East Design Review Board Meeting

July 19, 2017

1833 Broadway Avenue

SDIC Project #3016632

Second Early Design Guidance (EDG) Meeting

Roger H Newell AIA Architect 1

Index Development Objectives
1 Cover w/ Perspective REPLACE OUTDATED INCOME PROPERTY & DEVELOP TO HIGHEST & BEST USE
2 Development Objective & Proposed Density PROVIDE INCREASED HOUSING DENSITY
3 Site Access / Constraints UPGRADE TO CURRENT BUILDING & ENERGY CODES
4 Notable Neighborhood Structures / Aerial Photo PROVIDE MORE DESIRABLE STOREFRONT SPACE
5 Axonometric Map UPGRADE TO CURRENT FIRE STANDARDS
6 Zoning Analysis PROVIDE MORE SECURE STRUCTURE
7 Zoning / Overlays & Surrounding Uses PROVIDE LONG TERM FINANCIAL INVESTMENT INCOME FOR OWNER
8 Priority Citywide Design Guidelines / Priority Neighborhood Design Guidlines PROVIDE CLEAN CONTEMPORARY FORM w/ TRADITIONAL MATERIALS
9 Scheme 3 - Preferred Massings @ NE, NW, SE & SW AS A BACKGROUND FOR TRANSIT ENTRY STRUCTURE
10 East Elevation & Adjacent Buildings
11 North Elevation & Adjacent Building
12 West Elevation & Adjacent Building
13 West Elevation w/ Adjacent Apartment Windows Reflected
14 South Elevation & South Transit Overlay
15 Scheme 3 - Preferred Plans P-1, P-2
16
17
Scheme 3 - Preferred Floor Plans: 1st, Typical 2nd-6th, Roof
Perspective
Proposed Density
18 Shadow Studies RESIDENTIAL :
19 Street Level & Roof Landscaping Plans
25 UNIT A 1 BR
5 UNIT B 1 BR
5 UNIT C 2 BR
5 UNIT D 2 BR
5 UNIT E STUDIO
5 UNIT F STUDIO
Appendix 50 UNITS
COMMERCIAL: 3,620 SF
i Scheme 3 Floor Plans (EDG 1)
ii Scheme 3 Aerial & Massing (EDG 1) PARKING: 34 STALLS
iii Scheme 3 East Elevation w/ Adjacent Buildings (EDG 1)
iv Potential Development DEPARTURES
v Design Cues REDUCTION IN DRIVEWAY WIDTH
vi Street Scape & Design Cues REDUCTION IN CURB CUT LENGTH
viii Green Factor Worksheet & Score Sheet

2 Roger H Newell AIA Architect

 Site Access / Constraints
SHOPPING & TO HOSPITAL PROPOSED PROPOSED
RESTURANTS
SITE A SITE B SOUTH
CAPITOL HILL TOD CAPITOL HILL TOD

BROADWAY E.
101 BROADWAY
44-UNIT MIXED USE BUILDING
UNDER CONSTRUCTION

ALLEY

TROLLY
APARTMENT UNITS

East denny way

SUMMER SUMMER
SUNSET SUNRISE

TERRITORIAL VISTAS SOUND TRANSIT

TO DOWNTOWN & I-5
FREEWAY ACCESS
E DENNY WY POSSIBLE VIEWS FROM UPPER FLOOR STATION
66' R.O.W. BELOW
66'-0" ROW

EL. EL.
331.45 S8918'41"E 127.81' 336.0
CAPITOL HILL

SOUND TRANSIT

S026'42"W 60.02'
S026'34"W 60.10'

SOUTH ENTRANCE

BROADWAY
SPRING/FALL
SUNSET SITE SPRING/FALL
SUNRISE

W E

80' R.O.W.
EXISTING BUILDING

TERRITORIAL VISTAS
POSSIBLE VIEWS FROM UPPER FLOOR
CAL

PROPOSED ANDERSON
PARK
APARTMENT UNITS EL. S8920'40"E 127.80' EL. SITE C
CAPITOL HILL TOD
WINTER
336.33 335.83 WINTER
SUNSET SUNRISE

