Sunteți pe pagina 1din 104

early design guidance | capitol hill TOD

East Design Review Board Meeting on December 14, 2016

PROJECT INFORMATION
Project Site

DPD #

Site Address

Site A

3021140

118 Broadway E, Seattle, WA 98102

Site B-North

3021177

923 E John St, Seattle, WA 98102

Site B-South

3021179

123 10th Ave E, Seattle, WA 98102

Site C

3021149

1830 Broadway, Seattle, WA 98102

cover information [2.0]


PROJECT INFORMATION

TABLE OF CONTENTS [1.7]

SITE A

SITE B-NORTH

SITE B-SOUTH

SITE C

118 Broadway E,
Seattle WA 98102

923 E John St,


Seattle WA 98102

123 10th Ave E,


Seattle WA 98102

1830 Broadway,
Seattle WA 98102

SDCI PROJECT NO. [2.2]

3021140

3021177

3021179

LEGAL DESCRIPTION

NAGLES ADD PCL A SEATTLE


BLA #3015588 REC
#20131113900003 SD BLA
DAF LOTS 1 THRU 6 BLOCK 46
OF SD ADD TGW LOTS 7 THRU
12 BLOCK 46 NAGLES 2ND
ADD

NAGLES 2ND ADD PCL C


SEATTLE BLA #3015588 REC
#20131113900003 SD BLA
DAF LOTS 7 THRU 12 BLOCK
46 OF SD ADD TGW LOTS 1
THRU 6 BLOCK 46 NAGLES
ADD

6003002025

6003501105

ADDRESS [2.1]

PARCEL NO.

DEVELOPMENT OBJECTIVES [3.0]

03

SITE PLAN [4.0]

04

URBAN DESIGN ANALYSIS [5.0]

05

3021149

ZONING DATA [6.0]

20

NAGLES 2ND ADD PCL D


SEATTLE BLA #3015588 REC
#20131113900003 SD BLA
DAF LOTS 7 THRU 12 BLOCK
46 OF SD ADD TGW LOTS 1
THRU 6 BLOCK 46 NAGLES
ADD

NAGLES ADD LOT A SEATTLE


BLA #3015592 REC
#20131113900005 SD BLA
DAF LOTS 4-5-6 BLOCK 35 OF
SD ADD

DESIGN GUIDELINES - SITE WIDE [7.0]

24
29
32

6003501135

6003001380

ARCHITECTURAL MASSING CONCEPTS [8.0]


ALTERNATIVE 1

PUBLIC REALM

SITE A

SITE C

SITE B-NORTH

SITE B-SOUTH
ALTERNATIVE 2 - PREFERRED

PUBLIC REALM

SITE A

SITE C

SITE B-NORTH

SITE B-SOUTH

SIDE BY SIDE COMPARISONS [8.3]

100

SUN STUDIES

103

APPLICANT TEAM [2.4]


DEVELOPERS

ARCHITECTS

LANDSCAPE ARCHITECT

gerding edlen development


1477 nw everett street
portland, or 97209
(503) 299.6000
contact: jill sherman

capitol hill housing


1620 12th Ave # 205,
Seattle, WA 98122
(206) 329.7303
contact: jeremy wilkening

schemata workshop
1720 12th avenue
seattle, wa 98122
(206) 285.1589
contact: grace kim

hewitt architects
101 stewart st #200
seattle, wa 98101
(206) 624.8154
contact: paul shema

berger partnership
1720 12th avenue
seattle, wa 98122
(206) 285.1589
contact: jonathan morley

capitol hill TOD | early design guidance | 14 december 2016

55

PER THE TERMS OF THE DEVELOPMENT AGREEMENT


(DA) FOR THIS SITE BETWEEN THE CITY OF SEATTLE
AND SOUND TRANSIT, THE APPLICANTS ARE ONLY
REQUIRED TO PRESENT 2 MASSING OPTIONS, ONE
BEING THE PROPOSAL SUBMITTED FOR THE SOUND
TRANSIT RFP.

NOTE: NO DEPARTURES REQUESTED


gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

development objectives [3.0]


PLAZA AS THE HEART OF THE PROJECT
At the heart of the Capitol Hill TOD project, a vibrant plaza is
proposed, where a Farmers Market will set up twice weekly
throughout the year for residents and visitors arriving by light rail.
Additional programming as well as retail uses will enliven the Plaza
year-round making it a destination for the Capitol Hill neighborhood.

NO. OF RESIDENTIAL UNITS [3.1]

TOTAL COMMERCIAL/COMMUNITY SF [3.2]


NO. OF PARKING STALLS [3.3]
SUSTAINABILITY OBJECTIVES [3.4]

OVERALL

SITE A

SITE
B-NORTH

SITE
B-SOUTH

SITE C

427

152

110

73

92

25,000 SF

16,800 SF

1,300 SF

3,500 SF

12,800 SF

334

183

119

32

LEED for Homes Platinum

LEED for Homes


Platinum

ESDS v3.0

LEED for Homes LEED for Homes


Platinum
Platinum

NOTE: Information provided is based on alternative 2 [preferred] scheme.

BACKGROUND AND DEVELOPMENT OBJECTIVES


The project is sited on Capitol Hill within the Capitol
Hill Station Area Overlay District (Overlay District),
east of Broadway E. and south of E. John Street.
The project site surrounds the Capitol Hill Station
(Station), recently opened as part of the University
Link light rail project between downtown Seattle and
the University of Washington.
Beginning in 2006, the City of Seattle and Sound
Transit engaged with the Capitol Hill community
to plan for transit-oriented project (TOD Project)
on the parcels within the Overlay District that
were surplus to the Station needs. This planning
process included development of the Capitol Hill
Light Rail Station Sites Urban Design Framework
(UDF), which expressed the communitys vision
for development of the properties. Sound Transit
subsequently developed a Coordinated Development
Plan (CDP) in May 2013, which was intended
to provide flexibility for developers to comply with
the vision of the UDF while responding to market

capitol hill TOD | early design guidance | 14 december 2016

conditions and Sound Transits requirements. The


CDP identifies five sites: A, B-North, B-South, C and
D. All five sites are zoned Neighborhood Commercial,
and the Broadway-facing areas of Sites A, C, and D
are within a Pedestrian-Designated overlay zone.

MUP review process, to approve minor variations to


the Development Agreement that are consistent with
its intent (several minor variations are contemplated,
but not finalized at this time). DA minor variations are
not typical DRB departures.

In 2013, the City of Seattle and Sound Transit entered


into a Development Agreement (DA) that controls
development of Sites A, B-North, B-South, C, and D.
Site D is not included in this proposed development.
Seattle Municipal Code (SMC) Zoning provisions
apply only to the extent the SMC is consistent with
the DA.

Sound Transit has selected Gerding Edlen


Development (GED), one of the nations leading
real estate investment and development firms, to
develop this TOD Project. Capitol Hill Housing, an
affordable housing developer focused on the Capitol
Hill community, has assumed the rights to develop
the housing project on Site B-North. Sound Transit,
GED, and CHH have collaborated extensively to
create a cohesive site design intended to build
community, encourage transportation alternatives,
create vital gathering spaces and pedestrian
opportunities, and realize the TOD vision established
by the Capitol Hill community a decade ago.

Related to design review, Section 10.3.1 of the DA


contemplates a coordinated development proposal
for all sites, and it requires only one design alternative
(in addition to the developers initial proposal) to be
presented at the Early Design Guidance meeting.
The 2 alternatives herein are consistent with the
governing DA. The DA also allows SDCI during the

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

(existing) site plan [4.0]


6" DEC

8" DEC
(3) STORY
MIXED-USE

6" DEC

6" DEC

8" DEC

10" DEC

10" DEC

16" DEC

14" DEC

10" DEC

8" DEC

10" DEC

18" DEC

16" DEC

N003612E 360.18

8" DEC

PA

(E) STATION
ENTRY

LSCAPE

25 ROW

25 ROW

14" MAP

LSCAPE

N892428W 256.00

E DENNY WAY

N892428W 127.96

N892425W 127.89

NAGLE PLACE

LSCAPE

+328.2
LSCAPE

36" DEC

+331.1

GRASS

GRASS

33 ROW

S892437E 87.00

LSCAPE

SITE B-SOUTH

SITE B-NORTH

33 ROW

(1) STORY BLDG


COMMERCIAL

33 ROW

N003536E 177.69

CAL ANDERSON PARK


GRASS

FOUNTAIN

10th AVE E
GRASS
GRASS

20" MAP

4" DEC

4" DEC

GRASS

10" DEC

28" DEC

22" DEC

30" DEC

GRASS

10" DEC

10" DEC

PROPOSED (4) STORY


APARTMENT

(2) STORY BLDG


SINGLE FAMILY

12" DEC

10" DEC
4" CED

(3) STORY
APARTMENT
GRASS

(1) STORY
SINGLE FAMILY

GRASS

12" DEC 24" DEC 24" DEC


10" DEC

10" CON

(1) STORY
SINGLE FAMILY

18" MAP

+327.6

GRASS

(3)4" DEC

(1.5) STORY
SINGLE FAMILY

GRASS

GRASS

capitol hill TOD | early design guidance | 14 december 2016

10" DEC

(3) STORY
APARTMENT

(1.5) STORY
SINGLE FAMILY

14" MAP

GRASS

GRASS

16" MAP

(2) STORY
BLDG
RESIDENTIAL

33 ROW

S003536W 182.50
33 ROW

+325.3

GRASS

33 ROW

+324.0

see page 2 for


LEGAL DESCRIPTIONS

(2) STORY BLDG


MIXED-USE

(E) VEHICLE
ENTRY

+329.0

see page 18 for


URBAN CONTEXT

(2) STORY
MIXED-USE COMMERCIAL

6" DEC

(E) VENT

NAGLE PLACE EXTENSION

(5) STORY
MIXED-USE RESIDENTIAL

12" DEC

PA

(E) STATION
ENTRY

(E) CAPITOL HILL STATION


NORTH ENTRY

8" DEC

PA

PA

+331.1

362.19

LSCAPE

33 ROW

PA

PA

(E) CAPITOL HILL STATION


SOUTH ENTRY

N003527E 180.07

32" DEC

4" DEC

4" DEC

+326.8

SITE A

4" DEC
PA

SITE C

33 ROW

33 ROW

N892437W 168.94

33 ROW

+325.9

337.06

18" DEC

4" DEC

(E) SURFACE PARKING

12" DEC

14" DEC

BROADWAY E
335.86

+335.9

N003549E 180.06

8" DEC

10" DEC

MICRO HOUSING
(3) STORY BLDG

10" DEC

8" DEC 8" DEC

10" DEC

E JOHN ST

40 ROW

4" DEC

40 ROW

+335.2

12" DEC

(1) STORY
COMMERCIAL

(6) STORY
MIXED-USE

4" DEC

4" DEC

12" DEC

(6) STORY
MIXED-USE

40 ROW

4" DEC

(1) STORY
FAST FOOD

(1) STORY
COMMERCIAL

40 ROW

Site D referenced
6" DEC in
some documents, is not
included in this EDG
scope

PROPOSED (6) STORY


MIXED-USE RESIDENTIAL

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

URBAN DESIGN ANALYSIS [5.0]

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

hill
urban design analysis | VICINITY MAP [5.2]
NORTH
SEATTLE

E THOMAS ST

BROADWAY

BOYLSTON AVE

LAKE
UNION

Landmarks
1
2
3
4

IV

Bn

SITE

Bs

Commercial
6 Dicks Drive-In
7 Blick Art
8 Bonney-Watson Funeral Home
9 11th Avenue Inn B&B
10 Public Storage

E DENNY WAY
C

Institutional/ Community and


11 Farmers Market
12 Seattle Central College
13 US Bank
14 Central Lutheran Church

10
WEST
SEATTLE

11

14TH AVE

14

13TH AVE

12TH AVE

12

11TH AVE

NAGLE PL

BROADWAY

E OLIVE ST

HARWARD AVE

BOYLSTON AVE

E HOWELL ST

15TH AVE

ELLIOTT
BAY

L
EO

13

10TH AVE E

19

AY
W
E

E JOHN ST

Cal Anderson Park


Capitol Hill Station
Jimi Hendrix Statue
Mystery Soda Machine
Thomas Street Gardens

E OLIVE ST
7

E PINE ST

capitol
6 hill TOD | early design guidance | 14 december 2016

E PINE ST

SEE PAGE 9

(FOR CONTEXT STRUCTURE PHOTOS)

gerding edlen | capitol hill housing | hewitt | schemata capitol


workshop
hill tod
| berger
| earlypartnership
design guidance
6

urban design analysis | COMMUNITY NODES, LANDMARKS & NOTABLE ARCHITECTURAL PATTERNS [5.2]

Landmarks:

Cal Anderson Park

Jimi Hendrix Statue

Capitol Hill Station (Site C)

Mystery Soda Machine

Thomas Street Gardens

Commercial:

Dicks Drive-In

Blick Art

Bonney-Watson Funeral Home

11th Avenue Inn B&B

10

Public Storage

Institutional / Community and Cultural

11

Farmers Market

12

Seattle Central College

capitol hill TOD | early design guidance | 14 december 2016

13

US Bank

14

Central Lutheran Church

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

hill
E THOMAS ST

BROADWAY

BOYLSTON AVE

urban design analysis | VICINITY MAP [5.2]

