Dr Proposal 3013291 Agenda Id 4602

7/27/2019 Dr Proposal 3013291 Agenda Id 4602

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515 Harvard Avenue EaSeattle WA 98

Design Review: Recommendation Propo

(DPD#30132

prepared or Broadway Estates LOctober 23, 2


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TABLE OF CONTENTS:

Proposal 1

Existing Site Conditions 2-7

Zoning Data 8

Pertinent Design Guidelines 9

Site Photographs 10

Site Survey 11

Site Analysis / Design Concept Diagrams 12

EDG Concept Summary 13

EDG Report 14-15

EDG Board Direction and Itemized Response 16

Floor Plans 17-21

Landscape Materials Plans 22-25

Elevations and Context Relationship Diagrams 26-29

Materials. Modulation & Interconnection 30-31Block Scale Perspective 32

Street Level Views and Context 33-41

North Wall Modulation Analysis 42

South Wall Modulation Analysis 43

Adjacent Windows and Privacy Diagrams 44-47

Courtyard Entry and Through Block Link

& Northeast Corner and Cafe Details 48-54

Lighting and Signage Concept 55

Site Sections 56-57

Departures 58-61


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515 Harvard Avenue East

Design Review: Recommendation Proposal

October 23, 201312037

2

Zoning Map

PROJECT

SITE

LR-3

BOLYSTON AVENUE E (ACCESS STREET)

HARVARD AVENUE E

EROYSTR

EET

BROADWAY AVENUE E

(MINOR ARTERIAL STREET)

E

MERCERSTREET

(ACCESSSTREET)

ER

EPUBLICANSTREET

(ACCESSSTREET)

E

HARRISONSTREET

MR

NC3P-

40

NC3-

40

NC3-

40

NC3P-

40NC3P-

40

NC3-

40

LIGHTRAILSTAT

IONO

VERLA

FREQUENT ALL DAY ROUTE #49

NC3-

40

LIGHT RAIL STATION OVERLAY

N0 25 50 100

Joule Apartments

The Mulhol-

Camelot

Apartments

The Quinault

Apartments

Glen

Arms


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515 Harvard A

Design Review: Recommendati

Octo

Existing Uses/Sit

N

BROADWAY EAST

EAST HARRISON STREET

1

3

2 13

15

14

7

456

10

1618

19

20

21 21

8

1211

17

9

22

23

EAST REPUBLICAN STREET EAST MERCER STREET EAST ROY STREET

BOYLSTON AVE EAST

HARVARD AVE EAST

EXISTING USES

1. Project Site

2. Existing Phase 1

3. Camelot

4. The Quinault

5. Glen Arms

6. Aya Terrace

7. Mulholland Apartments

8. Capitol Hill Library

9. Vertigo

10.Viceroy

11. Tashkent Park12. 615 E. Mercer Apartmen

13. 700 E. Mercer Apartmen

14. Cornish College

15. Harvard Court

16. Harvard Exit Theater

17. Rainier Chapter House

18. Loveless Building (Mixed

Residential)

19. Roy Street Cae, Fedex,

Residential20. Byzantion, Rom Mai, Ao

ChoiceTobbaco, Social S

Dreamscape Massage, M

Create: Space, Deluxe

21. Joule Apartments (Mixed

22. Broadway Market (QFC,

Retail/Commercial)

23.All Pilgrims Church

RETAIL

RESIDENTIAL

PUBLIC USE

PROJECT SITE


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October 23, 201312037

4

EROYSTREET

ROADWAYAVENUE E

MER

ER

TREET

EHARRISONSTREET

Mulholland

A. Harvard Avenue East Looking West

B. Harvard Avenue East Looking East

Harvard Avenue East Streetscape

Harvard Ave East

Harvard Ave East East Mercer StreetEast Republican Street

A

Camelot

Joule ApartmentsJoule Apartments

PROJECT SITE

East Republican StreetEast Mercer Street

B


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Octo

BROADWAYAVENUE E

EMERCERSTREET

HARRI

N

TREET

Boylston Avenue East Str

C. Boylston Avenue East Looking West

D. Boylston Avenue East Looking East

Viceroy

Aya TerraceGlen ArmsQuinalt

Capitol Hill Libra

Tashkent Park615 East Mercer

PROJECT SITE

(EXISTING PHASE I)

Boylston Ave East

Boylston Ave EastEast Mercer Street East Republican Street

East Republican Street East Mercer Street

C

D


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October 23, 201312037

6

Context Photographs

6. View Looking South(Harvard Exit Theater)

5. View Looking North On Harvard

(Rainier Chapter House)

2. View Looking North on Harvard (Joule & Mulholland)

3. View Looking West on Boylston (Tashkent Park)

4. View Looking Northeast On Harvard

(Olivar, Joe Bar, Kobo)1. View Looking East on Boylston (Phase I)