CAPITOL HILL
SOUND TRANSIT
WEST ENTRANCE
TROLLY
Site Plan

80'-0" ROW

LEGAL DESCRIPTION: LOT 7, BLOCK 34, ADDITION TO THE CITY OF SEATTLE, AS LAID OUT BY D.T. DENNY,
S GUARDIAN OF THE ESTATE OF THE N.H. NAGLE (COMMONLY KNOWN AS NAGLE'S
PROPOSED CAPITOL HILL ADDITION TO THE CITY OF SEATTLE), ACCORDING TO THE PLAT THEREOF, RECORDED
SITE D NOON STREET CAR IN VOLUME 1 OF PLATS, PAGE(S) 153, IN KING COUNTY, WASHINGTON.
CAPITOL HILL TOD TERMINAL

Roger H Newell AIA Architect 3

Notable Neighborhood Structures / Aerial Photo
CAPITOL HILL LINK STATION A2
WEST ENTRANCE
Located on the West side of Broadway adjacent to
the subject site's south propertly line. A1

230 BROADWAY / THE LYRIC

A3
Mixed-use, 5 floors Residential (235 units) over
street level Commercial on Broadway, Live-Work on
10th Ave E. A2

A1

PANTAGES APARTMENTS
803 EAST DENNEY WAY
Blend of old and new. Corner house, cc 1907,
designated an historic landmark by Seattle A3
Landmarks Board. The house contains four
apartments, a meeting room, and a sitting room that
overlooks the front porch. 49 units total in project.

4 Roger H Newell AIA Architect

 Axonometric Map

WEST STATION
SITE
UNDER CONSTRUCTION
SITE D
BROADWAY LOFTS
NEWLY CONSTRUCTED
ADDITION

SITE C
SOU Y
TH S W
TAT
ION N Y
N SITE ASOUTH
DE BROA
E. SITE ANORTH DWA
Y

NOR
TH S
TATI
ON

Roger H Newell AIA Architect 5

Zoning Analysis
ADDRESS: 1831 Broadway Avenue, Seattle, Wa 98122 BUILDING WIDTH/DEPTH: No requirement

LEGAL: Lot 7, Block 34 Nagle's Addition of Seattle RESIDENTIAL AMENITY: 5% of total gross floor area in residential use is required to be provided in common deck area, roof
deck area or minimum 6' x 10' private decks. (30,990 + 5,360) x 0.05 = 1,818 SF required residential amenity space.
DPD ZONING MAP: 103 Amenity space to be landscaped

DPD PROJECT NO.: 3016632 PARKING: No commercial parking is required per 23.54.015, Table A, Sec. II.I.
No residential parking is required per 23.54.015, Table B, Sec. II.L
PARCEL NO.: 6003001310
BICYCLE: 1 per 4 dwelling units = 12.5 = 13 bicycles
1 per 12,00 sf restaurant/commercial = 1 bicycle
ZONING: NC3P-40
PARKING ACCESS Access to parking to shall be from a street that is not a principle pedestrian street (E Denny) per
OVERLAY ZONING: Capitol Hill Urban Center Village & LOCATION: 23.47A.032.A.2.a.
Capitol Hill Light Rail Overlay District The number of curb cuts permitted is (2) per 23.54.030 F.2.a.1 (81-240 feet of street frontage).
Pedestrian Area (P) Commercial curb cut width is min 22' and max 25' wide. The Design Review Board will want to restrict access to parking
Frequent Transit from East Denny using one curb cut.

ECA (CRITICAL AREA): None SOLID WASTE / RECYCLING:Residential = for 50-100 units, a minimum of 375 SF + 4 SF for each unit over 50. 51 units = 379 SF
Commercial = 0-5,000 sf (reduced12byfor mixed-use) = 41 SF
SITE AREA: 128' x 60' = 7,680 SF Total = 420 SF

