NOTES
PROPERTY CORNERS
2"G
FU T U R E
DEVELO PMENT
8 ' SIDE WAL K
4 ' PL AN TE R STRIP W/ E XISTIN G STRE E T TRE E S
2"G
SURVEY NOTES
2"G
2"G
14th Avenue East
LEGAL DESCRIPTION
14th Avenue East
80'
2"G
20'-11.75"
BUS STOP
( 1 LINE)
2"G
GRAPHIC SCALE
10' SETBAC K ABOV E L1 ON BOTH P R OP ER T IE S
2"G
13th Avenue East
EX IST IN G
C UR B - CUT
25'-6"
2"G
EX I S TI N G S TRUCT U R E
2 "G
2"G
2"G
P U BL I C
S T OR A G E
13th Avenue East
2" G
13th Avenue East
2" G
2"G
2"G
ON GRADE PARKING ADJACENT

W/ EXISTING CHARACTER
STRUCTURE TO THE NORTH
2"G
2"G
TREE DESCRIPTIONS
G
G
RECORDING
CERTIFICATE
G
SURVEYOR'S
CERTIFICATE
1'=30'-0"
EMERALD LAND SURVEYING, INC.

PO BOX 13694 MILL CREEK, WA 98082 PH. (425) 359-7198
DRAWN BY:
60'
CHECKED:
SHEET
PROJECT:
OF
DATE:
2"G
TREE DESCRIPTIONS
RECORD OF SURVEY
0
15'
30'
13PIKE LLC
SURVEYOR'S
1 300RECORDING
E A S T PI KCERTIFICATE
E R E CO M M E NDAT
I ON #2 CERTIFICATE
G
RECORD OF SURVEY
DRAWN BY:
CHECKED:
11.30.16 | PROJECT # 3020301 | 60
TREE DESCRIPTIONS
PROJECT:
EMERALD LAND SURVEYING, INC.
DATE:
SHEET
OF
DESIGN PROPOSAL | SIGNAGE
SIGNAGE INSPIRATION | MIXTURE OF SIGNAGE TYPES THAT PROVIDE

DISTINCT CHARACTER FOR TENENTS WITH SIMPLE CLEAN ADDRESS SIGNAGE
FOR THE RESIDENTS
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 61
SECTION | BASE HEIGHT 65' + 4' BONUS

PL
TOP OF STRUCTURE
412'-0" (412.00')
10'-6"
TOP OF STRUCTURE
412'-0" (412.00')
10'-6"
MAX. HEIGHT (LAND USE)

412'-5 3/4" (412.48')
PL
10'-6"
10'-6"
10'-6"
69'-0"
LEVEL 4
380'-6" (380.50')
LEVEL 3
370'-0" (370.00')
10'-6"
LEVEL 3
370'-0" (370.00')
LEVEL 5
391'-0" (391.00')
10'-6"
10'-6"
69'-0"
LEVEL 4
380'-6" (380.50')
14 SCL EA SEMENT
10'-6"
LEVEL 5
391'-0" (391.00')
SCL HIGH VOLTAGE LINE
LEVEL 6
401'-6" (401.50')
10'-6"
LEVEL 6
401'-6" (401.50')
20'-0"
LEVEL 2
359'-6" (359.50')
20'-0"
LEVEL 2
359'-6" (359.50')
AVG GRADE (LAND USE)

343'-5 3/4" (343.48')
AVG GRADE (LAND USE)

343'-5 3/4" (343.48')
10'-6"
LEVEL 1
339'-6" (339.50')
10'-6"
LEVEL 1
339'-6" (339.50')
LEVEL P1
329'-0" (329.00')
B U IL DING SECTI O N
8'
16'
32'
1/16"=1'-0"
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 62
LEVEL P1
329'-0" (329.00')
MAX. HEIGHT (LAND USE)

412'-5 3/4" (412.48')
1300 East Pike Street

BOLA Architecture + Planning
Appendix A Report
December 11, 2015, page 7
3.24.1993; install service wires; Perry Electric, contractor; Creative Construction, owner (permit)
3.25.1993; install gas/electric ACU, kitchen hood, and bathroom fan; Pro Staff Mechanical,
contractor; Fran's, owner (permit)
3.26.1993; install gas/electric ACU, kitchen hood, and bathroom fan; Peter Steinbrueck &
Associates (drawings)
10.15.1993; install boiler; Darvin Mechanical & Electrical, installation (permit)
7.26.1995; install rooftop AC unit; Pro Staff Mechanical (drawings)
9.11.1995; install roof AC unit; Pro Staff Mechanical, contractor; Fran's, owner (permit)
9.22.1995; remove exterior door, install walk-in freezer and fridge; Peter Steinbrueck (drawings)
10.7.1995; install AC unit; Perry Electric, contractor; Fran Biggalo, owner (permit)
10.17.1996; install gas/electric rooftop unit; Pro Staff Mechanical, contractor (permit)
10.18.1996; install gas/electric unit; Pro Staff Mechanical (drawings)
3020301.
8.5.1997; shop drawing; no architect, notes "drawn by DHL"
8.6.1997; install two awnings; no contractor/installer listed; Fran's, owner (permit)
HISTORIC ASSESSMENT REPORT | PARTIAL REPORT