EROYSTREET

BROADWAYAVENUE E

EMERCERSTREE

EHARRISONSTREET

N

2

1

64

5

3

7. View Looking East from Harvard (The Joule)

7


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Octo

EROYSTREET

ROADWAYAVENUE

MER

ER

TREET

EHARRISONSTREET

N

8. View Looking South On Harvard (Broadway Market Qfc)

9. View Looking West On Harvard (Camelot)

10. View Looking South On E. Republican (Capitol Hill Library)

11. View Looking Southwest towards The Project Site From Harvard

12. View Looking Northwest At The Project Site From E. Republican St.

7

10

812

911

Context Pho


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Octo

A-3 ENTRANCES VISIBLE

FROM THE STREET

A-6 TRANSITIONBETWEEN RESIDENCE

AND STREET

A-7 RESIDENTIAL OPEN

SPACE

C-2 ARCHITECTURAL CONCEPT

AND CONSISTENCY C-3 HUMAN SCALE

D-1 PEDESTRIAN OPEN

SPACES AND ENTRANCES

Entries should be clearly

identiable and visible rom the

street.

For residential projects, the

space between the building

and the sidewalk should

provide security and privacy

or residents and encourage

social interaction among

residents and neighbors.

Residential projects should

be sited to maximize

opportunities or creating

usable, attractive, well

integrated open space.

Building design elements, details

and massing should create a well-

proportioned and unied building orm

and exhibit an overall architectural

concept. Buildings should exhibit orm

and eatures identiying the unctions

within the building. In general, the roofine

or top o the structure should be clearly

distinguished rom its acade walls.

The design o new buildings should

incorporate architectural eatures,

elements and details to achieve a

good human scale.

Convenient and attractive access

to the building entry should be

provided. Opportunities or creati

lively, pedestrian-oriented open

spaces should be considered.

no supplement Incorporate building entry

treatments that welcome

and protect people rom the

elements and emphasizes the

building's architecture.

Incorporate quasi-public open

space with new residential

development. Create

substantial courtyard-style

open space that is visually

accessible to the public view

Use materials and design that is

compatible with structures in the vicinity i

those represent the desired neighborhood

character.

Incorporate building entry

treatments that are arched or

ramed in a manner that welcomes

people and protects them rom

the elements and emphasizes the

building's architecture.

Provide entryways that link the

building to the surrounding

landscape. Create open spaces

at street level that link to the open

space o the sidewalk.

City Design

Guidelines

Capitol Hill

Supplemental

Guidelines

Pertinent Design G


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October 23, 201312037

10

Site Photographs

5. View Looking West Into Site From

Joule

4. View Looking North From Site

2. View Looking South From Site

3. View Looking West From Site

1. View Looking East From Site

BR ADWAYAVENUE E

EMERCERSTREET

HARRI

N

TREET 12

5

3 4


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Octo

S

N

0 15 30 60

200.01

100.01

100.01

118.79

55.03

63.36

344.00335.35

345.12

346.32346.08

344.35

PROJECT SITE(18,213 SQUARE FEET)

EXISTING

PHASE 1

THE

QUINALTCAMELOT

(4 stories)

EXISTING

GARAGE ENTRY

THE

MULHOLLAND

(3 stories)

THE

JOULE

(6 stories)

AYA TERRACE

GLEN ARMS

TASHKENT PARK

EAST REPUBLICAN STREET

EAST MERCER STREET

ANTICIPATED

ENTRY

POTENTIAL LINK

TO PARK

340338336334332330328

BOYLSTONEAST

HA

RVARDAVEEAST

B

ROADWAYEAST

OAK

EVERGREEN

NORWAY MAPLE

CHINESE CHERRY

CEDAR

WHITE ELM

Shadow Shown: June 25, 10:15 AM


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October 23, 201312037

12

Site Analysis / Design Concept Diagrams

N

Community Street Character/Pedestrian Experience

Planting strip/street trees

Consistent street edge

Softened landscape buffer

Shared residential

exterior amenity

space

Commercialspace: cafe -

Concept 'C'

(Refined)

Connection across

lobby, through site

DESIGN CONCEPT AND "CUES"

COMMUNITYThe proposal's through lot and existing Phase 1 structu

lends itsel to considering interaction and connection r

public street o Harvard Ave. E through Phase 2's groun

All proposed concepts herein position residential indoo

outdoor amenity space as part o the entry sequence c

residential gathering spaces visible rom the street, throthe site.

STREET CHARACTER / PEDESTRIAN EXPERIEHarvard Ave. E rom E. Republican to E. Mercer contain

dened street edges with only minor, but repetitive varia

in the existing acades. Planting strips, street trees, an

yard landscaped setbacks soten the pedestrian experi

The proposal continues a soten landscape edge on the

street while introduces mid block variation to the acad

massing.


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515 Harvard A


Octo

Level P01 -

P02 LEVEL PARKING

N0 8 16 32

BOYLSTON

AVE.E

EXISTINGGARAGEENTRYTO REMIAN

E XI T IN P HA E 1 T R AANDRE Y LIN L ATIT REMIA

EXISTINGRAMP UP

EXISTINGRAMP DNTOP02

P HA E 2 T R AANDRE Y LIN

M LEV

LOBBY

PART2

RES

PARKING

PART1

EXISTING

PARKING

L E T RI AL

ROOM.