PERMITTED USES: Residential and live/work units to a maximum of 20% of street-level facade in a pedestrian zone; STREET CLASSIFICATION: Broadway from E Yesler Wy to E Denney Wy:
eating/drinking establishments, major durables retail sales and /or general sales and services are Class 2 Arterial
required on 80% of street-level facade in a pedestrian zone; the above listed uses, offices and R.O.W. = 80' Required / Existing
Roadway = 54' Required / Existing
residential uses are allowed on the floors above the street-level facade.
2 Curb Cuts Existing
DENSITY: No density limitations for mixed use E Denney Way from E Olive Wy to Broadway E:
Class 2 Arterial
STRUCTURE HEIGHT: In NC zones with a 40' height limit and designated on map A of 23.47A.012, the height may be increased to R.O.W. = 66' Required / Existing
65' (limited to residential uses above 40' height). Non-residential uses at street level shall have a floor-to-floor Roadway = 42' Required / Existing
height of 13'. No additional height allowed under 23.4.012.A.1 (4' Bonus) 2 Curb Cuts Existing
STREET LEVEL
FAR (FLOOR AREA RATIO): In NC zones with a 40' height limit and designated on map A of 23.47A.012, the floor area may be permitted DEVELOPEMENT STANDARDS:Along Pedestrian designated streets, 80% of street-level uses shall have one or more of the following
for a 65' zone pursuant to Sec. 23.47A.013 Floor Area Ratio (limited to residential uses above 40' height). uses: Sales and Service, Retail Sales, Eating & Drinking Establishments, and others per 23.47A.005.D.1.
30' average & 15' minimum commercial/retail depth and floor-to-floor height of 13' min. (23.47A.008 B.3).
Per chart B, 23.47A.013, max FAR for a 65' hieght structure is 5.75. 50% maximum of structure's footprint required to be non-residential by depth & street-facing facade requirements.
5.75 x Lot Area (7680 SF) = 44,160 SF allowed building area above grade (43,999 SF Proposed) 60% of the street-facing facade between 2 and 8 feet above the sidewalk shall be transparent.

SETBACKS: Front: None required. LANDSCAPE: Green Factor Score = .30 minimum;
Drought tolerant plants required;
Side and Rear: None required.
Street trees (per SDOT) required;
A 5' landscape setback is required for garage above sidewalk level.
Note:
Setbacks (typcally 5') will be required to provide window openings that are parallel to interior property
lines per the building code.
Building code will require setback for lateral movement from wind/earthquake.

6 Roger H Newell AIA Architect

 1. Apt-15, 4-story 44. Apt-16, 4-story Zoning / Overlay / Surrounding Use
2. Apt-6, 4-story 45. Apt-15, 6-story
13 14 61 66 3. Apt-49, 6-story 46. Cmcl, 1-story
45 67 4. Apt-16, 4-story 47. Mixed Use, 4-story
44 46 60 62 Areas Where Additional Height Allowed
12 15 63 68 5.
6.
Apt-6, 4-story
Apt-15, 5-story
48. Cmcl, 3-story
49. Dick's Drive-in, 1-story
11 16 43 59 65 64 69 70 7. Apt-8, 2-story Parking Lot
8. Apt-14, 5-story 50. Cmcl, 2-story
9. Apt-56, 6-story 51. Mixed Use, 6-story
47

> >
18 42 71 10. Mixed Use, 6-story 52. Apt-12/Cmcl
>

17 48 72 11. Cmcl, 2-story 53. Capitol Hill Link Station

10 < > 73

>
12. Apt-3/Cmcl, 4-story Entrance
19 41 49 58 74
<

13. Apt-24, 4-story 54. Seattle Central CC

40 75
76
<
21 14. Apt-28, 4-story 55. -Student Activity Cntr

< <
39 50 77 81 15. Mixed Use, 2-story Funeral Home, 2-story
9 20 38 7880 16. Cmcl, 2-story 56. Parking Lot
37 36 51 79 82
SITE 17.
18.
Cmcl, 2-story
Apts-34, 4-story
57. Parking Lot
58. Capitol Hill Link Station
19. Apts-32, 5-story Mixed use Planned
< 8 > 22 < 35 > 52
>
20. Apt-16, 4-story 59. Apt-/Cmcl, 5-story
>