Mixed Use
15

15
16
17

26

18

E JOHN ST

IV
OL

Bn

18

22

SITE
A

Bs

20

10TH AVE E

19
17

AY
W
E

19

23

Housing
21
22

24

23

E DENNY WAY

24

25

25
26
27

E PINE ST

capitol hill TOD | early design guidance | 14 december 2016

NC3P-65
NC3P-40 (+additional 25 of height 23.47.012 A2)
NC3-40
In Progress - 85
In Progress - 40

15TH AVE

14TH AVE

13TH AVE

12TH AVE

11TH AVE

NAGLE PL

21

BROADWAY

HARWARD AVE

BOYLSTON AVE

27

19

CHUC
Lexicon
Holiday Apartments
La Salle
Pantages
Mykonos
Roosevelt

Potential Future Development

E HOWELL ST

E OLIVE ST

The Lyric
Broadway Building
The Heights
Hollywood Lofts
1711
12 Ave Arts

E OLIVE ST

20

16

E PINE ST

SEE PAGE 11

(FOR CONTEXT STRUCTURE PHOTOS)

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

urban design analysis | HOUSING AND MIXED-USE BUILDINGS

20

12 Ave Arts

25

Pantages

17

16

15

The Lyric

Broadway Building

The Heights

23

22

21

CHUC

Lexicon

26

Mykonos

capitol hill TOD | early design guidance | 14 december 2016

Holiday Apartments

18

Hollywood Lofts

19

1711

24

La Salle

27

Roosevelt

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

urban design analysis | STREETSCAPE [5.4]


SITE C ACROSS

BROADWAY E - WEST SIDE

CAPITOL HILL STATION


WEST ENTRY

E HOWELL ST

SEATTLE CENTRAL COLLEGE

MATCH
LINE

12

SITE A ACROSS
E DENNY WAY

E JOHN ST

MATCH
LINE

18

13

E THOMAS ST

BROADWAY - WEST SIDE

B-n

A
B-s

10TH AVE E

BROADWAY

E JOHN ST

NAGLE PL

C
CAL ANDERSON
PARK

11TH AVE E

E DENNY WAY

E HOWELL ST

10

TH AVE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership
TH AVE

capitol hill TOD | early design guidance | 14 december 2016

urban design analysis | STREETSCAPE [5.4]

LYRIC APTS

BROADWAY E - EAST SIDE

E DENNY WAY

CAPITOL APTS

E JOHN ST

CAPITOL HILL STATION


NORTH ENTRY

151

SITE A

MATCH
LINE

SITE C

E HOWELL ST

E THOMAS ST

E JOHN ST
B-n

A
B-s

10TH AVE E

BROADWAY - EAST SIDE

BROADWAY

MATCH
LINE

NAGLE PL

C
CAL ANDERSON
PARK

11TH AVE E

E DENNY WAY

E HOWELL ST

11

TH AVE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership
TH AVE

capitol hill TOD | early design guidance | 14 december 2016

SITE C
CAPITOL HILL STATION
SOUTH ENTRY

E HOWELL ST

NAGLE PLACE - WEST SIDE

SITE A / PLAZA
E DENNY WAY

VENT SHAFT

CAPITOL HILL STATION


NORTH ENTRY

NAGLE PL

C
urban design analysis | STREETSCAPE [5.4]

CA

E JOHN ST

NAGLE PLACE EXTENSION - WEST SIDE

SITE C
E DENNY WAY

E HOWELL ST

ACROSS

NAGLE PLACE (PARTIAL) - EAST SIDE

1
E THOMAS ST

B-n

A
B-s

10TH AVE E

BROADWAY

E JOHN ST

NAGLE PL

C
CAL ANDERSON
PARK

11TH AVE E

E DENNY WAY

E HOWELL ST

12

TH AVE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership
TH AVE

capitol hill TOD | early design guidance | 14 december 2016

urban design analysis | STREETSCAPE [5.4]

SITE B - SOUTH

SITE B - NORTH

E DENNY WAY

E JOHN ST

LYRIC APTS

15
10TH AVE E - WEST SIDE

SITE B-NORTH

SITE B-SOUTH

ACROSS

ACROSS

E DENNY

E JOHN ST

10TH AVE E - EAST SIDE


26

23
E THOMAS ST

B-n

A
B-s

10TH AVE E

BROADWAY

E JOHN ST

NAGLE PL

C
CAL ANDERSON
PARK

11TH AVE E

E DENNY WAY

E HOWELL ST

13

TH AVE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership
TH AVE

capitol hill TOD | early design guidance | 14 december 2016

urban design analysis | STREETSCAPE [5.4]

E BROADWAY

SITE A

SITE B-NORTH

ACROSS

ACROSS

10TH AVE E

E JOHN ST - NORTH SIDE


4

SITE B-NORTH
10TH AVE E

E JOHN ST - SOUTH SIDE

23

SITE A
NAGLE PL

CAPITOL HILL STATION


NORTH ENTRY

E BROADWAY

13
E THOMAS ST

B-n

A
B-s

10TH AVE E

BROADWAY

E JOHN ST

NAGLE PL

CAL ANDERSON
PARK

11TH AVE E

E DENNY WAY

E HOWELL ST

14

TH AVE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership
TH AVE

capitol hill TOD | early design guidance | 14 december 2016

urban design analysis | STREETSCAPE [5.4]


SITE A

E BROADWAY

PLAZA SITE B-SOUTH 10TH AVE E

E DENNY WAY - NORTH SIDE

SITE C

SITE B-SOUTH
CAL ANDERSON

E DENNY WAY - SOUTH SIDE

ACROSS

NAGLE

CAPITOL HILL STATION


SOUTH ENTRY

E BROADWAY

PANTAGES APTS

E THOMAS ST

B-n

A
B-s

10TH AVE E

BROADWAY

E JOHN ST

NAGLE PL

C
CAL ANDERSON
PARK

11TH AVE E

E DENNY WAY

E HOWELL ST

15

TH AVE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership
TH AVE

capitol hill TOD | early design guidance | 14 december 2016

urban design analysis | TRANSIT MAP [5.6]


10 MINUTE WALK RADIUS
BIKE LANE
STREETCAR
LINK
BUS ROUTES / STOPS 9, 49
BUS ROUTES / STOPS 8, 10, 43

E THOMAS ST

E JOHN ST

AY
EW

IV

L
EO

BROADWAY

BOYLSTON AVE

BUS ROUTE / STOPS 11

SITE

E OLIVE ST

15TH AVE

14TH AVE

13TH AVE

12TH AVE

11TH AVE

NAGLE PL

BROADWAY

BOYLSTON AVE

E DENNY WAY

E PINE ST

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

16

urban design analysis | SITE PHOTOS [5.7]

10

LOOKING INTO SITE

E THOMAS ST

8
14
2

BROADWAY

11

16

B-n

13

LOOKING FROM SITE

capitol hill TOD | early design guidance | 14 december 2016

17

18

18

NAGLE PL

16

B-s
15 14

9 C 8
15

E JOHN ST

12

17

10

E DENNY WAY

7
CAL ANDERSON
PARK

E HOWELL ST

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

17

TH AVE

11TH AVE E

13

TH AVE

12

10TH AVE E

11

urban design analysis | AXONOMETRIC [5.1, 5.3]


T

HN S

E JO

NC2-40

NC3-40
NC3P-40

LR3

SMC 23.47.012.A2

E OLIVE WAY

AY

YW

N
DEN

Bn

NC3P-65

SITE

Bs

NC3-40

11TH
E HOWELL ST

MIO-105
NC3P-65

AVE

MIO-105
NC3P-40

MR

NC3P-40

IVE S

E OL

AR
RV
HA

BR

E
AV

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

18

urban design analysis | SITE MODEL

CAL ANDERSON PARK

BLDG C

BLDG B-S

BLDG B-N

BLDG B-N

BLDG A
BLDG A

BLDG C

10

AY
W
D
OA

TH

AV
E

BLDG B-S

BR

WAY

NS

OH

EJ

DENNY

CAL ANDERSON PARK

PHOTOS REFLECT 50% EDG DESIGN (100% DESIGN WILL BE DISPLAYED AT DRB MEETING)

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

19

ZONING DATA [6.0]

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

20

zoning data | DEVELOPMENT STANDARDS [6.1]


CODE

SITE A

SITE B-NORTH

SITE B-SOUTH

SITE C

3021140

3021177

3021179

3021149

NC3P-40

NC3-40

NC3-40

NC3P-40

SDCI GIS

ZONING
SDCI GIS

OVERLAYS

Capitol Hill (Urban Center Village)


Capitol Hill Station Area Overlay District
Pedestrian Zone Overlay

SITE AREA
PERMITTED USES

SMC

Pedestrian Zone Overlay

45,798 SF

17,158 SF

16,699 SF

17,231 SF

mixed-use

affordable housing

residential, live-work units, offices (on west ground floor)

mixed-use

23.47A.004
DA 2.2, 2.4,
2.5

FLOOR AREA RATIO LIMITS

Proposed: Mixed-Use

SMC
23.47A.013
TABLE B,

6.0 FAR in the Station Area Overlay District where height limit is 85 (SMC 23.47A.013C)

DA 2.6

Provided = 5.10

Provided = 5.59

Ground Floor Height = 15- 20;

Ground Floor Height = 15- 20;

Ground Floor Height = 15- 20

Pass-through Height >/= Ground Floor Height;

Pass-through Height >/= Ground Floor Height

Proposed Ground Floor Height = 19-6

Proposed Ground Floor Height = 15-5 - 19-5

Provided = 3.41

Community Center exempt from FAR calculations per (DA


2.6)
Provided = 5.25

GROUND FLOOR/PASSAGE

DA 6.6, 7.6

HEIGHT

Proposed Pass-through Height = 18-6

STRUCTURE HEIGHT

DA 3.3, 3.4,
5.4

Proposed Ground Floor Height = 15-5

Proposed Pass-through Height = 15-5 - 19-5

min = 74-11

min = 74-11

min = 74-11

min = 74-11

max = 85 (with satisfactory additional affordable units)

max = 85

max = 85

max = 85 (with satisfactory additional affordable units)

Proposed = 85

Proposed = 69-11;

Proposed = 85 - 0

Proposed = 85

SMC

SETBACKS

23.47A.014

see Site Plan

&
DA 6.5, 7.4,
8.4

AMENITY AREA

SMC

5% of residential floor area, open to the outdoors (SMC 23.47A.024) - Amenity Area required is achieved by pooled approach between Sites and includes Public Plaza on Site A per DA 4.1 and CDP p2, 7.

23.47A.024

see Site Plan

& DA 4.1
&CDP PGS.
2,7

SMC = SEATTLE MUNICIPAL CODE | DA = DEVELOPMENT AGREEMENT, ADOPTED 9/27/13

capitol hill TOD | early design guidance | 14 december 2016

| CDP = COORDINATED DEVELOPMENT PLAN

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

21

zoning data | DEVELOPMENT STANDARDS [6.1]

LANDSCAPING

SITE A

SITE B-NORTH

SITE B-SOUTH

SITE C

3021140

3021177

3021179

3021149

DA 3.1, 7.3

Pooled Green Factor per DA = 0.302 required;


Pooled Green Factor as per Owner Agreement with Sound Transit = 0.480 provided;
Planting strips / screening required along street. Street trees generally required. (SMC 2.47A.024)

STRUCTURE WIDTH/DEPTH

DA 6.3, 7.1

There will be a 3 greenscape zone between east property

There will be a 3 greenscape zone between east property

line and back of sidewalk. There shall be a 6 sidewalk, 7

line and back of sidewalk. There shall be a 6 sidewalk, 7

planting strip, and a 7 greenscape

planting strip, and a 7 greenscape

East-west depth for floors not partially below grade shall be

Max depth = 72;

Max depth = 72

max = 80

Max length = approximately 177.5;

Max length = approximately 177.5

Proposed depth = 80

Proposed depth = 78

Proposed = 82-6

Proposed depth = 127-9, 704

Proposed length = 182

Proposed = 177-8

Proposed length = 178-10

Proposed length = 325

OPEN SPACE

DA 6.7, 6.8

Developer shall construct and maintain Plaza west of NPE and south of Sound Transits Station Ventilation shaft and Nagle Place Extension as a minimum 28 wide private street.

PARKING/ACCESS

DA 3.2, 6.11

0.7 x residential units max; spaces unbundled from affordable housing


Parking stalls = 210 max underground spaces

vehicular access = single curb cut shared by B North and B South from 10th Ave East

Vehicular access = single curb cut from Nagle Place

vehicular access = single curb cut from NPE

Proposed stalls = 114

Extension.