1300 East Pike Street
Appendix A Report
December 11, 2015, page 6
and ground cover, complementing an Asian style rock garden along E Madison Street. Farther to the
southeast, there is a 3,000 square foot triangular-shaped parcel between E Madison Street, E Union
th
Street, and 13 Avenue. This parcel contains a Modern style, one-story, 1,224 square foot former gas
Appendix A Report
station dating from 1941, that presently houses a neighborhood bar, Pony, (King County i-map property
th
th
1300
East
Pike Street
eventually
graduated
from the California Culinary Academy in 1976. Before returning to Seattle in ca.
records). Directly to the west across 13 Avenue, at 1214 E Pike Street, there is an early 20 -century
1980, FOLLING
she apprenticed EXERPTS
as a dessert chefTAKEN
in California.
The firstAPPENDIX
Frans ChocolatesA,
wasHISTORIC
located in Madison
THE
FROM
A SSESSMENT REPORT,
PREPARED
BY
BOLA
ARCHITECTURE
+
PLANNING.
Seattle
Mediterranean Revival style building, built in 1922 as the De Honeys Dance Academy (DAHP, Historic
Valley at 2805 E Madison Street.
Property Inventory
Field Site No. 6003500335
July 3, 2011). This building
is currently being
FULL
TWENTY-SEVEN PAGE REPORT AVAILABLE THROUGH SDCI (SEATTLE DEPARTMENT
OFform,
CONSTRUCTION
& INSPECTIONS),
REFERENCE
PROJECT
used by Public Storage as a mini-storage storage facility. To the south of that building, across E Pike
The Bigelows
the subject property from Michael and Mary Ann Regan in February 1993 for
Street, there is a renovated, three-story reinforced concrete framed building. Built in 1920, it currently
December
11,purchased
2015
$360,000 before undertaking substantial improvements to the building for their company. The building
houses the Elysian Brewery Company restaurant and bar at street level and offices above.
has never hosted a shop; it served as the factory for chocolate production, to take the strain off of the
Madison
Valley location, which up until then had served as shop and factory (Seattle Times, June 19,
The subject property is within the overlay district but lies outside of the districts Conservation Core.
1.
INTRODUCTION
1999). (Although the chocolate production moved, the bakery portion of Frans Chocolates remained at
Current zoning is NC3P-65 (Neighborhood Commercial 3 with a 40' height limit). Blocks to the east
the Madison Valley location.) The value of the property has grown since 1999, when it was valued by
and west also are zoned NC3P-65. To the west, the blocks lie within the Conservation Core.
Background
King County at $316,000 to $1,372,600 in 2009 and $1,880,600 for 2016. This increase represents the
The site and those that surround it are located within the Pike/Pine Urban Village and Overlay District
th
rise inreport
property
throughout
the city
development
for new
construction.
(SMC 23.73.004A), a wide corridor that extends east of the I-5 Freeway up to part of 15 Avenue,
This
was values
developed
in response
to a and
request
by a local opportunities
property developer,
Barrientos
Inc., on
generally south of E Olive Street and north of E Union and Madison Streets. This district is made up of
behalf of the present owner of the one story building at 1300 E Pike Street. The property, identified in
By 1999,
Frans
Chocolates
had retailCompany
shops in Bellevue
the University
center.
many brick masonry buildings of varied sizes and scales, dating from ca. 1900 through the 1920s, that are
recent
times
as the
Frans Chocolate
building,and
is a in
6,560
square foot,Village
single shopping
story, brick
clad
That same year,
the original
store in
Madison
Valley
when the building
was
2008,
a third
associated generally with the development of Capitol Hill and the citys first Auto Row. As previously
commercial
building
on a 10,160
square
foot site
thatclosed
was constructed
originally
insold.
1926.stIn The
building
Frans
Chocolates
opened
in the
Downtown
in the Four
Seasons
Hotel building on 1 Avenue near
noted, the area has seen considerable development in recent decades with the addition of many mixedis
located
on Capitol
Hill in
Pike-PineSeattle
Conservation
Overlay
District.
University Street. By that time, Frans Chocolates were also available nationwide in other retail locations,
use, mostly mid-rise buildings in contemporary style, with ground-floor retail and residential units.
such owner
as Whole
andpropose
the company
had 42 this
localproperty
employees
Times,
February
2, in
2008).
Popular
and bars are proliferating in the neighborhood. For these Appendix
reasons, Pike-Pine
The
andFoods,
developer
to redevelop
and(Seattle
retain its
primary
facades
a newIn
1300
Eaststores,
Pike restaurants,
Street
A Reportis
2013, under
direction
its CEO
Andrina
Bigelow,
Frans Chocolates
made plans
open
a new and
tasting
considered
one of the
citys most desirable urban neighborhoods for Seattles growing
residential
mixed-use
project.
Theofnew
project
will result
in demolition
of the buildings
roof to
and
structure
BOLA
Architecture
+thPlanning
December
11, 2015, page 8
room and
production kitchen in the former Seattle Brewing and Malting Co. building in Georgetown.
population. Both 13 Avenue and E Pike Street are designated a Principal Pedestrian Street.
interior
spaces.
The new facility opened in the historic building at 5900 Airport Way S, which is owned by the Sabey
Corporation,
September
2014SEPA
(Puget
Sound Business
September
2014). A submittal for
Local
designated
landmark
in the
vicinity
of 1300 of
E Pike
Streetpaved
include
the Cal
This
report is in
provided
to meet
requirements
as aJournal,
Master Use
Permit 23,
Appendix
The
subject
building
