Initial EDG Proposal

2016 STUDIO MENG STRAZZARA
2939 E Madison St., S eattle WA 98112

A Proposed Apartment Development Project for TVC Madison Co. L.L.C.
EARLY DESIGN GUIDANCE MEETING

April 19, 2016
PROJECT# 3020338
PAGE LEFT INTENTIONALLY BLANK
2939 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING | DPD# 3020338 | APRIL 19 , 2016
TITLE SHEET
C O N TA C T S I N F O R M AT I O N
P R O J E C T I N F O R M AT I O N
TA B L E O F C O N T E N T S
DEVELOPER
ADDRESS:
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ARCHITECT
LANDSCAPE
ARCHITECT
TVC MADISON CO., L.L.C.

Address:
P.O. Box 11136
Bainbridge Island, WA 98110
Contact:
Geza DeGall
Email:
fgdegall@velmeir.com
Phone:
206.678.2696
STUDIO MENG STRAZZARA
Address:
2001 Western Ave, Suite 200
Seattle, WA 98102
Contact:
Chris Davidson
Email:
cdavidson@studioms.com
Phone:
206-587-3797
Fax:
206-587-0588
Thomas Rengstorf & Associates
Address:
911 Western Ave, Suite 202
Seattle, WA 98104
Contact:
Scott Evans
Email:
sevans@trengstorf.com
Phone:
206.682.7562
PARCEL #:
ZONING:
OVERLAY:
FREQUENT TRANSIT:
OTHER :
BASE FAR:
LOT SIZE:
MAX BLDG HEIGHT:
SETBACK:
GREEN FACTOR :
PARKING:
2939 E Madison St.

Seattle, WA 98112
501600-0007
NC2P-40 &NC2P-30
None
Yes
40% Steep Slope
Liquefaction Zone
2.5 for NC2P-30 Zone
3.25 for NC2P-40 Zone
9,862 SF (NC2p-30)
30,560 SF (NC2P-40)
30 (NC2P-30)
40 (NC2P-40)
+7-0 (retail w/ 16 flr-flr)
5-0 @ Dewey Pl.
0.5 or greater
Retail: 1 stall/ 500SF
Residential: 1 Stall/ Unit
(50% transit reduction)
LEGAL DESCRIPTION
MADISON STREET ADD LOTS 1 THRU 5

