127 Broadway E - Seattle€¦ · Early Design Guidance 127 Broadway E December 12, 2012 11 Concept A SUMMARY Concept A illustrates a development based upon a linear layout of residential

127 Broadway ESeattle, WA 98102

Early Design Guidance (DPD#3013985)prepared for Barrientos, LLC

East DRB Meeting: December 12, 2012

TABLE OF CONTENTS

Development Proposal 1Pertinent Design Guidelines 2Zoning Map 3Existing Uses/Site Context 4Context Photographs 5Site Photographs 6Site Survey 7South Property Line Streetscape 8Broadway East Streetscape 9Concept A 10-11Concept B 12-13Concept C 14-15Concept D 16-17Concept Summary 18Concept A Shadow Studies 19Concept B Shadow Studies 20Concept C Shadow Studies 21Land Use Compliance Notes 22-23

Early Design Guidance

127 Broadway EDecember 12, 2012

1

Development Proposal

PROJECT SITE DESCRIPTION

The project site is located in the Capitol Hill neighborhood within the Capitol Hill Urban Center Village and Capitol Hill Light Rail Overlay District on Broadway East (a principal pedestrian street) and is zoned NC3P-40.

The site comprises a single parcel at:

• 127 Broadway East – This parcel contains an approximately 19,150 square-foot, three-story, brick masonry building, commonly known as the Del Teet building. BUILDING DESCRIPTION

The applicant proposes an adaptive reuse of the existing building for a new multi-family residential project with 22-26 market-rate units of lofts and fl ats. The applicant’s intent is to retain and restore the facades of the existing structure, construct one level of retail space, and fi ve levels of residential units.

VICINITY

Across Broadway to the east is the Capitol Hill Link Light Rail station - currently under construction - and future TOD. The site is bounded to the north by the Heights I apartment building, across the alley to the west by the Heights II apartment building and to the south by Dick's Drive-In restaurant. Two major transportation projects are currently under construction: the new Link Light Rail station, and the new First Hill Streetcar Line, which runs adjacent to the site on Broadway. With a Walk-Score rating of 97, this site is within three blocks of most essential services and amenities.

N

CAL ANDERSON PARKCAL ANDERSON PARK

SCCCSCCC

LINK LIGHT LINK LIGHT

RAIL STATIONRAIL STATION

EAST

OLIVE

WAY

EAST

OLIVE

WAY

EAST DENNY W

AY

EAST DENNY W

AY

BROADWAY EAST

BROADWAY EAST

EAST

JOHN S

TREE

T

EAST

JOHN S

TREE

T



2

Pertinent Design Guidelines

A-3 ENTRANCES VISIBLE FROM THE

STREET A-4 HUMAN ACTIVITY

C-2 ARCHITECTURAL CONCEPT

AND CONSISTENCY C-3 HUMAN SCALE C-4 EXTERIOR FINISH MATERIALS

Entries should be clearly identifi able and visible from the street.

New development should be sited and designed to encourage human activity on the street.

Building design elements, details and massing should create a well-proportioned and unifi ed building form and exhibit an overall architectural concept. Buildings should exhibit form and features identifying the functions within the building. In general, the roofl ine or top of the structure should be clearly distinguished from its facade walls.

The design of new buildings should incorporate architectural features, elements and details to achieve a good human scale.

Building exteriors should be constructed of durable and maintainable materials that are attractive even when viewed up close. Materials that have texture, pattern, or lend themselves to a high quality of detailing are encouraged.

CAPITOL HILL -SPECIFIC SUPPLEMENTAL

GUIDELINES


GUIDELINES


GUIDELINES


GUIDELINES

Provide for sidewalk retail opportunities and connections by allowing for the opening of the storefront to the street and displaying goods to the pedestrian.

Use materials and design that is compatible with structures in the vicinity if those represent the desired neighborhood character.

Incorporate building entry treatments that are arched or framed in a manner that welcomes people and protects them from the elements and emphasizes the building's architecture.

Consider each building as a high-quality, long term addition to the neighborhood; exterior design and materials should exhibit permanence and quality appropriate to Capitol Hill.