covers properties
the entire site
with
the exception
the small
parking
lotAnderson
to the north,
th
th between Nagle Place and 11 Avenue (ca. 1900), the
Park/Lincoln
Reservoir,
at 1000
E Pine
DPD Project No. 3020301. The report will be reviewed by the City of Seattle Department of
which
is accessed
by a single
driveway
offStreet
13 Avenue.
th
Frans Chocolates
hastobeen
well-known
since 1984,
wheneligibility
it was featured
in Sunset magazine.
Shortly The
Kelley Springfield Motor Truck Company (1917) at 1525 11 Avenue, the White Motor Company
Neighborhoods
staff
evaluate
the buildings
potential
to be designated
a local landmark.
th
after that
date,the
it was
featured byoutlined
Cooks magazine,
which included
a cover.
Reportedly,
Barack
Obama
(1918)
at 1021 E Pine Street, St. Nicholas Russian Orthodox Church (ca. 1920) at 1718 13 Avenue E,
report
follows
requirements
in the Departments
Client
Assistant
Memo 3000.
It provides
The
Building
loves
her
salted
caramels,
and
1,600
pieces
were
offered
at
the
Obamas
Inaugural
Gala
in
2009
(Seattle
the
former
Temple
de
Hirsch
Old
Sanctuary
(ca.
1914,
demolished)
at
1500
E
Union
Street,
the First
property data, historic information about the neighborhood development and the buildings construction
th
th
Times,
January 20,
2009).
the 5,060
Gaslight
Inn feet
(ca. is1904)
at 1429
15
African
Methodist
Episcopal
Churchfeet
at of
1522
14 Avenue,
and occupancy
history,
and an architectural description of the site and buildings. The report includes a
The
building
contains
6,560 square
interior
space, ofand
which
square
warehouse
space
Avenue
E square
(City offeet
Seattle
DON Historic
Preservation
preliminary evaluation and bibliography, followed by historic and contemporary images.
and
1,500
is office/retail
space (King
CountyProgram)..
i-Map, Property Record). The outer edge of the
flat-roof parapet is set at 16-6 to 19-6 above grade on the south and west, while the flat roof itself,
In the is1975
Urban
maps
Capitol
First Hill
(north
south
MadisonThe
Street
4. ARCHITECTURAL DESCRIPTION
Research
which
visible
onlyInventory
at the north
andofeast
sides Hill
of theand
building,
is set
2-5and
below
theofparapet.
respectively)
Folke Nyberg
Victor 80
Steinbrueck,
many
buildingsflush
were entries
identified
significant
structure
has abygenerally
squareand
footprint,
by 80 with
non-original
for as
vehicles
and to
the neighborhood,
including
property.
Other
nearbyretail
buildings,
potential
landmarks,
Neighborhood
Context
services
near the north
end of the
the subject
west facade,
and four
separate
entriescited
alongasthe
south faade,
The
research and
report development was a collaborative effort by Susan Boyle and Meagan Scott of
th
included athree
residence
at 1632
15 Avenue
E, the Caroline
Residence
(ca. 1900)
BOLA Architecture + Planning and Jon Winer. Susan Boyle prepared the final report and preliminary
including
of the(ca.
five1900)
original
Pike Street
retail storefronts.
TwoKline
otherGalland
storefronts
were located
at the
th the Seattle
at 1605
Madison
Broadway
Performance
High School
(1902)
The property
is sited inSources
the rapidly
changing
neighborhood
Capitol Hill/Pike-Pine, along with a mix
evaluation
comments.
for historic
research
materialsofincluded:
north
endE of
the westStreet,
facade,
at the current
locationHall/Broadway
of the vehicle service
entrance
on 13onAvenue.
th
Community
College
campus,
Masonic
Temple/Egyptian
Theater
(1915)
801 E Pine
Street, Odd
of residential and commercial buildings built mostly between the turn of the 20 century. At present, an
Canvas
canopies
on metal
frames
are provided
at the former
southwest
andatnorthwest
storefronts.
Fellows Temple (1909) at 915 E Pine Street, the former First Christian Church (1923, demolished 2005)
number
are mixed-use
projects
of recent or
construction.
The
street
facades
of 1300 E
increasing
Acquisition
of Seattle
Department
of Planning
andcurrent
Development
(DPD)
permit
and
drawing
th
at 1623
Broadway
(1912), and
the Johnson
& Hamilton
Mortuarygable-shaped
(1909) at 1400
Broadway
The nearly
site is
Pikerecords,
Street face
onto E Pike
Street, and west
onto reports
13 Avenue.
Six
full-height,
brickAvenue
and terra-cotta
pilasters,
which terminate
in elongated
finials,
express
andsouth
Department
of Neighborhoods
survey
and Historical
Sitequarter-acre
Inventory database
Avenue.
Several
ofalong
thesethe
properties
have been
determined
eligible
forwest.
listing
on the
National
Register
of
largely
a
rectangle
with
an
extension
from
its
northeast
corner
that
creates
an
L-shaped
parcel.
It
contains
the
structural
bays
south
facade,
with
five
others
along
the
These
finials
appear
to be clad
A review of Washington State Department of Archaeology and Historic Preservation (DAHP)
Historic
a part
ofprobably
DAHP reviews
of environmental
reports.
the existing
by 80of
building
a small,Inventory
unimproved
parking
in
paintedPlaces
metal,asbut
were
originally
terra cotta to match
the continuous parapet cap and other
Wisaard80
database
Historicand
Property
(HPI)
formslot to the north.
decorative elements on the facades. On the west facade, the pilasters and finials identify the front
Collection of property information from King County Parcel Viewer and historic property records
The Site
Thisand
parcel
the block
several
otherArchives
structures and parking lots. Directly to the north are two
(southernmost)
bay and the two northernmost bays.
tax shares
rolls from
Pugetwith
Sound
Regional
separate and adjoining surface parking lots, the northerly one abutting a building that still houses an auto
partsHistoric
photosis from
the surface
collections
