1424 11th Ave, Seattle, WA 98112 Project type
Chophouse Row Site: 10,200 SF Building: 43,800 SF Location: 1424 11th Ave, Seattle, WA 98112 Project type: Commercial, Office, Multi-Family Residential, Adaptive Re-Use
“From the street, little has changed at 1424 11th Avenue in Seattle’s Pike/Pine neighborhood. Now it’s open to the public, a portal for the hungry, thirsty and curious — or neighbors just looking for a shortcut to 12th Avenue. But Chophouse Row is much more than a shortcut. Inside the arched opening, a small pedestrian street (the Row in Chophouse Row) is lined with retail corners and nooks, and it leads to an irresistible courtyard with a mezzanine dining level. Chophouse Row is a sevenstory mixed-use building with a new structural system bolted onto an old automotive base structure.” Claire Enlow, freelance journalist, courtesy of the Daily Journal of Commerce.
INSPIRATION Mix of Old and New. An existing 1918 Auto Row building becomes incorporated into a modern, mixed use project. The structural of the original building is “eaten away” creating a pathway or “mews” leading to a mid block courtyard.
ENVIRONMENTAL SENSITIVITY
Mid-block courtyard through remnant frame of neighboring building. Retail Mews at right. Continuous external rock wool rain screen insulation. Windows are high U-value fiberglass, with high performance Low-E glass. The building is not air conditioned, but uses natural ventilation.
The Mid-Block Courtyard gets its distinct character by revealing the skeletons of older buildings, which form a backdrop for modern architecture.
Mid block courtyard looking through remnant frame of neighboring building.
The Mews, pedestrian passageway, carved out of 1918 auto parts warehouse building.
E Pike St
A
1
2
3
B 2
11th Ave
Original Chophouse Building New Chophouse Building New Mid-Block Couryard + Access Ways Site Outline
1
3
VACANT LOT
Mid-block courtyard is created by carving away East end of the Chophouse Row building.
WORK WORK
12th Ave
KEY
WORK 1
2
SHOP/ DINE Union St
North bay of existing Chophouse building is eroded to become mews.
PARK
N
PLAN
SECTION A
New portion of Chophouse Row weaves through and over existing building
LIVE 3
3 PIKE
WORK
ST
WORK WORK WORK WORK
2
1
1
2
WORK
SHOP/ DINE PARK SECTION B
3
PROBLEM SOLVING Chophouse Row is a triple mixed use steel and concrete structure that weaves over, down and through an existing wood and concrete auto parts building. The projected is pulled back from its internal block lot lines to create a shopping mews and a mid-block courtyard.
Original ChopHouse Building
Level 1 Mezzanine OFFICE
Level 3 Mezzanine OFFICE
Level 1 RETAIL & PUBLIC COURTYARD
Level 3 OFFICE
Level 5 LIVING
Basement PARKING & UTILITIES
Level 2 OFFICE
Level 4 OFFICE
N
Courtyard and Access Way
E PIKE ST N
Retail (Office above)
Restaurant (Offices below, Residential above)
Cupcakes (Residential above)
ELEVATOR
Restaurant
Restaurant (Offices below)
Shared Garage Entry
Restaurant (Dog Daycare below)
Hardware Store (Fitness Club below)
BUILDING CODE FINESSE Weaving new and old buildings together requires creative and thorough study of building codes for fire separations, exiting, etc.
ACCESS POINTS & PATHWAYS TAX LOT BOUNDARY PEDESTRIAN ENTRY CAR ENTRY
12TH AVE
11TH AVE
Mews Entry
SOCIAL TRANSFORMATION
The Mews before (during construction) and after. A typical developer would tear down the old building, perhaps saving only its facade. This project instead weaves old and new together- a much more challenging apprach. Notice steel columns and bracing inserted next to wood structure.
TRIPLE MIXED USE
Retail, Office and Residential Restaurant in original Chophouse structure at street level. (image at right) Retail space at street level Mews. By mixing restaurant, residential, retail, office and even dog day care into the same building, traditional lines are blurredthe residential lobby overlaps with a cafe becoming an opportunity for interaction.