Proposed stalls = 167

BIKE PARKING / ACCESS

SMC

Proposed stalls = 25
SITE A: public bike parking: min = 45 spaces @ occupancy, min = 90 spaces by 2030 (along western edge of Plaza, south of vent shaft, or within building if accessible during light rail operation hours

23.54.015,

Long Term: Eating / Drinking = 1/12,000 SF; Offices =1/2,000 SF; Sales/services =1/12,000 SF; Childcare Centers = 1/4,000 SF; Multi-family =1/4 DU or 3/4 efficiency DU

DA 6.10

Short Term: Eating / Drinking = 1/2,000 SF; Offices =1/40,000 SF, Sales/services =1/2,000 SF; Childcare Centers = 1/40,000 SF; Multi-family = none
Proposed stalls = 38

SOLID WASTE STORAGE &

SMC

ACCESS

Proposed stalls = 44

Proposed stalls = 48

Proposed stalls = 23

Residential:

Non-Residential:

23.54.040 -

375 sf + 4 SF per unit above 50

0-5,000 SF = 82 SF

Table A

575 sf + 4 SF per unit above 100

5,001-15,000 SF = 125 SF
15,001-50,000 SF =175 SF

Proposed = 753 SF

STREET CLASSIFICATION

Proposed = 686 SF

Proposed = 500 SF

smc
Seattle
Arterial

Proposed = 606 SF

Broadway: Minor Arterial


Nagle Place: Access Street
Nagle Place Extension: No classification

Classifi-

10th Ave: Access Street

-cations

John: Minor Arterial

planning

Denny: Access Street / SDOT Festival Street

map

SMC = SEATTLE MUNICIPAL CODE | DA = DEVELOPMENT AGREEMENT, ADOPTED 9/27/13

capitol hill TOD | early design guidance | 14 december 2016

| CDP = COORDINATED DEVELOPMENT PLAN

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

22

4'-0"
GROUND LEVEL SETBACK

+335.9'

BROADWAY EAST
12'-0"
GROUND LEVEL SETBACK

DIAGONAL SETBACK AT GROUND LEVEL


DIMENSIONS FLEXIBLE

6'-0" - 8'-0" OVERHEAD WEATHER PROTECTION

+337.1'

+335.9'

+337.1'

+324.4'

4'-0"
GROUND LEVEL SETBACK

5'-0" SETBACK
(UPPER 2 FLOORS)

site specific requirements from DA

E
EM
EAS
NEL
TUN

80'-0"
MAX BUILDING DEPTH

SS
CCE
NA
RIA
EST
PED
NT

+332.0'

+331.1'
EXISTING SOUTH STATION

53'-0"
PLAZA

EXISTING
VENT

VEHICLE ENTRY

NAGLE PLACE
EXTENSION

+330.0'
SIDEWALK
(AMENITY AREA)

6'-0"

+328.2'

5'-0"

28'-0"
NPE

DENNY
FESTIVAL ST

NAGLE PLACE

+335.5'

EXISTING NORTH STATION

PEDESTRIAN
ENTRANCE

+325.9'

VEHICULAR
ACCESS

SITE A

.8'-0".
PLINTH

SPU UTILITY
EASEMENT

15 - 20' TALL,
SPECIFIC LOCATION
AND ALIGNMENT IS
FLEXIBLE

+331.1'

EAST JOHN ST

SITE C

PEDESTRIAN
ENTRANCE

15'-0" - 20'-0"
PASSTHROUGH

SIDEWALK
(AMENITY AREA)

LEGEND
PROPERTY LINE

APPRX 177'-8"

6'-0"

AREA FOR STOOPS

capitol hill TOD | early design guidance | 14 december 2016

(E) CURB

33'-0"
12'-0" 12'-0"

VEHICLE ENTRY

SIDEWALK

+327.7'

PLANTING STRIP
PLANTING/PARKING

10TH AVE EAST


33'-0"

7'-0"
2'-0"

PLANTING STRIP
PLANTING/PARKING

PROPOSED CURB (DA)


64'

+325.4'

SIDEWALK

(E) CURB

6'-0"
ALIGN WITH STATION

AREA FOR STOOPS

22'-0"
(DA) CURB TO (E) CURB

32'

+324.0'

DA = DEVELOPMENT
AGREEMENT

SOUND TRANSIT
(ABOVE GRADE)

8' 16'

3'-0"

PROPOSED CURB (DA)

ALLOWABLE BUILDING
FOOTPRINT

0
'

5'-0"

CENTERLINE OF STREET

SITE B-NORTH

15'-0" - 20'-0"
PASSTHROUGH
15 - 20' TALL,
SPECIFIC LOCATION
AND ALIGNMENT IS
FLEXIBLE

5'-0"

STATION BOX
(UNDERGROUND)

182'-8"

SITE B-SOUTH

SETBACK (DA)

23'-0"
PL TO (DA) CURB

SETBACK

3'-0"

SPU UTILITY EASEMENT

71'-0"

LIGHT RAIL EASEMENT

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

23

CAPITOL HILL LIGHT RAIL STATION


SITE SPECIFIC GUIDELINES [7.0]
adopted with the Development Agreement (DA), supplemental to all
Capitol Hill Neighborhood Design Guidelines and Citywide Design
Guidelines, which remain applicable.

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

24

DESIGN GUIDELINES [7.0] | site-specific


Capitol Hill Design Guidelines

Capitol Hill Design Guidelines

Capitol Hill Design Guidelines

Light Rail Station Sites Supplemental Guidelines


Vanessa Murdock
DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines EXH B
May 30, 2013
Version #5

Light Rail Station Sites Supplemental Guidelines


Vanessa Murdock
DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines EXH B
May 30, 2013
Version #5

Light Rail Station Sites Supplemental Guidelines


Vanessa Murdock
DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines EXH B
May 30, 2013
Version #5

Introduction

These site specific design guidelines are supplemental to the Capitol Hill Neighborhood Design Guidelines and the
City of Seattle Design Guidelines. They do not repeat guidance already offered in those documents but rather offer
site-specific additional design guidance. These guidelines are drawn from the Capitol Hill Light Rail Station Sites
Urban Design Framework completed in October 2011. They provide design guidance to the development of the
properties acquired by Sound Transit (noted on the map below as Sites A, B, C and D) to build the Light Rail facility
in the vicinity of Broadway and John Street in the Capitol Hill Neighborhood.
The design review of these properties will benefit from the years of intensive planning with the Capitol Hill community
that resulted in the Urban Design Framework, and the Development Agreement that regulates these properties and
establishes special requirements for design quality, building form and public space amenities not required of typical
development. As a result, the design review of these properties is informed by the aforementioned documents and
must be consistent with the Development Agreement. In the case where there is a conflict between the design
guidance offered by the design review board and the Development Agreement, the Development Agreement shall
prevail.

CS1

Natural
Systems and
Site Features

Citywide Guideline:

Use natural systems and features of the


site and its surroundings as a starting
point for project design.

CS2

Citywide Guideline:

Urban
Pattern and
Form

Capitol Hill Site-Specific Supplemental Guidance

Capitol Hill Site-Specific Supplemental Guidance


Adjacent Sites, Streets, and Open Spaces

Energy Use

Consider sustainable design opportunities on site such as:

SITE D

SITE C

SITE B NORTH

E. John St.

SITE B SOUTH

E. Denny Way

10th Ave. E.

Relationship to the Block

Providing individual, advanced meters for every residential unit

Providing publicly visible displays of energy use

Design the Broadway E. faade of site A such that there is a


discernible visual break in the building mass that marks the
pedestrian pass through to the plaza and 10th Ave E. See examples
to the left.

Design the Broadway E. faade of site A such that a pedestrian pass


through between the building and the plaza to the east is provided.
The crossing should be of a highly transparent nature, and be a
prominent feature of building design. Consider the following:

provide a discernable
massing break,
buildings A and B shall be
Enhancing urban wildlife corridors byTocreating
new habitat
for insects
Exhibit
A into two or more separate volumes. Separate volumes shall
articulated
and birds through design and plantings
for green
walls,
and
be
differentiated
at roofs,
the location
of
required
building passthroughs, so
Discernable
Massing
Break
Design
Guidance
that a north principal facade / volume and a south principal facade /
gardens. Maximize use of native species

minimum
differentials
shall
be provided.
Creating habitat through right-of-waying
improvements
and/or
integrated
articulated
into
two or more
separate
volumes. Separate volumes shall
be differentiated at the location of required building passthroughs, so
green roofs and walls
Depth Differential

volume
areacreated
facing
Broadway
Ave.
and 10thAAve.
The be
followTo provide
discernable
massing
break,
buildings
and E.
B shall

capitol hill TOD | early design guidance | 14 december 2016

EXAMPLE A

A
minimum
combined
height
differential
including
the height
plus
the depth
difference
between
the south
principal
facade differand the
Providing publicly visible displays of water
use
ence between the north principal volume and the passthrough area,

Providing shared site-wide systems


greywater reuse, blackwater processing/reuse,
centralized
shared
A minimum combined
height differential
including the height differMaterials
or Composition
Changevolume and the passthrough area,
ence between
the
northadjacent
principal
water cisterns. Provide for potential expansion
with
In
addition
to the
depth and
height differentials,
the north
principal
plus
the height
difference
between
the south principal
volume
and the
properties.
facade
and the
south
facade
shall examples)
have distinct materials or
passthrough
area
shallprincipal
be at least
10. (See

passthrough area shall be 12. (See examples)


plus the height difference between the south principal volume and the
for
rain water
harvesting,
passthrough
area shall be at least 10. (See examples)
Height
Differential

a distinct compositions of materials to further differentiate the north


Reducing flows into the municipal water
system
through stormwater
and south
volumes.
Materials
or
Composition Change
addition
to the depth and height differentials, the north principal
management of building green roofs Inand
walls
facade and
the south principal facade shall have distinct materials or
Design
Departure
a distinctthe
compositions
of materials
further
differentiate
the north
Through
design review
process, to
other
combinations
of architectural
treatments
may be approved instead of the above described discernand
south volumes.
able massing break guidance, subject to approval by the Design Review
Board.
Alternative treatments should provide an equal or greater
Design Departure
massing break
as determined
by theother
board.combinations of architecturThrough
the design
review process,

C S 1 . S i t e - S p e c i f i c N a t u ra l S y s t e m s a n d S i t e F e a t u r e s

2, Supplemental

Exhibit B to DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines ORD

Prin5
cipal
Facade /
Volume
South

Principal
Facade /
6
Volume
North

A minimum combined depth differential including the depth differHeight


Differential
ence between
the north principal facade and the passthrough area,

Combined 10 height differential (5 + 5)

Principal
Facade /
Volume
North

that a north principal facade / volume and a south principal facade /


A
minimum
combined
depth
differential
depth
differvolume
are created
facing
Broadway
Ave.including
and 10ththe
Ave.
E. The
followence
betweendifferentials
the north principal
and the passthrough area,
ing minimum
shall be facade
provided.
plus the depth difference between the south principal facade and the
passthrough
area
shall
be
12.
(See
examples)
Depth Differential

al treatments may be approved instead of the above described discernable massing break guidance, subject to approval by the Design Review
Board. Alternative treatments should provide an equal or greater
massing break as determined by the board.

Exhibit B to DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines ORD

EXAMPLE A
Changes
in materials and textures combined with
sizeable recesses and alterations
in building height
Combined 10 height differential (5 + 5)
create visual massing breaks. 5

Consider sustainable design opportunities on site such as:

1, Supplemental

Facades facing Broadway should reinforce the street edge.

Incorporating building-integrated renewable energy generation,


provide for potential expansion with adjacent properties

Water
Green roofs aid stormwater management

Discernable Massing Break Design Guidance

Nagle Place

Enhance the character of Broadway as one of Capitol Hills most


prominent and vibrant shopping and public main streets.

Integrating new buildings and site with external direct heating/cooling


system(s)

Exhibit A
Consider sustainable design opportunities
on site such as:

SITE A

Plants and Habitat

Broadway E.

Strengthen the most desirable


characteristics and patterns of the
streets, block faces, and open spaces
in the surrounding area.

Principa

l
Combined 12 depth
Facade /
Volume
differential (6Sou
+ 6)
th

An inviting entry feature such as cascading stair or terrace


(especially Site A)

Commercial and retail uses that activate Broadway E. and that


turn-the-corner into the mid-block crossing on Site A.

Using the mid-block crossing as a transition point of building


character, scale or mass.

6
6
Combined 12 depth
differential (6 + 6)

EXAMPLE B
Combined 10 height differential (7 + 3)
3

EXAMPLE B
Principa
Facade l
/
North Volume

Combined 10 height differential (7 + 3)


3

Pr7
incipa
Facade l
/
South Volume

Principa
Facade l
/
North Volume
8

Principa

Facade
Combined 12 depth
/
So h Volume
differential (8 +ut4)

4
8
Combined 12 depth
differential (8 + 4)

C S 2 . S i t e - S p e c i f i c U r b a n Pa t t e r n a n d F o r m

3, Supplemental

Exhibit B to DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines ORD

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

25

DESIGN GUIDELINES [7.0] | site-specific

Capitol Hill Design Guidelines

Capitol Hill Design Guidelines

Capitol Hill Design Guidelines

Light Rail Station Sites Supplemental Guidelines


Vanessa Murdock
DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines EXH B
May 30, 2013
Version #5
Height, Bulk, and Scale

Light Rail Station Sites Supplemental Guidelines


Vanessa Murdock
DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines EXH B
May 30, 2013
Version #5

Light Rail Station Sites Supplemental Guidelines


Vanessa Murdock
DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines EXH B
May 30, 2013
Version #5

Consider design approaches that visually integrate the 10th Avenue


E. frontage with the low-rise multifamily residential context to
the east. Setbacks at the upper levels are a valuable tool to help
accomplish a scale compatible with that across the street.