thenortheast,
City of Seattle
Archives,
University
of
The site consists
of abrick
rectangular
parcel
approximately
feetclad
square
with
a 30-wide-by-120
deep
store. There
another
lot toofthe
alongMunicipal
with an adjacent,
low-rise
mixed-use
Variegated
rug-faced
masonry,
in tones
of tan and80
buff,
the along
primary
facades,
while the north
Washington
Libraries
Special
Collections,
and Museum
of History
and Industry
extension
on its north
end.
It contains
10,160
square
feet, according
to are
thepainted,
King County
building
at 1318-1322
E Pike
Street.
In all directions,
new mid-rise
buildings,
heavily glazed and using a
and
east exterior
walls are
finished
in smooth
brick
masonry
(these walls
whileth i-Map
the eastproperty
wall
variety
Polk
maps,
and Baistarereal
estate maps
record,
is situatedproperty.)
on the northeast
corner
the intersection
of E Pike
Street
13 soldier
Avenue.
The
of Directories,
curtain wallKroll
and infill
materials,
replacing
the one-to-four-story masonry, concrete, or
abuts
theand
neighboring
The units
are of
typically
laid in running
bond,
withand
single
courses
site slopesthe
down
northeast
the southwest,
withwhile
a totaldouble-stacked
grade change of
approximately
six feet.
wood-frame
Seattle Times
archivaland
newspaper
articles
about that
the original
and later building
occupants, and recent
commercial
residential
structures
once characterized
the neighborhood.
accenting
top from
of thethe
parapet
and to
storefront
assemblies,
soldier
courses highlight
newspaper and neighborhood blogs about the recent occupant, Frans Chocolates
the higher reaches of the pilasters, forming, along with the terra cotta inserts, a visual reference to a
1300
Pike Street
Appendix
A Report
To theEast
southeast,
E Madison, which runs diagonally across the city grid from southwest
to northeast,
column capital. The brick masonry on the primary south facade and secondary west facade is painted a
Research
included
two
site visits
to viewsouth,
and photo
the neighborhood
context,
sitecontaining
features,
BOLA
Architecture
+ Street.
Planning
December
11,
2015,
page a7
intersects
with E Pike
Directly
across document
E Pike Street,
there is a triangular
parcel
tan color up to the height of the storefront heads.
th
th
building
exteriors,Bank
and primary
interior
spaces.
mid-20 -century
of America
branch
building and ancillary parking. Of particular note, along 13
Avenue, is an intensively landscaped sidewalk verge strip containing full-grown trees, understory plantings
The south primary facade is divided by the pilasters into five entry bays, three of which contain the
and ground cover, complementing an Asian style rock garden along E Madison Street. Farther to the
orignal plate glass display windows on either side of centered, recessed entry doors. (Note: Although the
th
southeast, there is a 3,000 square foot triangular-shaped parcel between E Madison Street, E Union
E Pike Street facade and part of the 13 Avenue facade were constructed with a series of these individual
th
Street, and 13 Avenue. This parcel contains a Modern style, one-story, 1,224 square foot former gas
glazed, wood-framed storefronts surmounted with divided-light transoms, records do not indicate that
station dating from 1941, that presently houses a neighborhood bar, Pony, (King County i-map property
the building was ever subdivided into corresponding individual retail establishments.) Small squares of
th
th
records). Directly to the west across 13 Avenue, at 1214 E Pike Street, there is an early 20 -century
inset terra cotta, originally a light color but now painted black, decorate the wide expanse of masonry on
Mediterranean Revival style building, built in 1922 as the De Honeys Dance Academy (DAHP, Historic
the west side, while there are similar insets and geometric medallions on the upper sections of the pilasters
Property Inventory form, Field Site No. 6003500335 July 3, 2011). This building is currently being
on the south facade. The original easternmost and westernmost storefronts on the south facade and the
used by Public Storage as a mini-storage storage facility. To the south of that building, across E Pike
northernmost storefronts and transom windows on the west facade, have been covered by or filled with
Street, there is a renovated, three-story reinforced concrete framed building. Built in 1920, it currently
painted scored or smooth plywood panels and individually set aluminum framed windows with mirrored
houses the Elysian Brewery Company restaurant and bar at street level and offices above.
glazing. The metal framed awnings hung at this location, covering the transom openings.
The subject property is within the overlay district but lies outside of the districts Conservation Core.
Current zoning is NC3P-65 (Neighborhood Commercial 3 with a 40' height limit). Blocks to the east
and west also are zoned NC3P-65. To the west, the blocks lie within the Conservation Core.
The site and those that surround it are located within the Pike/Pine Urban Village and Overlay District
th
(SMC 23.73.004A), a wide corridor that extends east of the I-5 Freeway up to part of 15 Avenue,
generally south of E Olive Street and north of E Union and Madison Streets. This district is made up of
many brick masonry buildings of varied sizes and scales, dating from ca. 1900 through the 1920s, that are
associated generally with the development of Capitol Hill and the citys first Auto Row. As previously
11.30.16
| PROJECT
3020301
| mixed63
noted, the area has seen considerable development
in recent decades
with the #
addition
of many
use, mostly mid-rise buildings in contemporary style, with ground-floor retail and residential units.