PLATE BLOCK: 7
PLAT LOT: PORTION
TITLE SHEET
DESIGN OBJECTIVES
VICINITY MAP
ZONING REQUIREMENTS
ZONING MAP
SITE ANALYSIS
SITE CONTEXT
NEIGHBORHOOD KEY PLAN & CHARACTER
NEIGHBORHOOD CHARACTER
VICINITY KEY PLAN & SITE CHARACTER
VICINITY PHOTOS
STREET PHOTO MONTAGE
DESIGN REVIEW GUIDELINES
SITE SURVEY
DESIGN REVIEW PROPOSAL - OPTION 1
DESIGN REVIEW PROPOSAL - OPTION 2
DESIGN REVIEW PROPOSAL - OPTION 3 - STEPPED BACK, PREFERRED
SOLAR STUDIES
LANDSCAPE CONCEPT - STREET LEVEL
LANDSCAPE CONCEPT - PODIUM LEVEL
LANDSCAPE CONCEPT - ROOF LEVEL
ARCHITECT PORTFOLIO
LANDSCAPE PORTFOLIO
APPENDIX
HEIGHT CALCULATION - PREFERRED OPTION
CONCEPTUAL SECTION- HEIGHT CALCULATION - PREFERRED OPTION
PLANS- GARAGE LEVELS
PLANS- RETAIL & R1 LEVELS
PLANS- R2 & R3 LEVELS
PREFERRED SCHEME- E MADISON STREET LOOKING SOUTHWEST
PREFERRED SCHEME- E MADISON STREET LOOKING NORTHEAST
PREFERRED SCHEME- STREET LEVEL
LANDSCAPE CONCEPT - STREET LEVEL
2939 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING | DPD# 3020338 | APRIL 19, 2016
DE SIGN OB J E C TI VE S
Please describe the existing site, including location, existing uses and/ or structures,
topographical or other physical features, etc.
The project site is located on the southeast side of E Madison Street between Lake Washington Blvd. E and 29th Ave E. The
project site is a triangular lot with two street frontage- E Madison Street and Dewey Pl E. The lot area of the project site is
38,592 square feet. Part of the site is listed as steep slop and liquefaction zone. The hight point of the site is on E Madison
St. and slopes down toward Dewey Pl E. An existing structure on the site currently houses a garden store built in the year
1959.
GATHERING
BULK AND SCALE
CONNECTIVITY
Please indicate the sites zoning and any other overlay designations, including applicable NeighborhoodSpecific Guidelines.
The project site is zoned NC2P-40. A small portion of the site is zoned NC2P-30. The project site is not located in an
Urban Center Village overlay. The project site is located within a pedestrian zone and on the Frequent Transit Corridor.
The project is not subject to a specific Design Review Board neighborhood specific guidelines. Therefore Seattle Design
Guidelines were used to the guidelines for this project.
Please describe neighboring development and uses, including adjacent zoning, physical features, existing
architectural and siting patterns, views, community landmarks, etc.
The neighborhood is a mix of neighborhood commercial zone (NC2P-40), single family zones (SF 5000 & SF 7500), and
low rise zone (LR1). Directly south and east of the project is the SF 5000 zone. North tip of the site is adjacent to the LR1
zone. Building types in this neighborhood are a blend of diverse styles, ranging from 5-story mixed use condominiums
to multi-story offices, to 1-2 story arts and craft retail/ restaurant and 1-3 story single family houses. The project site is
situated on the southeast side of E Madison Street, one of the major streets connecting downtown Seattle to the east Seattle
neighborhoods. North of the project is the Washington Park Playfield. Southwest of the project is downtown Seattle. The
project has views to the east of the project.
Please describe the applicants development objectives, indicating types of desired uses, structure height (approx.),
number of residential units (approx.) amount of commercial square footage (approx.), and number of parking stalls
(approx.). Please also include potential requests for departure from development standards.
The owners aim is to create a market rate mixed-use rental community that appeals to a wide range of Madison
neighborhood residents and retail businesses. The development will be designed in keeping with the specific character
of the surrounding neighborhood context in its architectural elements, building scale, and massing. We are committed
to using quality, long-lasting materials, and an aesthetic design that appeals to and blends with the neighborhood. The
proposed building is a 75-unit, three-level wood frame residential over three-level concrete retail and parking garage. The
design will include retail on the ground level and 158 stalls parking garage accessed via E Madison St.
VICINIT Y MAP
NORTH
ZONING RE QUI RE ME N TS
2939 E Madison St., Seattle, WA 98112
40,422 SF (30,560 SF NC2-40 + 9,862 SF NC2-30)
NC2P-40 & NC2P-30
None
PEDESTRIAN AREA
PIKE/PINE
YES
SEATTLE AMENDMENTS TO THE 2009 IBC
RESIDENTIAL MIXED USE
OCCUPANCY CLASSIFICATION / SEPARATIONS:

M
COMMERCIAL
RESIDENTIAL
PARKING GARAGE
R-2
1
R-2
S-2
1
1
THE FLOOR OF A DWELLING UNIT LOCATED ALONG THE STREET-LEVEL

STREET-FACING FACADE SHALL BE AT LEAST 4 ABOVE OR BELOW SIDEWALK
GRADE OR BE SET BACK AT LEAST 10 FROM THE SIDEWALK.
REQUIRED PARKING: (23.54.015 TABLE A & B)

RETAIL: 1 STALL PER 500SF / RESIDENTIAL: 1 STALL PER UNIT
QUALIFY FOR 50% TRANSIT REDUCTION
LIVE-WORK UNITS LOCATED ON STREET-LEVEL STREET-FACING FACADES MUST

COMPLY WITH BLANK FACADE AND TRANSPARENCY REQUIREMENTS
RESIDENTIAL AMENITY AREA: (23.47A.024)