PL1

Open Space
Connectivity

Citywide Guideline:

Open space should complement


and contribute to the network of
open spaces around the site and the
connections among them.

PL2

Walkability

Capitol Hill Site-Specific Supplemental Guidance

Street facing front entries with small terraces, entry


stairs, a slightly raised first floor, and landscaping.

Citywide Guideline:

Create a safe and comfortable walking


environment that is easy to navigate and
well-connected to existing pedestrian
walkways and features.
Capitol Hill Site-Specific Supplemental Guidance
Safety and Security

Consider design approaches that provide clear, unobstructed


pedestrian links between the station entries, public spaces on E.
Denny Way, and the plaza space across E. Denny Way.
Consider additional pedestrian lighting such as catenary suspended
lighting to enhance the E. Denny Way Festival Street.

Consider including amenity areas on upper levels of structures


around the plaza as well as active uses fronting the plaza that
contribute to eyes-on-the-plaza.

Consider including usable balconies and terraces associated with


individual housing units facing onto the plaza to provide oversight
and contribute to architectural interest facing the plaza.

Consider installing pedestrian lighting such as catenary lighting along


the E Denny Way Festival Street between sites A and C.

Network of Public Spaces


Prominent walkways, wayfinding, and placement of
active uses help draw people into plaza spaces.

Consider design approaches that make new public spaces easily


accessible from existing sidewalks and public areas, and proposed
new light rail station entries.

Consider design approaches to the pedestrian pass throughs of


Site A and Site B in a way that draws the public into the plaza.

Outdoor Uses and Activities

A clear and direct pedestrian link between a facility,


plaza space and adjacent sidewalk area.

Within the plaza, consider


appropriate substructures,
built elements and utility
connections to ensure
the proposed plaza can
be used for Farmers
Markets, performance
and other temporary uses
that provide interest and
activity.

Active uses fronting the plaza

Consider taking
Utility hookups in the plaza allow for street food at
advantage of grade
certain times.
changes between the
plaza level and adjacent
sites to create transitions that can be used for seating or other
amenities.

The grade change where a building faces a plaza


helps with activation and provides places to sit.

C S 2 . S i t e - S p e c i f i c U r b a n Pa t t e r n a n d F o r m

4, Supplemental

Exhibit B to DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines ORD

capitol hill TOD | early design guidance | 14 december 2016

Useable balconies and terraces that provide eyes on


the plaza

PL1. Site-Specific Open Space Connectivity

5, Supplemental

Exhibit B to DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines ORD

Safety and security bolstered by pedestrian lighting

P L 2 . S i t e - S p e c i f i c Wa l k a b i l i t y

6, Supplemental

Exhibit B to DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines ORD

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

26

DESIGN GUIDELINES [7.0] | site-specific


Capitol Hill Design Guidelines

Capitol Hill Design Guidelines

Capitol Hill Design Guidelines

Light Rail Station Sites Supplemental Guidelines


Vanessa Murdock
DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines EXH B
May 30, 2013
Version #5

Light Rail Station Sites Supplemental Guidelines


Vanessa Murdock
DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines EXH B
May 30, 2013
Version #5

Light Rail Station Sites Supplemental Guidelines


Vanessa Murdock
DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines EXH B
May 30, 2013
Version #5

PL3

Street-Level
Interaction

DC1

Citywide Guideline:

Encourage human interaction and activity


at the street-level with clear connections
to building entries and edges.

Project
Uses and
Activities

Capitol Hill Site-Specific Supplemental Guidance


Street-Level Interaction

Consider designing flexible retail spaces facing Broadway to


potentially accommodate either a combination of smaller businesses
or a larger anchor or destination retail tenant.

Citywide Guideline:

Optimize the arrangement of uses and


activities on site.

Architectural
Concept

Citywide Guideline:

Develop an architectural concept that


will result in a unified, functional and
harmonious design that fits well on the
site and within its surroundings.

Capitol Hill Site-Specific Supplemental Guidance

Capitol Hill Site-Specific Supplemental Guidance

Vehicular Access and Circulation

Consider an architectural concept that will contribute to distinct


building design identities that function as a whole.

Consider design approaches that could give a strong form or focus


on site A at the intersection of Broadway E. and E. John St. near
the main (north) station entry without obscuring or competing with
the visual orientation to the transit station entrance. This could be a
prominent retail entry, an architectural expression or other feature.

Consider addressing the grade change between Broadway E. and


Nagle Place in such a way that engages the E. Denny Way Festival
Street.

Consider encouraging activating uses in the ground level faades of


Sites A fronting the plaza to provide eyes on the plaza and during the
day and evening.

DC2

Consider design approaches that encourage vehicles to move


slowly on the private street between E. Denny Way and E. John St.
Consider including urban design elements and softening features
such as pavement treatments, landscaping lighting fixtures, and
other elements that indicate the space is shared among pedestrians,
cyclists, and motor vehicles.

Materials and design help indicate that the space is


shared between pedestrians and vehicles.

Massing

Consider scaling the mass of buildings on sites A and C facing


the plaza and the E. Denny Way Festival Street so as to provide
favorable sun and air exposure to the proposed plaza and Festival
Street.

If proposing setbacks, consider the solar exposure achieved for the


plaza and E. Denny Way Festival Street.

The mass and height of the buildings preserves sun


exposure onto the plaza space.

Retail uses opening onto a publicly accessible place


provides activity.

Example of shared vehicular and pedestrian space


(Photo source: flickr.com, user-La Citta Vita)

Where grade changes along the street, the storefront


is set back to allow caf seating on a plinth that is
raised slightly above the sidewalk level.

Active ground floor retail (photo: myballard.com)

P L 3 . S i t e - S p e c i f i c S t r e e t- L e v e l I n t e ra c t i o n

7, Supplemental

Exhibit B to DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines ORD

capitol hill TOD | early design guidance | 14 december 2016

DC1. Site-Specific Project Uses and Activities

8, Supplemental

Exhibit B to DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines ORD

D C 2 . S i t e - S p e c i f i c A r c h i t e c t u ra l C o n c e p t

9, Supplemental

Exhibit B to DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines ORD

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

27

DESIGN GUIDELINES [7.0] | site-specific


Capitol Hill Design Guidelines

Capitol Hill Design Guidelines

Capitol Hill Design Guidelines

Light Rail Station Sites Supplemental Guidelines


Vanessa Murdock
DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines EXH B
May 30, 2013
Version #5
Secondary Architectural Features

Light Rail Station Sites Supplemental Guidelines


Vanessa Murdock
DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines EXH B
May 30, 2013
Version #5

Light Rail Station Sites Supplemental Guidelines


Vanessa Murdock
DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines EXH B
May 30, 2013
Version #5

A public art display on a vertical element in the


plaza provides a focal point and helps to activate.

Consider design approaches that visually integrate the base of the


building on Site A with the north station entry. Consider extending
design elements from the station into the design of the base of the
building on Site A, especially at the corner of Broadway E. and E
John Street as the building turns the corner onto Broadway E.

Consider dynamic public art, information (potentially transit or train


related) or dynamic displays including movies, green wall treatment,
or public art installations to integrate the central vent shaft facility as
a focal point of the plaza.

Consider exploring architectural features within ground level faades


at the plaza such as recesses, bays, colonnades to ensure interest
and variety.

DC3

Open Space
Concept

Citywide Guideline:

Integrate open space design with the


design of the building so that each
complements the other.

DC4

Exterior
Elements
and Finishes

Capitol Hill Site-Specific Supplemental Guidance

Temporary overhead protection over plaza

Consider the relationship of the plaza to the surrounding buildings


as well as to the E. Denny Festival Street and Cal Anderson Park a
primary design consideration one that will orient and elevate the
design quality of adjacent streets and building faades.

Consider design approaches that are informed but not dictated by


that of the E. Denny Festival Street.

Consider accommodating and not precluding temporary overhead


protection across the plaza.

Anticipate and accommodate infrastructure for future programming of


the plaza such as access to electricity and water.

Citywide Guideline:

Use appropriate and high quality


elements and finishes for the building
and its open spaces.

Capitol Hill Site-Specific Supplemental Guidance

Consider using high quality materials that support pedestrian use and
enjoyment of sidewalks and public spaces, including retail frontages
and building faades.

Consider the following:

A progression of landscape and paving from green and soft at the


park edge to a more urban texture at Broadway

Textures and interest in the ground plane

Places to sit gather and rest

Restrict vehicular access across the plaza to those needed for


servicing site A and Sound Transit access

Explore integration of an artistic, removable weather protection


cover/canopy over the plaza

Curved planters help define the sidewalk. (Photo


source: asla.org

The contrast of materials distinguishes the public


space. (Photo source: Anthony Flint, boston.com)

D C 2 . S i t e - S p e c i f i c A r c h i t e c t u ra l C o n c e p t

10, Supplemental

Exhibit B to DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines ORD

capitol hill TOD | early design guidance | 14 december 2016

DC3. Site-Specific Open Space Concept

11, Supplemental

Exhibit B to DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines ORD

DC4. Site-Specific Exterior Elements and Finishes

12, Supplemental

Exhibit B to DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines ORD

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

28

ARCHITECTURAL MASSING CONCEPTS [8.0]


alternative 1

Alternative 1 is based on the proposal


submitted in response to the Sound Transit RFP.

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

29

alternative 1

overall site [8.0]

ISOMETRIC SITE VIEW LOOKING EAST

SON
NDER

PARK

CAL A

UTH

B SO

C
RTH

B NO
E
HN

JO

E PL

ST

NAGL
ION
STAT

RTH
G NO

AY
W

capitol hill TOD | early design guidance | 14 december 2016

DWAY

BROA

NN

DE

IN

EXIST

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

30

alternative 1

overall site [8.0]

ISOMETRIC SITE VIEW LOOKING WEST

E
JO
HN

ST

RTH
G NO

ION
STAT

TIN

EXIS

RTH

B NO

C
AY
ADW

BRO

ZA
PLA
TING

AVE

B SO

ION
STAT

EXIS

TH
SOU

UTH

10TH

Y
NN

DE

E PL

CAL

capitol hill TOD | early design guidance | 14 december 2016

AY
W

NAGL

K
PAR
N
O
RS

AND

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

31

alternative 1

public realm [8.0]


BROADWAY AVE

DENNY FESTIVAL ST

A - A

SITE C

336.0

BS 334.5

TS 336.0

SITE A

SITE A

330.0

330.0

EXISTING SOUTH STATION

EXISTING NORTH STATION


TS 336.0

330.0

PLAZA

330.0

EXISTING
VENT

329.5

JOHN ST

+330.8

BS 330.0

NAGLE PLACE

NAGLE PL. EXT.

+330.72

SITE B
SOUTH
SITE B SOUTH

SITE B NORTH

+327.65
+327.57

+325

CAL ANDERSON
PARK

10th AVE E

capitol hill TOD | early design guidance | 14 december 2016

20

40

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

32

alternative 1

public realm [8.0]

SITE SECTION A-A

BLDG A
A - ROOF
418' - 5 3/8"

BLDG B SOUTH
A - L 07
407' - 0 3/4"

BS LEVEL 7
397'-11"

NAGEL PL EXT.

A - L 06
396' - 11 1/4"

A - L 04
376' - 8 1/8"

BS LEVEL 6
387'-8"

BS LEVEL 5
377'-5"

10TH AVE

A - L 05
386' - 9 5/8"

PLAZA

BROADWAY

BS ROOF
410'-5"

BS LEVEL 4
367'-2"

A - L 03
366' - 6 1/2"

A - L 02
356' - 8"

+336

EXISTING
VENT TOWER
BEYOND

BS LEVEL 3
356'-11"

+330

+329

BS LEVEL 2
345'-5"
BS LEVEL 1 MEZZ
+325
335'-10"

A - P 01
327' - 0"

A - P 02
316' - 7"

EXISTING
STATION
BOX

A - P 03
307' - 7"

SURROUNDING

AMENITY

UNIT

RETAIL

LEVEL P1
313'-4"

CIRCULATION

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

33

alternative 1

site A [8.0]
118 BROADWAY E., 3021140

ISOMETRIC SITE VIEW LOOKING EAST

SON
NDER

PARK

CAL A

UTH

B SO

C
RTH

B NO
E
HN

JO

E PL

ST

NAGL
ION
STAT

RTH
G NO

AY
W

capitol hill TOD | early design guidance | 14 december 2016

DWAY

BROA

NN

DE

IN

EXIST

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

34

alternative 1
0

15

30

60

118 BROADWAY E., 3021140

PROPOSED
RETAIL ENTRY

PROPOSED
RESIDENTIAL ENTRY

SOUTH RETAIL
336' - 0"

MAIL

BUILDING C, GROUND FLOOR

site A [8.0]

PROPOSED
RETAIL ENTRY

NORTH RETAIL
336' - 0"