Popular stores, restaurants, and bars are proliferating in the neighborhood. For these reasons, Pike-Pine is
considered one of the citys most desirable urban neighborhoods for Seattles growing residential
13PIKE LLC
th
NUMBER
5. PRELIMINARY EVALUATION
There is no historic property inventory for 1300 E Pike Street in the City of Seattle Department of
Neighborhoods survey database. The property was identified as significant to the community in the
1975 Historic Seattle-sponsored urban inventory and historic surveys of Capitol and First Hills (Nyberg
and Steinbrueck), as were many other buildings in the vicinity, but it was not cited as a potential
landmark. The property is cited in a 2011 DAHP Legacy Survey but the resulting form is a simple data
upload with little information about its history or architecture and no determination of eligibility.
The masonry building was constructed in 1926, 89 years ago, and it thus meets the age standard required
of a local landmark. As noted in the architectural description, however, the vernacular style retail
building has undergone extensive changes to four of its original retail storefronts, with removal and
replacement of doors, display windows, and some transoms, as well as changes to the interior layout. The
original brick masonry and terra cotta, while intact, has been painted or covered. While it retains its
original massing and some of the original south facade storefronts, the building appears to have lost much
of its historical integrity. Its current conditions raise questions as to whether the property meets the
threshold standards of the citys landmark ordinance.
In response to the designation criteria, the property is not associated with any significant event or person,
and its historical association with the neighborhoods development appears general rather than significant.
Thus, it does not appear to meet criteria A, B, or C. In contrast to its original appearance, the present
exterior has been diminished and many of the distinctive characteristics of an architectural style, period,
or method of construction have been lost. It does not appear to meet criteria D. The identities of the
original architect and building have not been discovered and it cannot meet criterion E as an outstanding
design work.
The building is situated on a corner, but it is located on a secondary street rather than arterial in the PikePine neighborhood of Capitol Hill. Its size, scale, and date of construction are comparable to other
surrounding buildings. The property does not appear to meet criterion F.
Building Interior
The interior of the building, most of which is currently used as the offices for a construction contracting
company, has undergone recent upgrades to the electrical and mechanical systems and the layout has been
somewhat modified from the time it was inhabited by Frans Chocolates. The most distinguishing
features of the interior are the original storefronts, which are angled and exhibit a relatively high level of
C OP Y R I G H T 2 0 1 6
architectural detail. These entries protrude noticeably into the otherwise simple and straightforward
office spaces. In contrast, the large office in the southwest corner is set within one of the modernized bays
that has been made flush with the exterior wall and fitted with small metal-frame windows with high sills.
th
The vehicle/service bays off 13 Avenue are used for the company truck and materials storage.
WE B E R T H OM P SON | WE B E RT H OM P SON . C OM
SUMMER SHADOW STUDY
SUN-SHADOW STUDY | SUMMER + WINTER
SUMMER SOLSTICE AT 12PM
SUMMER SOLSTICE AT 5PM
WINTER SOLSTICE AT 8AM
WINTER SOLSTICE AT 12PM
WINTER SOLSTICE AT 5PM
SPRING SHADOW STUDY
SUMMER SOLSTICE AT 8AM
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 64
SPRING SHADOW STUDY
SUN-SHADOW STUDY | SPRING + FALL
SPRING SOLSTICE AT 12PM
SPRING SOLSTICE AT 5PM
FALL SOLSTICE AT 8AM
FALL SOLSTICE AT 12PM
FALL SOLSTICE AT 5PM
FALL SHADOW STUDY
SPRING SOLSTICE AT 8AM
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 65
EDG MASSING OVERVIEW | PREFERRED OPTION
A1
M A I N TAIN F UL L CH ARACTE R
S T R U CTURE A P PROACH
PROS
ORIGINAL FACADE MAINTAINED
GENEROUS STRUCTURE SETBACK FROM STREET
FRONTAGES TO HIGHLIGHT FACADE
ADDITIONAL YIELD ACHIEVED THROUGH
PRESERVATION INCENTIVE
CONS
CHARACTER STRUCTURE NOT HISTORICALLY
SIGNIFICANT
DEVELOPMENT EFFORT SHIFTS FROM ENERGY
FOCUSED TO PRESERVATION OF FACADE
MAINTAINS BLANK FACADE ALONG 13TH
STRUCTURE SETBACK FROM PIKE RED UCES
URBAN RESPONSE
REDUCED GLAZING ALONG EA ST FACADE
GIVEN PROXIMITY TO PROPERTY LINE
13PIKE LLC
A2
LI VI N G BUI LDI N G PI LO T
APPROAC H
PROS
ENVIRONMENTAL BENEFIT THROUGH
PURSUING LIVING BUILDING PILOT PROGRAM
EXTERIOR STAIR ACTS A S LANDMARK
CONNECTION TO BULLIT CENTER
ADDITIONAL YIELD ACHIEVED THROUGH PILOT
INCENTIVE
CONS
DEPARTURES REQUIRED FOR INCREA SED
HEIGHT AND FAR IN ORDER TO ACHIEVE
BONUS HEIGHT A S PART OF THE LIVING
BUILDING PILOT
DEVELOPMENT EFFORT FOCUSES FIRST AND
FOREMOST ON LIVING BUILDING GOALS
REQUIRES A UNIFORM AND LESS UNIQUE
GROUND LEVEL RESPONSE
UPPER LEVEL FACADE UNIFORM ACROSS PIKE
AND 13TH
REDUCED GLAZING ALONG EA ST FACADE
CHARACTER STRUCTURE REMOVED
11.30.16 | PROJECT # 3020301 | 66
T HE CO U RT YARD APPROACH
PROS
DEEP ENERGY GOALS, MOVING CIRCULATION
COMPLETELY TO EXTERIOR
UNIQUE RESIDENTIAL EXPERIENCE
ENHANCED GLAZING AND NATURAL
VENTILATION OPPORTUNITY AT UNITS
CONS
INTERNALIZES STRUCTURE MODULATION,
WITH NO MA SSING RELIEF ALONG PIKE OR
13TH
REDUCED GLAZING ALONG NORTH FACADE
INCONSISTENT WITH PA SSIVE HOUSE GOALS
CHARACTER STRUCTURE INSPIRED