3

Zoning Map

N0 80 160 320

EAST OLIVE WAY

EAST DENNY WAY

BR

OA

DW

AY E

AS

TB

RO

AD

WAY

HA

RVA

RD

AV

EN

UE

EA

ST

10TH

AV

EN

UE

EA

ST

11TH

AV

EN

UE

EA

ST

BO

LYS

TON

AV

EN

UE

BE

LMO

NT

AV

EN

UE

EA

ST

FUTURE

LIGHT RAIL

CAL

ANDERSON

PARK

SITE

LR3

NC3-40

NC3P-40/

65’ OVERLAY

MIO-105-

NC3P-40

MIO-105-

NC3-65

MIO-105-

NC3-40

NC3-4C

MR-RC

MR-RC

NC3P-65

NC3-65

NC3-65

MR

MR

EAST JOHN STREET



4

Existing Uses/Site Context

N0 40 80 160

EAST OLIVE WAY

EAST DENNY WAY

BR

OA

DW

AY E

AS

T

HA

RVA

RD

AV

EN

UE

EA

ST

10TH

AV

EN

UE

EA

ST

11TH

AV

EN

UE

EA

ST

BO

LYS

TON

AV

EN

UE

BE

LMO

NT

AV

EN

UE

EA

ST

FUTURE

LIGHT RAIL

CAL

ANDERSON

PARK

SITE

Exisiting Uses

1 The Heights on Capitol Hill West Desert Sun Tanning Salon Blue Bistro’s Grotto2 120 Harvard3 Residence4 Residence5 Residence6 Residence7 Apartment Building8 The Heights on Capitol Hill East US Bank Liberty Tax Service Crazy Berry Antique Cycle Northwest9 Dick’s Drive-In Restaurant10 Commercial Happy mart Perfect Copy and Print Broadway Boutique11 US Post Office12 All Seasons Cleaners13 Rite Aid Pharmacy Trendy Wendy Mirch Masala Massai Charlie’s Bar & Grill Americana Broadway Smoke Shop Hana Sushi Bar Kimchi Bistro Ha Na Restaurant Studio 229 Metro Clothing Beads Jai Thai14 The Capitol Building American Apperal India Imports Subway Castle Highline Bar15 230 Broadway16 Harvard Crest Apartments

1

3

4

5

6

7

2

9

8

10

11

12

13

14

15

17

18

1920

21

2223

16

17 Ramayana Apartments18 La Salle Apartments19 Pantages House20 Pantages Apartments21 Capitol Crest Apartments Peet’s Coffee & Tea Ace Barber Shop Annapurna Cafe22 Harvard Avenue School Online Cafe23 Benjamin F. Mcadoo Building TESL

Tree Survey

A CherryB MapleC BirchD Ash E SweetgumF OakG AppleH CedarI LocustJ TulipK Plum

A

G

G

A A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

A

B

B

B

BBB

K

K

K

K

F

F

F

K

K

K

B

BB

B

B

B

B

B

B

B

BB

B B B

B

B

B

B

B

F

F

F

F

F

B

B

B

B

B

B

B

B

B

B

B

B B

B

B B

C

C

C

C

H

H

C

G

E E I I I

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D

D D

D DE E

B

B

B

C C

G

G

J

J

J

Transit routes

First Hill Streetcar

Bus Stops

EAST JOHN STREET



5

Context Photographs

EAST OLIVE WAY

EAST DENNY WAY

BR

OA

DW

AY E

AS

T

HA

RVA

RD

AV

EN

UE

EA

ST

S

10TH

AV

EN

UE

EA

ST

AV

EN

UE

EA

ST

10TH

AV

EN

UE

EA

ST

BE

LMO

NT

AV

EN

UE

EA

ST

FUTURE

LIGHT RAIL

SITE

N

1

2

5

3

6

4

1. VIEW LOOKING NORTHWEST

2. VIEW LOOKING NORTHEAST (CAPITOL BUILDING)

3. VIEW LOOKING NORTHEAST (RITE AID PHARMACY)

4. VIEW LOOKING EAST (FUTURE LIGHT RAIL STATION)

5. VIEW LOOKING NORTH (DICK'S DRIVE-IN)

6. VIEW LOOKING SOUTHWEST (HEIGHTS APARTMENTS)



6

Site Photographs

EAST OLIVE WAY

EAST DENNY WAY

BR

OA

DW

AY E

AS

T

HA

RVA

RD

AV

EN

UE

EA

ST

S

10TH

AV

EN

UE

EA

ST

AV

EN

UE

EA

ST

10TH

AV

EN

UE

EA

ST

BE

LMO

NT

AV

EN

UE

EA

ST

FUTURE

LIGHT RAIL

SITE

N

12

3

4

2. VIEW LOOKING WEST (EXISTING

COMMERCIAL ENTRANCE)