EXISTING STATION
PLAZA

SURROUNDING

AMENITY

UNIT

VENT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

35

alternative 1

site A [8.0]
118 BROADWAY E., 3021140

BUILDING A, LEVEL 04
2B

2B

3B

1B
2B

1B

1B

1B

1B

1B

3B

1B

2B

1B

1B

1B

3B

1B

2B

2B

CS2 URBAN PATTERN AND FORM: An inflection in the facade to


suggest the location of a mid-block pedestrian pass through
1

BROADWAY

JOHN ST

BUILDING A, LEVEL 03

DENNY FESTIVAL

NAGLE PLACE

B-south

B-north

10th AVE

2B

2B

1B
2B

1B

3B

1B

1B

1B

1B

3B

1B

2B

1B

1B

1B

3B

BLDG B NORTH

1B

1B

BLDG A

2B

BUILDING A, LEVEL 02

2B

2B

3B

1B
2B

1B

SURROUNDING

120

AMENITY

1B

3B
2B

60

1B

1B

1B

30

1B

1B

1B

1B

1B

3B

1B

2B

N
UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

36

alternative 1

site A [8.0]
118 BROADWAY E., 3021140

BUILDING A, LEVEL 07
2B

1B

1B

1B

2B

2B

1B

1B

1B

1B

1B
2B

1B

1B

2B

2B

2B

BROADWAY

JOHN ST

DENNY FESTIVAL

NAGLE PLACE

PEDESTERIAN VIEW LOOKING AT NORTH STATION ENTRY

B-south

BUILDING A, LEVEL 06
2B

1B

B-north

10th AVE

1B

1B

2B

2B

BLDG A

2B

1B

BLDG C

1B

2B

1B

1B

1B

1B
2B

1B

2B

2B

PLAZA

PEDESTERIAN VIEW LOOKING WEST FROM PLAZA

BUILDING A, LEVEL 05

2B

3B

2B

1B

3B

1B

1B

1B

1B

1B

1B

1B

1B
2B

1B

1B

3B

1B

1B

2B

2B

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

37

alternative 1

site A [8.0]
118 BROADWAY E., 3021140

3B

10.13

1B

3B

10.13

1B

3B

10.13
20.67

E NAGLE PL

A - L 07
407' - 0 3/4"

NAGLE PLACE

B-south

A - L 06
396' - 11 1/4"

A - L 03
366' - 6 1/2"

B-north

10th AVE

A - L 05
386' - 9 5/8"
A - L 04
376' - 8 1/8"

JOHN ST

10.13

1B

DENNY FESTIVAL

2B

85' - 0"

11.43

1B

A - L 02
356' - 8"

MAX ZONING HEIGHT

1B

A - ZONING LIMIT
418' - 6"

E BROADWAY

1B

9.88

LR STATION

PLAZA BEYOND

BROADWAY

BLDG A

A - L 01
336' - 0"

BLDG C

9.00

9.00

9.00

GRADE PLANE - BLDG A


333' - 6"
P 01
327' - 0"
P 02
318' - 0"
P 03
309' - 0"

SECTION LOOKING SOUTH THROUGH SOUTH RETAIL


PEDESTERIAN VIEW LOOKING FROM BROADWAY AVE

10.13

1B

9.00
9.00
9.00

A - L 05
386' - 9 5/8"
A - L 04
376' - 8 1/8"

20.67

E NAGLE PL

A - L 03
366' - 6 1/2"
A - L 02
356' - 8"
A - L 01
336' - 0"

20

40

SURROUNDING

80

AMENITY

B-south

B-north

10th AVE

BLDG A

BLDG B SOUTH

GRADE PLANE - BLDG A


333' - 6"
P 01
327' - 0"
P 02
318' - 0"
P 03
309' - 0"

PEDESTERIAN VIEW LOOKING FROM CAL ANDERSON PARK TO PLAZA

SECTION LOOKING SOUTH THROUGH CROSSTHROUGH


0

JOHN ST

NAGLE PLACE

A - L 06
396' - 11 1/4"

9.88

1B

10.13

1B

A - L 07
407' - 0 3/4"

E BROADWAY

1B

DENNY FESTIVAL

2B

85' - 0"

11.43

1B

MAX ZONING HEIGHT

2B

BROADWAY

A - ZONING LIMIT
418' - 6"

10.13

1B

10.13

PLAZA

LR STATION

N
UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

38

alternative 1

site A [8.0]
118 BROADWAY E., 3021140

BLDG C
BLDG A

BLDG B SOUTH

PEDESTERIAN VIEW LOOKING WEST FROM BROADWAY THROUGH PASSAGE

BROADWAY

JOHN ST

DENNY FESTIVAL

NAGLE PLACE

B-south

B-north

10th AVE

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

39

alternative 1

site C [8.0]
1830 BROADWAY, 3021149

ISOMETRIC SITE VIEW LOOKING WEST

E
JO
HN

ST

RTH
G NO

ION
STAT

TIN

EXIS

RTH

B NO

C
AY
ADW

BRO

ZA
PLA
TING

AVE

B SO

ION
STAT

EXIS

TH
SOU

UTH

10TH

Y
NN

DE

E PL

CAL

capitol hill TOD | early design guidance | 14 december 2016

AY
W

NAGL

K
PAR
N
O
RS

AND

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

40

alternative 1
BUILDING C, GROUND FLOOR

15

site C [8.0]
30

60

1830 BROADWAY, 3021149

E BROADWAY
RESIDENTIAL ENTRY

RETAIL ENTRY

RETAIL ENTRY

SITE A

335' - 0"

RES LOBBY

MAIL

RETAIL

E DENNY WAY

BIKE
STORAGE

E NAGLE PL
CAL ANDERSON PARK
SURROUNDING

AMENITY

UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

41

alternative 1

site C [8.0]
1830 BROADWAY, 3021149

BUILDING A, LEVEL 03

1B

1B

1B

1B

2B

2B

1B

CS1 NATURAL SYSTEMS AND SITE FEATURES: Southeast terraces


positioned to take advantage of a relationship to Cal Anderson Park

3B

2B

3B

2B

BUILDING A, LEVEL 02

1B

1B

1B

1B

1B

2B

3B

BLDG C
2B

3B

2B

S
2B

BUILDING A, MEZZANINE
OPEN TO
BELOW

PEDESTERIAN VIEW LOOKING SOUTH FROM PLAZA

BROADWAY

30

60

SURROUNDING

120

AMENITY

DENNY FESTIVAL

JOHN ST

3B

NAGLE PLACE

B-south

UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

B-north

10th AVE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

42

alternative 1

site C [8.0]
1830 BROADWAY, 3021149

BUILDING A, LEVEL 05

1B

1B

1B

1B

2B

1B

2B

1B

3B

2B

BLDG A

2B

3B

BLDG C

BUILDING A, LEVEL 04

1B

1B

1B

2B

1B

1B

2B

2B

3B

3B

30

60

SURROUNDING

120

AMENITY

BROADWAY

DENNY FESTIVAL

JOHN ST

2B

NAGLE PLACE

B-south

UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

B-north

10th AVE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

43

alternative 1

site C [8.0]
1830 BROADWAY, 3021149

BUILDING A, LEVEL 07

2B

2B

1B

1B

1B

1B

1B

1B

Amenity

2B

1B
S

BLDG A

BLDG C

BUILDING A, LEVEL 06

2B

1B

1B

2B

1B

2B

1B

3B

2B
2B

2B

1
BROADWAY

JOHN ST

DENNY FESTIVAL

NAGLE PLACE

30

60

120

B-south

B-north

10th AVE

SURROUNDING

AMENITY

UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

44

alternative 1

site C [8.0]
1830 BROADWAY, 3021149

C7

1B

2B

1B

2B
3B

6.00

C - L01
335' - 0"

BLDG C

RES LOBBY

12.58

8.92

C - L02
353' - 6"
C - MEZZ
344' - 7"

CAL ANDERSON PARK

2B

E 10TH AVE

1B

E NAGEL PL

3B

PLAZA BEYOND

1B

E BROADWAY

9.50

2B

9.25

C - L03
362' - 9"

2B

9.50

C - L04
372' - 3"

9.50

C - L05
381' - 9"

2B

9.50

15.07

C - MAX BLDG HT
417' - 0"

C - L06
391' - 3"

MAX ZONING HEIGHT

C - GRADE PLANE
332' - 0"
C - P01
326' - 0"

SECTION LOOKING NORTH THROUGH RESIDENTIAL LOBBY

PEDESTERIAN VIEW LOOKING NORTH ON BROADWAY

BROADWAY

20

40

SURROUNDING

80

AMENITY

JOHN ST

DENNY FESTIVAL

85' - 0"

C - MAX BLDG HT
417' - 0"
C - ROOF
415' - 9 7/8"
C - L07
400' - 9"

C10

NAGLE PLACE

B-south

UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

B-north

10th AVE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

45

alternative 1

site C [8.0]
1830 BROADWAY, 3021149

BLDG B SOUTH
BLDG C
BLDG A

EXISTING SOUTH STATION

EXISTING VENT

CAL ANDERSON PARK

PEDESTERIAN VIEW FROM CAL ANDERSON PARK LOOKING WEST


BROADWAY

30

60

SURROUNDING

120

AMENITY

JOHN ST

DENNY FESTIVAL

NAGLE PLACE

B-south

UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

B-north

10th AVE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

46

alternative 1

site B - north [8.0]


118 BROADWAY E., 3021140

ISOMETRIC SITE VIEW LOOKING WEST

E
JO
HN

ST

RTH
G NO

ION
STAT

TIN

EXIS

RTH

B NO

C
AY
ADW

BRO

ZA
PLA
TING

AVE

B SO

ION
STAT

EXIS

TH
SOU

UTH

10TH

Y
NN

DE

E PL

CAL

capitol hill TOD | early design guidance | 14 december 2016

AY
W

NAGL

K
PAR
N
O
RS

AND

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

47

alternative 1
GROUND FLOOR

site B - north

FLOOR PLANS

923 E JOHN ST, 3021177

STATION ENTRANCE

(E) SOUND TRANSIT


VENT SHAFT

2B

2B

1B

1B

2B

NAGLE PLACE EXTENSION


175'-6"
19'-3"

25'-9"

25'-8"

25'-10"

26'-0"

26'-0"

26'-0"

+331.1'

+330.0'

1B

1B

1B

1B

3B

1B

TRANSFORMER

TRASH

18'-3"

ELEC/DATA

38 SPACES

LOBBY

WC
69'-7"

WC

DAYCARE

MAINT

BIKE
STORAGE

3B

1B
S

1B
1B

1B

2B

2B
2B

L
S

L02

2B S

1B
1B

S 1B

1B1B

1BS

1B1B

3B
3B

+330.0
MECH
OFFICE VEST

30

60

120

+327.7'

+325.4'

325

TRANSF.2B
BELOW

24'-0"

+327.5

B SOUTH

E JOHN ST

COMMUNITY ROOM

ELEV EQUIP

13'-4"

SPRINKLER

14'-0"

L03 - 07

+327.5'

+326.1'

+327.4'

+330.0'

10TH AVENUE E
0

15

30

SURROUNDING

60

AMENITY

N
UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

48

alternative 1

site B - north

FLOOR PLANS

1B

1B

8'-0" 8'-0"
CLR CLR

9'-3"

1B

8'-0"
CLR

9'-3"

1B

1B

1B

10'-5" 10'-0" 9'-3"

BN LEVEL 7
387'-5"
BN LEVEL 6
378'-2"
BN LEVEL 5
368'-11"
BN LEVEL 4
359'-8"

2'-0"
3'-0"

10TH AVE EAST

8'-0"
CLR

DAYCARE

BN ROOF
397'-11"

9'-3" 10'-6"

1B

8'-0"
CLR

8'-9"
CLR

E JOHN ST

NAGLE PL EXT

STATION

STATION

8'-0"
CLR

PL

BLDG B-N

PL

SITE A

923 E JOHN ST, 3021177

PARKING

20

BN LEVEL 3
350'-5"
BN LEVEL 2
340'-5"
BN LEVEL 1
330'-0"
BN GP
328'-0"
BN LLFDA
325'-0"

40

80

BROADWAY

BLDG B-S

JOHN ST

BLDG A

DENNY FESTIVAL

BLDG B-N

NAGLE PLACE

B-S

10TH AVE E

capitol hill TOD | early design guidance | 14 december 2016

E JOHN ST

B-N

10th AVE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

49

alternative 1

site B - south [8.0]


118 BROADWAY E., 3021140

ISOMETRIC SITE VIEW LOOKING WEST

E
JO
HN

ST

RTH
G NO

ION
STAT

TIN

EXIS

RTH

B NO

C
AY
ADW

BRO

ZA
PLA
TING

AVE

B SO

ION
STAT

EXIS

TH
SOU

UTH

10TH

Y
NN

DE

E PL

CAL

capitol hill TOD | early design guidance | 14 december 2016

AY
W

NAGL

K
PAR
N
O
RS

AND

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

50

alternative 1

site B - south

GROUND FLOOR

123 10TH AVE E., 3021179

FLOOR PLANS
(E) SOUND TRANSIT
VENT SHAFT

PLAZA

2B
3B

26'-0"

26'-0"

26'-0"

26'-0"

17'-0"

28'-0"

22'-0"

2B

1B

2B

S
S
3B

+328.2'

1B

1B

+328.0

LOBBY
25'-6"

+328.0

1B

2B

1B

2B

2B

1B

TRASH

2B

2B

E DENNY WAY

1B

L03 - 07

+330.0'

327.0'

1B

+330.0'

NAGLE PLACE EXTENSION


UNIT ENTRY

1B

A
PASSAGE

2B

1B

30

1B

1B

1B

1B

1B

B NORTH

37'-4"