5% OF GROSS BUILDING AREA IN RESIDENTIAL USE
545,650 SF x 5%= 2,782.5 SF
TRANSPARENCY REQUIRED:
DEPTH OF NON-RESIDENTIAL:
HEIGHT OF NON-RESIDENTIAL:
60% FOR NON-RESIDENTIAL USES

AVERAGE 30 FT. MINIMUM 15 FT.
16 FT FLOOR-TO-FLOOR
STRUCTURE HEIGHT: (23.47A.012.A.2)

MAX. ALLOWED:
with 16-0 street level
PROJECTIONS ALLOWED ABOVE HEIGHT LIMIT:
30 FEET / 40 FEET
+7 FEET = 37 FEET / 47 FEET
PARAPETS, GUARDRAILS,
ELEVATOR OVERRUNS, ETC.
S-2
HEIGHT OF STRUCTURE IS THE DIFFERENCE BETWEEN THE HIGHEST POINT AND THE AVERAGE GRADE
LEVEL. ON SLOPING SITES, THE AVERAGE GRADE LEVEL MAY BE CALCULATED USING THE MIDPOINT OF
EACH EXTERIOR WALL.
RESIDENTIAL, LIVE-WORK UNITS, GENERAL, SALES/SERVICE, RESTAURANTS, MEDICAL SERVICES, OFFICES,

SCHOOLS.
FLOOR AREA RATIO: (23.47A.013)

ALLOWABLE FAR:
123,975 SF
99,320 SF (30,560 SF X 3.25 FOR NC2P-40 MIXED-USE)+
24,655 SF (9,862 SF X 2.5 FOR NC2P-30 MIXED-USE)
FLOOR AREA EXEMPTIONS:
SMC 23.47A.013D:
1. ALL GROSS AREA UNDERGROUND.
2. ALL PORTION OF A STORY THAT EXTEND NO MORE THAN 4 FEET
ABOVE EXISTING OF FINISHED GRADE, WHICHEVER IS LOWER,
EXCLUDING ACCESS.
STREET-FACING FACADE WHEN FACING A PRINCIPAL STREET

BLANK FACADES PERMITTED:
NO SEGMENT LONGER THAN 20
TOTAL BLANK FACADE <40% OF FACADE WIDTH
FAR EXCEPTIONS: (23.73.009C)

IN ADDITION TO THE FLOOR AREA EXEMPT UNDER THE PROVISIONS OF TH UNDERLYING ZONE,
STREET-LEVEL COMMERCIAL USES COMPLYING WITH TH STANDARDS OF 23.47A.008 (STREET LEVEL
DEVELOPMENT RESTRICTIONS) AND 23.73.008B (AVE. SIZE REQUIREMENT FOR SMALL BUSINESS) IS
EXEMPT FROM THE CALCULATION OF GROSS FLOOR AREA SUBJECT TO AN FAR LIMIT AND FROM THE LIMIT
ON NONRESIDENTIAL USE IN 23.73.009B.
STREET-LEVEL STREET-FACING FACADES SHALL BE LOCATED WITHIN 10 OF THE

STREET LOT LINE. UNLESS WIDER SIDEWALKS, PLAZAS, OR OTHER APPROVED
LANDSCAPED OR OPEN SPACES ARE PROVIDED.
PARKING LOCATION AND ACCESS: (23.47A.032)

IF ALLEY ACCESS IS NOT AVAILABLE, ACCESS IS PERMITTED FROM THE SIDE STREET WHEN LOT ABUTS TWO
OR MORE STREETS. A LOADING ZONE MAY BE REQUIRED.
TRANSPARENCY REQUIRED:
DEPTH OF NON-RESIDENTIAL:
HEIGHT OF NON-RESIDENTIAL:
ADA PARKING REQUIREMENTS: (SBC 1106)
STREET DEVELOPMENT STANDARDS: (23.47A.008)