23 58 21. Apt-, 6-story 60. Cmcl, 2-story

>> >>
53 22.
<
24 Apt-9, 4-story 61. Mixed Use, 6-story
7 34
> <

6 25 23. Apt-11, 2-story 62. Parking Lot

26 24. Apt-14, 4-story 63. Dplx, 2-story
>

5 33 32 56 57 25. Dplx, 2-story 64. Cmcl, 1-story

26. Apt-6, 3-story 65. Cmcl, 2-story
4 27
<

<

83 27. Parking Lot 66. Res, 2-story

< << < 28. Parking Garage, 1-story 67. Res, 2-story
29. Church, 2-story 68. Apt-13, 3-story
3 30. Parking Lot 69. Apt-10, 3-story
29 55 31. Seattle Central CC: 70. Res, 1-story
2 31 -Main Bldg, 4-story 71. Apt-30, 3-story
1 28 30 32. -N Plaza Bldg, 1-story 72. Dplx, 3-story
33. -Science+Math Bldg, 4-story
73. Dplx, , 2-story
54 34. Apt-13, 3-story 74. Res, 2-story
Low Rise 35. Apt-49, 5-story 75. Res, 1-story
Mid Rise 36. Apt-16, 4-story 76. Res, 2-story
Neighborhood Commercial 37. Res, 2-story 77. Res, 2-story
Park 38. Res, 2-story 78. Res, 2-story
Major Institution Overlay 39. Apt-3, 3-story 79. Apt-12, 3-story
Pedestrian Areas 40. Apt-6, 3-story 80. Res, 2-story
41. Apt-38, 7-story 81. Res, 2-story
42. Mixed Use, 6-story 82. Res, 2-story
43. Cmcl, 1-story 83. Cal Anderson Park

Roger H Newell AIA Architect 7

Priority Citywide Design Guidelines Priority Neighborhood Design Guidelines
*Design Review Board Priorities and Design Guidance

CONTEXT & SITE DESIGN CONCEPT CAPITOL HILL GUIDLINES

CS2 A.1 Sense of Place DC1 A.1 Visibility CS2 Urban Pattern and Form PL3 Street-Level Interaction
A.2 Architectural Presence A.2 Gathering Places I. Streetscape Compatibility I. Human Activity
B.1 Site Characteristics A.3 Flexibility i. Retain or increase the width of sidewalks. i. Provide for sidewalk retail opportunities with open storefronts.
B.2 Connection to Street A.4 Views and Connections ii. Provide street trees with grates. ii. Provide for outdoor eating and drinking opportunities on
B.3 Character of Open Space *DC1-BBest location for trash is adjacen to driveway, iii. Vehicle entrances should not dominate the streetscape. sidewalk.
C.1 Corner Site Service doors should be recessed v. Provide individual and detailed site planning and architectural iii. Install clear glass windows along sidewalk.
D.1 Existing Development and Zoning B.1 Access Location & Design design treatments to multiple fronts. DC4 Exterior Elements and Finishes
* D.5 Respect for Adjacent Sites B.2 Facilities for Alternative Transportation vi. Sensitive to neighboring residential zones I. Height, Bulk, and Scale
-Provide setback at west II.Corner Lots i. Masonry is a preferred material.
-Study window impact on Pantages DC2 B.1 Facade Composition i. Incorporate residential entries and special landscaping into II. Exterior Finish Materials
-Minimize west facing windows *DC2-BWest Elevation should have fewer windows. Offset corner lots by setting structure back from property lines. ii. Avoid wood or metal siding on commercial structures.
from existing in building opposite. ii Provide for a prominent retail corner entry iii. Provide operable windows, especially on storefronts
CS3 A.1 Fitting Old and New Together B.2 Blank Walls III. Height, Bulk, and Scale Compatibility * iv. Use masonry materials consistent with neighborhood character.
A.2 Contemporary Design *DC2-CConsolidate the projecting bays (fewer facade elements), i. Break up building mass by incorporating different facade v. Consider each building as a high-quality long-term addition to the
A.3 Established Neighborhoods Less massive piers at ground level treatments. neighborhood.
A.4 Evolving Neighborhoods C.1 Visual Depth & Interest iii. Maximize the amount of sunshine on adjacent sidewalks vi. EIFS is discouraged, especially on ground level locations.
C.2 Dual Purpose Elements iv. Maintain and enhanse the character of Broadway by designing
PUBLIC LIFE C.3 Fit With Neighboring Buildings new buildings to reflect the scale of existing buildings
PL1 B.1 Pedestrian Infastructure v. Provide ample sidewalks for pedestrians.
B.2 Pedestrian Volumes DC3
B.3 Pedestrian Amenities *DC3-CRoof top amenity should be further north and east, CS3 Architectural Context and Character
Maximize sun access I. Architectural Concept and Consistency
*PL2 Intense pedestrian volumes should provide for some Massing should create a well proportioned and unified
modulation and setback of the sidewalk for cafe zones. DC4 A.1 Exterior Finish Materials building form.
B.1 Eyes on the Street A.2 Climate Appropriateness i. Incorporated signage that is consistent with building character
B.2 Lighting for Safety and neighborhood
B.3 Street Level Transparency ii. Solid canopies or fabric awnings over sidewalk are preferred
C.1 Locations & Coverage iv. Use materials compatible with structures in vicinity
C.2 Design Integration
D.1 Design as Wayfinding PL2 Walkability
I. Human Scale
PL3 i. Arched building entry that welcomes people, protects them
*PL3-A Primary residential lobby should be as far west as possible from the elements and emphasizes the building's architecture.
on Denny ii. Pedestrian scaled awnings,
A.1 Design Objectives Well-marked entrance,
A.2 Common Entries Generous windows at ground floor commercial
use
A.4 Ensemble of Elements II. Pedestrian Open Spaces and Entrances
*PL3-C Retail, especially on Broadway, should be maximized i. Entrance linking building to the surrounding landscape
C.1 Porous Edge ii. Street level open space linked to sidewalk open space
C.2 Visibility iii. Emphasize pedestrian ingress and egress as opposed to
C.3 Ancillary Activities accommodating vehicles
iv. Minimize number of residential entrances on commercial
PL4 B.1 Early Planing streets.
B.2 Bike Facililties
B.3 Bike Connections