SWITCHGEAR

RANSFORM

F

FDTN

WALL

TOP

L

1'-41/4"

1'-1

F

FDTNWALL

OP

T

L

21/2"

(FNDWALLTOPL)

' - 0 / 4" + / -

8'-33/4"+/-

EXISTINGEXTERIORSTAIRFROMTERRACEABOVE

A A V

A

E XI T IN P HA E 1L B BY

CH

UNIT

PADS

ART2

RES

PARKING

PART1

EXISTING

PARKING

ART1

RES

STOR

ART1

RES

STOR

RES

STOR

RE

ELEV

OBBY

RES

STOR

EXISTINGRAMPUPTOP01

F

FDTNWALL

T

PL

1'-41/4"

1'-1

FOFDTNWALLTOP

2"+/-

8'-3 3/4"+/-

FOFDTNWALLTOPL21/4"+/-

11'-1/2

(FNDWALLT PL)

9'-03/4"+/-

P01 LEVEL PARKING

18


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October 23, 201312037

18

N0 8 16 32

Level 01 Plan

LEVEL 01 - SITE PLAN

^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^^ ^ ^ ^ ^ ^ ^ ^ ^ ^^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^

^ ^ ^ ^

*

-

?

//

=

//

=

=

=

=

)

/6

=

)

/6

=

6

=

6

=

6

3

::

:

:

d

d

6:

)

:


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Octo

D

43'-7" 26'-1 1/2" 1'-3 5/8"

5'-0"

26'-6"

78'-111/2"

42'-6 /8

3

7'-91/2"

31'-3 5/8" 4'-1 5/8"

4 ' 1 1

7 / 8 "

ELEV

OBBY

LEV#1

CORR

LEVEL 03LEVEL 02

Level 02 -

20


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October 23, 201312037

1B

CORR

ELEV

OBBY

U1B

4

-1

1/8

28'-91

/4"

4'-33

/8"

19'-71/2"

8

1/4"

2'-

1/2

2 ' -71/2

Level 03 - 04 Plans

LEVEL 04

N0 8 16 32

LEVELS 05 - 07


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Octo

Roof L

N0 8 16 32

LEV

OBBY

LEV

CNTRL

27'- 1/2

LEV

LEVEL ROOF

EXISITNG VIEWS / ROOF CONCEPT

22


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October 23, 201312037

*

==

=

=

=6

=8

d

d

+)

+* 8

1

4

4

44

4

3

4

2

2

6

5 5

5

3

3

3

Landscape Materials Plan - Level 01

N0 4 8 16

Acer palmatum,

typ. o 3

Amelanchier laevis,

typ. o 3

Gymn

dioicu

Querc

raine

'Schm

o 3

Franklinia alatamaha

t

a

A-6

Perennials/Grasses/Gro ndco ers/ Vines


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Landscape Materials

Acer palmatum

Rhaphiolepsis umbellataPennisetum orientale 'Karley Rose'Helichtotrichon sempervirens

Astilbe 'Bridal Veil'

Blechnum spicant

Hakonechloa macra

Polysticum munitum

Euphorbia robbiae Ophiopogon japonicus

Clethra alnifolia

Asplenium scolpendriumCornus canadensis Acorus gramineus 'Ogon' Acanthus mollis

Hydrangea paniculata Sal ix purpureaHamamelis x intermedia

Fatsia japonica

Cornus alba 'Elegantissima' Gymnocladus dioicusQuercus frainetto

'Schmidt'

Amelanchier laevis Franklinia alatam

Perennials/Grasses/Groundcovers/ Vines

Evergreen Shrubs

ShrubsTrees

3 Scored Concrete 4 Metal Planter 5 Concrete Planter2 Pedestal Paver1 Artificial Turf 6 Outdoor Seating

Materials

24


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October 23, 201312037

8

7

7

9

11

10

10

1010

10

12

10

10

11

Landscape Materials Plan - Roof

N0 4 8 16


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11 Green Roof - Extensive9 Wood Decking 12 P-Patch Planter

Pennisetum orientale 'Karley Lavendula angustifoliaOphiopogon japonicus

Cornus sanguineaVaccinium corymbosum

10 Metal Planter8 Outdoor Seating

Perennials/Grasses/Groundcovers/Vines

Deciduous/Evergreen Shrubs

Landscape Materi

Materials

Rhaphiolepsis umbellata Ribes sanguineum

Miscanthus 'Purpurascens'