RESIDENTIAL USES MAY NOT EXCEED 20% OF THE STREET-LEVEL
60% FOR NON-RESIDENTIAL USES

AVERAGE 30 FT. MINIMUM 15 FT.
13 FT FLOOR-TO-FLOOR
AT LEAST ONE OF THE STREET-LEVEL STREET-FACING FACADES CONTAINING A

RESIDENTIAL USE SHALL HAVE A VISUALLY PROMINENT ENTRY
THE FLOOR OF A DWELLING UNIT LOCATED ALONG THE STREET-LEVEL STREET-FACING FACADE SHALL BE
AT LEAST 4 ABOVE OR BELOW SIDEWALK GRADE OR BE SET BACK AT LEAST 10 FROM THE SIDEWALK.
LIVE-WORK UNITS LOCATED ON STREET-LEVEL STREET-FACING FACADES MUST COMPLY WITH BLANK
FACADE AND TRANSPARENCY REQUIREMENTS.
ZONING DATA
POTENTIAL USE: (23.47A.004) & REQUIRED USE (23.47A.005)
AT LEAST ONE OF THE STREET-LEVEL STREET-FACING FACADES CONTAINING A RESIDENTIAL USE SHALL
HAVE A VISUALLY PROMINENT ENTRY
1-25 STALLS:
26-50 STALLS:
51-75 STALLS:
76-100 STALLS:
101 TO 150 STALLS:
151-200 STALLS:
1 ADA STALL
2 ADA STALLS
3 ADA STALLS
4 ADA STALLS
5 ADA STALLS
6 ADA STALLS
SETBACKS: (23.47A.014)
PLAN: 15-0 TRIANGLE SETBACK REQUIRED FROM RESIDENTIAL ZONE
SECTION 1: 15-0 SETBACK REQUIRED FROM 13 FEET HT. TO 40 FEET HT.
SECTION 2: ABOVE 40 FEET HT. ADD. RATE OF 2 FEET SETBACK PER 10 FEET HT.
ONE-HALF ALLEY WIDTH MAY BE COUNTED AS PART OF THE REQUIRED SETBACK.
REQUIRED LANDSCAPING: (23.47A.016)
SEATTLE GREEN FACTOR SCORE OF 0.3 OR GREATER
1 ADA VAN STALL
PROJECT DATA
LOCATION:
SITE AREA:
ZONE:
OVERLAYS:
STREET CLASSIFICATIONS:
DISTRICT:
FREQUENT TRANSIT:
BUILDING CODE:
PROPOSED USE:
ZONING MAP
ZONING MAP KEY
SF 7200 SINGLE FAMILY
SF 5000 SINGLE FAMILY
LR1 LOWRISE 1
NC2-30
NC2-40
NORTH
SITE A NA LYS I S
SUN
VIEW
NOISE TRAFFIC
PREVAILING WINDS
NORTH
S(JAN-JUNE)
NW (JULY-SEPT)
SSE (OCT DEC)
S ITE CON TE X T
11. 84
BUILDING USES
11. 84
SINGLE FAMILY
OFFICE
MIXED USE
RETAIL
TOWNHOMES
TRANSPORTATION
OPTIONS
BUS STOP
BUS LINE
CAR SHARING POINT
BIKE SHARING POINT
DESIGNATED BIKE ROUTE
DISTRICT ZONING
MAJOR PEDESTRIAN STREET
11. 84
8, 11, 84, 980
NORTH
NE I GHBORH OOD K E Y P L A N & C H A R AC T ER
A . WA S H I N G TO N PA R K P L AY F I E L D
B . S T E E P S LO P E
VICINITY KEY PLAN
C. MIXED USE- ACROSS FROM PROJEC T SITE
D. M I X E D U S E / C O N D O
10
E. OFFICE BUILDING
NORTH
NE I GHBORH OOD CH AR AC T ER
F. R E TA I L- A D J A C E N T TO P R O J E C T S I T E
G . R E S TAU R A N T
H . R E TA I L- C O N V E R T E D F R O M H O U S E
I . R E TA I L S T R I P
J . R E TA I L S T R I P
K . M A D I S O N S Q UA R E
L . R E S I D E N T I A L- A C R O S S F R O M P R O J E C T S I T E
M . R E S I D E N T I A L- A D J A C E N T TO P R O J E C T S I T E
N. MIXED RESIDENTIAL BUILDING TYPES
11
V IC INI T Y K E Y P L A N & SI T E C H A R AC T ER
A. EXISTING CURB CUT
B . M U LT I P L E C U R B C U T S O N E M A D I S O N S T.
VICINITY KEY PLAN
C. CURB CUT ON E MADISON ST (ACROSS SITE)
D. D E W E Y P L E C H A R A C T E R
12
E . E C O B LO C K R E TA I N I N G WA L L
NORTH
V IC INI T Y P H OTOS
1 . E M A D I S O N S T- LO O K I N G N E
4 . E M A D I S O N S T- LO O K I N G S W
7 . D E W E Y P L E - LO O K I N G N
8 . D E W E Y P L E - LO O K I N G N
9 . D E W E Y P L E - LO O K I N G S
13
S T R E E T P H OTO M O N TAGE
E M A D I S O N S T- LO O K I N G N O R T H W E S T ( A C R O S S F R O M P R O J E C T S I T E )
14
E M A D I S O N S T- LO O K I N G S O U T H E A S T ( P R O J E C T S I T E )
S T R E E T P H OTO M O N TAGE
D E W E Y S T- LO O K I N G W E S T ( P R O J E C T S I T E )
D E W E Y S T- LO O K I N G E A S T ( A C R O S S F R O M P R O J E C T S I T E )
15
DE SIGN RE VI E W GUI DEL I N ES