1B

1B

BIKE STORAGE

1B

2B

36 SPACES

+325.0'
UP

UP

UP

11% SLOPE

PACKAGE

L02

GARAGE RAMP

60

120

VEHICLE ENTRY

UP

+324.0'

+324.3'

+325.4'

10TH AVENUE EAST

15

30

SURROUNDING

60

AMENITY

N
UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

51

alternative 1

site B - south
123 10TH AVE E., 3021179

BS 85' HL
411'-6"

PL

PL

SITE A

BLDG B-S

12'-6" 3'-6"

10'-0"
CLR

2B

9'-0"
CLR

2B

9'-0"
CLR

2B

9'-0"
CLR

2B

10'-3" 10'-3" 10'-3" 10'-3"


TYP

2B

1B

11'-6"

BS LEVEL 6
385'-3"
BS LEVEL 5
375'-0"
BS LEVEL 4
364'-9"
BS LEVEL 3
354'-6"

15'-0"

BS LEVEL 2
343'-0"
BS LEVEL 1
328'-0"
BS LEVEL 1A
325'-0"
BS LEVEL P1
312'-0"
BS LEVEL P2
303'-0"

16'-0"

PASSTHROUGH

BS LEVEL 7
395'-6"

10TH AVE EAST

18'-0"

2B

9'-0"
CLR

1
PLAZA

DENNY WAY

BS ROOF
408'-0"

9'-6"
CLR

10TH AVE E

NAGLE PL EXT

PLAZA

VENT SHAFT

STATION

BLDG A

9'-0"

PARKING
PARKING

20

BLDG B-S

BS GP
326'-6"

40

80

BROADWAY

DENNY FESTIVAL

JOHN ST

2
NAGLE PLACE

BLDG B-N

B-S

PLAZA

capitol hill TOD | early design guidance | 14 december 2016

B-N
10th AVE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

52

ARCHITECTURAL MASSING CONCEPTS [8.0]


alternative 2 [preferred]

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

53

alternative 2 [preferred]

PLAZA IS THE HEART OF THE PROJECT


PL1 Connectivity
DC2 Architectural Concept
DC3 Open Space Concept

DESIGN PRINCIPLES

FACADES FACING PLAZA REINFORCE


PLACEMAKING AND PROVIDE EYES ON THE PLAZA
PL2 Walkability
PL3 Street-Level Interaction
DC2 Architectural Concept

FACADES FACING PARK STRENGTHEN


CONNECTION TO THE PARK

CRAFT THE FIRST 30 FEET


CS2 Urban Pattern and Form
PL2 Walkability
PL3 Street-Level Interaction
DC4 Exterior Elements and Finishes

ENHANCE MOVEMENT ACROSS SITE


PL1 Connectivity

CS1 Natural Systems and Site Context


DC3 Open Space Concept

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

54

ARCHITECTURAL MASSING CONCEPTS [8.0]


alternative 2 [preferred] - public realm

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

55

alternative 2 [preferred]

public realm | SITE PLAN [8.5]


B - B

A - A

DENNY FESTIVAL ST

SITE C

BROADWAY AVE

SITE A

SITE A

9
6
5

EXISTING NORTH STATION


8

PLAZA
10

EXISTING
VENT

NAGLE PLACE

JOHN ST

EXISTING SOUTH STATION

NAGLE PL. EXT.


7

SITE B
SOUTH
SITE B SOUTH

SITE B NORTH

CAL ANDERSON
PARK
See pages 58-60 for precedent images
capitol hill TOD | early design guidance | 14 december 2016

10th AVE E

20

40

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

56

alternative 2 [preferred]

public realm | SITE SECTION [8.5]

SITE SECTION A-A

BLDG A

+336

10TH AVE

NAGEL PL EXT.

PLAZA

BROADWAY

BLDG B NORTH

EXISTING
VENT TOWER
BEYOND
+332

+331

+329
+325

EXISTING
STATION
BOX

SURROUNDING

AMENITY

UNIT

RETAIL

CIRCULATION

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

57

alternative 2 [preferred]

public realm | SITE SECTION [8.5]

SITE SECTION B-B

BLDG A

10TH AVE

NAGEL PL EXT.

PLAZA

BROADWAY

BLDG B SOUTH

EXISTING
VENT TOWER
BEYOND
+337.5

+336

+331.5
+330

+329
+325

EXISTING
STATION
BOX

SURROUNDING

AMENITY

UNIT

RETAIL

CIRCULATION

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

58

(79) 8x8 tents

(235) people

alternative 2 [preferred]

public realm | DESIGN CONCEPT [8.0]

(53) 8-top tables


(424) people

(225) people

farmers market | (79) 8x8 tents

movie night | (235) people

daily (225) people

market dinner | (53) 8-top tables | (424) people

capitol hill tod | 10.25.16 client meeting

capitol hill tod | 10.25.16 client meeting

capitol hill TOD | early design guidance | 14 december 2016

capitol hill tod | 10.25.16 client meeting

capitol hill tod | 10.25.16 client meeting

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

59

alternative 2 [preferred]

public realm | DESIGN CONCEPT [8.0]


BROADWAY AVE
RETAIL

SITE A

SITE A

EXISTING SOUTH STATION

EXISTING NORTH STATION


FESTIVAL
STREET

EXISTING
VENT

PLAZA

NAGLE PLACE

JOHN ST

SITE C

DENNY FESTIVAL ST

RETAIL

NAGLE PL. EXT.


RESIDENTIAL

SITE B
SOUTH
SITE B SOUTH

SITE B NORTH

RESIDENTIAL

CAL ANDERSON
PARK

10th AVE E

capitol hill TOD | early design guidance | 14 december 2016

20

40

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

60

alternative 2 [preferred]

public realm | CONCEPT PRECEDENTS - RETAIL & RESIDENTIAL [8.8]

caption numbers refer to


site plan on page 55

1
capitol hill TOD | early design guidance | 14 december 2016

4
gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

61

alternative 2 [preferred]

public realm | CONCEPT PRECEDENTS - FESTIVAL STREET [8.8]

caption numbers refer to


site plan on page 55

9
capitol hill TOD | early design guidance | 14 december 2016

10

9
gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

62

alternative 2 [preferred]

public realm | CONCEPT PRECEDENTS - PLAZA [8.8]

caption numbers refer to


site plan on page 55

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

63

alternative 2 [preferred]

site A [8.0]
118 BROADWAY E., 3021140

ISOMETRIC SITE VIEW LOOKING EAST

RK
ON PA

ERS
L AND

CA

UTH

B SO

RTH

OH

EJ

B NO
ST

E PL

NAGL

A
E
AY
W

IO
AT
ST

NN

DE

H
RT

NO

capitol hill TOD | early design guidance | 14 december 2016

DWAY

BROA

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

64

alternative 2 [preferred]

site A [8.0]
118 BROADWAY E., 3021140

ISOMETRIC SITE VIEW LOOKING WEST

E
JO
HN

ST

ON
TATI

TH S
NOR

RTH

B NO

C
AY
ADW

ZA

BRO

PLA

UTH

10TH

AVE

B SO

N
ATIO
H ST

T
SOU

NN

DE

E PL

capitol hill TOD | early design guidance | 14 december 2016

AY
W

CAL

L
NAG

K
PAR
N
O
RS

AND

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

65

alternative 2 [preferred]

DESIGN PRINCIPLES - SITES A & C

upper level units

amenity spaces

figure 1

figure 2

CS1 NATURAL SYSTEMS AND SITE FEATURES: The location of common


recreation spaces are positioned to take advantage of solar exposure and
pleasant near-by and distant views. Level 07 amenity spaces contribute to
the urban context by signalling important relationships to the existing station
entries from a distance. Other amenities (Level 02 central fitness) engage the
plaza and Site A pass through. Blue arrows indicate notches in the facade
designed to allow natural daylight and ventilation into the common corridor
spaces and units providing exterior wall area needed for 2 and 3 bedroom
apartment home windows

CS2 | PL3 - URBAN PATTERN AND FORM | STREET LEVEL


INTERACTION: A 4 street-level setback along Broadway wraps
at the buildings corners. The height of the facade that is setback
extends up to level 03 at the corners, the pass through at Site A and
at adjacent North Station head house. Setbacks on the upper levels
also address the important corner relationships. These inflections
signal an increased significance at important points for the pedestrian
experience, announce entries and provide an identity for different uses
at the street level.

3
2
1

capitol hill TOD | early design guidance | 14 december 2016

figure 3
DC2 - ARCHITECTURAL CONCEPT Sites A and C have a strong relationship to the station entries and
Broadway Ave. The stations are smaller in size when compared to the proposed structures. However, their
stature and importance in the neighborhood as landmarks need to be respected. The adjacent relationship
of the proposed structures in massing and architectural form relate to the idiosyncratic compositions of
the stations. The architectural context of Broadway Ave is diverse. The structures vary in size, use and
expression. There are small, destinations such as Dicks Drive-in, larger institutions like Seattle Central
College, mixed use development and Cal Andersons Park a recreation space. These conditions contribute
to a diverse urban pattern and texture. The proposal is shaped by these situations. By creating 4 separate
masses ranging in size, Sites A and C continues the diverse nature of Broadway having a variety of
experiences and choices.

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

66

alternative 2 [preferred]
0

15

30

60

118 BROADWAY E., 3021140

40.0

BUILDING A, GROUND FLOOR

site A [8.0]

E BROADWAY

BROADWAY EAST

EXIST STREET
TREE, TYP

PROPOSED
RESIDENTIAL
LOBBY ENTRY

PROPOSED
RETAIL ENTRY

PROPOSED
RETAIL ENTRY

RES LOBBY

NORTH RETAIL

ASST MNG

PROPOSED
RETAIL ENTRY

PROPOSED
RETAIL ENTRY

EXISITNG STATION
ENTRY

336' - 0"

MAIL

336' - 0"

336' - 0"

33.0

PROPOSED
RETAIL ENTRY
PROPOSED
RETAIL ENTRY

PROPOSED
EGRESS

E DENNY WAY

FUTURE SECURED
BIKE STORAGE FOR
176 BIKES BY SOUND
TRANSIT - NIC

EXISTING
VENT

PROPOSED
MOVE-IN / MOVE
OUT BELOW SEE P01

324' - 8"

329' - 0"

capitol hill TOD | early design guidance | 14 december 2016

PROPOSED
PARKING
GARAGE AND
SERVICE ENTRY
BELOW

EXISTING NORTH STATION

E JOHN ST

332' - 1 1/2"

WALL MOUNTED
BIKE RACKS, TYP

EDGE OF RETAIL MEZZ ABOVE

18.0
EXIST
CONC
SIDEWALK

336' - 0"

15.0

MNG

SOUTH RETAIL

199.5
EXIST
CONC
SIDEWALK

38.0
RES USE 12.2%

12.7%

76.0
MAX WIDTH - BLDG A

E DENNY

PROPERTY LINE

PROPOSED
RETAIL ENTRY

WALL
MOUNTED BIKE
RACKS, TYP

311.9
STREET FACING FACADE

4.9%

4.0

335' - 3 5/8"

15.0

14.0

100.3

40.0

12.0

326.8

E NAGLE PL

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

67

alternative 2 [preferred]
LOADING BERTH ACCESS

30

60

120

118 BROADWAY E., 3021140

OPEN

OPEN TO BELOW
OPEN TO BELOW

CLASSROOM

CANOPY

CLASSROOM

CANOPY

OPEN TO BELOW

site A [8.0]

RETAIL MEZZ

capitol hill TOD | early design guidance | 14 december 2016

OPEN TO BELOW

RETAIL MEZZ

FITNESS

TRUCK EXIT

OPEN

FITNESS

TRUCK ENTRY

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

68

alternative 2 [preferred]

site A [8.0]
118 BROADWAY E., 3021140

BUILDING A, MEZZANINE
112.3

15.0

199.5

PL3 - STREET LEVEL INTERACTION: 4 setback wrapping


corner & extending up to level three, L02 residential terrace
engaging street and corner increased idenity provided for
retail entires; Please see figure 2, Design Principles, p. 66

6.0

CLASSROOM

4.0
6.0

CANOPY ABOVE

OPEN TO
BELOW

OPEN

CS1 NATURAL SYSTEMS AND SITE FEATURES: A covered amenity


area is positioned to take advantage of solar exposure, near-by view
of the plaza and Cal Andersen Park. An outdoor terrace allows for an
upper level setback from Broadway Ave and E Denny Way.

