august 5, 2020 design review: recommendation

DESIGN REVIEW: RECOMMENDATION1422 SENECA STREET, SEATTLE, WA 98101 PROJECT #:3034493-EG

AUGUST 5, 2020

APPLICANT TEAM

TABLE OF CONTENTS

OWNER: Pryde Development Co. 3417 NE 68th Street Seattle, WA 98117

ARCHITECT: CLARK | BARNES 1401WestGarfieldSt. Seattle, WA 98119

Theproposeddevelopmentofthis6,922SF(0.16acres)siteincludesdemolitionoftheexistingonestoryofficebuilding,associatedparkinglot,landscaping,anddrivewayaccesspointsfrombothSenecaStreetandEastUnionStreet.Theproposedconstructionofaneweighteen-storyhighrisemasstimberstructuredbuildingincludesapproximately67smallefficiencydwellingresidentialunits(SEDU's)and67residentialdwellingunits,nocommercialretailspace,noliveworkunitsandnoparkingspaces.Thebuildingissitedtosupportexistingmasstransitinfrastructure,reinforceneighborhoodpublicspaceswithredevelopmentoflargesidewalkdirectlyEastofsite,andrespectadjacentbuilding.TheROWtotheEastofthesiteisapproximately4,300SFandwillberedevelopedintoapocketparkandpublicamenityaspartoftheproject.

APPLICANT TEAM

PROJECT DESCRIPTION

CONTEXT ANALYSIS [4.2] 3VICINITY MAP [4.2] 4AXONOMETRIC [4.3] 5AERIAL PHOTOGRAPH [4.1] 6ANALYSIS: ZONE TRANSITION / SITE SECTIONS [5.5] 7ANALYSIS: ZONE TRANSITION / SITE SECTIONS [5.5] 8ZONING DATA [6.0] 9COMPOSITE SITE PLAN [7.0] 10EDG RESPONSE - MASSING [8.0] 11EDG RESPONSE - MASSING [8.0] 12EDG RESPONSE - CONTEXT ANALYSIS [8.0] 13EDG RESPONSE - MASS TIMBER [8.0] 14EDGRESPONSE-GROUNDFLOORRESOLUTION[8.0] 15EDGRESPONSE-GROUNDFLOORRESOLUTION[8.0] 16EDGRESPONSE-GROUNDFLOORRESOLUTION[8.0] 17EDGRESPONSE-GROUNDFLOORRESOLUTION[8.0] 18EDGRESPONSE-GROUNDFLOORRESOLUTION[8.0] 19EDGRESPONSE-GROUNDFLOORRESOLUTION[8.0] 20EDGRESPONSE-GROUNDFLOORRESOLUTION[8.0] 21DEPARTUREMATRIX[8.0] 22DEPARTURE1-REAR(WESTELEVATION)[8.0] 23DEPARTURE2-PLAZA(EASTELEVATION)[8.0] 24DEPARTURE3-UNIONST(NORTHELEVATION)[8.0] 25DEPARTURE4-SENECAST(SOUTHELEVATION)[8.0] 26DEPARTURE5[8.0] 27

FLOOR PLANS - BASEMENT [9.0] 28FLOOR PLANS - LEVEL 1 [9.0] 29FLOOR PLANS - MEZZANINE [9.0] 30FLOOR PLANS - LEVELS 2-17 [9.0] 31FLOOR PLANS - LEVEL 18 [9.0] 32FLOOR PLANS - ROOF [9.0] 33LANDSCAPE 34LANDSCAPE 35LANDSCAPE 36LANDSCAPE 37LANDSCAPE 38LANDSCAPE 39LANDSCAPE 40LANDSCAPE 41ELEVATIONS [11.0] 42MATERIAL AND COLOR PALETTE [12.0] 43RENDERINGS [13.0] 44RENDERINGS [13.0] 45RENDERINGS [13.0] 46EXTERIOR LIGHTING PLAN [14.0] 47SIGNAGE CONCEPT PLAN [15.0] 48BUILDINGSECTIONS[16.0] 49BUILDINGSECTIONS[16.0] 50SUNSTUDIES(12-STORYVS.18-STORY) 51

TABLE OF CONTENTS

2

ELLIOTT BAY

FIRST HILL / CAPITOL HILL

URBAN VILLAGE

BRO

ADW

AY

LEGEND

MUSEUM

SITE

SOUND TRANSIT

METRO

BICYCLE

SCHOOL

POST OFFICE

HOSPITAL

FIRE STATION

LIBRARY

PARK

CONTEXT ANALYSIS [4.2]

3

E. UNION ST.

E. PIKE ST.

BRO

ADW

AY

10TH

AVE

11TH

AVE

12TH

AVE

HAR

VARD

AVE

BOYL

STO

N A

VE

BELM

ON

T AV

E

SUM

MIT

AVE

CRAW

FORD

PL.

BELL

EVU

E AV

E

HARVARD AVE

SENECA ST.

SPRING ST.

MADISON ST.UNIVERSITY ST.

FIRSTBAPTISTCHURCH

WHOLEFOODS

FIRST HILLPLAZA

MONEYTREE

UNION ARMSBELMONTAPARTMENTS

SANTA FE

DUNNMOTOR

RESIDENCES

MANCHESTERARMS

KALADIBROTHERS

COFFEE

THECOVE

HO

NEY

HO

LE

ST. J

OH

NS

APAR

TMEN

TS

THENORTHWEST

SCHOOL

MERRILLGARDENS

THENORTHWEST

SCHOOL

FIRSTHILLPARK

THESUMMIT

UNIONPARK

APARTMENTSVESPERAPARTMENTS

TATEMASONHOUSE

TUSCANYAPARTMENTS

LUMACONDOS

HILLTOPCOURT

APARTMENTS

THE UNION GREEN,SEATTLE UNIVERSITY

PIGOTT AUDITORIUM,SEATTLE UNIVERSITY

CHARBONNEAU

SHANNONAPARTMENTS

CAPITOL HILLHOUSING

THEMANHATTAN

MAXMILLIANAPTS

PHILLIPSAPTS

ARCADIA

CASCADEAPARTMENTS

HISTORICPRESERVATION

SUTTONPLACE

CONDOS

PANORAMAAPARTMENTS

STOCKBRIDGEAPARTMENTS

JOHNWALLACE

APT.

THEMARLBOROUGH

THSTHERAPEUTIC

QFC

TERI

YAKI

POKE

AT&

T

8OZ

CHIPOTLE

BARTELLDRUGS

PIKEMOTORWORKS

CUEAPARTMENTS

STARBIRD

AVAAPARTMENTS

LOUISARMS

FIRSTCOVENANT

CHURCHTHE

SUMMITNO

REN

EAG

LECO

FFEE

FORE

IGN

STAT

ESID

EM

CMEN

AMIN

S

BELM

ON

T

EAST

TRAD

ING

CO

.

TRO

VE8

LIM

BSYO

GA

KNIGHTS OFCOLUMBUS

1404

BOYL

STO

N

1420BOYLSTON

THE

LUD

LOW

POLYCLINIC

OPTIMISMBREWING

INFINITYAPARTMENTS

FERRARIOF

SEATTLE

PACIFICSUPPLY

PLUMLA SPIGA

AGNESLOFTSPLUM

RACI

NG

&

CO

FFEE

SIZZ

LE P

IE

GER

MAN

AUTO

BRIGHTHORIZONS

PHILLIP’SCLEANERS

COPYMARTLA

RK

DIA

MO

ND

JACKAPARTMENTS

WIL

DRO

SE

CHA

CHA

CAFF

E VI

TA

QU

INN

’S

SOLE

REPA

IR

CHOPHOUSEROW

JEN’SLOFTY

SPACES

EVERYDAYMUSIC

UNICORNSKATESHOP

QUEER/ FAR

RAINCITY FIT

BARCA

JUNICEBOXCAFE

NW FILMFORUM

ELLIOTTBAY

BOOKS

NEUMOS

POQ

UIT

OS

SAM

’STA

VERN

AHF

PHAR

MAC

Y

BOXING

QN

IGH

TCLU

B

WIK

ILEA

F

CUPC

AKE

ROYA

L

RETR

OFI

T

PORSCHE

CORNELIUS

SHEL

L

RITU

AL

LL C

AFE

COM

ETTA

VERN

BARBOZARUNAWAY

S G TATTOOYOGA

RAMENTHE GOKANEVOLVE APT.

GARAGE

SILVERCLOUDHOTE

VIVAAPARTMENTS

IHOP

1300CONDOS

SITE

(MAX. HT. 85’)

(MAX. HT. 440’)

(MAX

. HT.

160

’)

(MAX. HT. 200’)(MAX. HT. 200’)

(MAX. HT. 160’)

(MAX. HT. 160’)

(MAX. HT. 240’)

(MAX. HT. 75’)

MR(M)

HR(M)

MIO-105-MR

MIO

-105

-C2-

65

MIO

-105

-NC3

P-65

MIO

-105

-N

C3-6

5

MIO

-105

-N

C3-6

5M

IO-1

05-

C2-6

5

MIO-105-MR

MIO

-160

-NC3

P-85

MIO

-65-

NC2

P-40

MIO

-65-

NC3

P-65

NC3-200(M)NC3P-200(M)

MIO-70-NC3P-160

MIO-160-HR

MIO-240-HR

NC3P-75(M)NC3P-85

NINE BLOCK AREA

VICINITY MAP [4.2]

4

BROADWAY

HARVARD AVE.

BOYLSTON AVE

E. PIKE ST.E. UN

ION

ST.

SENECA ST.

SPRING ST.

UNIVERSITY ST.

E. PINE ST.

PPSD

EXIST.

NINE B

LOCK A

REA

AXONOMETRIC [4.3]

5

SENECA ST.