1. VIEW LOOKING WEST

3. VIEW LOOKING NORTHEAST

4. VIEW LOOKING NORTH (ALLEY, WEST ELEVATION)



7

Site Plan

N0 8 16 32

BRO

ADW

AY E

E OLIVE WAY

ALLE

Y

FOOTPRINT OFEXISTINGSTRUCTURE

59' -

10

1/2"

(E) S

IDEW

ALK

(E) 6

" CO

NC

CU

RB

118' - 0"

1 1/

2"

335' - 0"3334' - 0"34333' - 0"3332' - 0"3331' - 0"3330' - 0"33 335' - 0"5

336' - 0"

337' - 0"33

0"336' - 0006DICK'S RESTAURANT, 1 STORY

THE HEIGHTS ON CAPITOL HILL EAST,4 STORIES

THE HEIGHTS ON CAPITOL HILL WEST,

6 STORIES

PROPOSED DEVELOPMENT120 HARVARD AVENUE

SURFACE PARKING

FOOTPRINT OF FUTURE TOD

FRO

M F

AC

E

OF

WA

LL T

O

PR

OP

ER

TY L

INE

FUTURE LINK LIGHT RAIL STATION



8

EAST OLIVE WAY

EAST DENNY WAY

BR

OA

DW

AY E

AS

T

HA

RVA

RD

AV

EN

UE

EA

ST

S

10TH

AV

EN

UE

EA

ST

AV

EN

UE

EA

ST

10TH

AV

EN

UE

EA

ST

BE

LMO

NT

AV

EN

UE

E

FUTURE

LIGHT RAIL

SITE

Heights II Apartment Building

A. SOUTH PROPERTY LINE LOOKING NORTH

South Property Line Streetscape

N

Broadway

A

Del Teet Building

PROJECT SITE



9

EAST OLIVE WAY

EAST DENNY WAY

BR

OA

DW

AY E

AS

T

HA

RVA

RD

AV

EN

UE

EA

ST

S

10TH

AV

EN

UE

EA

ST

AV

EN

UE

EA

ST

10TH

AV

EN

UE

EA

ST

BE

LMO

NT

AV

E

FUTURE

LIGHT RAIL

SITE

N

Broadway East Streetscape

C

B. BROADWAY EAST LOOKING WEST

C. BROADWAY EAST LOOKING EAST

Denny Way Olive Way

Capitol Crest Apartment USPS

Happy Mart Perfect Copy and Print

Broadway Boutique Dick's Drive-In Del Teet Building Heights I Apartment Rite Aid Pharmacy

PROJECT SITE

Olive Way

Capitol Building

Future Link Light Rail Station and Transit Oriented Development

Denny Way

B



10

Concept A

AERIAL VIEW - SE CORNER OF BROADWAY EAST AND EAST DENNY WAY

AREA SUMMARY

• Lot Area= 7,080SF• Gross Building Area = 32,660SF• Number of Residential Units = 24 • Residential Area= 24,390SF• Retail Area= 3,270SF• Parking= 0 • Total Allowable FAR= 5.75 • Total Allowable Area= 40,710SF• Achieved FAR= 4.61 • Total Building Area Achieved= 32,660SF• Base Allowable Height in Station Area Overlay= 65 feet• Proposed Height= 65 feet

Relevant Design Guidelines

• A-4 Human Activity - strong storefront form with signifi cant opening of the storefront to the street.

• C-2 Architectural Concept and Consistency - proposed building form distinguishes old and new while creating a unifi ed building concept.

• C-4 Exterior Finish Materials - proposed building will create a composition of brick masonry on existing structure and more modern materials on the added stories.

