PIKE/PINE URBAN CONTEXT
URBDP 508 Urban Design & Preservation Specialty Studio - Autumn 2015 Name: Meicheng Pan, Jialing Liu
Historic Preservation and Design Guidelines Open Space Existing Conditions
Blocks with Potential
Existing Open Spaces in PPCOD
Block1
1
PIN
In Pike/Pine Conservation Core, we identify 6 types of open spaces: park, mid-block yard/ park, plaza/ play court, surface parking lot, green roof, and the rights of way. Roughly speaking, surface parking takes the largest proportion, while only Cal Anderson Park and Seattle Central College offer green and recreational open spaces with easy accessibility. In PPCOD, strategies should be adopted to take advantages of the existing vacant lots and potential new developments to create small scale recreational or/and green open spaces either along the street or in the middle of the block. Moreover, the sidewalk system should be improved to better connect those new forms of active open space, with intentional designs for better visual and walking connections.
1021 E PINE ST New Development Proposal Exists
10 TH
E
1
11T
H
Rancho Bravo Tacos Drive-in
2
2 PIK
3
Although there are several new developments of high quality that bring jobs and residents in our selected area, the quality and diversity of open spaces are not at the same level and pace of upgrading. In the selected 6 blocks, there exists the potential for the new form of open space mentioned above. There are two major active open spaces adjacent to the north and south of the selected area: Cal Anderson Park and Japanese American Remembrance Garden in Seattle University. They are connected by 11th Ave, which is also an identified principal pedestrian street by the neighborhood. Along the street, there is a series of surface parking lots in three blocks that can be the potential sites for open space improvement. There has been two good examples of mid-block open space design created by 1424 11th Ave Chophouse Row Project and 1060 E. Union St Apartment Project in the area.
E
In Block 1, the three vacant lots provide respectively 42, 6 and 17 surface parking spaces. Issues: 1. Weak street enclosure and sense of space, especially at the southeast corner of 10th Ave and E. Pike St. 2. Elevation changes in site NO.2 3. In-block trees exist in site NO. 1 4. There is alley space that connects the three sites, but currently does not function the way it should.
Block2
Chophouse Row
4
H
4
PIKE
Co-op Apartment
11T
Existing Open Space System in Selected Blocks
3
12T
H
5 Ferrari and Maserati Showroom
UN
5
ION
In Block 2, the two vacant lots provide respectively 35 and 28 surface parking spaces. Issues: 1. Large surface parking leads to “missing tooth� of street wall 2. Elevation changes in both south-north and east-west direction of the block 3. Needs of connection to the existing open space in Chophouse Row 4. Parking needs from Ferrari and Maserati Showroom 5. Open space needs from Co-op Apartment
Block3
6
UN
10 TH
ION
Copy Mart
7
MADISON
11T
ECA
H
SEN
7
8
6 Cleaners and Art Studio
In Block 3, the two vacant lots provide respectively 15 and 28 surface parking spaces. Issues: 1. Weak street enclosure and sense of space in site NO.6 2. Needs of green, visual, and function connections to Seattle University 3. Much lower traffic on 11th Ave and E. Seneca St, comparted to E. Madison St. 4. Elevation Changes in site NO. 7
8
PIKE/PINE URBAN CONTEXT
URBDP 508 Urban Design & Preservation Specialty Studio - Autumn 2015 Name: Meicheng Pan, Jialing Liu
Historic Preservation and Design Guidelines Visions and Interventions
Open Space System + Other Group Elements
Existing Level of Street Activity
Open Space System + Facade Improvement Visions The open space in our selected area shoul be inviting to pedestrian activities, having higher quality, coordinating well with neaby open spaces, and adaptive to the overall future vision of the area. Goals In order to fulfill the vision, our main goal is to create an open system connecting the two major green space nearby, which are Cal Anderson Park and Seattle University. Meanwhile, the open space system should be able to coordinate with the massing and facade proposal and the green street proposal, which are efforts from our group members. Interventions 1) to preserve open spaces and in-block connections in new development replacing existing surface parking, and to provide active street-level uses either facing the sidewalks or in-block open spaces; 2) to provide small scale recreational space for our research area, which will bring more recreational function, sense of place, and visual quality; 3) to provide in-block activespace for our selected area, and tap its full potential in organizing the network of open spaces, connecting surrouding buildings and uses, and provide spaces for other functions; 4) to turn streets that currently bears little traffic into pedestrian-only in order to encourage diverse street activities, and enhance connections to street-level uses of adjacent buildings. The function of vehicle travel is also kept when it is needed.
Overall Open Space Interventions
Open Space System + Street Improvement
Massing and facade system: As we know, these two elements will directly influence people’s experience of the space, so in some pieces of our open space system, if the opposite side of the street is occupied by historic interface, we will consider to utilize the view, and create more spots to let people stop by. This way, they can take a break and feel the historic space by themselves. Also, if we are going to incorporate new developments on our open space, we will apply the rules proposed by the massing and facade team to provide a better experience for pedestrians on the street level. Street system: What we mainly do to form a coordinating relationship to the street improvement can be conclued as two parts: first, the street scape design will take the location of open space into consideration, so that the streetscape can help openspace get stronger identity, which we believe can improve the sense of place; second, for one of the street section which bears little burden in the overall circulation, we transform it into a pedestrian oriented section, make it merge with neaby plaza, and conduct street closure for vehicles, in order to establish a more attractive destination for the southern part of our study area.