E. UNION ST. E. UNION ST.

HAR

VARD

AVE

HARVARD AVE

DE

F

G

B

A

C

H

N

C

E F G

BA

H

D

AERIAL PHOTOGRAPH [4.1]

6

EDG(12 STORY)

136’

300’HT. LIMIT

BROADWAY

BOYLSTONAVE

SUMMITAVE

HARVARDAVE

CHARBONNEAUAPARTMENTS

LUMACONDO

THEMANHATTANAPARTMENTS

ARCADIAAPARTMENTS

MAXMILLIANAPARTMENTS

PLPL60’

QFCFIREHOUSE 25

270’

160’HT. LIMIT 75’

HT. LIMIT

86’

44’ 52’

HR (M) NC3P-75(M)HR (M)MIO-160-HR

18 STORY(TYPE IV-A)

209’

440’HT. LIMIT

ZONE HT. LIMIT HASCHANGED SINCE EDG

BROADWAY

BOYLSTONAVE

SUMMITAVE

HARVARDAVE

CHARBONNEAUAPARTMENTS

LUMACONDO

THEMANHATTANAPARTMENTS

ARCADIAAPARTMENTS


PLPL60’

QFCFIREHOUSE 25

270’

160’HT. LIMIT 75’

HT. LIMIT

86’

44’ 52’

HR (M) NC3P-75(M)HR (M)MIO-160-HR

A

A

HARVARD AVE

E. UNION ST.

SENSECA ST.

N

EDG - 8/14/19 (12 STORY)

DRB - PROPOSED (18 STORY)

ZONE TRANSITIONS(CS2.D.3)

The Board recognized the eclectic character of FirstHillandit'shistoryasalocationfornewdesign style typologies, and urged that this projectcouldbeanappropriateaddition.

The site is located on a prominent transition between downtown high-rise and adjacent low rise buildings. The 18 story proposed project is 209' (224' to top of penthouse) which transitions the scale from 440' height limit to the 75' height limit. The project will use mass timber for the structural system.

"What Was Said"

ANALYSIS: ZONE TRANSITION / SITE SECTIONS [5.5]

7

18 STORY(TYPE IV-A)

209’

440’HT. LIMIT

ZONE HT. LIMIT HASCHANGED SINCE EDG

14041420

E. UNION ST.BOYLSTON AVE.

SENECA ST.SPRING ST.

EVERETTSTATION

CREATIVES

PLPL

SEATTLE FIRSTBAPTIST CHURCH

149’

SDCIPROJECT

155’

75’

HT. LIMIT

200’

HT. LIMIT

65’

HR (M) NC3P-200(M)HR (M)NC3P-200(M)

EDG(12 STORY)

136’

300’HT. LIMIT

14041420

E. UNION ST.BOYLSTON AVE.

SENECA ST.SPRING ST.

EVERETTSTATION

CREATIVES

PLPL

SEATTLE FIRSTBAPTIST CHURCH

149’

SDCIPROJECT

155’

75’

HT. LIMIT

200’

HT. LIMIT

65’

HR (M) NC3P-200(M)HR (M)NC3P-200(M)

B

B

HARVARD AVE

E. UNION ST.

SENSECA ST.

N

EDG - 8/14/19 (12 STORY)

DRB - PROPOSED (18 STORY)

ZONE TRANSITIONS(CS2.D.3)

The Board recognized the eclectic character of FirstHillandit'shistoryasalocationfornewdesign style typologies, and urged that this projectcouldbeanappropriateaddition.

The site is located on a prominent transition between downtown high-rise and adjacent low rise buildings. The 18 story proposed project is 209' (224' to top of penthouse) which transitions the scale from 440' height limit to the 75' height limit. The project will use mass timber for the structural system.

"What Was Said"

ANALYSIS: ZONE TRANSITION / SITE SECTIONS [5.5]

8

ADDRESS

ZONE

PERMITTED USES

1422 Seneca Street, Seattle, WA 98101

HR (Highrise), CapitolHill/FirstHillUrbanVillage, Frequent Transit

Residential, Parking

Base FAR = 7.0 on lots 15,000 sf or lessMax. FAR = 15.0

Proposed FAR complies with Max FAR.

Baseheightlimit=160'Max.heightlimit=440'

Proposed 224' height complies

Lotlineabuttingastreet: 7'avg.setback;5'min.setback *Noneifacourtyardabutsthestreet&complieswithmin.dimensionalrequirements

Interior lot line: 42'orlessinheight=7'avg.setback;5'min.

Above42'inheight=10'avg.setback;7'min.setback

Proposal includes structures greater than 85'

Lotlineabuttingastreet: 45'orlessinheight=7'avg.setback;5'min.setback *Noneiffrontagesoccupiedbystreetleveluses

Above45'inheight=10min.setback

Interior lot line: 45'orlessinheight=7'avg.setback;5'min.setback *Nonerequiredforportionsabuttinganexistingstructurebuilttotheabuttinglotline

Above45'inheight=20'min.

See departure summary,

Amenityarea=min.5%ofthetotalgrossfloorareaEnclosedamenityarea=50%max.(shallbeprovidedascommonamenityarea)

Proposal complies with amenity requirements

Min. Green Factor = 0.5ExistingstreettreesshallberetainedunlessthedirectoroftheSDOTapprovestheirremoval

Proposal complies with landscaping standards

Commercialuseonlypermittedongroundfloorofastructurewithatleastonedwellingunit.

Commercial not required. No commercial proposed

Nominimumrequirementifresidentialprojectislocatedwithin1,320'ofastreetwithfrequenttransitserviceareaincommercialandmultifamilyzoneswithinurbanvillagesthatarenotwithinurbancenterorthestationareaoverlaydistrict.

Parking not required. No Parking proposed

Greater than 100 dwelling units = 575 square feet plus 4 square feet for each additional unit.

*Fordevelopmentwithmorethan100dwellingunits,therequiredminimumareamaybereducedby15%,iftheareaprovidedhasaminimumhorizontaldimensionof20feet.

Proposal complies with solid waste requirements

Everyspaceintendedforhumanoccupancyshallbeprovidedwithnaturallightbymeansofexteriorglazedopenings,openingdirectlyontoapublicway,yard,orcourt.

Proposal complies with natural lighting requirements

Yardsshallbe3'minimum.Themin.yardwidthshallbeincreased1'footforeachadditionalstory.

Proposal complies with yard and court requirements

FLOOR AREA RATIO(23.45.510)

STRUCTURE HEIGHT(23.45.514)

SETBACKS FOR STRUCTURES 85' OR LESS(23.45.518)

SETBACKS FOR STRUCTURES GREATER THAN 85'(23.45.518)

AMENITY AREA(23.45.522)

LANDSCAPING STANDARDS(23.45.524)

GROUND FLOOR COMMERCIAL USE(23.45.532)

PARKING QUANTITY EXCEPTIONS(23.54.015)

SHARED STORAGE SPACE FOR SOLID WASTE CONTAINERS(23.54.040)

LIGHTING(SBC 1205)

YARDS OR COURTS(SBC 1206)

ZONING DATA [6.0]

9

DRB - 1

SITE PLAN

DRB - 1

SITE PLAN

0' 10' 20' 40'

NCOMPOSITE SITE PLAN [7.0]

10

CORNER SITES(CS2.C.1)

EXTERIOR EXPRESSION(DC2.B.1)

The Board supported the thinness of the massingforbothit'sexpressionoftheinnovativeconstructiontypeandit'spotentialtolessen impacts on light and air on adjacent sites and streets.

Building massing is consistent with the early design guidance preferred scheme. The triangular shaped lot allows the building to step back from adjacent streets, while the proposed courtyard minimizes light and air impacts on adjacent buildings.

The Board expressed concerns regarding the roof canopy expression in the preferred option, and requested further study of this element andit'sroleinthelargercomposition.

The secondary roof canopy has been removed and the south massing has been extended to integrate a smaller canopy at the elevator penthouse.

"What Was Said"

EDG RESPONSE - MASSING [8.0]

EDG - 8/14/19 (12 STORY) DRB - PROPOSED (18 STORY)

11

FITTING OLD AND NEW TOGETHER(CS3.A.1)

TheBoardquestionedtheconnectionbetweenthe height of this project and that of the spire at the landmarked Seattle First Baptist Church, and asked that a more rigorous conceptual analysisbedevelopedoftheformsinthisneighborhoodandthisproposalsresponsetothat context.

The height of the building is not tied to the church spire, rather the height is an intermediate tower that is appropriate at the edge of the highrise zone. The building takes advantage of views to Seattle First Baptist Church.

"What Was Said"

EDG - 8/14/19 (12 STORY) DRB - PROPOSED (18 STORY)

EDG RESPONSE - MASSING [8.0]

12

21

E. UNION ST.

BRO

ADW

AY

SENECA ST.2

4

3

1

5

6

3 4

KNIGHTS OF COLUMBUS

1422 SENECA STREET

TALISMAN CONDOS

5

MARLBOROUGH HOUSE

6

VI HILBERT HALL, SEATTLE UNIVERSITY

N

VICINITY MAP

LUMA CONDOS - 24 STORIES1223 SPRING STREET CONDOS - 12 STORIES

CONTEMPORARY DESIGN(CS3.A.2)

Giventheapplicant'sintenttospecifyahigh-quality,butverymoderncladdingsystemforthisproject,theboardagreedthatanalysisof the rich surrounding historical context and demonstration of how this modern expression willconnectwiththatcontextwouldberequiredfor the next meeting.

The historical context and newer towers in first hill take advantage of simple massing articulation that emphasize a primary form.

The proposed exterior palette utilizes high quality cladding materials that emphasize the verticality and thinness of the design. Large expansive windows are used at the primary facades of each residential unit,, similar to the large window at Luma and Talisman.

"What Was Said"

EDG RESPONSE - CONTEXT ANALYSIS [8.0]

13

FITTING OLD AND NEW TOGETHER(CS3.A.1)

VISUAL DEPTH AND INTEREST(DC2.C.1)

The Board expressed unanimous support for theproposedMassTimberconstructionsystemand agreed that this innovative technology should read clearly in the exterior expression.

TheBoardsupportedtheapplicant'sintentto allow the wood structure to show through asmuchpossibleandthehighpercentageofglazing shown in the preferred option.