OPEN TO BELOW

RETAIL MEZZ
FITNESS

EXISTING STATION
PLAZA

VENT

BLDG C
BLDG A

15' - 0"

5' - 8 5/8"

BUILDING A, P01

12.6%

STORAGE

PARK
EXIT/
ENTRY

TRUCK
ACCESS FOR
MOVE IN/ OUT

330' - 0"

VENT

PLAZA

TRANS
VAULT
EXHAUST

PEDESTERIAN VIEW LOOKING NE FROM E


DENNY AND BROADWAY
1
C

4.5%

8.3%

LOADING

EXISTING STATION

BROADWAY

JOHN ST

TRASH RM
MOVE IN/ OUT

DENNY FESTIVAL

23' - 0"

BIKE
LOBBY

RAMP DN
TO P02

323' - 0"

326' - 0"

RAMP DN

24' - 0"

PARKING P01

NAGLE PLACE

B-south

B-north

10th AVE

329' - 0"

30

60

SURROUNDING

120

AMENITY

N
UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

69

alternative 2 [preferred]

site A [8.0]
118 BROADWAY E., 3021140

CS1 NATURAL SYSTEMS AND SITE FEATURES: Blue arrows indicate notches
in the facade designed to allow natural daylight and venational into the common
corridor spaces and units. they provide exterior wall area needed for apartment
home windows. Please See Figure 1, Design Principles Sites A & C p. 66

BUILDING A, LEVEL 03
CS1 NATURAL SYSTEMS AND SITE FEATURES: expression
of a notch on the north facade Pease See figure 1, Design
Principles Sites A & C, p. 66

53.3

2B

2B

1B

1B

1B

1B

1B

3B

27.5

1B

2B

10.0

1B

27.0

80.0

2B

10.0

37.3

4.0

CANOPY BELOW

3B
2B

1B

1B

U1B

U1B

U1B U1B

U1B

U1B

U1B

2B

BLDG A

4.0

28.7

PL3 - STREET LEVEL INTERACTION: 4 setback wrapping


extending up to level three, increased idenity for north retail
entiry and relating to the adjacent station entry; Please see
figure 2, Design Principles, p. 66

BLDG B NORTH

BUILDING A, LEVEL 02
CANOPY BELOW

CANOPY ABOVE

2B

1B

1B

2B

2B

1B

3B

U1B

1B

1B

1B

1B

3B

2B

1B

1B

2B

U1B

U1B

U1B

U1B

U1B

U1B

2B

5.3

4.0

80.0

4.0

6.0

PROPERTY LINE

PEDESTERIAN VIEW LOOKING AT NORTH


STATION ENTRY

BROADWAY

JOHN ST

DENNY FESTIVAL

DC2 - ARCHITECTURAL CONCEPT 2 separate masses sconnected at the pass


through reduces the scale of the proposal on the exterior and provides relief at
a mid point to residents circulating in the building. Please see figure 3, Design
Principles Sitea A & C p. 66

NAGLE PLACE

B-south

B-north

10th AVE

30

60

SURROUNDING

120

AMENITY

N
UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

70

alternative 2 [preferred]

site A [8.0]
118 BROADWAY E., 3021140
CS2 - URBAN PATTERN AND FORM : A mid-block break in the
building mass from grade to roof allowing a pedestrian connection
to the Plaza, B-sites and 10th Ave E beyond. Please see Figure 2
Design Principles Sites A & C p. 66

BUILDING A, LEVEL 05
326.8
10.0

1B

2B

1B

1B

2B

2B

1B

1B

1B

1B

1B

3B

80.0

2B

1B

2B

3B

U1B

U1B

U1B

U1B U1B

U1B

U1B

2B

BLDG C
BLDG A

BUILDING A, LEVEL 04
326.8
48.9

53.3

4.0

23.1

1B

1B

2B

2B

1B + D

1B

1B

1B

1B

3B

PEDESTERIAN VIEW LOOKING FROM


BROADWAY AVE

80.0

2B

1
BROADWAY

1B

3B

2B

U1B

U1B

U1B

U1B

U1B

U1B

U1B

2B

JOHN ST

1B

DENNY FESTIVAL

11' - 6"

2B

NAGLE PLACE

PROPERTY LINE

PL3 - STREET LEVEL INTERACTION: A 4 streetlevel setback combined with a 6 canopy integrated
into the massing. The canopies follow the inflections
of the massing at the street level to announce entries
and street corners.

B-south

B-north

10th AVE

30

60

SURROUNDING

120

AMENITY

N
UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

71

alternative 2 [preferred]

site A [8.0]
118 BROADWAY E., 3021140

BUILDING A, LEVEL R

L02 continuious recesses residential terraces reducing the scale betwen


the porposed structure, the ventialtion shaft and plaza

326.8
(URBAN AGRICULTURE 1,800 SF 6 PEOPLE MAX)

L07 3 bed corner unit with varied roof helps to idenitfy the pass through
from Broadway Ave to the plaza

80.0

ROOF

RES ACCESS
ONLY
DOG WASH
AREA

ROOF / MECH

URBAN AG
ACCESS
ONLY

L01 MEZZ Central Fitnessactivating the plaza

23.5

22.8
(DOG AREA 660 SF
MAX - 44 PEOPLE)

ROOF / MECH

L07 covered amenity contributes eyes-to-the-plaza

BUILDING A, LEVEL 07
112.3

15.0

199.5

NOTE: CLERESTORIES
PER SMC 23.47A.012.C.2
CLERESTORY ABOVE

40.0

AMENITY

1B

2B

2B

1B

1B

1B

1B

1B

3B

BLDG A

BLDG B SOUTH

AMENITY
CANOPY

AMENITY

7.0

6.3

17.8

U1B
1B

2B

U1B

U1B

U1B

U1B

3B

2B

CLEARSTORY
ABOVE

CLERESTORY
ABOVE

DOG AREA ABOVE

16.2

U1B

BUILDING A, LEVEL 06

2B

1B

1B

2B

2B

1B

1B

1B

1B

1B

3B

PEDESTRIAN VIEW FROM CAL ANDERSON


LOOKING NORTH-WEST
BROADWAY

1B

1B

3B

2B

U1B

U1B

U1B

U1B

U1B

U1B U1B

2B

JOHN ST

2B

DENNY FESTIVAL

25.5

80.0

COVERED
GRILL AREA

CLEARSTORY ABOVE

NAGLE PLACE

B-south

B-north

10th AVE

30

60

SURROUNDING

120

AMENITY

N
UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

72

alternative 2 [preferred]

site A [8.0]

PEDESTERIAN VIEW LOOKING SOUTH FROM BROADWAY

118 BROADWAY E., 3021140


BROADWAY

E BROADWAY

85' - 0"

A - L 03
365' - 8"
A - L 02
356' - 2"

MAX ZONING HEIGHT

9.80
9.80

A - L 04
375' - 5 5/8"

9.50

B-north

DENNY FESTIVAL

10th AVE

A - L 05
385' - 3 1/4"

20.17
10.00

75' - 0"

FIRE TRUCK ACCESS

PLAZA

B-south

A - L 06
395' - 0 7/8"

9.80

LR STATION

CS2 - URBAN PATTERN AND FORM: The plaza is connected


from Broadway Ave via a pass through that is open to the
sky from the sidewalk level. Only the resdiential cooridors
connecting the two halves of Site A span the pass through
therefore acting more as a street thats part of the public realm
rather than an enclosed private passage. The resdidential
lobby for Building A activates mid-block corneron south side
wrapping the corner from Broadway Ave. Please see figure 2,
Design Principles Sites A and C p. 66

A - L 01
336' - 0"

A - GRADE PLANE
333' - 6"
A - P 01
326' - 0"
A - P 02
317' - 0"
A - P 03
308' - 0"

PARKING P01
L02 Central FitnessAmenity
wrapping into pass through
9.00

E NAGEL PL

Low Point @ DENNY WAY


329' - 10 1/2" (329.87')

NAGLE PLACE

A - L 07
404' - 10 1/2"

9.80

13.63

A - MAX BLDG HT
418' - 6"

JOHN ST

9.00

PARKING P02
PARKING P03

L01 Mezz central fitness classroom and lounge


Site A - Residential Entry
Central Fitness wrapping from Pass through to Plaza

SECTION LOOKING SOUTH THROUGH CROSSTHROUGH


C10

C7

Secondary Retail entrance


elevator providing public access from parking below

2B

2B

2B

2B

2B

A - L 04
375' - 5 5/8"

PARKING P02
PARKING P03

E BROADWAY

9.50

PARKING P01

10.00

Low Point @ DENNY WAY


329' - 10 1/2" (329.87')

RES LOBBY&
LEASING

9.00

PARCEL

20.17

FITNESS

A - L 03
365' - 8"
A - L 02
356' - 2"

A - L 01
336' - 0"
A - GRADE PLANE
333' - 6"
A - P 01
326' - 0"
A - P 02
317' - 0"
A - P 03
308' - 0"

NAGLE PLACE

B-south

20

40

SURROUNDING

BLDG A
BLDG C
BIKE CAGE

(TO BE PROVIDED
BY SOUND TRANSIT)

80

AMENITY

UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

2
B-north

10th AVE

SECTION LOOKING SOUTH THROUGH FITNESS


0

JOHN ST

9.80

2B

A - L 05
385' - 3 1/4"

DENNY FESTIVAL

2B

A - L 06
395' - 0 7/8"

85' - 0"

9.80

2B

BROADWAY

L07 Amenity Pavillion


MAX ZONING HEIGHT

2B

L01 retail fronting the plaza

A - L 07
404' - 10 1/2"

9.80

2B

9.80

2B

9.00

75' - 0"

E NAGLE PL

FIRE TRUCK ACCESS

PLAZA BEYOND

2B

13.63

L01 MEZZ Central FitnessAmenity wrapping into pass through


A - MAX BLDG HT
418' - 6"

PL2 - WALKABILITY: The pass


through is activated by a central
fitness amenity open to residents
for Sites A,BS and C located on
a mezzanine level above L 01, an
elevator connecting the public from
parking below to the pass though,
secondary retail entrances on the
north and the residential entry to
the south. These uses contribute
to eyes-on-the-plaza and pass
through. Level 02 recessed terraces
along the west edge of the plaza also
contributes.

PEDESTERIAN VIEW LOOKING WEST FROM PLAZA

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

73

alternative 2 [preferred]

site A [8.0]
118 BROADWAY E., 3021140

CS1 NATURAL SYSTEMS AND SITE FEATURES: L07 amenity spaces signaling a landmark idenitfier for
the plaza ; a notch at corridor end of the residenitlal floors reduce the bulk and scale while offering
natural light, ventialation and territorial views; Please see figure 1 Design Principles on p. 66

DC2 ARCHITECTURAL CONCEPT: Upper level units with varing ceiling heights and a vertical notch allowing natural daylight and
ventilation into the residential floos balances the horizontal massing compositiopn of the north station entry. Setbacks at level 01
up to 03 announce the street level entry and provide a datum to the station entry. An additional setback at level 05 allows for a
transion in massing between the two structures. Please see Figure 3Design Principles on p. 66

DC2 SECONDARY ARCHITECTURAL FEATURES: street corner and upper level unit facade design
proposes to create a similarity between the station and mixed-use structure. The potential to
indicate a the stations landmark idenitity from a distance Please see figures 1 and 3 Design
Principles on p. 66

CS2 | PL3 - URBAN PATTERN AND FORM | STREET LEVEL INTERACTION: 4 setback at street level stepping down
along E Denny following the slope to the plaza; setback increased in height at corner entries; residentail terrace
engaging the street on level 02; Please see firgure 2, Design Primciples Sites A and C p. 66

DC2 SECONDARY ARCHITECTURAL FEATURES:


example of a residenial facade with a similarity to
the exisitng station entry

B-north

10th AVE

capitol hill TOD | early design guidance | 14 december 2016

JOHN ST

NAGLE PLACE

B-south

BROADWAY

JOHN ST

DENNY FESTIVAL

DENNY FESTIVAL

BROADWAY

NAGLE PLACE

B-south

B-north

10th AVE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

74

alternative 2 [preferred]

site A [8.0]
118 BROADWAY E., 3021140

PEDESTERIAN VIEW LOOKING EAST AT EAST DENNY WAY

1
BROADWAY

JOHN ST

DENNY FESTIVAL

NAGLE PLACE

B-south

B-north

10th AVE

BLDG A
BLDG C

PL3 - STREET LEVEL INTERACTION: examples of setbacks at the


street level providing oppurtunity for active retail areas. Please see
Figure 2 Design Principles Sites A & C, p. 66

capitol hill TOD | early design guidance | 14 december 2016

DC2 - ARCHITECTURAL CONCEPT: Setbacks


at the street level and upper residential floors
between Sites A and C proposes a unique
oppurtunity for a unified architectural form
between sites at the intersection of Broadway
Ave and E Denny Way while making a variety
of pedestrain experiances consistant with
neighborhood context. Please See Figure 3,
Design Principles Sites A & C p. 66

PL3 - STREET LEVEL INTERACTION: Transporation focused site


features and directional signage such as wall mounted bike racks
offers oppurtunites to be integrated into the street level facade design.

