AUGUST 5, 2020 DESIGN REVIEW: RECOMMENDATION
Transcript of 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
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EAST
TRAD
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TRO
VE8
LIM
BSYO
GA
KNIGHTS OFCOLUMBUS
1404
BOYL
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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
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CUPC
AKE
ROYA
L
RETR
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PORSCHE
CORNELIUS
SHEL
L
RITU
AL
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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
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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
MAXMILLIANAPARTMENTS
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
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
EDG RESPONSE - GROUND FLOOR RESOLUTION [8.0]
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
EDG RESPONSE - GROUND FLOOR RESOLUTION [8.0]
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
EDG RESPONSE - GROUND FLOOR RESOLUTION [8.0]
18
BIO-RETENTION PLANTER
AMENITY
RENDERING AT COURTYARDENLARGED SITE PLAN REAR COURTYARD
COURTYARD
MAXMILLIAN COURTYARD
EGRESS PATHWAY
N
EDG RESPONSE - GROUND FLOOR RESOLUTION [8.0]
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
EDG RESPONSE - GROUND FLOOR RESOLUTION [8.0]
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
EDG RESPONSE - GROUND FLOOR RESOLUTION [8.0]
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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© CLARK | BARNES
MUP 10/31/19
CS3
ZONINGANALYSIS
AKAR
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1422
SEN
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10/31/1919-20
SEAT
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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
10' MIN. SETBACK ABOVE 45'
0.45' AVG. / 0.0' MIN. SETBACK ABOVE 45'
4 / CS10SMC 23.45.518
7' AVG. / 5' MIN. SETBACK BELOW 45'
2.28' AVG. / 0.0' MIN. SETBACK BELOW 45'
5 / CS10SMC 23.45.518
10' MIN. SETBACK ABOVE 45'
6.26' AVG. / 0.0' MIN. SETBACK ABOVE 45'
1 / CS11SMC 23.45.518
7' AVG. / 5' MIN. SETBACK BELOW 45'
6.26 AVG. / 0.0' MIN. SETBACK BELOW 45'
2 / CS11SMC 23.45.518
10' MIN. SETBACK ABOVE 45'
6.00' AVG. / 0.0' MIN. SETBACK ABOVE 45'
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
7' AVG. / 5' MIN. SETBACK BELOW 45'
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.
THE CODE REQUIRES THAT:
THE APPLICANT PROPOSES THAT:
THE GUIDELINES BETTER MET:
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)
PROPOSED MASSING - 18 STORIES CODE COMPLIANT MASSING - 27 STORIES(EQUIVALENT BUILDING AREA TO 18 STORIES)
Lotlinethatabutsastreetnoralley,forportionsofastructure45'orlessinheightrequirea7'average;5'minimumsetback.Forportionsofastructureabove45'inheightrequirea10'minimumsetback.
Thebuildingprovidesaminimumsetbackof0.00'andanaveragesetbackof0.39'from0'-224'attheeastelevation.
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.
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.
DEPARTURE DIAGRAM - PLAN VIEW 0'-45' (DEPARTURE REQUEST) DEPARTURE DIAGRAM - PLAN VIEW ABOVE 45' (DEPARTURE REQUEST)
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:
NORTH SETBACK FOR STRUCTURES GREATER THAN 85' (SMC 23.45.518)
Lotlinethatabutsastreetnoralley,forportionsofastructure45'orlessinheightrequirea7'average;5'minimumsetback.Forportionsofastructureabove45'inheightrequirea10'minimumsetback.
Thebuildingprovidesaminimumsetbackof0.00'andanaveragesetbackof7.91'from0'-224'atthenorthelevation.
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.
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.
DEPARTURE DIAGRAM - PLAN VIEW 0'-45' (DEPARTURE REQUEST) DEPARTURE DIAGRAM - PLAN VIEW ABOVE 45' (DEPARTURE REQUEST)
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:
SOUTH SETBACK FOR STRUCTURES GREATER THAN 85' (SMC 23.45.518)
Lotlinethatabutsastreetnoralley,forportionsofastructure45'orlessinheightrequirea7'average;5'minimumsetback.Forportionsofastructureabove45'inheightrequirea10'minimumsetback.