The project has elected to proceed with an 18 story, Type IV-A construction type. The structure will be mass timber, which requires a modular, gridded structural system. The wood structure must be fully protected (covered) with gypsum wall board, therefore CLT wood veneer will be used as an interior expression of the wood material.

The amount of glazing in the current design is consistent with the EDG proposal. The exposed CLT veneer will be provide at the ground floor amenity spaces to represent the wood structure.

A wood textured metal panel is used at the exterior, to represent the wood structural system, accentuate the verticality, and comes to the ground plane at the recessed lobby to showcase the depth of the wood columns.

"What Was Said"

EDG RESPONSE - MASS TIMBER [8.0]

14

POROUS EDGE(PL3.C.1)

CONNECTION TO OTHER OPEN SPACE(DC3.B.3)

TheBoardwasconcernedtofindfewdetailsregarding the design of the ground plane and pedestrian experience. The Board provided guidance with those edges should activate the sidewalk without appropriating the associated publicspaces,andthatcompletedetailsbeprovidedforthenextmeeting,includingentrance locations, inside/ outside relationships, resolution of grade issues, and the courtyard area fronting Maxmillian apartments.

The public right of way will be developed as part of this proposal to create a neighborhood amenity with public seating, lighting and gathering space. Sections provided at the ground floor transitions represent the resolution in grade through landscaped areas.

The Board recognized that the park-like triangle of space directly north east of the site is part ofthecityrightofway,butemphasizedhowimportant the development of this space would betothepedestrianexperienceofthisproject.

The public plaza will include public seating, lighting and gathering space. The primary residential entry is accessible from the new plaza. The public plaza will add to the evolving First Hill network of public spaces. See landscape for more details.

"What Was Said"

LOBBY/AMENITY

PACKAGE

MAIL

LEASING

TRANSF.

FIRE

COMMAND

TRASH

CURB RAMP FOR TRASHPICKUP

AMENITY

PUBLIC PLAZA

SENECA STREET

UNION STREET

BUS STOP

COURTYARD

ENTRY

N

EDG RESPONSE - GROUND FLOOR RESOLUTION [8.0]

15

DRB - 10

GROUND RESOLUTION - EAST

3’-6”3’-6”

13’-0

”

13’-0

”9’

-1”

3’-6”

20’-0

”1’

-0”

23’-0

”

23’-0

”

18’-0

”3’

-0”

3 - SECTION AT BUILDING ENTRY - PUBLIC PLAZA2 - SECTION AT LOBBY - PUBLIC PLAZA1 - SECTION AT AMENITY AREA - PUBLIC PLAZA

EAST ELEVATION1 2 3


16

VIEWS AND CONNECTIONS(DC1.A.4)

EYES ON THE STREET(PL2.B.1)

TheBoarddiscussedthelobbyandamenityspaces at some length and concluded that regardless of their disposition, they would activate and engage the surrounding streets and open spaces.

The ground floor lobby and amenity spaces incorporate large areas of glazing at the public interface to the East and South to activate the surrounding streets and open spaces. The interior courtyard provides direct connection to the amenity space.

TheBoardrecognizedthattheconcretebasethat typically creates a podium expression wouldnotberequiredforthisproject,butagreed that a change in exterior expression recognizing connection to the ground would likelystillbeappropriate.

The 'base' is defined by a tall ground floor with large expanses of glazing that is recessed in the CLT structural grid. The horizontal datum is thickened at the transition between the ground floor uses and the upper floor residential language above.

"What Was Said"

RECESSED MASSINGFACADE RELIEF

VERTICAL ORIENTATION AT PROMINENT/GLAZED PORTION OF UNITS

VERTICAL ORIENTATION

UPP

ER F

LOO

R AR

TICU

LATI

ON

BASE

ART

ICU

LATI

ON


17

DRB - 11

GROUND RESOLUTION - WEST

17’-8 1/2” 7’-1” 7’-1”

5’-0

”18

’-0”

4’-0

”19

’-0”

1 - SECTION AT REAR COURTYARD 2 - SECTION AT REAR COURTYARD 3 - SECTION AT REAR COURTYARD AND BUS STOP

WEST ELEVATION 1 2 3 SOUTH ELEVATION


18

BIO-RETENTION PLANTER

AMENITY

RENDERING AT COURTYARDENLARGED SITE PLAN REAR COURTYARD

COURTYARD

MAXMILLIAN COURTYARD

EGRESS PATHWAY

N


19

ON-SITE TRANSIT STOPS(PL4.C.2)

The Board supported the provision of additional spaceforthebusstoponSenecaSt.

The Building massing is setback at the bus stop to provide relief at the bus stop. The landscape plan has been developed to include benches and additional paving as a benefit to public transit riders along Seneca Street.

"What Was Said"

SENECA STREET

BUS STOPBENCH

AMENITY

RENDERING AT BUS STOP

N

ENLARGED SITE PLAN OF BUS STOP

BIKE PARKING


20

SERVICE USES(DC1.C.4)

The Board supported the staging of solid waste on-site and recognized comments from SDOT identifyingE.UnionStreetastheappropriatelocation.

Solid waste collection has been coordinated with SPU and will be from E. Union Street as proposed.

UNION STREET

CURB RAMPPER SPU

TRASH STAGING

TRASH ROOM

EGRESS PATH

LOBBY

TRANSFORMER ROOM

FIRE CONTROL ROOM

LEASINGOFFICE

LOBBY ACCESSTO TRASH ROOM

TRASH COLLECTION

LOCATION

N


21

26.4

2'26

.42'

54.33' 54.33'

52.8

3'

325.71'

325.11'

322.74'

322.00'

108.67'

SHEET NO:

ISSUE:

REVISIONS:

DATE:JOB NO.

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CS3

ZONINGANALYSIS

AKAR

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USE

1422

SEN

ECA

ST.

10/31/1919-20

SEAT

TLE,

WA

9810

1

3034443

BICYCLES ZONING ANALYSIS

1

HEIGHTSTRUCTURE HEIGHT(SMC 23.45.514 TABLE B)

ALLOWED:

PROPOSED:

HEIGHT(SMC 23.60A.952)

STRUCTURE HEIGHT MEASUREMENT(23.86.006.A.1)

DIRECTORS RULE(4-2012)

AVERAGE GRADE:

ALLOWABLE HEIGHT:

440'-0"

REFERENCE BUILDING SECTIONS, A3.01 - A3.03

HEIGHT OF STRUCTURES SHALL BE DETERMINED BY MEASURING FROM THE AVERAGE GRADE OF THE LOT IMMEDIATELY PRIOR TO THE PROPOSED DEVELOPMENT TO THE HIGHEST POINT OF THE STRUCTURE NOT OTHERWISE EXCEPTED FROM THE HEIGHT LIMITS.

AVERAGE GRADE LEVEL IS CALCULATED AT THE MIDPOINT, MEASURED HORIZONTALLY, OF EACH EXTERIOR WALL OF THE STRUCTURE OR AT THE MIDPOINT OF EACH SIDE OF THE SMALLEST RECTANGLE THAT CAN BE DRAWN TO ENCLOSE THE STRUCTURE.

PURSUANT TO 23.86.006.A.1, THE GENERAL RULE ALLOWS TWO FORMULAS FOR CALCULATING THE AVERAGE GRADE LEVEL FROM WHICH THE HEIGHT OF A STRUCTURE IS MEASURED.

FORMULA 1 CALCULATES THE AVERAGE ELEVATION OF THE TOPOGRAPHY, PRIOR TO ANY DEVELOPMENT ACTIVITY, BASED ON THE ELEVATIONS OF FINISHED GRADE AT THE CENTER OF EACH EXTERIOR WALL.

323.33'

763.33'

SETBACKS FOR STRUCTURES GREATER THAN 85'(SMC 23.45.518)

REQUIRED:

PROPOSED:

LOT LINE ABUTTING A STREET:

• 45' OR LESS IN HEIGHT = 7' AVERAGE SETBACK; 5' MIN. SETBACK• ABOVE 45' IN HEIGHT = 10 MIN. SETBACK

LOT LINE THAT ABUTS NEITHER A STREET NOR ALLEY:

• 45' OR LESS IN HEIGHT = 7' AVERAGE SETBACK; 5' MIN. SETBACK• (NONE IF ABUTTING AN EXISTING STRUCTURE BUILT TO THE LOT LINE)• ABOVE 45' IN HEIGHT = 20' MIN. SETBACK

SEE REQUESTED DEPARTURE MATRIX

SETBACKS

LOT AREA

ZONE

PERMITTED USES(SMC 23.45.504)

ALLOWED:

PROPOSED:

DESGN STANDARDS(23.45.529.B)

6,922 SF

HR(M) - HIGH-DENSITY MULTI-FAMILY FIRST HILL/CAPITOL HILL URBAN CENTER

RESIDENTIAL

RESIDENTIAL (135 UNITS)• 68 SEDU'S• 34 STUDIO'S• 33 1-BEDROOM'S

HR MULITIFAMILY ZONE REQUIRES DESIGN REVIEW PER CHAPTER 23.41.044.

1

UPPER LEVEL STANDARDSUPPER-LEVEL DEVELOPMENT STANDARDS(SMC 23.45.520)

"TOWER" DEFINITION(SMC 23.84A.038)

MAXIMUM WIDTH:

PROVIDED WIDTH:

MAXIMUM AREA:

PROVIDED AREA:

MAXIMUM COVERAGE:

PROPOSED COVERAGE:

IF ANY PROPOSED STRUCTURE IN HR ZONES EXCEEDS A HEIGHT OF 85', EXCLUDING ROOFTOP FEATURES PERMITTED ABOVE THE HIGHT LIMIT, ALL STRUCTURES OR PORTIONS OF STRUCTURES GREATER THAN 45' ARE SUBJECT TO THE FOLLOWING STANDRARDS.