08 Roger H Newell AIA Architect

 Scheme 3
Preferred
APARTMENTS
ELEVATOR ELEVATOR
STAIRWELL STAIRWELL APARTMENTS

WEST
SOUND TRANSIT
STATION APARTMENT BUILDING
(UNDER CONSTRUCTION)

WEST
TRANSIT STATION
RETAIL /COMMERCIAL

ELEVATOR

STAIRWELL

RECESSED SERVICE ENTRY

PEDESTRIAN ENTRY

APARTMENTS
RETAIL /COMMERCIAL PANTAGES APARTMENTS

RETAIL /
COMMERCIAL

Roger H Newell AIA Architect 09

Scheme 3
Preferred

ZONING ENVELOPE
FOR SITE D

BRICK EXTERIOR
STACKED BOND WINDOW / DECK SHADING "EYEBROWS"
- LIGHT TONES
(DC4-II-iv) METAL RAILING SYSTEM
METAL DECK FASCIA
(DC4-II-i)

BROADWAY
CANOPY
LIGHTING
MASONRY COLUMN
EAST DENNY
SOUND TRANSIT STATION RETAIL 18' SIDEWALK RETAIL 101 BROADWAY
/ COMMERCIAL (PL-2, CS2-1) / COMMERCIAL ENTRY (DC1-A, PL3-C)
(DC1-A)
East Elevation

10 Roger H Newell AIA Architect

 Scheme 3
Preferred

BRICK EXTERIOR EYEBROW METAL / GLASS

STACKED BOND WEATHER RAILING SYSTEM
- LIGHT TONES (DC4-II-iv) PROTECTION (DC4-II)

RETAIL / CANOPY GLASS CANOPY TO RETAIL RECESSED

COMMERCIAL DEFINE ENTRY TO APTS. / COMMERCIAL SERVICE ENTRY
(PL3-C) PEDESTRIAN i)
(PL3-A, PL2-I- (DC1, B & C)
ENTRY (DC1-A) 21' SIDEWALK (PL-2, CS2-1)
North Elevation

Roger H Newell AIA Architect 11

Scheme 3
Preferred

ZONING ENVELOPE
FOR SITE D

WINDOW / DECK SHADING

"EYEBROWS"

WINDOW / DECK SHADING "EYEBROWS"

BRICK EXTERIOR STACKED BOND
- LIGHT TONES (DC4-II-iv)

FACADE SETBACK 5'-1" (CS2-D-5)

METAL DECK FASCIA CEMENTITIOUS PANELS

W/RECESSED METAL TRIM (DC4-II-ii)
METAL RAILING SYSTEM

GLAZED OPENINGS

WEST
SOUND TRANSIT STATION

GLASS CANOPY TO DEFINE

ENTRY TO APTS.
LIGHTING

CONCRETE

West Elevation

12 Roger H Newell AIA Architect

 Scheme 3
Preferred

ZONING ENVELOPE
FOR SITE D

EAST WINDOWS @
PANTAGES APTS.