Thebuildingprovidesaminimumsetbackof0.00'andanaveragesetbackof7.91'from0'-224'atthesouthelevation.
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.
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%
SETBACKS FOR STRUCTURES GREATER THAN 85'(SMC 23.45.518)
REQUIRED:
PROVIDED:
JUSTIFICATION:
SUPPORTED DESIGN GUIDANCE:
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.
• CS2.B.2 - CONNECTION TO THE STREET• CS2.A.1 - SENSE OF PLACE
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'
SETBACKS FOR STRUCTURES GREATER THAN 85'(SMC 23.45.518)
REQUIRED:
PROVIDED:
JUSTIFICATION:
SUPPORTED DESIGN GUIDANCE:
CALCULATION:
• LOT LINE ABUTTING A STREET, 45' OR LESS IN HEIGHT = 7' AVERAGE SETBACK; 5' MIN. SETBACK
• MIN. SETBACK = 0.00'• AVG. SETBACK = 7.69'
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.
• CS2.B.2 - CONNECTION TO THE STREET• CS2.A.1 - SENSE OF PLACE
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'
AVERAGE SETBACK = 7.69'
SETBACKS FOR STRUCTURES GREATER THAN 85'(SMC 23.45.518)
REQUIRED:
PROVIDED:
JUSTIFICATION:
SUPPORTED DESIGN GUIDANCE:
CALCULATIONS:
• LOT LINE ABUTTING A STREET, 45' OR LESS IN HEIGHT = 7' AVERAGE SETBACK; 5' MIN. SETBACK
• MIN. SETBACK = 0.00'• AVG. SETBACK = 7.31'
LARGE R.O.W. EAST OF PROPERTY PROVIDES OPPORTUNITY TO SITE BUILDING AT LOT LINE, PROVIDING LIGHT, AIR, AND VISUAL RELIEF FOR NEIGHBORING BUILDINGS.
• CS2.B.2 - CONNECTION TO THE STREET• CS2.A.1 - SENSE OF PLACE
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'
AVERAGE SETBACK = 7.31'
SETBACKS FOR STRUCTURES GREATER THAN 85'(SMC 23.45.518)
REQUIRED:
PROVIDED:
JUSTIFICATION:
SUPPORTED DESIGN GUIDANCE:
CALCULATIONS:
• LOT LINE ABUTTING A STREET, ABOVE 45' IN HEIGHT = 10' MIN. SETBACK
• MIN. SETBACK = 0.00'• AVG. SETBACK = 7.91'
LARGE R.O.W. EAST OF PROPERTY PROVIDES OPPORTUNITY TO SITE BUILDING AT LOT LINE, PROVIDING LIGHT, AIR, AND VISUAL RELIEF FOR NEIGHBORING BUILDINGS.
• CS2.B.2 - CONNECTION TO THE STREET• CS2.A.1 - SENSE OF PLACE
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'
AVERAGE SETBACK = 7.91'
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
THE CODE REQUIRES THAT:
THE APPLICANT PROPOSES THAT:
THE GUIDELINES BETTER MET:
Allowedaveragegrossfloorareaperstoryislimitedto60%ofthelotarea.
Thebuildinggrossfloorareais4,392SF,whichis63.78%ofthe6,886SFsitearea.
CS2.A.1 Sense of Place Thesiteislessthan7,000SFandtrapezoidinshape,whichrestrictstheallowablefootprintsize.Typicallylotcoverageisametrictominimizefootprintsize,buttheproposedgrossfloorareaperstoryisonly4,392SF.ThesiteisvisibilityprominentwithinFirstHillneighborhood.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)
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
3Date Package Titile 36
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
4Date Package Titile 37
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
5Date Package Titile 38
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
6Date Package Titile 39
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
7Date Package Titile 40
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
MAXMILLIANAPARTMENTS
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
SVC.
LOBBY
AMENITY
UNIT
UNIT
UNIT
MAXMILLIANAPARTMENTS
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
MAXMILLIANAPARTMENTS
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
SVC.
LOBBY
AMENITY
UNIT
UNIT
UNIT
MAXMILLIANAPARTMENTS
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