CONTEXT AND SITE
Take advantage of solar exposure and natural ventilation
CS1-C
Appropriate use of natural topography
CS1-D
Incorporate on-site landscaping elements
CS2-A
Architectural presence
CS2-B
Allow adjacent sites, streets and open space to inform design
CS2-C
Relationship to the block
CS2-D
Respect for adjacent sites
CS3-A
Incorporate architectural features, pattern and proportion to reinforce the neighborhood character
CS3-B
Local history and culture
Existing Topography
Neighborhood Character
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On Site Landscaping
Neighborhood Character
CS1-B
DE SIGN RE VI E W GUI D EL I N ES
PUBLIC LIFE
PL2
Walkability: Create a safe and comfortable walking environment that is easy to navigate and wellconnected to existing pedestrian walkways and features.
PL2-B
Safety and Security
PL2-B-3
Street-Level Transparency: Ensure transparency of street-level uses (for uses such as no residential uses or
residential lobbies), where appropriate, by keeping views open into spaces behind walls or plantings, at
corners, or along narrow passageways.
PL2-C
Weather Protection
PL2-C-1
Locations and Coverage: Overhead weather protection is encouraged and should be located at or near
uses that generate pedestrian activity such as entries, retail uses, and transit stops.
PL3
Street-Level Interaction: Encourage human interaction and activity at the street level with clear
connections to building entries and edges.
PL3-A
Entries
PL3-A-1
Design Objectives: Design primary entries to be obvious, identifiable, and distinctive with clear lines of
sight and lobbies visually connected to the street.
PL2-A-2
Common Entries: Multi-story residential buildings need to provide privacy and security for residents but
also be welcoming and identifiable to visitors.
PL2-A-4
Ensemble of Elements: Design the entry as a collection of coordinated elements including the door(s),
overhead features, ground surface, landscaping, lighting, and other features.
PL3-C
Retail Edges
PL3-C-1
Retail Edge
Street Level Use
Street Character
Street Character
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Porous Edge: Engage passersby with opportunities to interact visually with the building interior using
glazing and transparency. Create multiple entries where possible and make a physical and visual
connection between
DE SIGN RE VI E W GUI DEL I N ES
DC1-C-1
Below-Grade Parking: Locate parking below grade wherever possible. Where a surface parking lot is the
only alternative, locate the parking in rear or side yards, or on lower or less visible portions of the site.
DC2
Architectural Concept: Develop an architectural concept that will result in a unified and functional design
that fits well on the site and within its surroundings.
DC2-B
Architectural and Facade Composition
DC2-B-1
Faade Composition: Design all building facadesincluding alleys and visible roofs considering the
composition and architectural expression of the building as a whole. Ensure that all facades are attractive
and well-proportioned.
DC2-B-2
Blank Walls: Avoid large blank walls along visible faades wherever possible. Where expanses of blank
walls, retaining walls, or garage facades are unavoidable, include uses or design treatments at the street
level that have human scale and are designed for pedestrians.
DC4
Exterior Elements and Finishes: Use appropriate and high quality elements and finishes for the building
and its open spaces.
DC4-A
Exterior Elements and Finishes
DC4-A-1
Exterior Finish Materials: 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
18
Curb cut on E. Madison
Surrounding Site Character
DESIGN CONCEPT
SI TE S URVE Y
9/3/15
9/3/15
NORTH
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DESIGN RE VIE W PROPOSAL - OPTION 1