AvenueEast

ew:RecommendationProposal

2013

081632


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AEt

ationandContextRelationshipDiagram

esandBoardRecommendationsB-1,C-1,C-2

EREPUBLICANSTREEsmallscalerelationship

largerscaleneighborhoodrelationship

largerscaleneighborhoodrelationship

Concreteframeandcolumnsreinforcesscaleandtextureofadjacentwindowanddoorsurrounds

entrycafe

BROADWAYAVENUEEN

StreetcompatibilityArchitecturalconceptand

consistency

ArchitecturalcontextExposedconcreteframeformssimilarpatternand

scalerelationshipw/punchedmasonryopeningsand

windowsurroundsontheMulhollandApartments

Eastfacadereducedtomultiplesmalerscalebuildingsrelatingtobothsmallscaleadjacentneighbors

andlargerscalestructuresacrosstheblock

Openpublicspaceactivatedbycafe.Residential

lobbyinterconnectedtotheopencourtandcafe

withoperabledoors

Mulhollandcornicedatum

continuedacrossproposedfacadeasaresessedbalcony

EncourageHuman

Activity

Height,bulkandscale

compatability

height,bulkandscale

compatability

height,bulkandscale

compatability

A-2A-4

B-1

B-1

B-1

C-1

C-2


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BOYLSTON AVENUE E

HARVARD AVENUE E

utdoor terra

Cafe / ntryt

Court

small scale relationship

Camelot parking area

Quinault apartments

Camelot in foreground

larger scale neighborhood relationship


setback datum relative to Camelot

North Elevation and Contex

EDG Priorities and Board Recommendations B

R ADWAYAVENUE E N

0 8 16 32

North acade reduces scale with setbacks, modulation

and changes in material colors and texture.

height, bulk and scale

compatability

height, bulk and scale

compatability

Respect or adjacent

sites

height, bulk and scal

compatability

B-1

B-1

A-5

B-1

28


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October 23, 201312037

etu doorterrra


Mulholland in foregroundGlen Arms



datum on Harvard Ave E

wrapping the corner

verticalbayannouncing

outdoorterrace

HARVARD AV ENUE EBOYLSTON AV ENUE E

South Elevation and Context Relationship Diagram

EDG Priorities and Board Recommendations B-1, C-1, C-2

H V V U

BROADWAYAVENU

0 8 16 32

outdoor terrace space interconnected with residential

lobby, open court and cae

with operable doors across lenght o wall

Encourage Human

ActivityA-4

Architectural concept and

consistency

Mulholland cornice datum

wrapped proposed acade

as resessed balconies

C-2

South acade reduced to multiple smaler scale

buildings relating to both small scale adjacent neigh-

bors and larger scale structures across the block

Height, bulk and scale

compatabilityB-1


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cerrut oorte



Glen Arms in foreground Mulholland ApartmentsQuinalt Apartments in

foreground

Camelot Apartments

larger scale neighborhood relationshipJoule Apartments in background

Joule Apartments in background

larger scale neighborhood relationshipverticalbay

announcing

outdoorterrace

E Republican Street

E Mercer Street

West Elevation and Context

EDG Priorities and Board Recommendations B

R ADWAYAVENUE E N

0 8 16 32

outdoor terrace space interconnected wiht residential

lobby, open court and cae

with operable doors across lenght o wall

Encourage Human

ActivityA-4

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October 23, 201312037

FLUSH GREY

METAL PANEL

FIBER CEMENT LAPPED

SIDING 8" EXPOSURE:

BRITTLEBUSH

PRE-FINISHED FIBER

CEMENT PANEL SYSTEM:

LIGHT GREY

CEMENT PANEL SYSTEM;

24" HORZ JOINTS: URBANE

BRONZE

EXPOSED CONCRETE21 3 4 5 6FIBER CEMENT LAPPED

SIDING 8" EXPOSURE:

OPEN SEAS

NORTH EAST CORNERSOUTH EAST CORNERSOUTH WEST CORNER

5

4

2

2

7

4

4

4

1

8

3

6

6

Materials, Modulation & Interconnection

9

Exterior Finish Materials

materials and colors contribute to

the strength o the building's ormand provide a reserved role

exterior cladding is a supporting

role with cement ber board

panels and concealed asteners

and lap siding with mitered

corners

exposed concrete expresses the

nature o the "5/2" building type.

C-4


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RESIDENTIAL PATIOS ON HARVARD AVENUE EAST CORNER

1

8

6

7

2

7

6

8

6

ALUMINIUM OPERABLE

SLIDING DOORS

LANDSCAPE MATERIAL AT

RESIDENTIAL PATIOSLANDSCAPE MATERIAL

BETWEEN RESIDENTIAL

PATIOS

ALUMINUM AND GLASS

GUARDRAIL

ALUMINIUM AND TRANSLUCENT

GLASS PRIVACY SCREEN9

9

1011

10 11

78

Materials, Modulation & Interco

Transition Between Resi-dence and Street

Widened landscaping intergrated with par-

tial screens at residential patios provide a

deensible and semi-private

space without complete enicing

Streetscape Compatability

A-6

A-2

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October 23, 201312037

BLOCK SCALE PERSPECTIVE

N

Board Direction #2 & #4 B-1 Street Level Views with Context, North Wall and Bulk Analysis (EDG Priorities and Board Recommendations A-2, B-1, C-1, C-2)


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HARVARDAVENUEE

BROADWAYAVENUE E N

STREET LEVEL VIEWS AND C

STREET LEVEL VIEW AND CONTEXT - HARVARD AVENUE EAST LOOKING SOUTH STREET LEVEL VIEW AND CONTEXT - HARVARD AVENUE EAST LOOKING NORTH