THE PORTION OF A STRUCTURE LOCATED ABOVE THE DESIGNATED PODIUM HEIGHT (45')

130'

108'-8" (SEE UPPER DEVELOPMENT DIAGRAM ON CS11)

10,000 SF / STORY

4,704 SF / STORY (SEE UPPER DEVELOPMENT DIAGRAM ON CS11)

60% OF THE LOT AREA

SEE REQUESTED DEPARTURE MATRIX

SMALL EFFICIENCY DWELLING UNITSSMALL EFFICIENCY DWELLING UNIT STANDARDS(DR 9-2017)

(SMC 23.42.048.B)

GENERAL:• 320 SF MAX. (MEASURED TO INSIDE FACE OF BOUNDING WALLS)• 220 SF MAX. LIVING ROOM

LIVING ROOM:• 120 SF MIN. (7'-0" MIN. WIDTH AND 7'-0" MIN. LENGTH)• PLUS 30 SF (CONTIGUOUS TO THE 120 NET SF ABOVE)• REQUIRED 150 SF SHALL BE ON ONE FLOOR LEVEL

EXCLUDED FROM LIVING ROOM AREA:• STRUCTURAL ELEMENTS• BATHROOMS• CLOSETS• CABINETS• APPLIANCES• BUILT-INS

FOOD PREP:• COOKING APPLIANCE (MAY BE PORTABLE, I.E. MICROWAVE• REFRIGERATOR• SINK WITH HOT AND COLD WATER• FOOD AND UTENSIL STORAGE SPACE• 4 SF CONTIGUOUS COUNTERTOP WORK AREA

STORAGE:• 1 BUILT-IN CLOSET MIN.• 55 CUBIC FEET OF STORAGE SPACE PROVIDED FOR EACH UNIT

BATHROOM:• TOILET• SINK• SHOWER OR BATHTUB

AVERAGE GRADE DIAGRAM

MHA

BIKE PARKING(SMC 23.54.015 TABLE D)

SHORT-TERM REQUIRED:

SHORT TERM PROVIDED:

LONG-TERM REQUIRED:

LONG TERM PROVIDED:

ROUNDING(SMC 23.54.015.K.1)

1 STALL PER 20 UNITS REQUIRED

8 (6.75) STALLS (BASED ON 135 UNITS)

8 STALLS (SEE SITE PLAN A0.01)

1 STALL PER UNIT (FOR THE FIRST 50 UNITS) + 75% PER UNIT ABOVE 50

114 STALLS (BASED ON 135 UNITS)

114 STALLS (SEE BASEMENT FLOOR PLAN 1 / A1.01)

CALCULATION OF THE MIN. REQUIREMENT SHALL ROUND UP THE RESULT TO THE NEAREST WHOLE EVEN NUMBER

AVERAGE GRADE CALCULATION:(FORMULA 1)

AVERAGE GRADE:

(108.67 x 325.71) +108.67

(52.83 x 322.00) +52.83

(108.67 x 322.74) +108.67

(52.83 x 325.11) =52.83

104,435.66 =323.00

323.33'

PARKINGPARKING QUANTITY EXCEPTIONS(SMC 23.54.015)

NO MINIMUM REQUIREMENT IF RESIDENTIAL PROJECT IS LOCATED WITHIN 1,320' OF A STREET WITH FREQUENT TRANSIT SERVICE AREA IN COMMERCIAL AND MULTIFAMILY ZONES WITHIN URBAN VILLAGES THAT ARE NOT WITH URBAN CENTER OR THE STATION AREA OVERLAY DISTRICT.

FREQUENT TRANSIT MEANS TRANSIT SERVICE WITH SCHEDULED SERVICE IN A TYPICAL WEEK MEETING OR EXCEEDING THE FOLLOWING SCHEDULED FREQUENCIES:

• ON WEEKDAYS FROM 6 A.M. TO 7 P.M., 15 MINUTES ON AVERAGE (I.E., 52 TRIPS BETWEEN 6 A.M. AND 6:59 P.M., INCLUSIVE), AND NO INDIVIDUAL HOUR WITH FEWER THAN THREE SCHEDULED TRIPS IN EACH DIRECTION

• ON WEEKDAYS FROM 7 P.M. TO 12 A.M., 30 MINUTES ON AVERAGE (I.E.,TEN TRIPS BETWEEN 7 P.M. AND 11:59 P.M., INCLUSIVE), AND NO INDIVIDUAL HOUR WITH FEWER THAN ONE SCHEDULED TRIP IN EACH DIRECTION

• ON WEEKENDS FROM 6 A.M. TO 12 A.M., 30 MINUTES ON AVERAGE (I.E.,36 TRIPS BETWEEN 6 A.M. AND 11:59 P.M., INCLUSIVE), AND NO INDIVIDUAL HOUR WITH FEWER THAN ONE SCHEDULED TRIP IN EACH DIRECTION.

• FOR THE PURPOSES OF THIS DEFINITION, "INDIVIDUAL HOUR" MEANS THE 60-MINUTE PERIOD BEGINNING AT THE TOP OF EACH HOUR; E.G., 6 A.M. TO 6:59 A.M., INCLUSIVE, OR 3 P.M. TO 3:59 P.M., INCLUSIVE.

NO PARKING IS REQUIRED FOR THIS PROJECT.

(SEE FREQUENT TRANSIT DIAGRAM ON CS4)

REQUESTED DEPARTURE MATRIX

CODE SECTION THE CODE REQUIRES THE APPLICANT PROPOSES REF.

20' MIN. SETBACK ABOVE 45'

7.11 AVG. / 7.08' MIN SETBACK ABOVE 45'

1 / CS10SMC 23.45.518

7' AVG. / 5' MIN. SETBACK BELOW 45'

7.11 AVG. / 7.08' MIN SETBACK BELOW 45'

2 / CS10SMC 23.45.518


0.45' AVG. / 0.0' MIN. SETBACK ABOVE 45'

4 / CS10SMC 23.45.518


2.28' AVG. / 0.0' MIN. SETBACK BELOW 45'

5 / CS10SMC 23.45.518



1 / CS11SMC 23.45.518


6.26 AVG. / 0.0' MIN. SETBACK BELOW 45'

2 / CS11SMC 23.45.518



3 / CS11SMC 23.45.518

DEVELOPMENT STANDARD DEPARTURES FROM THE LAND USE CODE

MANDATORY HOUSING AFFORDABILITY (MHA)(SMC 23.45.517)

PAYMENT OPTION(SMC 23.58C.040 TBL. B)

COST:

AREA:

PAYMENT:

PERFORMANCE OPTION(SMC 23.58C.050 TBL. B)

REQUIRMENT:

TOTAL UNITS:

PERFORMANCE UNITS:

ROUNDING(SMC 23.58C.050.3)

CALCULATION

FRACTION PAYMENT:

HR ZONES WITH A MANDATORY HOUSING AFFORDABILITY SUFFIX ARE SUBJECT TO THE PROVISIONS OF MANDATORY HOUSING AFFORDABILITY FOR RESIDENTIAL DEVELOPMENT.

ZONES WITH AN (M) SUFFIX IN 'HIGH' AREAS REQUIRE A PAYMENT OF $20.75 SF FOR THE TOTAL GROSS FLOOR AREA.

$22.65 / SF

86,732 SF

$1,964,457.15

ZONES WITH AN (M) SUFFIX IN 'HIGH' AREAS REQUIRE 7% OF THE TOTAL NUMBER OF UNITS BE SET-ASIDE UNDER THIS OPTION.

7%

135

9.450 UNITS

IF THE NUMBER OF UNITS EQUALS A FRACTION, THE APPLICANT SHALL:

• ROUND UP TO THE NEAREST WHOLE UNIT; OR• ROUND DOWN TO THE NEAREST WHOLE UNIT AND PAY A CASH

CONTRIBUTION FOR THE FRACTION NOT OTHERISE PROVIDED.

(($22.65 X 86,732 SF) X .450 UNITS) / 9.450 UNITS =

$93,545.58

1 FARFLOOR AREA(23.45.510)

BASE:

MAXIMUM:

PROPOSED:

EXEMPT FLOOR AREA(23.45.510.D)

7 (48,454 SF)

15 (103,830 SF)

10.85 (75,126 SF)

• ALL STORIES, OR PORTIONS OF STORIES, THAT ARE UNDERGROUND• ENCLOSED COMMON AMENTITY AREA• REQUIRED BICYCLE PARKING FOR SMALL EFFICIENCY DWELLING UNITS• 3.5% OF THE GROSS FLOOR AREA FOR MECHANICAL EQUIPMENT

AMENITYAMENITY AREA REQUIRED(23.45.522.C)

RESIDENTIAL AREA:

TOTAL REQUIRED:

TOTAL PROVIDED:

ENCLOSED AMENITY(23.45.522.D.2)

ENCLOSED REQUIRED:

ENCLOSED PROVIDED:

OUTDOOR REQUIRED:

OUTDOOR PROVIDED:

5% TOTAL GROSS FLOOR AREA OF A STRUCTURE IN RESIDENTIAL USE

74,612 (SEE AREA DIAGRAM SHEETS CS4 - CS7)

3,731 SF (73,611 X 0.05)

5,999 SF

50% MAX. OF TOTAL COMMON AMENTIY AREA MAY BE ENCLOSED

1,865.5 SF

3,740 SF

1,865.5 SF

2,259 SF

LANDSCAPELANDSCAPING STANDARDS(SMC 23.45.524.A.2.b)

REQUIRED:

PROVIDED:

STREET TREES(SMC 23.45.524.B.1)

REQUIRED:

PROVIDED:

GREEN FACTOR: 0.5

SEE LANDSCAPE FOR CALCULATIONS

STREET TREES REQUIRED

SEE LANDSCAPE FOR LOCATIONS OF STREET TREES

SOLID WASTESOLID WASTE AND RECYCLABLE MATERIALS STORAGE(SMC 23.54.040 TABLE A)

TOTAL REQUIRED:

AREA REDUCTION(SMC 23.54.040.C)

REQUIRED:

PROVIDED:

ACCESS RAMPS(SMC 23.54.040.J.1)

PROVIDED:

FOR A RESIDENTIAL DEVELOPMENT WITH MORE THAN 100 DWELLING UNITS, THE MINIMUM AREA SHALL BE 575 SF + 4 SF FOR EACH ADDITIONAL UNIT ABOVE 100.