PANTAGES APTS.
GLAZED OPENINGS IN EAST ELEVATION
PROPOSED BUILDING

WEST
SOUND TRANSIT STATION

West Elevation w/ Adjacent Apartment Windows Reflected (CS2-D.5)

Roger H Newell AIA Architect 13

Scheme 3
Preferred

ELEVATOR
STAIRWELL

PL
WINDOW SHADING ELEMENTS
"EYEBROWS"
WINDOW / DECK SHADING "EYEBROWS"

5'-1" SETBACK AT
WEST FACING WINDOWS
(CS2-D.5)

PANTAGES
APARTMENT

METAL RAILING SYSTEM

CEMENTITIOUS PANELS
W/RECESSED METAL TRIM METAL DECK FASCIA

NATURAL CONCRETE BASE STACKED BOND BRICK IN

LIGHT TONED COLOR

South Elevation

14 Roger H Newell AIA Architect

 Scheme 3
Preferred

RAMP
STORAGE

11 10 9 8 7 6 5
DN 4

3
PARKING
12 16 STALLS

RAMP
2

13 UP
14 15 16 1

ELECTRICAL

FLOOR ABOVE

Parking Plan P-1 (UPPER)

R esidential
Commercial
Circulation
STORAGE STORAGE
Service/Support
Landscape
13 12 11 10 9 8 7 6 5
4

3
PARKING
14 18 STALLS

RAMP
2

15 UP
16 17 18 1 ELEV
MECH

FIRE
SPRINKLER
VALVE

Parking Plan P-2 (LOWER)

Roger H Newell AIA Architect 15

Scheme 3
E DENNY WAY
Preferred

21'-1 1/2"
VEHICLE REFUSE RESIDENTIAL &
ACCESS ACCESS GARAGE ACCESS
S8918'41"E 127.81' DECK ABOVE @
FLOORS 3-6, TYP.

FOYER DECK ABOVE @

2ND, TYP.

COMMERCIAL B

BROADWAY AVENUE E
RAMP DOWN

2,152 SF

S026'42"W 60.02'
S026'34"W 60.10'

COMMERCIAL C
593 SF
SUN ENTERTAINMENT DINING
LOUNGE
REFUSE
525 SF 18'-0"

COMMERCIAL A
875 SF
LOBBY
MAIL
BICYCLE

S8920'40"E 127.80'

1st Floor Plan SOUND TRANSIT STATION Roof Plan
DECK ABOVE @ EYEBROWS ABOVE DECK ABOVE @
FLOORS 3-6, TYP. 6TH FLOOR 2ND, TYP.

Residential
Commercial
Circulation
Service/Support
UNIT A UNIT A UNIT A UNIT A Landscape
1 BR 1 BR 1 BR 1 BR
UNIT C
2 BR

5'-1"
UNIT MIX 10 - 2 BR ADVANTAGES: DISADVANTAGES:
30 - 1 BR VARIETY IN UNIT TYPES REDUCED DENSITY
UNIT A UNIT A UNIT D UNIT E 10 - STUDIO INCREASED OFF-STREET PARKING MORE SOIL EXCAVATION
1 BR 1 BR STUDIO STUDIO 50 - UNITS MORE COMMERCIAL SF
UNIT B OFFSET MINIMIZES BLANK WALL
2 BR COMM'L 3,620 SF UNITS FACING SOUTH FOR SOLAR & VIEW
PARKING 34 STALLS WIDER SIDEWALKS
INCREASED MODULATION
ROOF @ 2ND FLOOR MORE SUNLIGHT TO ADJACENT APARTMENTS

Typical Floor Plans 2 - 6

16 Roger H Newell AIA Architect

 Scheme 3
Preferred

DURABLE MATERIAL & MASONRY

WINDOW / DECK SHADING "EYEBROWS"