CODE COMPLIANT
V I E W LO O K I N G N O R T H E A S T
DESCRIPTION
DEWEY
E PL. E.
The new building engages E. Madison St.

with retail spaces at street level along the
pedestrian way.
The residential entry is located at the North
end of the site, entering from Dewey Pl. E.
Vehicular entrance to the parking structure
garage and loading dock is located off E
Madison St.
The courtyard scheme with interior open
corridor maximize FAR.
Residential units are oriented equally facing all
directions.
ADVANTAGES
Maximize development potential and street

frontage for residential units.
Prominent retail entry on E. Madison St.
Continuous retail floor, flexible for future
tenant.
Minimum Blank Wall.
CHALLENGES
EM
AD
ISO
ST
PR
OP
ER
TY
LIN
Retail entry +/- 6-0 below grade, difficult

for ADA access.
Residential entrance off Dewey minimize
residential entry presence on E. Madison St.
Courtyard scheme pushing all units to the
outside edge of the site makes building
appear bulky and insensitive to the single
families to the east of the project site.
Blank Wall at partial south facade.
20

CODE COMPLIANT
V I E W LO O K I N G N O R T H W E S T
N ST
E MADISAO
Y
YW
N
DEN
DE
WE
YP
L. E
.
IS
ON
AV
EE
EM
AD
EN
D
E
Y
WA
Y
N
ST
BR
OA
DW
AY
AY
W
AD
O
BR
DEWEY P
L. E.
V I E W LO O K I N G S O U T H E A S T
E
AV
E
S T R E E T / R E TA I L L E V E L P L A N
RESIDENTIAL PLAN LEVEL
CHALLENGES
CS1-D
NO OPPORTUNITY FOR ONSITE LANDSCAPING
CS1-B
INTERIOR COURTYARD DOES NOT TAKE ADVANTAGE OF
SOLAR EXPOSURE
CS2-D
LARGE BUILDING MASS DOES NOT RESPECT ADJACENT
SINGLE FAMILY RESIDENCES
PL3
+/- 6-0 RETAIL LEVEL BELOW GRADE REDUCE STREET
LEVEL INTERACTION
DC1-C-1
PARTIAL BLANK WALL AGAINST SOUTH PROPERTY LINE
NEGATIVELY AFFECTS NEIGHBORS TO THE SOUTH
OPTION 1 INFO:
RETAIL:
26,600 SF
RESIDENTIAL: 75 UNITS
PARKING:
158 STALLS
PROPOSED FAR: 123,300 SF (99.5%)
NORTH
21

CODE COMPLIANT
DESCRIPTION
DEWEY
E PL. E.
ADVANTAGES
EM
AD
ISO
ST
CHALLENGES
PR
OP
ER
TY
LIN
22
Maximize development potential and street

frontage for residential units.
tenant.
Residential entrance off E. Madison St.
maximize residential presence on E. Madison
St.
The deep recess V scheme provides relief to
the bulky massing of the building.
Minimum Blank Wall.
Retail entry +/- 6-0 below grade, difficult

for ADA access.
Deep cutout of retail massing along E.
Madison St. disrupts retail edge
Deep V recess pushes units to the east
edge along Dewey Pl. E. makes building
appear bulky and insensitive to the single
families to the east of the project site.

pedestrian way.
end of the site, entering from E. Madison St.
garage and loading dock is located off E.
Madison St.
The deep recess V scheme provides relieve to
the bulky massing of the building.
directions.