VIEW A LOOKING NORTHWEST VIEW B LOOKING SOUTHWEST SECTION LOOKING NORTH

BROADWAY EAST

HARVARD AVENUE EAST

EAST DENNY WAY

EAST OLIVE WAY

FUTURE TOD

WITH 85’ MAXIMUM

HEIGHT LIMIT

L1

P1

L2

L3

L4

L5

L6

L2/MEZZ

N

A

B

15' -

3"

9' -

8"9'

- 8"

9' -

10"

9' -

0"11

' - 7

"

65' -

0"



11

Concept A

SUMMARY

Concept A illustrates a development based upon a linear layout of residential units setback 16 feet from the south property line. The mass of the building steps back 8 feet from the east property line from levels 3 through 5, i.e. the visible portion above the existing facades.

Advantages

• Provides outdoor terrace space at levels 2 and 3 and equal exposure for all units to daylight at south elevation.

Challenges

• Vulnerable to possibility that access to light and views from most units could be blocked by future development on parcel to the south.

Anticipated Departures

• No departures

N

LEVEL 1 PLAN

0 20 40 80

EAST OLIVE WAY

BR

OA

DW

AY E

AS

T

LEVEL 2 PLAN

TYP RESIDENTIAL PLAN

LEVEL 2 MEZZANINE PLAN

LEVEL ROOF

RETAIL

LOBBY

BACK OF HOUSE

THE HEIGHTS ON CAPITOL HILL EAST

THE HEIGHTS ON CAPITOL HILL WEST

120 HARVARDDICK'S RESTAURANT

RESIDENTIAL ENTRY



12

Concept B

AREA SUMMARY

• Lot Area= 7,080SF• Number of Residential Units= 26 • Residential Area= 28,460SF• Retail Area= 3,250SF• Parking= 0 • Total Allowable FAR= 5.75 • Total Allowable Area= 40,710SF• Achieved FAR= 4.48 • Total Building Area Achieved= 31,710SF• Base Allowable Height in Station Area Overlay= 65 feet• Proposed Height= 65 feet







BROADWAY EAST

HARVARD AVENUE EAST

EAST DENNY WAY

EAST OLIVE WAY

FUTURE TOD

WITH 85’ MAXIMUM

HEIGHT LIMIT

L1

P1

L2

L3

L4

L5

L6

L2/MEZZ

N

A

B

15' -

3"

9' -

8"9'

- 8"

9' -

10"

9' -

0"11

' - 7

"65

' - 0

"



13

DN

Concept B

LEVEL 2 PLAN

TYP RESIDENTIAL PLAN

LEVEL 2 MEZZANINE PLAN

SUMMARY

Concept B creates two types of residential units. Within the existing structure, units are oriented toward the street and alley. Units in the addition are confi gured with window openings in all direction, to maximize exposure to light and views.

Advantages

• Maximum variety of residential unit types.

Challenges

• Coordination of structural systems in the existing structure and new addition.• Vulnerable to possibility that access to light and views from upper level units could be blocked by future development on parcel to the south.


• No departures

N

LEVEL 1 PLAN

0 20 40 80

EAST OLIVE WAY

BR

OA

DW

AY E

AS

T

LEVEL ROOF

RETAIL

LOBBY

BACK OF HOUSE




RESIDENTIAL ENTRY



14

L01

L 02

L 02 MEZZ

L 04

L 05

L 06

P 01

L 03

12' -

8"

9' -

3"9'

- 3"

13' -

3"

9' -

0"11

' - 7

"

65' -

0"

Concept C



BROADWAY EAST

HARVARD AVENUE EAST

EAST DENNY WAY

EAST OLIVE WAY

FUTURE TOD

WITH 85’ MAXIMUM

HEIGHT LIMIT

AREA SUMMARY




• A-7 Residential Open Space - proposed confi guration creates a common residential open space at level 2 within the existing structure.



N

A

B



15

Concept C

LEVEL 2 PLAN

LEVEL 3 PLAN

LEVEL 2 MEZZ PLAN

SUMMARY

Concept C illustrates a development focused on a central residential courtyard, which serves as private open space and residential access to units above. Units at level 2 will be accessed directly through the courtyard while units at levels 3 and 5 are accessed by open corridors that line the edges of the courtyard.