715 SF (BASED ON 135 UNITS)

FOR A DEVELOPMENT WITH MORE THAN 100 DWELLING UNITS, THE REQUIRED MINIMUM AREA MAY BE REDUCED BY 15%, IF THE AREA PROVIDED HAS A MINIMUM HORIZONTAL DIMENSION OF 20 FEET.

608 SF (BASED ON 715 SF X 0.15%)

608 SF (SEE LEVEL 1 FLOOR PLAN 1 / A1.01)

IF THERE ARE NO EXISTING RAMPS TO ACCOMMODATE SOLID WASTE CONTAINER ACCESS WITHIN 150 FEET OF THE STREET LOT LINE, A RAMP THAT IS NOT MORE THAN 5' WIDE SHALL BE PROVIDED TO ACCOMMODATE SOLID WASTE CONTAINER ACCESS.

5' WIDE ACCESS RAMP ON E. UNION ST.

(REFERANCE SDOT PERMIT #414342)

60% LOT COVERAGE 63.28% LOT COVERAGE 5 / CS11SMC 23.45.520


6.00' AVG. / 0.0' MIN. SETBACK BELOW 45'

4 / CS11SMC 23.45.518

MHA PERFORMANCE SUMMARY1. ZONE HR(M)

2. MHA AREA DESIGNATION PER MAP A HIGH

3. ASSOCIATED PUDA WITH MHA-R REQUIREMENTS Y

4. TOTAL # OF RESIDENTIAL AND LIVE-WORK UINTS IN STRUCTURE 135

5. PERFORMANCE CALCULATION AMOUNT PER CODE OR PUDA 7%

6. TOTAL MHA-R PERFORMANCE UNITS REQUIRED 9.450

7. MHA-R PERFORMANCE UNITS TO BE PROVIDED 9

8. MHA-R FRACTION OF A UNIT TO BE ADDRESSED THROUGH PAYMENT 0.450

9. MHA-R PAYMENT PROVIDED FOR FRACTION OF A UNIT $93,545.58

NO. DATE DESCRIPTION

1 3/30/20

MUP REV #1

GUIDELINE

CS2.B.2CS2.A.1

CS2.B.2CS2.A.1

CS2.B.2CS2.A.1

CS2.B.2CS2.A.1

CS2.B.2CS2.A.1

CS2.B.2CS2.A.1

CS2.B.2CS2.A.1

CS2.B.2CS2.A.1

CS2.B.2CS2.A.1

"What Was Said"DEPARTURES(CS2.D.3)

DEPARTURES(DC2.B.1)

TheBoardexpressedqualifiedsupportfortherequesteddepartures,recognizingtheirimportanceincreatingaviableproject on this unusual site and their expectation of highest quality design solutions given the magnitude of the requests.

The current design is consistent with the preferred scheme at EDG that was supported by the board. Dri-design metal panel is being proposed at the metal panel with a wood textured metal panel. All facades are being designed with the high quality materiality, since this will be a prominent, iconic building in the neighborhood.

TheBoardagreedthatforthedeparturestobeconsidered,aclearrationalewouldberequireddemonstratinghowtheyhelptheprojectbettermeettheintentofadopteddesignguidelines.

The departures allow the design to be a thinner, rigorous, iconic tower as opposed to a building with the prescribed setbacks. In addition, mass timber would not be feasible with the code prescribed setbacks.

SENECA ST.

HARVARD AVE.

EAST

UN

ION

ST.

SENECA ST.

HARVARD AVE.

EAST

UN

ION

ST.

CODE COMPLIANT MASSING - 27 STORIES(EQUIVALENT BUILDING AREA TO 18 STORIES)

PROPOSED MASSING - 18 STORIES

DEPARTURE MATRIX [8.0]

22

147.52'

20' MINIMUM SETBACK REQUIRED

20.0

0'

1,048.17 SF7.00

'

147.52'

NO SETBACK FOR PORTIONS ABUTTING AN EXISTING STRUCTURE BUILT TO THE ABUTTING LOT LINE

SENECA ST.

HARVARD AVE.

EAST

UN

ION

ST.

SENECA ST.

HARVARD AVE.

EAST

UN

ION

ST.

REAR (WEST) SETBACK FOR STRUCTURES GREATER THAN 85' (SMC 23.45.518)

DEPARTURE DIAGRAM - PLAN VIEW ABOVE 45' (DEPARTURE REQUEST)DEPARTURE DIAGRAM - PLAN VIEW 0'-45' (COMPLIANT)

Lotlinethatabutsneitherastreetnoralley,forportionsofastructure45'orlessinheight=7'average;5'minimumsetback.Nosetbackisrequiredforportionsabuttinganexistingstructurebuilttotheabuttinglotline.Forportionsofastructureabove45'inheight=20'minimumsetback.

Thebuildingprovidesaminimumsetbackof7.10'andanaveragesetbackof12.48'from0'-224'atthewestelevation.Thesetbacksarecompliantupto45'inelevationandthedeparturerequestappliesto45'-224'inelevation.

CS2.A.1 Sense of Place Thesiteislessthan7,000SF,trapezoidinshapeandvisibilityprominentwithinFirstHillneighborhood.Thedesignreviewboardsupportedthedeparturerequest,sincethebuildingwillbeiconic,utilizingthenewmasstimberconstructiontype.

CS2.B.2 Connection to the StreetAcodecompliantbuildingwouldhavefacadesthatareangledandparalleltothepropertylines,resultinginlargerunmodulatedfacades.Inordertoaccommodatethesameprogram,thecodecompliantbuildingwouldneedtobe27stories,ratherthantheproposed18storybuilding.Theproposedbuildingisshiftedtotheeasttocreateastrongconnectionwiththestreetandthenewpublicplazathatisbeingdevelopedaspartofthis proposal. A courtyard is provided at the rear that aligns with the courtyard at Maximillan Apartments to providelight,airandvisualreliefforneighboringbuildings.

PROPOSED MASSING - 18 STORIES CODE COMPLIANT MASSING - 27 STORIES(EQUIVALENT BUILDING AREA TO 18 STORIES)

THE CODE REQUIRES THAT:

THE APPLICANT PROPOSES THAT:

THE GUIDELINES BETTER MET:

DEPARTURE 1 - REAR (WEST ELEVATION) [8.0]

23

79.65'

7'-0

"

7' AVERAGE SETBACK REQUIRED

35.83 SF

37.63 SF

34.04 SF

37.03 SF

37.63 SF

79.65'

10'-0

"

10' AVERAGE SETBACK REQUIRED

35.83 SF

SENECA ST.

EAST

UN

ION

ST.

SENECA ST.

EAST

UN

ION

ST.




EAST SETBACK FOR STRUCTURES GREATER THAN 85' (SMC 23.45.518)

DEPARTURE DIAGRAM - PLAN VIEW 0'-45' (DEPARTURE REQUEST) DEPARTURE DIAGRAM - PLAN VIEW ABOVE 45' (DEPARTURE REQUEST)


Lotlinethatabutsastreetnoralley,forportionsofastructure45'orlessinheightrequirea7'average;5'minimumsetback.Forportionsofastructureabove45'inheightrequirea10'minimumsetback.

Thebuildingprovidesaminimumsetbackof0.00'andanaveragesetbackof0.39'from0'-224'attheeastelevation.



DEPARTURE 2 - PLAZA (EAST ELEVATION) [8.0]

24

70.6

4'

7'-0"7' AVERAGE SETBACK REQUIRED

442.35 SF

SENECA ST.

HARVARD AVE.

EAST UNION ST.

70.6

4'

10'-0"10' MINIMUM SETBACK REQUIRED

442.35 SF

SENECA ST.

HARVARD AVE.

EAST UNION ST.






NORTH SETBACK FOR STRUCTURES GREATER THAN 85' (SMC 23.45.518)


Thebuildingprovidesaminimumsetbackof0.00'andanaveragesetbackof7.91'from0'-224'atthenorthelevation.



DEPARTURE 3 - UNION ST (NORTH ELEVATION) [8.0]

25

7'-0" 7' AVERAGE SETBACK REQUIRED

28.86'

406.51 SF

10'-0" 10' AVERAGE SETBACK REQUIRED

38.86'

28.86'

406.51 SF

SENECA ST.

HARVARD AVE.

EAST UNIO

N ST.

SENECA ST.

HARVARD AVE.

EAST UNIO

N ST.






SOUTH SETBACK FOR STRUCTURES GREATER THAN 85' (SMC 23.45.518)


Thebuildingprovidesaminimumsetbackof0.00'andanaveragesetbackof7.91'from0'-224'atthesouthelevation.



DEPARTURE 4 - SENECA ST (SOUTH ELEVATION) [8.0]

26

(SEG

. 5)

14.6

3'

(SEG

. 4)

11.6

6'

(SEG

. 3)

22.0

2'

(SEG

. 2)

6.25

'

(SEG

. 1)

16.0

8'

70.6

4'

10.00'

12.60'

11.40'

5.05'

5.08'

SETBACK

10.00' SETBACK

38.86' (SEG. 6)16.70'

(SEG. 5)5.56'

(SEG. 4)16.59'

28.86'

5.06'

(SEG. 3)7.00'

(SEG. 2)

10.76'

(SEG. 1)

11.10'

11.22'

11.51'

5.06'

8.11'

4.35'

3.55'

7.00' SETBACK

38.86'

28.86'

(SEG. 4)11.65'

(SEG. 4)12.40'

(SEG. 3)14.81' 9.72'

(SEG. 1)

9.89'(SEG

. 2)18.97'

10.29'

(SEG

. 5)

12.7

9'

(SEG

. 4)

18.3

8'

(SEG

. 3)

15.3

0'

(SEG

. 2)

12.9

6'

(SEG

. 1)

11.2

1'

3.58'

3.55'

9.90'

11.10' 7.00'

70.6

4'

7.00'SETBACK

4,392 SF

REQUESTED DEPARTURE

SHEET NO:

ISSUE:

REVISIONS:

DATE:JOB NO.