PIKE/PINE URBAN CONTEXT
URBDP 508 Urban Design & Preservation Specialty Studio - Autumn 2015 Name: Meicheng Pan, Jialing Liu
Historic Preservation and Design Guidelines Modify the Existing Design Guideline
Existign Design Guideline Open Space Elements
13 Detailed Recommendations
Design Concept 1 Project Uses and Activities Eliminate the negative effect of surface parking lots on street wall completion Design Concept 3 Open Space Concept Residential open space and site landscaping Context and Site 2 Urban Pattern and Form Through-block connection Public Life 3 Street-Level Interaction Transition between residence and street; Human scale Public Life 2 Walkability Personal safety and security: lighting for pedestrians additional input reflected on feedback
$
P
P P P
Street Wall When street wall completion is interrupted by open spaces, creative remedy design is encouraged to eliminate the negative P effect. The street wall can be in the form of green wall with vertical landscaping, or a restoration of a fabric of historic faรงade.
P
Existing
$
P
P P P
Street-level Retail Street-level retails are encouraged to fully use the adjacent open spaces to spill out indoor activities, and in return activate the open spaces. The open should be designed in a flexible way to welcome outdoor dining, lingering, and taking shelter.
Existing
P
$
PPCOD Ordinance Initial Site Design
P
P P P
P P P
detailed
P
apply to Final Site Design
feedback
Restructure the guideline by the 4 types of interventions
Street Art Street art in open spaces is encouraged where there is high Existing potential of visual exposure. It can activate a space by creating focal points and visual attraction to pedestrians, and by creating potential for art event programming.
In-blcok Retail + Office Retail and office uses are encouraged to be combined with through-block connections and in-block open spaces. These abutting uses activate the spaces, while the open spaces provide better connections and spaces for sale, activities and events.
$
P
P P P P
Existing
$
Small Scale Open Space
New Development
4 Types of Interventions
Create 13 detailed recommendations that have different levels of importance in 4 types of interventions
In a large open space (usually an individual parcel) that is occupied by surface parking or auto-oriented non-historic building with small footprint and bulk, we identify greater potential of redevelopment.
P
P P P
Undergroud Parking Underground parking is encouraged in new developments $ on existing open spaces, accounting for the loss of surface parking by theP redevelopment.
Encourage to : incorporate underground parking facilities; create in-block open spaces; preserve existing green elements; enhance existing connections to other open spaces in the block; provide retail and office space at the street level with active connections to the sidewalks and in-block opens spaces.
In-block Open Space
P
P
Connections Better connections should be encouraged in either site or $ design of open spaces. Connection can be through-block system alleyway that connect parallel streets. It can also be open spaces that organized the circulation among surrounding buildings.
Existing
Existing
$
P P P
P
Small scale open spaces should be preserved to provide recreational and leisure destinations for a block or a cluster of blocks. The open space may have private ownership, thus a close connection with the adjacent building functionally and physically. But it should be encouraged to share with the general public through certain incentives.
$ Permeable Pavement Permeable pavement is encouraged in open spaces to achieve P design. low impact
Cap on Existing Parking When existing surface parking level is one floor lowerExisting than the street level, it is encouraged to keep the parking space and add a cap. The new space at street level can be designed as a small scale park that has more interaction with street-level activities.
Existing
Encourage to: introduce functions such as skating, food truck, and public art; create seating space, green elements, and awnings; be easily identifiable and accessible; keep the existing parking feature through creative design. In-block open spaces are encouraged with new developments to create pedestrian corridor connecting parallel streets, and open spaces in the block interior providing space for leisure, recreation, and events. Encourage to: be identifiable, accessible, and attractive; be small scaled and easily comprehended; create interesting walking experience; incoperate active connection to abutting retail and office uses; make entrances or exits of surrounding buildings open to such spaces; consider street eyes and night lighting; create seating space, green elements, awnings and art works. If it is identified that on a certain fraction of street, there is significantly less traffic than surrounding street, street retrofit can be introduced for the exclusive use of the pedestrian. Encourage to: use identical pavement to define the space; use a different pavement to define street section that allow vehicle travel when needed; adopt design of a non-linear way to calm the vehicle traffic if there has to be any; be designed to incorporate diverse uses in the same section, such as food trucks, outdoor dining spaces, vendors, markets, public art, etc; create seating space, green elements, awnings and art works.
Preserve Existing Trees The redesign of open spaces or new development on existing open spaces should consider preserve the existing trees and other green elements on site.
P
P P P
Street Retrofit
P P P
Existing
P P P
P
P
P
P P P
Active Activities Diverse activities are encouraged $ to be introduced to activate the open spaces. The open space should be designed to be able to P generate the potential for activities to happen, such as skating, food trucks, vendors, group events, etc. Each open space should adopt its own unique programing of active activities.