Advantages

• Residential units have access to both activity on the street and a quieter interior garden.• All units gain exterior exposure from at least two sides. Unit types a mix of lofts and fl ats.

Challenges

• Coordination of structural systems in the existing structure and new addition.


• No departures

N

LEVEL 1 PLAN

0 20 40 80

UP

UP

LEVEL 4 PLAN

LEVEL 5 PLAN

LEVEL ROOF

RETAIL

LOBBY

BACK OF HOUSE

RETAIL

UP

DN

DN

UP

UP

UP

UP

UP

UP

UP

UP

UP

DN

DN

DNUP

DN

DN

DN

DN

DN

UP

DN

DN

DN

DNUP

DN

UP

UP

UPUP

UP

UP

UP

UP

UP

UPDN

UP

DN

DN

DNDN

DN

DN

DN

DN

DN

DN

DN

UP

DN




RESIDENTIAL ENTRY



16

Concept D: Preferred Scheme



AREA SUMMARY




• A-7 Residential Open Space - proposed confi guration creates a private residential open space at level 2 within the existing structure and common roof terrace.



L01

L 02

L 02 MEZZ

L 03 MEZZ

L 04

L 05

P 01

L 03

L 04 MEZZ

9' -

0"8'

- 6"

8' -

6"8'

- 6"

8' -

6"8'

- 6"

13' -

6"

7' -

0"

65' -

0"

BROADWAY EAST

HARVARD AVENUE EAST

EAST DENNY WAY

EAST OLIVE WAY

FUTURE TOD

WITH 85’ MAXIMUM

HEIGHT LIMIT

EAST DENNY W YAYAYYAYAYAYYAYYYYAYYWAYAYAYAYAYYAYYYYYAYYAYAYYYAYYYAYYAYYAYAY

HARVARD AVENUE EUEUEUEUEUE

AST

EAST OLIVE WAYYY

BROADWAY EAST

FUTURE

WITH 85’ M

HEIGHT

E TOD

MAXIMUM

T LIMIT

N



17

Concept D: Preferred Scheme

LEVEL 2 PLAN

LEVEL 3 PLAN

LEVEL 2 & 3 MEZZ PLAN

SUMMARY

Concept D creates 3 levels of loft units. Within the existing structure, loft units are pulled away from the existing preserved east and west walls to create opportunities for private decks and terraces. Units are oriented toward the street and alley with maximized window openings in these directions.

Advantages

• Provides outdoor terrace spaces at Levels 2 and 4.• Creates a maximum variety of loft unit types.• Allows double height residential corridors.

Challenges



• No departures

LEVEL 1 PLAN

LEVEL 4 PLAN

LEVEL 4 MEZZ PLAN

LEVEL ROOF

DN

DN

PL

PL PL

PL

N0 10 20 40

DN

DN

DN

DN

DN

DN

DN

UP

DN

UP DN

DN

UP

UP

UP

UP

UP

UP

UP

UP

DN

UP DN

UP

PL PL

PLPL

UP

UP

UP

UP

UP

UP

UP

UP

DN

UP DN

UP

PL PL

PLPL

DN

DN

DN

DN

DN

DN

DN

UP

DN

UP DN

DN

PL PL

PLPL

B

DN

DN

UP

UP

UP

UP

UP

UP

UP

UP

UP

UP

PL PL

PLPL

UP

UP

DN

DN

PL

PLPL

PL

RETAIL

LOBBY

BACK OF HOUSE

RETAIL




RESIDENTIAL ENTRY



18

Concept Summary

CONCEPT A

SUMMARY

Concept A illustrates a development based upon a linear layout of residential units setback 16 feet from the south property line. The mass of the building steps back 8 feet from the east property line from levels 3 through 5, i.e. the visible portion above the existing facades.

Advantages

• Provides outdoor terrace space at levels 2 and \ 3 and equal exposure for all units to daylight at south elevation.

Challenges

• Vulnerable to possibility that access to light and views from most units could be blocked by future development on parcel to the south.


• No departures

CONCEPT B

SUMMARY

Concept B creates two types of residential units. Within the existing structure, units are oriented toward the street and alley. Units in the addition are confi gured with window openings in all direction, to maximize exposure to light and views.