1401

Wes

t Gar

field

Stre

etSe

attle

, Was

hing

ton

9811

9T:

206.

782.

8208

F:2

06.7

82.7

818

NO

T FO

R C

ON

STR

UC

TIO

N PERMIT NO.

© CLARK | BARNES

MUP 10/31/19

DRB - 9.2

DEPARTURES

AKAR

I HO

USE

1422

SEN

ECA

ST.

10/31/1919-20

SEAT

TLE,

WA

9810

1

3034443

NO. DATE DESCRIPTION

UPPER-LEVEL DEVELOPMENT STANDARDS(SMC 23.45.520)

REQUIRED:

PROVIDED:

JUSTIFICATION:

SUPPORTED DESIGN GUIDANCE:

CALCULATION:

• ALLOWED AVG. GROSS FLOOR AREA PER STORY: 60% OF THE LOT AREA

• 67.96%

SMALL SITE AREA RESTRICTS VERTICAL MODULATION NECESSARY TO COMPLY WITH 60% FLOOR AREA REQUIREMENT. SETBACK DEPARTURES ARE NECESSARY FOR PROJECT FEASIBILITY WHICH CONTRIBUITE TO LARGE TOWER AREA.

• CS2.B.2 - CONNECTION TO THE STREET• CS2.A.1 - SENSE OF PLACE

4,704 SF / 6,922 SF (SITE AREA) = 67.96%


REQUIRED:

PROVIDED:

JUSTIFICATION:


CALCULATION:

• LOT LINE ABUTTING A STREET, ABOVE 45' IN HEIGHT = 10' MIN. SETBACK

• MIN. SETBACK = 0.00'• AVG. SETBACK = 7.72'

LARGE R.O.W. EAST OF PROPERTY PROVIDES OPPORTUNITY TO SITE BUILDING AT LOT LINE, PROVIDING LIGHT, AIR, AND VISUAL RELIEF FOR NEIGHBORING BUILDINGS.


SEG. 1 SEG. 2 SEG. 3(10.00' X 11.10') + (11.51' X 10.76') + (8.11' X 7.00') +

67.72'

SEG. 4 SEG. 5(5.06' X 16.59') + (11.22 X 5.56') + (5.06 X 16.70') = 522.45' = 7.72'

67.72' 67.72'

AVERAGE SETBACK = 7.72'


REQUIRED:

PROVIDED:

JUSTIFICATION:


CALCULATION:

• LOT LINE ABUTTING A STREET, 45' OR LESS IN HEIGHT = 7' AVERAGE SETBACK; 5' MIN. SETBACK


LARGE ROW EAST OF PROPERTY PROVIDES OPPORTUNITY TO MOVE BUILDING AT LOT LINE, PROVIDING LIGHT, AIR, AND VISUAL RELIEF FOR NEIGHBORING BUILDINGS, WHILE REINFORCING URBAN EDGE.


SEG. 1 SEG. 2 SEG. 3(10.00' X 9.89') + (10.29' X 18.97') + (4.35' X 14.81') +

67.72'

SEG. 4 SEG. 5(9.72' X 12.40') + (3.55 X 11.65') = 520.41' = 7.69'

67.72' 67.72'



REQUIRED:

PROVIDED:

JUSTIFICATION:


CALCULATIONS:

• LOT LINE ABUTTING A STREET, 45' OR LESS IN HEIGHT = 7' AVERAGE SETBACK; 5' MIN. SETBACK




SEG. 1 SEG. 2 SEG. 3 SEG. 4 SEG. 5(3.55' X 11.21') + (9.90' X 12.96') + (3.58' X 15.30') + (11.10' X 18.38') + (7.00 X 12.79') = 516.42' = 7.31'

70.64'70.64'



REQUIRED:

PROVIDED:

JUSTIFICATION:


CALCULATIONS:

• LOT LINE ABUTTING A STREET, ABOVE 45' IN HEIGHT = 10' MIN. SETBACK




SEG. 1 SEG. 2 SEG. 3 SEG. 4 SEG. 5(5.05' X 16.08') + (11.40' X 6.25') + (5.08' X 22.02') + (12.60' X 11.66') + (10.00' X 14.43) = 558.73' = 7.91'

70.64'70.64'


DEPARTURE #3

DEPARTURE #4

DEPARTURE #5

SENECA ST.

HARVARD AVE.

EAST

UN

ION

ST.

SENECA ST.

HARVARD AVE.

EAST

UN

ION

ST.

UPPER-LEVEL DEVELOPMENT STANDARDS




Allowedaveragegrossfloorareaperstoryislimitedto60%ofthelotarea.

Thebuildinggrossfloorareais4,392SF,whichis63.78%ofthe6,886SFsitearea.

CS2.A.1 Sense of Place Thesiteislessthan7,000SFandtrapezoidinshape,whichrestrictstheallowablefootprintsize.Typicallylotcoverageisametrictominimizefootprintsize,buttheproposedgrossfloorareaperstoryisonly4,392SF.ThesiteisvisibilityprominentwithinFirstHillneighborhood.Thedesignreviewboardsupportedthedeparturerequest,sincethebuildingwillbeiconic,utilizingthenewmasstimberconstructiontype.



DEPARTURE 5 [8.0]

DEPARTURE DIAGRAM - PLAN VIEW (DEPARTURE REQUEST)

27

108'-8"

28'-1

0 1/

8"24

'-1 1

/8"

28'-9

"24

'-2 1

/4"

14'-3 5/8" 79'-6 5/8" 14'-9 5/8"

DRB - 2

BASEMENT PLAN

0' 5' 10' 20' 30'

TENANT STORAGE

BIKESTORAGE

BIKESTORAGE

DRB - 2

FLOOR PLANS

UNIT

SERVICE

SHAFT / VAULT

AMENITY

LANDSCAPE

DRB - 2

FLOOR PLANS

UNIT

SERVICE

SHAFT / VAULT

AMENITY

LANDSCAPE

NFLOOR PLANS - BASEMENT [9.0]

28

"4/1 6-'55"8/1 4-'52"8/5 9-'72

3'-6

"20

'-8"

28'-8

1/4

"

28'-8

1/4

"24

'-2"

14'-4" 15'-3" 10'-0" 3'-3" 10'-6" 2'-3" 10'-6" 2'-3" 10'-6" 2'-3" 9'-6" 3'-3" 14'-10"

DRB - 3

LEVEL 1 PLAN

0' 5' 10' 20' 30'

DRB - 2

FLOOR PLANS

UNIT

SERVICE

SHAFT / VAULT

AMENITY

LANDSCAPE

DRB - 2

FLOOR PLANS

UNIT

SERVICE

SHAFT / VAULT

AMENITY

LANDSCAPE

NFLOOR PLANS - LEVEL 1 [9.0]

29

26'-7 7/8" 25'-10 1/4" 55'-6 1/4"

3'-6

"20

'-8"

28'-8

1/4

"

28'-8

1/4

"24

'-2"

14'-4" 15'-3" 10'-0" 3'-3" 10'-6" 2'-3" 10'-6" 2'-3" 10'-6" 2'-3" 9'-6" 3'-3" 14'-10"

DRB - 4

MEZZANINE PLAN

0' 5' 10' 20' 30'

DRB - 2

FLOOR PLANS

UNIT

SERVICE

SHAFT / VAULT

AMENITY

LANDSCAPE

DRB - 2

FLOOR PLANS

UNIT

SERVICE

SHAFT / VAULT

AMENITY

LANDSCAPE

NFLOOR PLANS - MEZZANINE [9.0]

30

26'-7 1/8" 25'-10 1/4" 55'-6 1/4"28

'-8 1

/4"

24'-2

"

14'-4" 15'-3" 10'-0" 54'-3" 14'-10"

24'-2

"28

'-8 1

/4"

DRB - 5

LEVEL 2 - 17 PLAN

0' 5' 10' 20' 30'

DRB - 2

FLOOR PLANS

UNIT

SERVICE

SHAFT / VAULT

AMENITY

LANDSCAPE

DRB - 2

FLOOR PLANS

UNIT

SERVICE

SHAFT / VAULT

AMENITY

LANDSCAPE

NFLOOR PLANS - LEVELS 2-17 [9.0]

31

26'-7 1/8" 25'-10 1/4" 55'-6 1/4"28

'-8 1

/4"

24'-2

"

14'-4" 15'-3" 10'-0" 54'-3" 14'-10"

24'-2

"28

'-8 1

/4"

DRB - 6

LEVEL 18 PLAN

0' 5' 10' 20' 30'

DRB - 2

FLOOR PLANS

UNIT

SERVICE

SHAFT / VAULT

AMENITY

LANDSCAPE

DRB - 2

FLOOR PLANS

UNIT

SERVICE

SHAFT / VAULT

AMENITY

LANDSCAPE

NFLOOR PLANS - LEVEL 18 [9.0]

32

26'-7 1/8" 25'-10 1/4" 55'-6 1/4"28

'-8 1

/4"

24'-2

"

14'-4" 15'-3" 10'-0" 54'-3 7/8" 14'-9 1/8"

24'-3

"28

'-8 1

/4"

DRB - 7

ROOF AMENITY PLAN

0' 5' 10' 20' 30'

DRB - 2

FLOOR PLANS

UNIT

SERVICE

SHAFT / VAULT

AMENITY

LANDSCAPE

DRB - 2

FLOOR PLANS

UNIT

SERVICE

SHAFT / VAULT

AMENITY

LANDSCAPE

NFLOOR PLANS - ROOF [9.0]

33

LANDSCAPE

SUMMARY

The primary goal of the landscape concept is to enrich and enliven the pedestrian experience, with a major focus on the corner public plaza. There is an incredible opportunity for public amenities such as safety lighting, seating, bike parking and lush planting. We have paid special attention to pedestrian circulation patterns and carefully arranged planting areas to define the space, while allowing for clear pathways through and around the plaza. In coordination with the city’s wayfinding program, an “area sign” map with overall neighborhood information has been added at the corner. In many ways this plaza carries on the precedent set by the public plaza to the west at Boylston and University a block away.