EDG Board Direction #2 C

34


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October 23, 201312037

R ADWAYAVENUE E

EMERCERSTREET

N

STREET LEVEL VIEWS AND CONTEXT

EDG Board Direction #2 C-2, D-6, A-6

STREET LEVEL VIEW - HARVARD AVENUE EAST LOOKING WEST


consistency

Mulholland cornice datumcontinued across proposed acade

as a resessed balcony

C-2

Entrances visible rom street

vertical "blue block" with projecting

balconies annouce the building entry

and public space rom a distance

A-3


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Octo

BR ADWAYAVENUE E

MER

ER

TREET

N


STREET LEVEL VIEW - HARVARD AVENUE EAST LOOKING NORTHWEST



consistency

"Yellow and blue blocks" parallel

to the street maintaing consistant,

well dened street edges estab-lished by surrounding buildings

C-2


vertical "blue block" with project-

ing balconies annouce the building

entry and public space rom a dis-

tance

A-3

36


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October 23, 201312037

NR ADWAYAVENUE E

EMERCERSTREET



STREET LEVEL VIEW - HARVARD AVENUE EAST LOOKING SOUTHWEST


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Octo

R ADWAYAVENUE E

MER

ER

TREET

N



STREET LEVEL VIEW - HARVARD AVENUE EAST LOOKING NORTHWEST (VIEW FROM THE JOULE)

38


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October 23, 201312037

BR ADWAYAVENUE E

EMERCERSTREET



STREET LEVEL VIEW - HARVARD AVENUE EAST

N


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Octo

R ADWAYAVENUE

MER

ER

TREET

N


EDG Board

PEDESTRIAN VIEW - HARVARD AVENUE EAST - LOOKING NORTH


consistency

Transition between residence

and street

Respect or adjacent sites


vertical "blue block" with project-

ing balconies annouce the building

entry and public space rom a dis-

tance

SE corner o acade angled away

rom south neighbor

"Yellow block" parallel to the street

maintaing consistant, well dened

street edges established by sur-

rounding buildings

C-2

A-6

A-5

A-3

40


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October 23, 201312037

NBR ADWAYAVENUE E

EMERCERSTREET



STREET LEVEL VIEW - HARVARD AVENUE EAST, RESIDENTIAL PATIOS

Transition between

residence and street

widened landscaping intergrat-

ed with partial heightr screens

at residential patios provide a

sense o security and privacy

without completly enicing o

the patio rom the street

A-6


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October 23, 201312037

B-1; EDG Board Direction #4 - North Wall Modulation Analysis

CAMELOT

SURFACE PARKING BELOW

CAMELOT

SURFACE PARKING BELOW

HARVARDAVENUE E

R ADWAYAVENUE E

View from East Mercer

Street looking south

Shadow Diagrm - North Wall noon sun; March 21st -

Without Elevator Penthouse

Shadow Diagrm - North Wall noon sun; March 21st -

With Elevator Penthouse

North Wall Axonometric

Respect or Adjacent

Sites

Respect or Adjacent Sites

A-5

A-5

North acade reduce

multiple, smaller scale

buildings relating to a

cent neighbors

north acade living and dinning rooms o

units ronting surace parking lot to the

north rather than directly opposite adjacent

neighbors

elevator penthouse near north acade does not add additional

shadow to adjacent property walls but minimal shadow to its

rootop

Height, Bulk and Sca

CompatabilityB-1

Height, Bulk and

CompatabilityB-1


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Octo

B-1; EDG Board Direction #4 - South Wall Modulation

SURFACE PARKING

MULHOLLANDGLEN ARMS`AYA TERRACE

SURFACE PARKING

MULHOLLAND

GLEN ARMS

-

MULHOLLAND

GLEN ARMS

HARVARD AVENUEE

R ADWAYAVENUE E

View from East Republican

Street looking North

South Wall Axonometric

Respect or Adjacent SitesA-5

South acade re

tiple, smaller sc

relating to adjace

South Facade living and dinning rooms o units

ronting surace parking lot to the south rather than

directly opposite adjacent neighbors

South acade mirroring massing concepts along

Harvard Ave with verticle bays

C-2 Architectural Concept and Consistency

44

Glen Arm east windows completely obsured

b d i t i ll


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October 23, 201312037

Adjacent Windows and Privacy - WEST SIDE YARD

EDG Board Direction #1 C-2,D-6 & A-6

patios dened by pand privacy screens

oblique views to adjace

balconies recessed and con-

tained in building rame obsur-

ing oblique sight lines

west acade treated with same im-

portance as the ront yard to the east;