CODE COMPLIANT
ISO
EM
AD
EN
D
E
AV
EE
AY
W
AD
O
BR
Y
WA
Y
N
ST
BR
OA
DW
AY
DE
WE
YP
L. E
.
DEWEY PL
. E.
NS
E MADISO
AY
W
Y
N
N
DE
E
AV
E
CHALLENGES
CS1-D
NO OPPORTUNITY FOR ONSITE LANDSCAPING
CS2-D
LARGE BUILDING MASS DOES NOT RESPECT ADJACENT
SINGLE FAMILY RESIDENCES
PL3
+/- 6-0 RETAIL LEVEL BELOW GRADE REDUCE STREET
LEVEL INTERACTION
DC1-C-1
PARTIAL BLANK WALL AGAINST SOUTH PROPERTY LINE
NEGATIVELY AFFECTS NEIGHBORS TO THE SOUTH
OPTION 2 INFO:
RETAIL:
26,600 SF
PARKING:
158 STALLS
PROPOSED FAR: 122,740 SF (99.1%)
NORTH
23
DESIGN RE VIE W PROPOSAL - OPTION 3 - STEPPED BACK , PREFERRED

CODE COMPLIANT
DESCRIPTION
DEEWEY PL. E.

pedestrian way.
end of the site, entering from E. Madison St.
garage and loading dock is located off E.
Madison St.
The three tier L scheme provides relieve
to the bulky massing of the building and
provides opportunity to hold the parking
garage back the property line for landscaping
screening.
directions.
ADVANTAGES
EM
AD
ISO
ST
PR
OP
ER
TY
LIN

tenant.
Parking and back of house service off E.
Madison St. away from Dewey Pl. E.,
Retail entrance +/- 2-6 provide better ADA
transition.
Maximize residential presence on E.
Madison St.
The three tier L scheme provides relief to
the bulky massing of the building towards
the single family residents to the east of the
project site.
Minimum Blank Wall.
CHALLENGES
Parking garage ramp.
24
DESIGN RE VIE W PROPOSAL - OPTION 3 - STEPPED BACK , PREFERRED

CODE COMPLIANT
ON
EM
AD
IS
AV
EE
AY
W
AD
O
BR
EN
D
E
Y
WA
Y
N
ST
BR
OA
DW
AY
ST
N
O
S
I
D
A
Y
E M WA
Y
N
N
E
ED
E
AV
DE
WE
YP
L. E
.
DEWEY P
L. E.
ADVANTAGES
CS2-D
REDUCE BULK AND SCALE BY STEPPING BUILDING DOWN, RESULTING IN
FULL LEVEL REDUCTION AT RESIDENTIAL STREET - STAIR-STEP DESIGN
PL3
+/- 1 RETAIL LEVEL BELOW GRADE - BETTER STREET LEVEL
INTERACTION
PL3-C
RETAIL EDGE ALONG E. MADISON ST.
DC1-C-1
LIMITED PARTIAL BLANK WALL AGAINST SOUTH PROPERTY LINE
DC1-C-1
PARTIAL BELOW GRADE PARKING
CS1-D
MULTIPLE OPPORTUNITIES FOR ONSITE LANDSCAPING
PREFERRED OPTION INFO:

RETAIL:
26,600 SF
PARKING:
158 STALLS
PROPOSED FAR: 121,570 SF(98%)
NORTH
25
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SO L AR S TUD I E S - S UM M ER SO L S T I C E
OPTION 2
OPTION 3 - PREFERRED
4 PM
NOON
9 AM
OPTION 1
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SO L AR S TUD I E S - E QU I N OX
OPTION 2
28
4 PM
NOON
9 AM
OPTION 1
SO L AR S TUD I E S - WI N T ER
OPTION 2
4 PM
NOON
9 AM
OPTION 1
29
L A N D S C A P E CO N C E P T - S T R E E T L E V E L
30
L ANDSC A P E CON CE P T - P O DI U M L E V EL
31
L ANDSC APE CONCEPT - ROOF LE VEL
32
MAIN TITLE
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ARCHITEC T PORTFOLIO - STUDIO MENG STR A ZZ AR A PROJEC T PORTFOLIO