Street trees and hardy planting are located along the Seneca St. and Union St. frontages buffering pedestrians from traffic. There is an informal covered waiting area at the existing bus stop off Seneca St. that incorporates weather protection, lean rail and bike parking. The Union streetscape incorporates dog pads adjacent to the sidewalk for public use. The west side of the building is comprised of stepped stormwater planters that terminate in a small private courtyard that’s adjacent to the ground floor amenity space.

A rooftop deck will serve the building’s residents with amenities such as bbq dining, lounge seating and feature planting. Together with the interior amenity space, the residents will be able to take full advantage of spectacular views.

Generally, the planting will be selected to provide a variety of color and texture year round. An emphasis will be placed on using native plants and / or drought resistant ornamental plants that have proven to be adapted and successful in the Puget Sound climate. Green roof and bioretention planters will be used to capture and mitigate stormwater on site.

LANDSCAPE

1Date Package Titile 34

AKARI HOUSE WEISMANDESIGNGROUPPLAZA CONCEPT - 1422 SENECA

FIRST HILL PUBLIC REALM ACTION PLAN UNIVERSITY STREET Page 4

PROPOSED BUS RAPID TRANSIT

STR

EETC

AR

STREET CAR

PROPOSED CYCLE TRACK

PROPOSED CYCLE TRACK

E. Madison St.

Seneca St.

PROPOSED GREEN STREET

Marion St.

Columbia St.

Cherry St.

James St.

Jefferson St.

Alder St.

HW

Y I-5

E. Pike St.

E. Pine St.

12th

Ave

.

11th

Ave

.

10th

Ave

.

Broa

dway

Ave

.

14th

Ave

.

Boylston Ave.

Summ

it Ave.

Minor Ave.

Boren Ave.

9th Ave.8th Ave.

Union St.

University St.

SITE OF FUTURE YESLER TERRACE COMMUNITY CENTER AND OPEN SPACE

STUDY AREA

FIRST HILL NEIGHBORHOOD

PROPOSED GREEN STREET

DESIGNATED GREEN STREET

NEIGHBORHOOD GREENWAY

STREET OPEN SPACE OPPORTUNITY

PUBLIC / PRIVATE OPEN

STREETCAR STOPS

MADISON STREET BRT PROPOSED STATIONS

EXISTING PARK SPACE

Context MapPLANNED STREET IMPROVEMENTS:

2015 • Broadway Streetcar• Madison Bus Rapid Transit Concept Design

Phase• Construction start date TBD

2017 • Neighborhood Greenway - Terry Ave /

Melrose Ave E / Franklin Ave E (From Broadway to Eastlake Ave E)

• Neighborhood Greenway - Union St (From Broadway to 9th Ave)

2018 • Neighborhood Greenway - Marion St (From

7th Ave to Broadway)

Neighborhood greenways are a combination of small improvements that make residential streets safer and calmer for people of all ages and abilities.

Madison Street Bus Rapid Transit service will be fast, reliable and frequent. It will serve densely developed neighborhoods in First Hill, the Central Area, and downtown Seattle, connecting dozens of bus routes, the First Hill Streetcar, and ferry service at the Colman Dock Ferry Terminal.

N

1422 senecaUniversity Park Plaza

First Hill Public RealmAction PlanContext Map (Page 4)

UNIVERSITYSTREET

8TH AVENUETERRACE STREET

TERRY

AVENUE

First HillPublic RealmAction Plan WINTER 2015

LANDSCAPE

2Date Package Titile

LANDSCAPE

35

LANDSCAPE

A

B

C

D

BOULDERS, SET BACK AT CURB

SAW-CUT CONCRETE AT 6" AND 12" BANDS

PATH LIGHT BOLLARDS

BENCHES/ SEATING

A

B

C

D

NEIGHBORHOOD PRECEDENT - UNIVERSITY / UNION / BOYLSTON PARK PLAZA

LANDSCAPE


LANDSCAPE

G

G

OVERALL - STREET LEVEL

A

B

C

D

E

F

G

H

PLANTED MOUNDS

BANDED ACCENT PAVING

CUSTOM WOOD SEATING

COVERED BUS WAITING AREA

BIKE PARKING

PET-RELIEF AREAS

BOULDERS IN LANDSCAPE

STEPPED BIORETENTION PLANTERS

A

B

C

E

E

D

F

Boulders in landscape

Mounded planting in plaza Lighted pedestrian bollards

Custom wood seating

Stepped bioretention plantersResidential courtyard

F

E. UNION STREET

SEN

ECA

STRE

ET0' 10' 20' 40'

H

LANDSCAPE


LANDSCAPE

0' 10' 20' 40'

PLANTING ZONES - STREET LEVEL

'ISLANDS' NEIGHBORHOOD PLAZA

TRANSIT-FRIENDLY STREETSCAPE

PET-FRIENDLY STREETSCAPE

TRANQUIL COURTYARD

LANDSCAPE

E. UNION STREET

SEN

ECA

STRE

ET


LANDSCAPE

Calocedrus decurrens - INCENSE CEDAR Ginkgo biloba 'Princeton Sentry' - MAIDENHAIR TREEStewartia pseudocamellia - JAPANESE STEWARTIA Acer circinatum - VINE MAPLE

Edgeworthia chrysantha - PAPERBUSH Mahonia repens - CREEPING OREGON GRAPE

Molinia caerulea 'Moorflamme' - AUTUMN MOOR GRASS Liriope muscari 'Royal Purple' - LILYTURF

Deutzia gracilis 'Nikko' - SLENDER DEUTZIA Sarcococca ruscifolia - FRAGRANT SWEETBOX

Nandina domestica 'Lemon Lime' - HEAVENLY BAMBOO Carex oshimensis 'Everillo' - EVERILLO SEDGE

PLANTING ZONES

'ISLANDS' NEIGHBORHOOD PLAZA PET-FRIENDLY STREETSCAPE

LANDSCAPE


LANDSCAPE

Ginkgo biloba 'Princeton Sentry' - MAIDENHAIR TREE Acer palmatum 'Sango-Kaku' - JAPANESE MAPLEItea virginica 'Henry's Garnet' - VIRGINIA SWEETSPIRE Cornus sanguinea 'Midwinter Fire' - REDTWIG DOGWOOD

Ilex crenata 'Helleri' - JAPANESE HOLLY Dryopteris erythrosora - AUTUMN FERN

Hemerocallis 'Purple D'Oro' - EVERBLOOMING DAYLILY Darmera peltata - UMBRELLA PLANT

Taxus baccata 'Repandens' - SPREADING YEW Beesia deltophylla - BEESIA

Cornus kelseyi - KELSEY'S REDTWIG DOGWOOD Carex oshimensis 'Everillo' - EVERILLO SEDGE

PLANTING ZONES

TRANSIT-FRIENDLY STREETSCAPE TRANQUIL COURTYARD

LANDSCAPE


0' 10' 20' 40'

ROOF LEVEL

A

B

C

D

E

SUN DECK WITH LOUNGE CHAIRS

FIREPIT LOUNGE

DINING AREA WITH GRILLS

MOUND WITH FEATURE TREE

TRELLIS

A

B

C

E DAcer palmatum 'Bloodgood'- RED JAPANESE MAPLE

Deutzia gracilis 'Nikko' -SLENDER DEUTZIA

Verbena bonariensis - PURPLETOP VERVAIN

Ophiopogon japonicus 'Nigrescens' - BLACK MONDO GRASS

Molinia caerulea 'Moorflamme' - AUTUMN MOOR GRASS

Acer palmatum 'Sango-Kaku' - CORAL BARK JAPANESE MAPLE

Lounge chairs

Festive dining area

Stone accents/ feature tree FirepIt lounge

LANDSCAPE

ROOF PLANTINGAMENITY

LANDSCAPE

8Date Package Titile

LANDSCAPE

A

B

C

DE

41

LEVEL 1322.00'

LEVEL 2347.00'

LEVEL 3357.50'

LEVEL 4368.00'

LEVEL 5378.50'

LEVEL 6389.00'

LEVEL 7399.50'

LEVEL 8410.00'

LEVEL 9420.50'

LEVEL 10431.00'

LEVEL 11441.50'

LEVEL 12452.00'

ROOF AMENITY526.50'

ROOF537.00'

ELEVATOR PIT307.00'

OVERRUN546.00'

224'

-6"

7'-6

"12

'-0"

12'-0

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"15

'-0"

10'-0

"

MEZZANINE332.00'

LEVEL 13462.50'

LEVEL 14473.00'

LEVEL 15483.50'

LEVEL 16494.00'

LEVEL 17504.50'

LEVEL 18515.00'

DRB - 8

ELEVATIONS

LEVEL 1322.00'

LEVEL 2347.00'

LEVEL 3357.50'

LEVEL 4368.00'

LEVEL 5378.50'

LEVEL 6389.00'

LEVEL 7399.50'

LEVEL 8410.00'

LEVEL 9420.50'

LEVEL 10431.00'

LEVEL 11441.50'

LEVEL 12452.00'

ROOF AMENITY526.50'

ROOF537.00'

ELEVATOR PIT307.00'

OVERRUN546.00'

224'

-6"

7'-6

"12

'-0"

12'-0

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"15

'-0"

10'-0

"

MEZZANINE332.00'

LEVEL 13462.50'

LEVEL 14473.00'

LEVEL 15483.50'

LEVEL 16494.00'

LEVEL 17504.50'

LEVEL 18515.00'

DRB - 8

ELEVATIONS

LEVEL 1322.00'

LEVEL 2347.00'

LEVEL 3357.50'

LEVEL 4368.00'

LEVEL 5378.50'

LEVEL 6389.00'

LEVEL 7399.50'

LEVEL 8410.00'

LEVEL 9420.50'

LEVEL 10431.00'

LEVEL 11441.50'