sideyard averaging and modulation

adds texture and a smaller scale relat-ing to Glen Arms

42" H translucent guardrails

obsure views to and rom adj

windows

occupiable balcony acing

south, toward parking lot

windows and doors recessed

urther than the 7'-0" setback

and is greater than adj. Prop-

erty's 7'-8" non compliant rear

yard setback

proposed wood slat s

hides exisitng chainli

adjacent property wil

vide privacy i chain

removed

residential terrace b

with landscaping to sc

provide privacy

Respect or Adjac

Sites

View o exisitng

side yard photo

Respect or Adjac

Sites

Bedroom w/

corner view

Respect or Adjacent

Sites

Architectural Concept and

Consistency

Respect or Adja

Sites

landscaping to a

special site cond

Existing West Side Yard / Rear Yard

of Glen Arms

Ground level - west side yard / rear yard of Glen Arms

levels 02 - 03 - west side yard partial plan

West Eelvation w/ Glen Arms in Foreground

E-3

A-5

A-5

A-5

A-5

A-5

C-2

LIV LIV

KITKIT

KITKIT

BR

BR

BR

BRB

B

A-5

by proposed screening or exterior walls

Glen Arm east windows partially obsured by

proposed translucent guardrails

Glen Arm east windows opposite proposed

windows


Glen Arms windows rom occupiable spac-

es are either ullly or paritally obsured rom

direct opposing views rom proposed win-

dows.


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Adjacent Windows and Privacy - WEST S


patios with planting and privacy s

obsure oblique views to adjacent u

proposed wood slat ence hide

chainlink on adjacent property an

vide privacy i ever the chainlink is



Section through rear yard of Glen Armsnote: this Section cut has very minimal overlap with opposing windows.

See plans and elevations for extent of exposure.

View of West Side Yard Looking SouthA-5

BR

BR

BR

42" H translucent guardrails

obsure views to and rom

adj windows above eye level

A-5

46

Respect or Adja


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October 23, 201312037

location o cae stotoilet room increase

the north, mitigate s

light

minimal opposing

between buildings

w/ ground level land

minimal opposing windows

between buildings (proposed

bedroom opposite circulation

space

majority o windows

ing spaces opposite

ing - not adjacent to the north

enhanced landscap

moval o overgrow

trees to adj propert

ing character o entr

natural daylight to l

Respect or Ad

Sites

Respect or Ad

Sites

Respect or Adjacent

Sites

Respect or Adja

Sites

Respect or Adjacent

Sites

Existing North Side Yard of Camelot Apartments

at Harvard Avenue East Looking West

Existing North Side Yard of Camelot Apartments

at Harvard Avenue East Looking West - mid block

Adjacent Windows and Privacy - NORTH SIDE YARD

A-5

A-5

A-5

A-5

A-5 E-3

North Eelvation w/ Camelot Apartments in

foreground

NE corner - Level 01NE corner - Level 02 - 03

View o exisitng

side yard photo

c a e

View o exisitng

side yard photo

p a r k i n g 1

story below

C a m e l o tC a m e l o t living /dining

living /

dining

living /dining

living /

diningk i t

k i tk i t

k i tc i r c

c i r c

evelvator core setback; inrequent

public nature

privacy screening and landscape

buering to soten edge at Camelot\

retaining wall


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Adjacent Windows and Privacy - SOUTH S

Existing South Side Yard of Mulholland Apartments

at Harvard Avenue East Looking West

Existing South Side Yard of Mulholland Apartments

at Harvard Avenue East Looking East

South Eelvation w/ Mulholland in Foreground

View o exisitng

side yard photoView o exisitng

side yard photo

Respect o

Sites

Respect o

Sites

Respect o

Sites

A-5

A-5

A-5

minimal oppos

between buildin

bedroom oppos

space

egress stair encl

oot trac) oppo

corner window

toward street, a

Mulholland corn

Levels 02 -03 South Side Yard Mulholland Apartments

Levels 02 -03 South Side Yard Mulholland Apartments

Ground Level - South Side Yard Mulholland Apartments

LIVLIV LIVLIV KITKIT BRBR C

C

C

C

C

C

48


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October 23, 201312037

Partial FloCOURTYARD ENTRY AND THROUGH BLOCK LINK

EDG Board Direction #5 D-1, A-7

open public space activated by cae residential

lobby interconnected to the open court and cae

with operable doors

entries to the cae and building are shared

by the outdoor court; this court expands

to connect the lobby and cae.

special material treatment on the south

wall and the exposed concrete columns

reinorce the inside-outside pedestrian

connection o the space

Encourage Human ActivityPedestrian Open Spaces and EntrancesArchitectural Context and ConsistencyResidential Open Space A-4D-1C-2A-7


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Enlarged Section Axon through Entry Court, Lobby & Residential terrace

Example of a neighborhood cafe

(711 Bellevue Ave.)