$ P
Existing Existing
P P P
Recreation and Leisure Open spaces $ are encouraged to serve recreation and leisure function at the first place to change the current situation that Pthe supply of such spaces is not balanced with the needs that result from the high level of indoor activities in the neighborhood. Seating space, awnings, green elements should be included in the Existing open space design.
P
P P P
Vertical Landscaping Vertical landscaping is encouraged where blank faรงade exists. Trellises and window boxes are also desirable.
P
$ P
Existing
Awnings Awnings are greatly encouraged either attached to buildings or combined with seating space in open spaces.
PIKE/PINE URBAN CONTEXT
URBDP 508 Urban Design & Preservation Specialty Studio - Autumn 2015 Name: Meicheng Pan, Jialing Liu
Historic Preservation and Design Guidelines First Block Open Space Design
Design Concept
Analysis - Circualtion and Intervention
CONSERVATION CORE
E PIKE
E UNION N
ISO
AD EM
Plan
12TH AVE
11TH AVE
10TH AVE
12TH AVE
11TH AVE
E PINE at the northwest corner of the block E PINE 1) A new development is proposed. The new development is mixed use with apartment+office on upper floors and retail+office at lower levels. CONSERVATION COREthere is an elevation difference CONSERVATION CORE 2) Because at the open space facing 11th Ave, a "secondE PIKE E PIKE floor" open space is created. As a result, the parking function of the lower level can be partially preserved, and the open space is reconnected to street level. 3) A pocket park is introduced into the current surface parking lot facing E Pike St. The E UNION E UNION parking function is partially preserved. ON ON S I D DIS A A 4)Currently the three open spaces are connected. In our design, the connection is EM EM preserved and enhanced by the improvement of the three open spaces. 10TH AVE
12TH AVE
11TH AVE
10TH AVE
E PINE
Circulation pedestrian path underlevel pedestrian path stairs active connections secondary exits
E PINE ST
Interventions-Vertical awnings street wall vertical landscaping retail+office art wall
11TH AVE
10TH AVE
Interventions-Horizontal
E PIKE ST
preserved parking landscaping sitting space
Section
PIKE/PINE URBAN CONTEXT
URBDP 508 Urban Design & Preservation Specialty Studio - Autumn 2015 Name: Meicheng Pan, Jialing Liu
Historic Preservation and Design Guidelines Second Block Open Space Design
Design Concept
Analysis - Circualtion and Intervention
CONSERVATION CORE
E PIKE
E UNION N
ISO
AD EM
12TH AVE
11TH AVE
E PINE in the parcel south to Chophouse Row is proposed. Underground 1) A new development parking is provided to coming users. Parts of the parking spaces can be rent to Ferrati in Seattle for storage through negotiation; CONSERVATION 2) In the CORE new development open space design, connections to Chophouse Row space is E PIKE put into priority to integrate used of a larger part of the block. The elevation difference of chophouse row space and the new open space is kept. The new development also opens up its first floor uses to the new open spaces E UNION 3) The surface parking north of Union Art Co-op is kept, while a lid at the street level is ON S I D designed on top ofEit. MA The new street-level open spaces is partially designed as a garden with direct connection to the second floor of the Co-op Apartment. 10TH AVE
12TH AVE
11TH AVE
10TH AVE
E PINE
Connections pedestrian path underlevel pedestrian path stairs active connections secondary exits
Plan E PIKE ST
Interventions-Vertical awnings street wall vertical landscaping retail+office
11TH AVE
12TH AVE
Interventions-Horizontal
E UNION ST
preserved parking landscaping sitting space
Section
PIKE/PINE URBAN CONTEXT
URBDP 508 Urban Design & Preservation Specialty Studio - Autumn 2015 Name: Meicheng Pan, Jialing Liu
Historic Preservation and Design Guidelines Third Block Open Space Design
Design Concept
Analysis - Circualtion and Intervention 12TH AVE
11TH AVE
10TH AVE
CONSERVATION CORE
Connections
1) first, we propose a new development on the site, using the proposed massing rule in our design proposal. Part of the underground parking need to be provided to solve the area’s need. In the new development, there will be a skating park shared by public.
E PINE
2) second, we create a planting transition at the street corner of 11th Ave and Madison St, in order to complete the green street system, and import more pedestrians into the grid.
E PIKE
3) third, we utilize the unimportant street fraction to create pedestrian onlyl streets, connecting the skating park. And we also incorporate the triangle block into the master plan, and use creative street art to highlight the space. We would like to create an attractive destination, and further activate the southern dead part of our study area.
E UNION N
ISO
AD EM
pedestrian path interior connection active connections secondary exits
Plan 10TH AVE
Interventions-Vertical EM
E UNION ST
ST
E SENECA ST
N
ISO
AD
street wall vertical landscaping retail+office art wall
Interventions-Horizontal 11TH AVE
pedestrian street landscaping sitting space creative landscaping
N
ISO
AD
EM ST