LEVEL 12452.00'

ROOF AMENITY526.50'

ROOF537.00'

ELEVATOR PIT307.00'

OVERRUN546.00'

224'

-6"

7'-6

"12

'-0"

12'-0

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"15

'-0"

10'-0

"

MEZZANINE332.00'

LEVEL 13462.50'

LEVEL 14473.00'

LEVEL 15483.50'

LEVEL 16494.00'

LEVEL 17504.50'

LEVEL 18515.00'

DRB - 8

ELEVATIONS

LEVEL 1322.00'

LEVEL 2347.00'

LEVEL 3357.50'

LEVEL 4368.00'

LEVEL 5378.50'

LEVEL 6389.00'

LEVEL 7399.50'

LEVEL 8410.00'

LEVEL 9420.50'

LEVEL 10431.00'

LEVEL 11441.50'

LEVEL 12452.00'

ROOF AMENITY526.50'

ROOF537.00'

ELEVATOR PIT307.00'

OVERRUN546.00'

224'

-6"

7'-6

"12

'-0"

12'-0

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"15

'-0"

10'-0

"

MEZZANINE332.00'

LEVEL 13462.50'

LEVEL 14473.00'

LEVEL 15483.50'

LEVEL 16494.00'

LEVEL 17504.50'

LEVEL 18515.00'

DRB - 8

ELEVATIONS

LEVEL 1322.00'

LEVEL 2347.00'

LEVEL 3357.50'

LEVEL 4368.00'

LEVEL 5378.50'

LEVEL 6389.00'

LEVEL 7399.50'

LEVEL 8410.00'

LEVEL 9420.50'

LEVEL 10431.00'

LEVEL 11441.50'

LEVEL 12452.00'

ROOF AMENITY526.50'

ROOF537.00'

ELEVATOR PIT307.00'

OVERRUN546.00'

224'

-6"

7'-6

"12

'-0"

12'-0

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"15

'-0"

10'-0

"

MEZZANINE332.00'

LEVEL 13462.50'

LEVEL 14473.00'

LEVEL 15483.50'

LEVEL 16494.00'

LEVEL 17504.50'

LEVEL 18515.00'

DRB - 8

ELEVATIONS

NORTH ELEVATION EAST ELEVATIONSOUTH ELEVATIONWEST ELEVATION

ELEVATIONS [11.0]

42

LEVEL 1322.00'

LEVEL 2347.00'

LEVEL 3357.50'

LEVEL 4368.00'

LEVEL 5378.50'

LEVEL 6389.00'

LEVEL 7399.50'

LEVEL 8410.00'

LEVEL 9420.50'

LEVEL 10431.00'

LEVEL 11441.50'

LEVEL 12452.00'

ROOF AMENITY526.50'

ROOF537.00'

ELEVATOR PIT307.00'

OVERRUN546.00'

224'

-6"

7'-6

"12

'-0"

12'-0

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"15

'-0"

10'-0

"

MEZZANINE332.00'

LEVEL 13462.50'

LEVEL 14473.00'

LEVEL 15483.50'

LEVEL 16494.00'

LEVEL 17504.50'

LEVEL 18515.00'

DRB - 8

ELEVATIONS

LEVEL 1322.00'

LEVEL 2347.00'

LEVEL 3357.50'

LEVEL 4368.00'

LEVEL 5378.50'

LEVEL 6389.00'

LEVEL 7399.50'

LEVEL 8410.00'

LEVEL 9420.50'

LEVEL 10431.00'

LEVEL 11441.50'

LEVEL 12452.00'

ROOF AMENITY526.50'

ROOF537.00'

ELEVATOR PIT307.00'

OVERRUN546.00'

224'

-6"

7'-6

"12

'-0"

12'-0

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"15

'-0"

10'-0

"

MEZZANINE332.00'

LEVEL 13462.50'

LEVEL 14473.00'

LEVEL 15483.50'

LEVEL 16494.00'

LEVEL 17504.50'

LEVEL 18515.00'

DRB - 8

ELEVATIONS

4

4

4

3

3

23

2

1

11 1

VINYL WINDOWSCOLOR: "BLACK"

FIBER CEMENT SIDINGSWISSPEARL LARGO REFLEXCOLOR: "CHAMPAGNE"

ALUMINUM SIDINGDIZALCOLOR: "IPE VARIEGATED LIGHT"

METAL PANEL SIDINGDRI DESIGNCOLOR: "ANTHRA-ZINC"

WEST ELEVATIONEAST ELEVATION

MATERIAL AND COLOR PALETTE [12.0]

43

RENDERINGS [13.0]

44

RENDERINGS [13.0]

45

RENDERINGS [13.0]

46

4321

4

2

1

1

1

4

3

2

51

SITE PLAN

ROOF PLAN

N

N

RECESSED CANOPYLIGHT

ILLUMINATED BOLLARD

RECESSED WALL SCONCE

WALL SCONCE

EXTERIOR LIGHTING PLAN [14.0]

5 FESTOONLIGHTING

5

47

LEVEL 1322.00'

LEVEL 2347.00'

LEVEL 3357.50'

LEVEL 4368.00'

LEVEL 5378.50'

LEVEL 6389.00'

LEVEL 7399.50'

LEVEL 8410.00'

LEVEL 9420.50'

LEVEL 10431.00'

LEVEL 11441.50'

LEVEL 12452.00'

ROOF AMENITY526.50'

ROOF537.00'

ELEVATOR PIT307.00'

OVERRUN546.00'

224'

-6"

7'-6

"12

'-0"

12'-0

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"10

'-6"

10'-6

"15

'-0"

10'-0

"

MEZZANINE332.00'

LEVEL 13462.50'

LEVEL 14473.00'

LEVEL 15483.50'

LEVEL 16494.00'

LEVEL 17504.50'

LEVEL 18515.00'

DRB - 8

ELEVATIONS

1

1

2

2

1

2

2

SITE PLAN SOUTH ELEVATION EAST ELEVATION

ENTRY CANOPY SIGN IDEAS BLADE SIGN IDEAS

SIGNAGE CONCEPT PLAN [15.0]

48

PLPL

PLPL

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

SVC.

LOBBY

AMENITY

UNIT

UNIT

UNIT


UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

SVC.

LOBBY

AMENITY

UNIT

UNIT

UNIT


LEVEL 13

LEVEL 12

LEVEL 11

LEVEL 10

LEVEL 9

LEVEL 8

LEVEL 7

LEVEL 6

LEVEL 5

LEVEL 4

LEVEL 3

LEVEL 2

LEVEL 1

10’

10’

10’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

229’

BASEMENT

LEVEL 14

LEVEL 15

LEVEL 16

LEVEL 17

LEVEL 18

ROOF

PARAPET

MEZZ.

20’

ROOF

LEVEL 12

LEVEL 11

LEVEL 10

LEVEL 9

LEVEL 8

LEVEL 7

LEVEL 6

LEVEL 5

LEVEL 4

LEVEL 3

LEVEL 2

LEVEL 1

10’

10’

10’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

11’

156’

BASEMENT

PARAPET

MEZZ.

7.10’

20’

7.10’PLPL

PLPL

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

SVC.

LOBBY

AMENITY

UNIT

UNIT

UNIT


UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

UNIT

SVC.

LOBBY

AMENITY

UNIT

UNIT

UNIT


LEVEL 13

LEVEL 12

LEVEL 11

LEVEL 10

LEVEL 9

LEVEL 8

LEVEL 7

LEVEL 6

LEVEL 5

LEVEL 4

LEVEL 3

LEVEL 2

LEVEL 1

10’

10’

10’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

229’

BASEMENT

LEVEL 14

LEVEL 15

LEVEL 16

LEVEL 17

LEVEL 18

ROOF

PARAPET

MEZZ.

20’

ROOF

LEVEL 12

LEVEL 11

LEVEL 10

LEVEL 9

LEVEL 8

LEVEL 7

LEVEL 6

LEVEL 5

LEVEL 4

LEVEL 3

LEVEL 2

LEVEL 1

10’

10’

10’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

10.5’

11’

156’

BASEMENT

PARAPET

MEZZ.

7.10’

20’

7.10’

EDG - 8/14/19 (12 STORY) DRB - 18 STORY

BUILDING SECTIONS [16.0]

49

SECTION 1 SECTION 2 SECTION 3

0.08

(VARIES)

7.17

9.49

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

13.0

09.

149.

00

LEVEL 1

LEVEL 2

LEVEL 3

LEVEL 4

LEVEL 5

LEVEL 6

LEVEL 7

LEVEL 8

LEVEL 9

LEVEL 10

LEVEL 11

LEVEL 12

ROOF AMENITY

BASEMENT

ROOF

ELEVATOR PIT

OVERRUN

224.

5015

.00

7.50

12.0

010

.50

10.5

010

.50

10.5

010

.50

10.5

010

.50

12.0

010

.50

10.5

010

.50

10.5

010

.50

10.5

010

.50

10.5

010

.50

25.0

010

.00

5.00

MEZZANINE

LEVEL 13

LEVEL 14

LEVEL 15

LEVEL 16

LEVEL 17

LEVEL 18

(VARIES)

30.87

(VARIES)

37.15

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.64

9.49

9.02

9.33

23.0

0

(VARIES)

16.54

(VARIES)

22.31

19.5

09.

649.

649.

649.

649.

649.

649.

649.

649.

649.

649.

649.

649.

649.

649.

649.

6423

.00

9.00

DRB - 9

SECTIONS

0' 10' 20' 40'

DRB - 2

FLOOR PLANS

UNIT

SERVICE

SHAFT / VAULT

AMENITY

LANDSCAPE

2

2

3 3

1 14,392 SF

BUILDING SECTIONS [16.0]

50

DRB (18 STORY): 9AM

DRB (18 STORY): 12PM

EDG (12 STORY): 9AM

DRB (18 STORY): 3PMEDG (12 STORY): 3PM

EDG (12 STORY): 12PM

SUN STUDIES (12-STORY VS. 18-STORY)

51

august 5, 2020 design review: recommendation

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