BALCONIES - EYES ON THE STREET, INTERACTION

BETWEEN STREET & BUILDING

EXTERIOR LIGHTING

WEATHER PROTECTION FOR PEDESTRIAN

COMMERCIAL / RETAIL

STREET TREES, TILE PATTERN IN SIDEWALK

RECESSED RESIDENTIAL ENTRY

VEHICLE ENTRY, REFUSE ACCESS

ADJACENT PANTAGES APARTMENT

WEST STATION

Roger H Newell AIA Architect 17

Scheme 3
Preferred

SUMMER SOLSTICE

E. BROADWAY

E. BROADWAY

E. BROADWAY
E. DENNY WAY E. DENNY WAY E. DENNY WAY

BROADWAY

BROADWAY

BROADWAY
8:00 AM 12:00 PM 4:00 PM
SPRING / FALL SOLSTICE

E. BROADWAY

E. BROADWAY

E. BROADWAY
E. DENNY WAY E. DENNY WAY E. DENNY WAY
BROADWAY

BROADWAY

BROADWAY
8:00 AM 12:00 PM 4:00 PM
WINTER SOLSTICE

E. BROADWAY

E. BROADWAY

E. BROADWAY
E. DENNY WAY E. DENNY WAY E. DENNY WAY
BROADWAY

BROADWAY

BROADWAY
9:00 AM 12:00 PM 3:00 PM

Shadow Studies

18 Roger H Newell AIA Architect

 Scheme 3
Preferred

Roger H Newell AIA Architect 19

 ADVANTAGES: DISADVANTAGES: UNIT MIX 10 - 2 BR
Scheme 3
VARIETY IN UNIT TYPES REDUCED DENSITY 30 - 1 BR E DENNY WAY
INCREASED OFF-STREET PARKING MORE SOIL EXCAVATION 10 - STUDIO EDG 1-Preferred
MORE COMMERCIAL SF REDUCED COMMERCIAL AREA 50 - UNITS
BAY WINDOWS PROVIDE MODULATION REDUCE COMMERCIAL FRONTAGE ON BROADWAY
MINIMIZES BLANK WALL COMM'L 3,551 SF
UNITS FACING SOUTH FOR SOLAR & VIEW PARKING 19 STALLS

18'-0"
WIDER SIDEWALKS VEHICLE ACCESS
ACCESS REFUSE, RESIDENTIAL & GARAGE
S8918'41"E 127.81'
STORAGE STORAGE CANOPY &
BAY WINDOWS
ABOVE

BROADWAY AVENUE E
RAMP DOWN
13 12 11 10 9 8 7 6 5
4

S026'42"W 60.02'
RETAIL / COMMERCIAL

S026'34"W 60.10'
3,061 SF
14
3
19 STALLS
15
REFUSE
2 420 SF 18'-0"
16 C LOBBY RESIDENTIAL
ENTRY
17 C 18 19 1
FIRE
UP
BICYCLE METER RM RETAIL
ELEV 490 SF
MECH
S8920'40"E 127.80'
Parking Plan 1st Floor Plan SOUND TRANSIT STATION

DECKS TYP @ FLR 2 BAY WINDOWS TYP @ FLRS 3-6,

DECK

1 BR 1 BR 1 BR 1 BR 2 BR
R esidential
Commercial
Circulation
Service/Support
Amenity

Appendix i
Amentiy/Deck
AMENITY AREA

1 BR 1 BR STUDIO STUDIO

2 BR

ROOF @ 2ND FLOOR

Roof Plan Typical Floor Plans 2 - 6

Roger H Newell AIA Architect

Scheme 3
EDG 1-Preferred

RETAIL / COMMERCIAL

VEHICLE ACCESS
APARTMENT ENTRY

Massing @ NE
ELEVATOR
STAIRWELL
VEHICLE ACCESS
Appendix ii

RETAIL / COMMERCIAL

APARTMENT
ENTRY RETAIL /
COMMERCIAL
RETAIL /
COMMERCIAL APARTMENT
ENTRY
Aerial @ NE Massing @ SE

Roger H Newell AIA Architect

 Scheme 3
EDG 1-Preferred
MIO-105

ZONING ENVELOPE
FOR SITE D

NC3-40

Appendix iii
East Denny
Sound Transit 1831 - 1833 Broadway Avenue 101 Broadway

Roger H Newell AIA Architect

Scheme 3
EDG-1-Preferred
CORNER FEATURE - OVERHANG W/CONTRASTING MATERIAL

DURABLE MATERIAL & MASONRY

BAY WINDOWS - BUILDING MODULATION

ADJACENT MI0-105 ZONING (SITE D)