Cafe and Lobby Material Concept and Imagery Example of proposed operable doors

interconnecting interior and exterior spaces

COURTYARD ENTRY AND THROUGH BLO

EDG Board Direction

lobby doubles as an extension o

the entry court and caeoutdoor terrace space interconnect-

ed with the residential lobby, open

court and cae by operable doorsacross lenght o wall

Encourage Human ActivityResidential Open Space A-4A-7 A-4D-1

open public spac

by cae. Residenti

lobby interconnecopen court and ca

erable doors

entries to the cae and building

are shared by the outdoor entry

court; this court is expandediconnecting the lobby and court

via operable door

Encourage HumanPedestrian Open Spaces and

Entrances

50


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October 23, 201312037

NBROADWAYAVENUE E

EMERCERSTREET

NORTHEAST CORNER AND CAFE DETAILS

EDG Board Direction #6 A-2

HARVARD AVENUE EAST LOOKING WEST


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HARVARD AVENUE EAST LOOKING WEST - VIEW OF ENTRY COURT, CAFE ENTRY AND CAFE - LOBBY


EDG Board Direction

R ADWAYAVENUE E

MER

ER

TREET

52


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October 23, 201312037

COURTYARD ENTRY AND THROUGH BLOCK LINK

EDG Board Direction #5 D-1, A-7

NBR ADWAYAVENUE E

EMERCERSTREET

RESIDENTIAL TERRACE - FROM CORNER OF GLEN ARMS


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EDG Board Direction

R ADWAYAVENUE E

EMERCERSTREET

N

RESIDENTIAL TERRACE - FROM NE CORNER OF GLEN ARMS

54


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October 23, 201312037

BR ADWAYAVENUE E

ERCERSTREET

EM

NORTHEAST CORNER AND CAFE DETAILS


HARVARD AVENUE EAST LOOKING SOUTHWEST

recessed exterior downlight surace mounted exterior

wall sconceE1 E2


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EXTERIOR LIGHTING PLAN AND SIGNAGE C

N0 5 10 20

recessed step light

Signage Concept

Simple door numbers and blade sign or the cae are organized around the

entry court to strengthen the interconnectedness o the spaces.

directional landscape acce

lighting

E1

E3

D-9

E4

E2

E2

E2

E2

E2

E2

E2

E3

E3

E3

E3

E4

E4

E4

E4

E1

E1E1

Shown with CCap

in BronzeWrinkle(BZW) fnish

73/16"(183mm)

Rectilinear

MATERIAL

ALU

VOLTAGE

t7tt

2.7K

CCT

3 K 4 K

56


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October 23, 201312037

EAST / WEST SITE SECTION

BROADWAYAVENUE E

MER

ER

TREET

0 4 8 16



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0 4 8 16

BROADWAYAVENUE E

NORTH / SOUTH

EDG Board Direction #3 A-5 - S

N

58


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October 23, 201312037

CODE

CITATION

DEVELOPMENT

STANDARD REQUIREMENT REQUEST JUSTIFICATION RELEVANT DESIGN GUIDELINES

DRB

PROPOSAL

SMC 23.45.528 Structure width and

depth limits or lots

in Midrise zones

greater than 9,000

square eet in size

The depth o principal structures

shall not exceed 75 percent o the

depth o the lot, except as provided

in subsection 23.45.528.B.2.

Waive structure depth

requirement rom 75% to

approximately 88% o lot

depth

A departure request or an increase in the allowable

structure depth will aord the project greater fexibility

to respond to the intent o the design guidlines and

greater incentive to promote the CIty's workorce housign

incentives.

(See page 60 -61 "Departure #2 - Structure Depth")

Note: this departure request does not impact proximity

to adjacent neighbors and is not requesting a structure tobe deeper than allowed. The intention o the departure is

to promote the intent o SMC 23.45.528.B.2 by providing

meaningul public open space and acade modulation that

allows a structure to be deeper than a simple application o

the code (23.45.528.B.1)

The requested departure better meets and exceeds the d

guidlines listed below

A-4 Encourge Human Activity

A-5 Respect for adjacent Sites

A-6 Transition Between Residence and Street

A-7 Residential Open Space\

C-3 Human Scale

D-1 Pedestrian Open Spaces and Entrances

SMC 23.45.518 Setbacks and

Separations

Table "B"- Front and side setback

rom street lot lines: 7 oot average

setback; 5 oot minimum setback

Waive ront setback

requirement.

A departure request to the min ront setback requirement

o 5'-0" and allow or averaging the acade area to compliy

with the 7'-0" setback. This will aord the project greater

fexibility to orm an open space along Harvard Avenue

E. Project intent is to create a more linear open spacethat expands into a Also note the portion o the code

which allows an no ront setback requirement when an

entry courtyard is provided, but that does not meet the

prescribed dimensions or the entry courtyard in SMC

23.45.518.

(See page 52 "Departure #1 - Min Front setback)

A-6 Transition Between Residence and Street

A-7 Residential Open Space

Incorporate quasi-public open space with new residential

development or redevelopment, with special ocus on corne

landscape treatments and courtyard entries.

Departure Requests

SFBUILDINGAREASWITHINAVERAGESETBACKS

FRONTYARDAMOUNTOFAREAWITHINAVESETBACK

ROOF N/A

LEVEL07 77

If the structure depth departure was granted, how would this proposal meet or exceed the citys design guidelines?

DEPARTURE JUSTIFICATION

The proposal requests maintaining the ave setback o 7'-0." The proposal only asks to reduce the min dimension or ave

rom 5'-0" to 0'-0." The diagrams below indicate the portions o acade set back less than 5'-0" rom the property line.