Offices are located on levels 2-4, including the “Cloud Room” on top, which provides coworking and event space. Three penthouse apartments with large decks are located on the top floor (images above).
“From the street, little has changed at 1424 11th Avenue in Seattle’s Pike/Pine neighborhood. Now it’s open to the public, a portal for the hungry, thirsty and curious — or neighbors just looking for a shortcut to 12th Avenue. But Chophouse Row is much more than a shortcut. Inside the arched opening, a small pedestrian street (the Row in Chophouse Row) is lined with retail corners and nooks, and it leads to an irresistible courtyard with a mezzanine dining level. Chophouse Row is a sevenstory mixed-use building with a new structural system bolted onto an old automotive base structure.” Claire Enlow, freelance journalist, courtesy of the Daily Journal of Commerce.
INSPIRATION Mix of Old and New. An existing 1918 Auto Row building becomes incorporated into a modern, mixed use project. The structural of the original building is “eaten away” creating a pathway or “mews” leading to a mid block courtyard.
ENVIRONMENTAL SENSITIVITY
Mid-block courtyard through remnant frame of neighboring building. Retail Mews at right. Continuous external rock wool rain screen insulation. Windows are high U-value fiberglass, with high performance Low-E glass. The building is not air conditioned, but uses natural ventilation.
The Mid-Block Courtyard gets its distinct character by revealing the skeletons of older buildings, which form a backdrop for modern architecture.
Mid block courtyard looking through remnant frame of neighboring building.
The Mews, pedestrian passageway, carved out of 1918 auto parts warehouse building.
E Pike St
A
1
2
3
B 2
11th Ave
Original Chophouse Building New Chophouse Building New Mid-Block Couryard + Access Ways Site Outline
1
3
VACANT LOT
Mid-block courtyard is created by carving away East end of the Chophouse Row building.
WORK WORK
12th Ave
KEY
WORK 1
2
SHOP/ DINE Union St
North bay of existing Chophouse building is eroded to become mews.
PARK
N
PLAN
SECTION A
New portion of Chophouse Row weaves through and over existing building
LIVE 3
3 PIKE
WORK
ST
WORK WORK WORK WORK
2
1
1
2
WORK
SHOP/ DINE PARK SECTION B
3
PROBLEM SOLVING Chophouse Row is a triple mixed use steel and concrete structure that weaves over, down and through an existing wood and concrete auto parts building. The projected is pulled back from its internal block lot lines to create a shopping mews and a mid-block courtyard.
Original ChopHouse Building
Level 1 Mezzanine OFFICE
Level 3 Mezzanine OFFICE
Level 1 RETAIL & PUBLIC COURTYARD
Level 3 OFFICE
Level 5 LIVING
Basement PARKING & UTILITIES
Level 2 OFFICE
Level 4 OFFICE
N
Courtyard and Access Way
E PIKE ST N
Retail (Office above)
Restaurant (Offices below, Residential above)
Cupcakes (Residential above)
ELEVATOR
Restaurant
Restaurant (Offices below)
Shared Garage Entry
Restaurant (Dog Daycare below)
Hardware Store (Fitness Club below)
BUILDING CODE FINESSE Weaving new and old buildings together requires creative and thorough study of building codes for fire separations, exiting, etc.
ACCESS POINTS & PATHWAYS TAX LOT BOUNDARY PEDESTRIAN ENTRY CAR ENTRY
12TH AVE
11TH AVE
Mews Entry
SOCIAL TRANSFORMATION
The Mews before (during construction) and after. A typical developer would tear down the old building, perhaps saving only its facade. This project instead weaves old and new together- a much more challenging apprach. Notice steel columns and bracing inserted next to wood structure.
TRIPLE MIXED USE
Retail, Office and Residential Restaurant in original Chophouse structure at street level. (image at right) Retail space at street level Mews. By mixing restaurant, residential, retail, office and even dog day care into the same building, traditional lines are blurredthe residential lobby overlaps with a cafe becoming an opportunity for interaction.
Offices are located on levels 2-4, including the “Cloud Room” on top, which provides coworking and event space. Three penthouse apartments with large decks are located on the top floor (images above).