Advantages

• Maximum variety of residential unit types.

Challenges

• Coordination of structural systems in the existing structure and new addition.• Vulnerable to possibility that access to light and views from upper level units could be blocked by future development on parcel to the south.


• No departures

CONCEPT C

SUMMARY

Concept C illustrates a development focused on a central residential courtyard, which serves as private open space and residential access to units above. Units at level 2 will be accessed directly through the courtyard while units at levels 3 and 5 are accessed by open corridors that line the edges of the courtyard.

Advantages

• Residential units have access to both activity on the street and a quieter interior garden.• All units gain exterior exposure from at least two sides. Unit types a mix of lofts and fl ats.

Challenges



• No departures

BROADWAY

EAST

EAST OLIVE WAY

BROADWAY

EAST

EAST OLIVE WAY

BROADWAY

EAST

EAST OLIVE WAY

CONCEPT D: PREFERRED SCHEME

SUMMARY

Concept D creates three levels of loft units. Within the existing structure, loft units are pulled away from the existing preserved east and west walls to create opportunities for private decks and terraces. Units are oriented toward the street and alley with maximized window openings in these directions.

Advantages

• Provides outdoor terrace spaces at Levels 2 and 4.• Creates a maximum variety of loft unit types.• Allows double height residential corridors.

Challenges



• No departures

BROADWAY

EAST

EAST OLIVE WAY

BROROADWAY

EAST

EAST OLIVE WAY



19

Concept A - Shadow Studies

MARCH 9AM

JUNE 9AM

DECEMBER 9AM

MARCH 12PM

JUNE 12PM

DECEMBER 12PM

MARCH 3PM

JUNE 3PM

DECEMBER 3PM

N



20

Concept B - Shadow Studies

N

MARCH 9AM

JUNE 9AM

DECEMBER 9AM

MARCH 12PM

JUNE 12PM

DECEMBER 12PM

MARCH 3PM

JUNE 3PM

DECEMBER 3PM



21

Concept C - Shadow Studies

N

MARCH 9AM

JUNE 9AM

DECEMBER 9AM

MARCH 12PM

JUNE 12PM

DECEMBER 12PM

MARCH 3PM

JUNE 3PM

DECEMBER 3PM



22

Land Use Compliance Notes

Base Zone: NC3P-40

Capitol Hill Urban Center Village

REF. REQUIREMENT COMPLIES? NOTES

23.47A COMMERCIAL

23.47A.005 Street-level uses

Residential uses may not occupy, in the aggregate, more than 20 percent of the street-level street-facing facade in the following circumstances or locations:

In a pedestrian-designated zone, facing a designated principal pedestrian street

YesA, B, C, D

Broadway is a Principal Pedestrian Street.

23.47A.008 Street-level development standards

Blank Facades

Blank segments of the street-facing facade between 2 feet and 8 feet above the sidewalk may not exceed 20 feet in width.

YesA, B, C, D

The total of all blank facade segments may not exceed 40 percent of the width of the facade of the structure along the street

YesA, B, C, D

Transparency

Sixty percent of the street-facing facade between 2 feet and 8 feet above the sidewalk shall be transparent.

YesA, B, C, D

Transparent areas of facades shall be designed and maintained to allow unobstructed views from the outside into the structure or, in the case of live-work units, into display windows that have a minimum 30-inch depth.

YesA, B, C, D

The following height and depth provisions apply to new structures or new additions to existing structures:

Nonresidential uses shall extend an average of at least 30 feet and a minimum of 15 feet in depth from the street-level street-facing facade. If the combination of the street-facing facade requirement of subsection 23.47A.008.D.1 and this depth requirement would result in a requirement that an area greater than 50 percent of the structure’s footprint be dedicated to nonresidential use, the Director may modify the street-facing facade or depth requirements, or both, so that no more than 50 percent of the structure’s footprint is required to be nonresidential.

YesA, B, C, D

Nonresidential uses at street level shall have a fl oor-to-fl oor height of at least 13 feet.

YesA, B, C, D

Existing ceiling height to be retained.