T H E G AT S B Y A PA R T M E N T S
BALLARD COMMONS
1 6 2 0 B R O A D WAY
501 E PIKE
34
L ANDSC A P E P ORTF OL I O - THOMAS RENGSTORF & ASSOCIATES PORTFOLIO
35
AP P E N DIX
36
HE I GHT C A LCUL ATI ON - PR EF ER R ED O P T I O N
NORTH
37
CONC E P TUA L S E C TI ON - H EI G H T C A LC U L AT I O N - P R E FE R R E D O P TIO N
38
PL A NS - GA R AGE LE VEL S
39
P L A N S - R E TA I L & R 1 L E V E L S
40
PL A NS - R2 & R3 LE VE L S
41

Initial EDG Proposal

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Initial EDG Proposal

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2016 STUDIO MENG STRAZZARA

2939 E Madison St., S eattle WA 98112

EARLY DESIGN GUIDANCE MEETING

2016 STUDIO MENG STRAZZARA

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TVC MADISON CO., L.L.C.

2939 E Madison St.

2016 STUDIO MENG STRAZZARA

MADISON STREET ADD LOTS 1 THRU 5

BULK AND SCALE

2016 STUDIO MENG STRAZZARA

2016 STUDIO MENG STRAZZARA

OCCUPANCY CLASSIFICATION / SEPARATIONS:

THE FLOOR OF A DWELLING UNIT LOCATED ALONG THE STREET-LEVEL

REQUIRED PARKING: (23.54.015 TABLE A & B)

LIVE-WORK UNITS LOCATED ON STREET-LEVEL STREET-FACING FACADES MUST

RESIDENTIAL AMENITY AREA: (23.47A.024)

545,650 SF x 5%= 2,782.5 SF

60% FOR NON-RESIDENTIAL USES

STRUCTURE HEIGHT: (23.47A.012.A.2)

RESIDENTIAL, LIVE-WORK UNITS, GENERAL, SALES/SERVICE, RESTAURANTS, MEDICAL SERVICES, OFFICES,

FLOOR AREA RATIO: (23.47A.013)

STREET-FACING FACADE WHEN FACING A PRINCIPAL STREET

FAR EXCEPTIONS: (23.73.009C)

STREET-LEVEL STREET-FACING FACADES SHALL BE LOCATED WITHIN 10 OF THE

PARKING LOCATION AND ACCESS: (23.47A.032)

ADA PARKING REQUIREMENTS: (SBC 1106)

STREET DEVELOPMENT STANDARDS: (23.47A.008)

60% FOR NON-RESIDENTIAL USES

AT LEAST ONE OF THE STREET-LEVEL STREET-FACING FACADES CONTAINING A

1 ADA VAN STALL

2016 STUDIO MENG STRAZZARA

2016 STUDIO MENG STRAZZARA

2016 STUDIO MENG STRAZZARA

2016 STUDIO MENG STRAZZARA

8, 11, 84, 980

NE I GHBORH OOD K E Y P L A N & C H A R AC T ER

VICINITY KEY PLAN

C. MIXED USE- ACROSS FROM PROJEC T SITE

2016 STUDIO MENG STRAZZARA

2016 STUDIO MENG STRAZZARA

N. MIXED RESIDENTIAL BUILDING TYPES

A. EXISTING CURB CUT

VICINITY KEY PLAN

C. CURB CUT ON E MADISON ST (ACROSS SITE)

2016 STUDIO MENG STRAZZARA

2016 STUDIO MENG STRAZZARA

2016 STUDIO MENG STRAZZARA

2016 STUDIO MENG STRAZZARA

DE SIGN RE VI E W GUI DEL I N ES

Appropriate use of natural topography

Incorporate on-site landscaping elements

Allow adjacent sites, streets and open space to inform design

Relationship to the block

Respect for adjacent sites

Local history and culture

2016 STUDIO MENG STRAZZARA

Safety and Security

2016 STUDIO MENG STRAZZARA

Street Level Use

DE SIGN RE VI E W GUI DEL I N ES

Architectural and Facade Composition

Exterior Elements and Finishes

Curb cut on E. Madison