PASSIVE HOUSE APPROACH
PROS
HYBRID APPROACH OF DEEP ENERGY GOALS
IN PURSUING PA SSIVE HOUSE
EXPRESSIVE EXTERIOR VERTICAL
CIRCULATION
UNIQUE GROUND LEVEL TREATMENT
PROVIDING CHARACTER IN-LINE WITH THE
PIKE-PINE CORRIDOR
MA SSING RESPONDS TO ACTIVE CORNER
CONS
NO INCENTIVES UTILIZED TO INCREA SE
YIELD
EDG PROPOSAL | INSPIRATION + DESIGN DEVELOPMENT

UNIT BALCONIES/FIXED
SHADING DEVICE:
USE OF DECKS ALONG THIS
FACADE ARE INTEGRAL TO THE
NEED FOR SHADING OF THE
UNITS BELOW
INFILLED OPENINGS
ALONG THE BA SE
OF 13TH AVE
INTERPLAYED WITH
SCREENING AND
LUSH LANDSCAPE.
ACTIVATE
RELATIONSHIP TO
THE PEDESTRIAN
EXPERIENCE ALONG
PIKE BY PROVIDING
TRANSPARENCY INTO
A PROTECTED OPEN
AIR COURT (RETAIL/
RESIDENTIAL ENTRY)
LA TALLERA / FRIDA ESCOBEDO RAFAEL GAMO
PEDESTRIAN VIEW FROM SW