23.47A.012 Structure height

2. For any lot within the designated areas shown on Map A for 23.47A.012, zones or C zones designated with a 40-foot height limit on the Offi cial Land Use Map may be increased to 65 feet and may contain fl oor area as permitted for a 65 foot zone, according to Section 23.47A.013, provided that all portions of the structure above 40 feet contain only residential uses, and provided that no additional height is allowed under subsection 23.47A.012.A.1.

YesA, B, C, D

C. Rooftop Features. 2. Open railings, planters, skylights, clerestories, greenhouses, solariums, parapets and fi rewalls may extend as high as the highest ridge of a pitched roof permitted by subsection 23.47A.012.B or up to 4 feet above the otherwise applicable height limit, whichever is higher.

4. Except as provided below, the following rooftop features may extend up to 15 feet above the applicable height limit, as long as the combined total coverage of all features gaining additional height listed in this subsection 23.47A.012.C.4 does not exceed 20 percent of the roof area, or 25 percent of the roof area if the total includes stair or elevator penthouses or screened mechanical equipment:

b. Mechanical equipment;

f. Stair and elevator penthouses may extend above the applicable height limit up to 16 feet. When additional height is needed to accommodate energy-effi cient elevators in zones with height limits of 125 feet or greater, elevator penthouses may extend the minimum amount necessary to accommodate energy-effi cient elevators, up to 25 feet above the applicable height limit. Energy-effi cient elevators shall be defi ned by Director’s Rule. When additional height is allowed for an energy-effi cient elevator, stair penthouses may be granted the same additional height if they are co-located with the elevator penthouse.



23

Land Use Compliance Notes

23.47A.013 Floor Area Ratio

Table B, Maximum FAR in the Station Area Overlay District

Maximum FAR, 40’ Height Limit = 4

Maximum FAR, 65’ Height Limit = 5.75

23.47A.016 Landscaping and screening standards

Landscaping that achieves a Green Factor score of .30 or greater, pursuant to Section 23.86.019, is required for any lot with:

development containing more than four new dwelling units;

YesA, B, C, D

23.47A.024 Amenity area

Amenity areas are required in an amount equal to 5 percent of the total gross fl oor area in residential use, except as otherwise specifi cally provided in this Chapter 23.47A. Gross fl oor area, for the purposes of this subsection, excludes areas used for mechanical equipment and accessory parking.

YesA, B, C, D

Required amenity areas shall meet the following standards, as applicable:

YesA, B, C, D

All residents shall have access to at least one common or private amenity area;

Amenity areas shall not be enclosed;

Common amenity areas shall have a minimum horizontal dimension of 10 feet, and no common amenity area shall be less than 250 square feet in size;

Private balconies and decks shall have a minimum area of 60 square feet, and no horizontal dimension shall be less than 6 feet.

23.54.015 Required parking

Table E Parking for bicycles YesA, B, C, D

Eating and drinking establishmentsLong term: 1 per 12,000 sq ftShort term: 1 per 2,000 in Station Area Overlay

Sales and services, generalLong term: 1 per 12,000 sq ftShort term: 1 per 2,000 in Station Area Overlay

Multi-family structuresLong term: 1 per 4 unitsShort term: None

23.54.020 Parking quantity exceptions

M. In urban centers or the Station Area Overlay District, no parking for motor vehicles is required for uses in commercial and multifamily zones, except that parking for fl eet vehicles is required pursuant to Section 23.54.935.

23.54.015 Solid waste and recyclable materials storage and access

Table A for 23.54.040: Shared Storage Space for Solid Waste Containers.

YesA, B, C, D

Residential Development, 26-50 dwelling units: Minimum Area for Shared Storage Space = 375 sq ft

Nonresidential Development, 0-5,000 sq ft: Minimum Area for Shared Storage Space = 82 sq ft

B. Mixed use development that contains both residential and nonresidential uses shall meet the storage space requirements shown in Table A for 23.54.040 for residential development, plus 50 percent of the requirement for nonresidential development. In mixed use developments, storage space for garbage may be shared between residential and nonresidential uses, but separate spaces for recycling shall be provided.

Documents

127 Broadway E - Seattle€¦ · Early Design Guidance 127 Broadway E December 12, 2012 11 Concept A SUMMARY Concept A illustrates a development based upon a linear layout of residential