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Departure #1 - Min 5'-0" Front Yard

LEVEL 02 LEVEL 01LEVEL 04LEVELS 05-07 LEVEL 03

LEVEL06 77

LEVEL05 77

LEVEL04 65

LEVEL03 90

LEVEL02 174

LEVEL01 329

TOTALSFAREAOFFAADEWITHINAVERAGESETBACK 247

spirit o SMC 23.45.518, which allows or no ront yard setback, the proposal has generous public open space (see p. at

ground level (see p.17) and signicant setbacks on the foors above to still maintain an average ront setback o s area (2

which is greater than 7'-0" rom the property line. (see total foor area beyond 7t on the chart to the let o this page.)

60


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October 23, 201312037

Departure #2 - Structure Depth SMC.23.45.518

DIAGRAM 1 - COMPLIANT STRUCTURE DEPTH

Does not regulate proximity to adjacent neighbors

Departure request does not propose to be closer to neighbors than allowed

Proposal does not request any side yard departures.

23.45.528 STRUCTURE WIDTH AND DEPTH LIMITS FOR LOTS IN MIDRISE ZONES

GREATER THAN 9,000 SQUARE FEET IN SIZE

The width and depth limits of this Section 23.45.528 apply to lots in MR zones that are greater than 9,000

square feet in lot area.

A. The width of principal structures shall not exceed 150 feet.B. Structure depth.

1. The depth of principal structures shall not exceed 75 percent of the depth of the lot, except as

provided in subsection 23.45.528.B.2.

2. Exceptions to structure depth limit. To allow for front setback averaging and courtyards as provided

in Section 23.45.518, structure depth may exceed the limit set in subsection 23.45.528.B.1 if the total lot

coverage resulting from the increased structure depth does not exceed the lot coverage that would have

otherwise been allowed without use of the courtyard or front setback averaging provisions.

DIAGRAM 2 - COMPLIANT STRUCTURE DEPTH

Does not limit depth of structure

SMC.23.45.528.b.2 allows a structure to exceed the allowed depth i the courtyard provision is met and the building

ootprint does not increase more than determined i there was not courtyard or ront yard averageing.

THEREFORE, IF AREA 'A' (diagram 1) = AREA 'B' W/ COURTYARD (diagram 2); then STRUCTURE

DEPTH IS COMPLIANT - NO DEPARTURE REQUIRED

CONCLUSION:Diagram 1 demonstrates this code does not regulate a structure rom being too close to its neighbors.

Diagram 2 demonstrates SMC.23.45.528 allows a deeper structure than 75% o the lot depth, provied a generous

modulation and public open space to the ront yard. The departure request ollows this intent to allow or a deeper

structure than 75% o the lot depth by compensating via meaningul public space and modulation to the rontacade. (See Diagram 3 on p. 57)

operable doors and windows between the sidew

the outdoor entry court, activated by the lobby a

ampifes the residential open space and the ped

environment

A-6

A-7


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Departure #2 - Structure Depth SMC

Does the departure request: better meet or exceed the intent of design guidelines than a design that simply meets

Land Use Code. - p. iv Design Review: Guidelines for Multifamily and Commercial Buildings.

TRANSITION BETWEEN RESIDENCE AND STREET

ENCOURAGE HUMAN ACTIVITY

expression o the concrete rame; translucent

balconies and acade modulation provide human

to the pedestrian experiance

increased setback along Harvard Avenue East w

landscaping and parially screened patio areas so

the transition between residences and the street

operable doors and windows between the sidew

and cae and between the cae and lobby streng

integration between the residence and public

the outdoor court, activated by the lobby and res

amenity space adds to the residential open spac

pedestrian environment

operable sliding doors to the outdoor court, activ

the lobby and residential amenity space continue

pedestrian experance through the site

RESIDENTIAL OPEN SPACE

HUMAN SCALE

PEDESTRIAN OPEN SPACES AND ENTRANCESA-6

A-4

A-6

A-7

A-7

C-3

C-3

D-1

D-1

D-1

A 6

A-6

DIAGRAM 3- STRUCTURE DEPTH DEPAR TURE REQUESTJustification to "better meet or exceed the intent of design guidlines."

1. The depture request promotes generous, public open space intended or gathering along the street that

encourages human activity.

2. The size o the proposed outdoor entry court exceeds the area required by SMC 23.45.528.b.2 This area

extends into and through the enlarged residentail lobby. The lobby is intened to be shared between the court

and cae. This area exceeds the resultant area in diagram 2. whose structure depth complies with the code

without the need or a departure.

3. The proposed departure request does not increase or aect proximity to neighbors.

4. The proposed departure request better aligns with the City's values to increase density in the MR zone

through the Workorce Housing Incentive. A strict interpetation o SMC 23.45.528 contradicts increasingdensity and discourages modulation.

5. Specifc design guidlines the departure request promotes:

encourage human activityA-4

encourage human activityA-4

Documents

Dr Proposal 3013291 Agenda Id 4602