BALCONIES - EYES ON THE STREET, INTERACTION

BETWEEN STREET & BUILDING

EXTERIOR LIGHTING & BANNER SIGNS

BALCONY / CANOPY-WEATHER PROTECTION FOR
PEDESTRIAN

EXTERIOR LIGHTING

COMMERCIAL SIGNAGE VEHICLE ENTRY, REFUSE ACCESS

RECESSED RESIDENTIAL ENTRY ADJACENT PANTAGES APARTMENT

Appendix iv

WEST STATION

COMMERCIAL / RETAIL

STREET TREES, TILE PATTERN IN SIDEWALK

Roger H Newell AIA Architect


BRICK EXTERIOR
LIGHTING ON COLUMN
BRICK DETAIL @ SIDEWALK
BRICK EXTERIOR
BUILDING MOUNTED SIGNAGE
STUCCO EXTERIOR
BUILDING MOUNTED SIGNAGE
FACADE TRIM DETAILING
LANDSCAPED PLANTERS @ SIDEWALK
Design Cues
BRICK EXTERIOR w/ COLUMN BASE BRICK EXTERIOR SEATING & LANDSCAPE @ SIDEWALK STUCCO EXTERIOR
CANOPY OVER SIDEWALK BUILDING MOUNTED SIGNAGE
BLADE & BUILDING ATTACHED SIGNAGE
'A' BOARD SIGNS
BUILDING MOUNTED SIGNAGE BRICK EXTERIOR 'A' BOARD SIGNS BRICK EXTERIOR
'A' BOARD SIGNS LIGHTING @ SIDEWALK BUILDING MOUNTED SIGNAGE
ARTICULATED ENTRY DETAILED ENTRY 'A' BOARD SIGNS
Appendix v
TILE, METAL & GLASS EXTERIOR GLASS & STEEL EXTERIOR MASONRY (TILE), METAL & GLASS EXTERIOR
CANOPY OVER SIDEWALK CANOPY OVER SIDEWALK WINDOW & BLADE SIGNAGE
CANOPY, BLADE & BUILDING MOUNTED SIGNAGE BLADE & WINDOW MOUNTED SIGNAGE
SIDEWALK DETAIL IN PAVING
Roger H Newell AIA Architect
Streetscapes E DENNY WAY - LOOKING SOUTH

Cal Anderson Capitol Hill Link Station

Park
Site C
Southeast Entrance Capitol Hill TOD
Broadway E SITE Pantages Apartments Harvard Avenue

BROADWAY - LOOKING WEST

Site D Capitol Hill Link Station

Capitol Hill DOL West Entrance
SITE
E Denny Way 101 Broadway
(under construction)
Misc Retail Dick's
Drive-In
Hollywood Lofts US Bank E Olive Wy

Design Cues

TILE & METAL EXTERIOR BRICK EXTERIOR PUBLIC BICYCLE RACK STUCCO EXTERIOR TILE EXTERIOR
COLUMN MOUNTED SIGNAGE BANNERS ON POLES CANOPY OVER SIDEWALK CANOPY OVER SIDEWALK
BANNERS ON POLES BUILDING MOUNTED SIGNAGE CANOPY MOUNTED SIGNAGE CANOPY MOUNTED SIGNAGE
ppendix vi

CONCRETE & GLASS EXTERIOR METAL PANELS & CONCRETE EXTERIOR BRICK EXTERIOR STUCCO EXTERIOR BRICK EXTERIOR
CANOPY OVER SIDEWALK BUILDING MOUNTED SIGNAGE BLADE & BUILDING MOUNTED SIGNAGE CANOPY OVER SIDEWALK
CANOPY MOUNTED SIGNAGE 'A' BOARD SIGNAGE BLADE SIGNAGE
CLOCK ACCENT

Roger H Newell AIA Architect

 Scheme 3
Preferred

Appendix vii
Roger H Newell AIA Architect