The Design Commission has approved two options for a building at 1732 NE 2nd Ave. The project by Works Progress Architecture will be either 6 or 9 stories tall, and will be constructed out of pre-fabricated modular units. Both options would include approximately 10,000 sq ft of double-sided ground floor retail, facing both NE Schuyler a new mid-block pedestrian only alley.
Two low rise buildings are currently located on the site, at the southern end of the Eliot neighborhood. One, located at the corner of NE 2nd and Schuyler, was built in 1925. The other, located at the corner of NE 3rd and Schuyler, was built in 1965.
When the project was presented to the Design Commission in January 2016 it was envisioned that it would be built of mass timber. The project team ultimately decided not to move forward with the mass timber construction, but still wanted to continue to pursue an innovative construction method. When the construction method of the building changed significant revisions were made to the exterior expression, based on what is possible with the modular construction system.
If the 9 story option is built it will be constructed out of individual steel framed modules, with all interior and exterior finishes applied in a factory. If the 6 story option is built it could be constructed of steel or wood modules. On site construction of the building is expected to be very rapid compared with traditional construction methods.
Exterior materials proposed include white stucco, vinyl windows, spandrel glass, dark bronze break metal with gaskets, and dark bronze aluminum clad metal panel accents, aluminum storefronts with raw steel panel siding, perforated metal screen at the balconies, and metal canopies.
6 Story Option
The 6 story option would rise to a height of 70′-4″, and would include 77 residential units. 34 below grade vehicular parking spaces and 121 long term bicycle parking spaces would be provided.
9 Story Option
The 9 story option would rise to a height of 98′-11″, and would include 130 residential units. 29 below grade vehicular parking spaces and 195 long term bicycle parking spaces would be provided.
1732 NE 2nd Ave was approved at its second hearing in front of the Design Commission, held on October 5th 2017. In the Final Findings and Decision by the Design Commission the “pedestrian focused streetscape” of the project was noted:
At the pedestrian level, the project will provide a sense of place through active ground-level uses, a pedestrian focused streetscape, and a new plaza to the south creating new linkages through the block structure.
In response to Commission’s concerns noted at the first hearing, held on August 31, 2017, about coherency, contextual response, and quality and permanence, additional glazing was added to the recessed modules above the ground level to strengthen the design concept and increase the coherency of the proposal, as well as reinforce the breaking down of the massing in response to the transitional nature of the context. Additionally, at the second hearing, held on October 5, 2017, the applicant demonstrated that the structure would not block interior spaces activation of the adjacent sidewalks, as well as the durability of the proposed stucco and the gasket detail.
With these changes, the proposal will provide a development that embodies the spirit intended by the applicable design guidelines, and responds well to the natural, cultural and built context, and meets the applicable design guidelines and modification criteria and therefore warrant approval.
Building permits will need to be obtained before construction can begin.
I love this project, well done. While the taller option would provide more housing, I like the proportions of the shorter scheme, and I think that would better fit the scale of the neighborhood.
This site is at the edge of a large area of CX zoning. It’s very close to N. Broadway. I wonder what the point of having 100′ high (125′ bonus) zoning allowances is, if we’re worried that it doesn’t fit the “scale of the neighborhood”? Yes, 98′ is a big step from what’s there now, but not from what’s it’s zoned to be there in the future. The parcels north of this site are EG-1 (45′). Perhaps the EG-1 should be increased.
Kudos for the pre-fab structure, but it’s a little sad that mass timber was disqualified. It would help to know the reasons why that strategy was disqualified. Cost? Code issues? Aesthetics? Something else?