LIVE-WORK
STOREFRONT
RETAIL STOREFRONT
PROTECTED EXTERIOR COURT
MA SONRY SCREENING
COVERED EXTERIOR STAIR
ENTRY COURT VIGNETTE
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 67
EDG PROPOSAL | ENERGY ANALYSIS + REDUCTION STRATEGIES

100
80
75o
COMFORT ZONE
60
67o
55o
59
37
60
54o
58o
57o
45
53o
53o
50
42o
46
AUTOMATED SUN
SHADES | SOUTH
AND WEST FACADES
70o
63o
51o
o
40
74o
46o
EXTERIOR STAIR/ELEVATOR
REMOVED FROM THERMAL
ENVELOPE
47o
43o
36
38o
SOUTH FACING
FACADE: REDUCED
SOLAR GAINS
DURING COOLING
MONTHS WITH
FIXED SHADING
DEVICE/DECK
20
JAN
FEB
MAR
APR
MAY
JUN
JUL
AUG
SEP
OCT
NOV
DEC
AVERAGE HI GH + LOW TEMPERATURE F

SITE EUI
CONSIDERATION OF
FUTURE SURROUNDING
DEVELOPMENT AFFECTS
SOLAR ACCESS TO THE EA ST
ELEMENT PERFORMANCE
HEAT GAIN + CONSUMPTION
TRIPLE- GLAZED
WINDOWS
THROUGHOUT
BALANCING WINDOW
PERFORMANCE WITH DUAL
HEATING/COOLING AND
VENTILATION SYSTEMS TO
MITIGATE HEAT LOSS
HEATING DOMINATE CLIMATE,
SEE AVG TEMP ABOVE
B U I LD I N G CO M PO N EN T EN ERGY RED U CT I O N M EA S U R E S
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 68

RE TROFI T
I N TE RI OR ,
RUI N -LIK E
QUALI TY
UNIQUE
ST O REFRO N T
ENGLEHARDT ADDITION, IMAGE MAS NYC
LUNDER BUILDING
STUDIO AF6 JAVIER ORIVE
EXT ERI O R S TAI R W/ IN T E G R AT E D P L A N T I N G

ROCKS POLICE STATION / WELSH+MAJOR
KATHERINE LU
FERNANDO GUERRA FOR ARCHINECT
5
RE LATI ONS HI P
OF FORM AN D
MATE RI AL B ET WEEN
UPPE R LE V ELS AN D
LOWE R LE V EL
13PIKE LLC
ENGLEHARDT ADDITION, IMAGE MAS NYC
11.30.16 | PROJECT # 3020301 | 69
5
2
STOREFRONT LIFE
HELIOSCREEN
CULTURAL CENTRE OF THE PIARISTS

MIGUEL DE GUZMN
46 SOCIAL HOUSES ROLAND HALBE
CULTURAL CENTRE OF THE PIARISTS ARTHUR BAGEN
G L A Z I N G C O NC EPTS FO R Q UA LIT Y OF GLA S S A ND

WI N D OW PATTERNI NG TH RO U GHOUT U PPER LEVELS
RE SPO N S I V E FACAD E. S UN S HADES P ROVI DE PAT T ERN I N G AN D

DAYLI GHT CO N T RO L ALO N G T HE W ES T AN D S O UT H FACI N G
FAADES . S HADES O RCHES T RAT ED T O DRAW DO W N REDUCI N G
HEAT GAI N I N S UMMER MO N T HS , GI VI N G LI FE AN D ACT I VAT I O N T O
T HE UP P ER LEVEL FACADE.
13PIKE LLC
11.30.16 | PROJECT # 3020301 | 70
CORAL HOUSE BY GROUP 8 RGIS GOLAY,

