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Posted Dec 8, 2020, 1:15 PM
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Join Date: Jul 2017
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Ice House Apartments (430 W. 300 N.) - Design Review
An updated version of the Endeavor - 'Ice House Apartments' project has filed for a Design Review.
The project is located in the western half of the block directly north of the recently built 4th West Apartments and the planned 300 unit Salt Lake Crossing development.
https://citizenportal.slcgov.com/Cit...owInspection=#
The project will include a seven floor building with 393 residential units as well as 28 townhouses for a total of 421 residential 'units'.
The developer is seeking a variance from the TSA 200 ft. max building length.
According to the documents,This updated version of the project will cover 3.41 acres (though this must exclude the proposed new 'midblock' curved road, since my calculation puts it at just under 5 acres (half a block) with that included). It will be comprised of three main areas Area A (Podium, 2.76 acres), Area B (Townhome buildings 2, 3, and 4, 0.65 acres), and Area C (Townhome buildings 5, and 6, 0.55 acres).
Site Plan
Project Description: [/B]
Quote:
The Ice House Multifamily project is a proposed (7) story podium wrap building with two townhome pad sites. The podium will consist of (2) floors of Type IA concrete construction with Type IIIA wood infill, and (5) floors of Type IIIA wood construction. The garage includes (7) tiered levels of parking with an eighth level dedicated to amenities including club and fitness spaces, plus a large pool deck with expansive views to the north and south.
The podium houses 393 studio, one, and two bedroom units at an average of 809 square feet, at a density of 138 units / acre. There will be an additional 28 townhome units on site. Dynamic angled corner units punctuate the main building volumes, providing premium views for residents. Street-level amenities include expansive leasing and bicycle facilities; these volumes are offset from the building volume above, abutting the street and bringing activity directly to the pedestrian level. The remaining street level functions on both 300N and 490W are entirely residential, with numerous street-facing windows and patios, engaging the neighborhood and providing numerous eyes-on-the-street.
Exterior building materials at the podium street level include dark brick, glass (residential glazing at the units, storefront at the ground-level amenities), and woodtone siding at the patios and balconies, providing a warm and tactile experience for residents and pedestrians. The upper floors are clad primarily in 3-coat stucco and woodtone siding, with board-and-batten siding infill at patios. The materiality is carried around the entire podium to create 360-degree architecture. The townhomes will feature similar materiality, including a grey stone base, board-and-batten siding, and standing-seam sloped metal roofing, for individualized residential character.
The overall site plan and programming of the exterior spaces is subdivided into four (4) primary use zones: the urban street, entrance pocket park, interior amenity court, and roof top pool deck. Each space is designed to complement the building architecture and structural grid, while creating a clear and intuitive sense of design clarity and framework. Project site goals include a strong linear east west site grain, a wide range of programming and uses, an emphasis on pedestrian circulation and connectivity, and long-term maintainability with year-round season interest. The site plan seeks to offer gathering spaces for both larger groups, as well as smaller, more intimate areas, providing a broad range of amenities for residents and visitors alike.
The site streetscape includes street trees 30’ on center, foundation planting along each unit, pedestrian scale pole lighting, and street furniture, including benches, trash receptacles, and bike racks. The entrance pocket park, located on the west side of the project, will have a strong visual and physical axis through the leasing center, and connect from the streetscape to the interior amenity court. A strong allee of trees and linear planting bars will tie the two spaces together, acting as a singular park with the building between. Large specimen trees, small water features, signage, and paving will further visually connect these two amenity spaces together. The interior amenity garden will include open turf for lawn gaming, fire pits, outdoor kitchens, and range of gathering spaces for residents to enjoy.
On the pool deck, the plan will reside between two major project amenity spaces, the Fitness Room and Club. These two buildings will be tied together visually with an active pool deck, oriented with distant vistas and views to the north and south, with a beautifully articulated pool deck, outdoor kitchens, wet deck and fountain, raised planters with canopy trees, and quiet soft seating areas. This dynamic exterior space will be the primary destination for the Ice House residents and offer a wide range of programming options for decades to come.
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PURPOSE FOR DESIGN REVIEW:
Quote:
Site challenges make adherence to the maximum building length requirement impossible for effective, dense neighborhood development. The site’s long north-south orientation, spanning the distance between 400N and 300N, is bounded to the west by train tracks, and east by existing warehouse buildings. Separating the building to include north-south, or east-west walkways will do little to increase pedestrian activity as there are no through-site destinations.
We are requesting the design review to not only demonstrate how we are addressing these challenges, but also improving the built environment and bringing thoughtful residential density to the TSA Urban Core. Our approach is, at a minimum, consistent in scope with neighboring developments that have also been granted approval to vary from the maximum length restriction, including 4th West, Hardware, and Salt Lake Crossing. Our design goes further to articulate the massing and address the pedestrian scale; the site is broken up into three zones to reduce the length of the podium, and incorporate townhome clusters to vary the size and character of the overall development. The west podium façade facing 490W incorporates deep building setbacks to create the appearance of 3 separate buildings, carefully integrating landscape to mitigate the overall building length. The south podium façade facing 300N will feature regular architectural articulation, tactile materials, street-level windows, and patios; additionally, the overall south-facing building length exceeds the administrative limit by only approx. 20 feet.
The dedicated segment of 490 West, requested by the City to support the long-term goal of connecting 490 West to 400 North, will fill another gap in the local street grid, relieving the 300 West and 400 West corridors of neighborhood traffic; however the required road alignments addressing easements, southern thoroughfare connection, and distancing from the UPRR, result in a winding road and non-uniform parcels. A great deal of work has been put forth, hand-in-hand with City Staff, to extend 490 West through the Ice House site to help fulfill the Transportation Master Plan, and the Owner has agreed to bear the attendant construction costs. The Ice House project directly addresses the new road, improving on its character as a simple connector to create a genuine internal neighborhood way.
TSA Zone Design Standards not being met:
• 21A.37.050F - Street Facing Façade: Maximum Length 200 Feet
o Due to site constraints, the building facing 490W and 300N exceed the 200 max. foot
length requirement.
• 21A.37.050B2 – complies with approved materials on upper floors
o On the podium we anticipate a durable 3-coat stucco system, with majority masonry,
woodtone siding, fiber cement siding, and glass materials on the upper floors. No EIFS
or synthetic stucco will be applied to the building. The ground floor will be majority
masonry, woodtone siding, and glass.
TSA Zone Design Standards being met:
• 21A.37.050A1 – complies with minimum ground floor use
• 21A.37.050A2 – N/A – complies with A1 option
• 21A.37.050B1 – complies with approved materials on ground floor
• 21A.37.050C1 – complies with glazing requirements on ground floor
• 21A.37.050D – complies with building entrance requirement
• 21A.37.050E – complies with blank wall requirement
• 21A.37.050H – complies with exterior lighting requirements
• 21A.37.050I – N/A
• 21A.37.050J – exterior mechanical equipment, rooftop equipment will be screened from view
• 21A.37.050K – complies – service areas located within parking garage
• 21A.37.050L – complies with ground floor residential entrances (townhomes)
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RENDERINGS
Aerial (300 North and Trax)
Bird's Eye View
Podium South Entry (300 North)
Podium Southeastern Corner (300 North & aprox 450 West)
'Midblock' Road
Townhouse Building 2
Townhouse Building 3
Townhouse Building 4
Townhouse Building 5
View looking East from Trax
Landscape Plan
2018 VERSION
The original version was filed in 2018 and was a single 5-floor structure with 158 residential units.
https://www.buildingsaltlake.com/mor...JgrolL4xIOEaEM
Old Rendering:
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