FEDERAL STUDIO

1300 E Pike

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130 0 E PIK E

R ECO M M EN DATI O N #2 | 11. 30.2016 | DPD #3020301

PAGE INTENTIONALLY LEFT BLANK

PROJECT PROPOSAL | PASSIVE HOUSE

THE EXTENT OF THE THERMAL ENVELOPE

AUTOMATED EXTERIOR SHADES LOCATED

THERMALLY BROKEN TRIPLE PANE

PROJECT PROPOSAL | PASSIVE HOUSE

THE DENSITY OF OCCUPANTS AND

THE CENTRALIZED HEAT RECOVERY

ON DAYS WITH EXTREMES IN

PERFERRED MASSING | EVOLUTION

SEPARATED BASE FROM

P R EF ERRED EDG MA S S IN G DI AGRAM

FEATURE OUTDOOR SPACE:

RECOMMENDATION #1 | BOARD GUIDANCE

RECOMMENDATION #1 | BOARD GUIDANCE

INTEGRATE DESIGN OF STAIRS, SCREENED OUTDOOR COURTYARD

LI GHTI N G: AS PART OF THE FEEDBACK REGARDING THE

THE BOARD CONTINUED ITS SUPPORT FOR EXPRESSING THE

*FOR DESIGN GUIDELINE RESPONSES SEE PAGE 38-47

THERE WAS FULL SUPPORT FROM THE BOARD REGARDING THE

MEMBERS OF THE BOARD HAD CONCERNS THAT THE MURAL ON THE

THERE WAS GENERAL SUPPORT FOR THE GROUND LEVEL DESIGN OF

ORIG INA L PREC E DE NT IMAGE S

ORIGINAL PRECEDENT IMAGES SUPPORTED BY THE BOARD AT EDG

DESIGN PROPOSAL | OVERALL

DESIGN PROPOSAL | OVERALL

DESIGN PROPOSAL | WINDOW DETAIL

C OMP RE H E NS IV E DE S IGN S OUTH + EA S T FAC I NG FAC A DE S .

DESIGN PROPOSAL | PIKE STREET ELEVATION

THE TEXTURAL PATTERN OF THE BACKGROUND FACADE UTILIZES A SUBTLE PANEL

C OMP RE H E NS IV E DE S IGN + MATE RI AL S

DESIGN PROPOSAL | RESIDENTIAL ENTRY + COURTYARD

DESIGN PROPOSAL | RESIDENTIAL ENTRY + COURTYARD

DESIGN PROPOSAL | RESIDENTIAL ENTRY + COVERED RETAIL

13TH AVE | PARTIAL ELEVATION OF SCREEN ENTRY COURT

ENTRY COURT | SECTION THROUGH RETAIL SPACE

DESIGN PROPOSAL | RESIDENTIAL ENTRY LOBBY

BOARD GUIDANCE: THE BOARD WAS CONCERNED THAT THE

RESPONSE: AS A UNIQUE EXTERIOR SPACE, THE

11.30.16 | PROJECT # 3020301 | 15

ENTRY COURT | SECTION THROUGH RESIDENTIAL ENTRY + STAIR

DESIGN PROPOSAL | DECORATIVE SCREEN

DESIGN PROPOSAL | DECORATIVE SCREEN

DESIGN PROPOSAL | OVERALL + MATERIALS

DESIGN PROPOSAL | MATERIALS

TRIPLE GLAZED WINDOWS WOOD FINISH

SCALING OF RHYTHM AND PATTERNS INTO PANEL PATTERN,

LASER CUT METAL PANEL SCREEN

GHOSTED BRICK PATTERN

STEEL FRAME PANELS GREY |

DESIGN PROPOSAL | 13TH AVE COMMERCIAL

13TH AVE | VIEW FROM NORTH LOOKING SOUTH

13TH AVE | VIEW FROM NORTHWEST CORNER LOOKING SOUTHEAST

DESIGN PROPOSAL | PIKE COMMERCIAL

MATERIALS OF THE PROJECT FOCUSED ON CREATING A

PIKE STREET | VIEW FROM SOUTHEAST CORNER LOOKING NORTHWEST

DESIGN PROPOSAL | PIKE COMMERCIAL

DESIGN PROPOSAL | PIKE COMMERCIAL

UNIQUE PEDESTRIAN FEATURES THAT CONTRIBUTE TO

PIKE STREET | PERSPECTIVE VIEW OF RETAIL COURTYARD

DESIGN PROPOSAL | ELEVATIONS

L EVEL 1 @ 13TH AVE