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

75

alternative 2 [preferred]

site C [8.0]
1830 BROADWAY, 3021149

ISOMETRIC SITE VIEW LOOKING EAST

RK
ON PA

ERS
L AND

CA

UTH

B SO

RTH

OH

EJ

B NO
ST

E PL

NAGL

A
E
AY
W

IO
AT
ST

NN

DE

H
RT

NO

capitol hill TOD | early design guidance | 14 december 2016

DWAY

BROA

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

76

alternative 2 [preferred]

site C [8.0]
1830 BROADWAY, 3021149

ISOMETRIC SITE VIEW LOOKING WEST

E
JO
HN

ST

ON
TATI

TH S
NOR

RTH

B NO

C
AY
ADW

ZA

BRO

PLA

UTH

10TH

AVE

B SO

N
ATIO
H ST

T
SOU

NN

DE

E PL

capitol hill TOD | early design guidance | 14 december 2016

AY
W

CAL

L
NAG

K
PAR
N
O
RS

AND

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

77

alternative 2 [preferred]
BUILDING C, P1

15

30

60

site C [8.0]
1830 BROADWAY, 3021149

4.0

N
STI
EXI

178.8

PROPERTY LINE

4.0

E BROADWAY

EDE

GP

BIKES

VAULT
13.5

52.5

10.0

EXIST
CONC
SIDEWALK

14.8

327' - 8 1/2"
25.0

24.2

RESIDENTIAL
ENTRY

33.0

E DENNY

TRASH
ROOM

MAIL

EXISTING SOUTH STATION

3.0%

32.4

E DENNY WAY

STAIR FROM
DAYCARE

325' - 7"

NEL

326' - 0"

GARAGE
ENTRY

TUN

325' - 0"

SITE A

IAN

91.4

31 STALLS

70.2

STR

PARKING P01

33.0

NAGEL PL

25.0

E NAGLE PL

30

60

SURROUNDING

120

AMENITY

CAL ANDERSON PARK

N
UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

hatch indicates that all


but east side of site at
level p1 is below grade

CIRCULATION

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

78

alternative 2 [preferred]

site C [8.0]
1830 BROADWAY, 3021149
south station entry

LEVEL MEZZ

PEDESTERIAN VIEW LOOKING


SOUTH FROM PLAZA

residential entry on Nagel Place

BROADWAY

NAGLE PLACE

B-south

OPEN TO DAYCARE BELOW


OPEN TO BELOW

5
6

OPEN TO BELOW EXTERIOR PLAY AREA

7
1
2B

4
BLDG C

B-north

10th AVE

DC2 - ARCHITECTURAL CONCEPT Sites C has a


strong relationship to the south station entry. The
proposed structure mass is broken into 2 forms with
modulation to relate to the idiosyncratic composition of
the station. Please see figure 3, Design Principles Sites A & C p. 66

EXISTING SOUTH STATION

1B

JOHN ST

2
3
4

DENNY FESTIVAL

BS1
CANOPY BELOW

parking access
40.0

Relationship between retail entries


across E Denny Way

south station head house

EXIST STREET
TREE, TYP

5.0

CANOPY ABOVE

RETAIL ENTRY

NAGLE PLACE

335' - 0"

4.0

335' - 0"
27.0

B-north

59.7

RETAIL ENTRY

E DENNY

61.1

RETAIL

5' - 0"

DAYCARE

33.0

33.0

EGRESS ONLY

OUTDOOR
PLAY AREA

BLDG C

332' - 2"

32.9

B-south

10th AVE

RETAIL ENTRY

STAIR TO
STREET

OPEN TO
BELOW

BLDG B SOUTH

EXISTING STATION

20.7
25.0

31.4

NAGEL PL

60

25.0

CAL ANDERSON PARK

30

SURROUNDING

120

AMENITY

CS1 NATURAL SYSTEMS AND SITE FEATURES:


Level 07 amenity spaces and units contribute
to the urban context by signalling important
relationships to the existing station entries from a
distance. Please see Figure 1 Design Principles
Sites A & C. p 66

BLDG A

DAYCARE

JOHN ST

40.0

335' - 0"

4.0

14.0

WALL MOUNTED
BIKE RACKS, TYP

4.0

DAYCARE
ENTRY

BROADWAY

178.8

EXIST
CONC
SIDEWALK

334' - 6"

PEDESTERIAN VIEW FROM CAL


ANDERSON PARK LOOKING WEST

upper level corner units

BROADWAY

DENNY FESTIVAL

LEVEL 01

BSD

residential entry

N
UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

DC2 - ARCHITECTURAL CONCEPT Site Cs The relationship


of Cal Andersons Park is strengthened by placing the
residential entry off of Nagel Place, fronting the north end of
the open space. Please see Figure 3, Design Principles Sites
A & C, p. 66

L02 residential terrace reducing scale, relating to station entry

CIRCULATION

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

79

alternative 2 [preferred]

site C [8.0]
1830 BROADWAY, 3021149
L 07 Amenity room setback at corner of
Broadway Ave and E Denny Way

BUILDING A, LEVEL 03 - 06
6.0

178.8
CANOPY BELOW

1B

1B

1B

1B

1B

2B

70.4

3B

BLDG A

2B
1B

2B

18.0

127.8

U1B U1B U1B U1B

BLDG C
3B

2B

49.9

BUILDING A, LEVEL 02

1B

1B

1B

34.4 14.1

2B
S

1B

2B

TERRACE

4
61.8

5.0

2B
4.8

3B

31.4

14.5

PEDESTERIAN VIEW LOOKING SOUTH FROM BROADWAY

13.8

19.4

24.4

DC2 - ARCHITECTURAL CONCEPT Sites C has a


strong relationship to the south station entry. The
proposed structure mass is broken into 2 forms with
modulation to relate to the idiosyncratic composition
of the station. Please see figure 3, Design Principles
Sites A & C p. 66

3.6

1
C

BROADWAY

JOHN ST

1B

DENNY FESTIVAL

1B

6.7 7.5

1B

46.5

2B

4.0

5.0

CANOPY BELOW

6.0

178.8
CANOPY ABOVE

NAGLE PLACE

B-south

30

60

SURROUNDING

120

AMENITY

B-north

N
UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

10th AVE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

80

alternative 2 [preferred]

site C [8.0]
1830 BROADWAY, 3021149

BUILDING A, LEVEL 07
29.1
NOTE: CLERESTORIES
PER SMC 23.47A.012.C.2

4' CLERESTORY
ABOVE

MIN 5' SETBACK

6.0

4.0

4' CLERESTORY
ABOVE

4.0

24.1

3B

1B

1B

1B

1B
48.5

1B

U1B U1B U1B U1B

1B

AMENITY

OUTDOOR
TERRACE

17.9

BLDG A

40.0
NOTE: CLERESTORIES
PER SMC 23.47A.012.C.2
4' CLERESTORY ABOVE

2B

3B

6.5

BLDG C

24.6

25.2

PEDESTERIAN VIEW LOOKING EAST FROM BROADWAY


1

JOHN ST

DENNY FESTIVAL

BROADWAY

NAGLE PLACE

B-south

30

60

SURROUNDING

120

AMENITY

B-north

N
UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

10th AVE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

81

alternative 2 [preferred]

site C [8.0]
1830 BROADWAY, 3021149
CS1 NATURAL SYSTEMS AND SITE FEATURES: Site C is adjacent to a surface porkling lot to the south.
This provides a prominent south facadeand entry point when approaching from the Pike Pine section of
Capitol Hill. Upper level setbacks, varied roof heights and a center light court contributes to the facade that
is not an in-fill party wall. Please See Figure 1,Design Principles Sites A & C p. 66
C10

3B

3B

2B

3B

9.58

C - L03
360' - 8"

DAYCARE

8.25

7.83

C - L02
351' - 1"
C - MEZZ
343' - 3"
C - L01
335' - 0"
C - GRADE PLANE
332' - 0"
C - P01
325' - 0"

OUTDOOR
DAYCARE PLAY
AREA

E 10TH AVE

3B

E NAGLE PL

C - L04
370' - 6 3/8"

75' - 0"

3B

3B

C - L07
400' - 1 1/2"

FIRE TRUCK ACCESS

3B

E BROADWAY

C - L05
380' - 4 3/4"

PLAZA BEYOND

3B

9.86

2B

9.86

C - L06
390' - 3 1/8"

3B

9.86

9.86

3B

10.00

DAYCARE

PARKING P01
Low Point @ NAGLE PL
325' - 1 1/2" (325.12')
Top of Ped Tunnel Slab
322' - 0" (322.00')

SECTION LOOKING NORTH THROUGH DAYCARE


CS1 NATURAL SYSTEMS AND SITE FEATURES: South facing outdoor
courtyard for daycare provides a contained and play area off of Broadway
Ave. withviews and access to Cal Anderson Park
BROADWAY

JOHN ST

DENNY FESTIVAL

85' - 0"

C - L07
400' - 1 1/2"

CAL ANDERSON PARK

C - MAX BLDG HT
417' - 0"
16.88

C - MAX BLDG HT
417' - 0"

MAX ZONING HEIGHT

PEDESTERIAN VIEW LOOKING NORTH ON BROADWAY


4'-0" CLERESTORY
HEIGHT ALLOWANCE

C7

NAGLE PLACE

B-south

20

40

SURROUNDING

B-north

80

AMENITY

UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

10th AVE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

82

alternative 2 [preferred]

ARCHITECTURAL CONCEPT | site B - north & south


NON-RESIDENTIAL
(CAL ANDERSON)

BS
TYPE III

BS

TYPE I

BN

BS

RESIDENTIAL
STACKED UNITS

BN

PLAZA

BN

RESIDENTIAL
LOFTS

PASSAGE

TYPE V-A

VERTICAL
ELEMENTS

NON-RESIDENTIAL
(PLAZA)

SERVICE
RELATES TO SERVICE
FUNCTION ON SITE
(VENT & LOADING DOCKS)

NON-RESIDENTIAL
(E JOHN ST)

TYPE I

RESIDENTIAL
STACKED UNITS

figure 1

figure 2

figure 3

CS1 URBAN PATTERN AND FORM: Height, bulk & scale are reduced by
differentiating buildings by construction type.

PL2 WALKABILITY / PL3 STREET-LEVEL INTERACTION: Residential stoops


& entrances break down scale along 10th Ave and create pedestrian friendly
environment at both 10th Ave and Nagle Place Extension. E John St, E Denny
Way and NPE South have non-residential uses to reflect the more public
nature of those streets.

CS1 SITE FEATURES / CS2 URBAN PATTERN AND FORM / DC1 PROJECT
USES AND ACTIVITIES : Service functions are consolidated along NPE facing
site A vehicular & loading access. Vertical elements offer views to city,
Space Needle & Olympics as well as provide architectural cues for placemaking.

SOLID MASSING
NO BALCONIES

BS
BS
BN
BN

BN

BS

SUBTRACTIVE MASSING
INSET BALCONIES

figure 4

figure 5

CS2 URBAN PATTERN AND FORM / DC2 DESIGN CONCEPT: Bulk of B-North
and B-South are reduced by differentiated massing. B-North floor plate is
maximized to accommodate the higher affordable unit count requested by the
Office of Housing. B-South has subtractive balconies to provide modulation.

CS1 SITE FEATURES / CS2 URBAN PATTERN AND FORM: Exterior skin to
be responsive to solar orientation, program and adjacent streets. Street trees
add layering to 10th Ave. B-North and B-South will be differentiated not only
in height but also building mass, fenestration, and materials.

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

83

alternative 2 [preferred]

site B - north [8.0]


923 E JOHN ST, 3021177

ISOMETRIC SITE VIEW LOOKING EAST

RK
ON PA

ERS
L AND

CA

UTH

B SO

RTH

OH

EJ

B NO
ST

E PL

NAGL

A
E
AY
W

IO
AT
ST

NN

DE

H
RT

NO

capitol hill TOD | early design guidance | 14 december 2016

DWAY

BROA

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

84

alternative 2 [preferred]

site B - north [8.0]


923 E JOHN ST, 3021177

ISOMETRIC SITE VIEW LOOKING WEST

E
JO
HN

ST

ON
TATI

TH S
NOR

RTH

B NO

C
AY
ADW

ZA

BRO

PLA

UTH

10TH

AVE

B SO

N
ATIO
H ST

T
SOU

NN

DE

E PL

capitol hill TOD | early design guidance | 14 december 2016

AY
W

CAL

L
NAG

K
PAR
N
O
RS

AND

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

85

alternative 2 [preferred]
GROUND FLOOR

site B - north

FLOOR PLANS

923 E JOHN ST, 3021177

STATION ENTRANCE

(E) SOUND TRANSIT


VENT SHAFT

1B

2B

2B

1B

2B

NAGLE PLACE EXTENSION


175'-0"
15'-0"

26'-0"

26'-0"

26'-0"

26'-0"

26'-0"

1B

30'-0"

1B

1B

1B

1B

2B

3B

+331.1'

+330.0'

2B

1B

1B

W.C.

+328.5'

LOBBY
1B

1B

+328.5'

+328.5'

COMMUNITY
ROOM

W.C.
BIKE
PARCEL STORAGE
44
SPACES
OFFICE

1B

1B

+328.5'

26'-0"

B SOUTH

3B

1B

2B

1B

1B

1B

3B

+328.5'

11'-6"

LAUNDRY

TRANSF.
BELOW

68'-0"

W.C.

E JOHN ST

TRASH

TRANSFORMER

30'-6"

L03 - 07

+328.5'

L02

30

60

120

+327.7'
+325.4'

+325.6'

+326.0'

+326.5'

+326.8

+327.2'

10TH AVENUE E
0

15

30

SURROUNDING

60

AMENITY

N
UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

CIRCULATION

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

86

alternative 2 [preferred]
VISIBILITY FROM BROADWAY

site B - north
923 E JOHN ST, 3021177

CS2 URBAN PATTERN AND FORM


Glazing creates visual break in building mass.

BLDG A

BLDG B-N
CS2 URBAN PATTERN
AND FORM
T.O. Concrete Podium
and Ground floor recess
datum relates to context
and site.

CS2 URBAN PATTERN AND FORM: Precedent for fenestration of


rectangular volume, 19th and Mercer.
STATION

HOLIDAY
APT
(CHH)

E JOHN

ST.

CS2 URBAN PATTERN AND FORM: Precedent for fenestration

BROADWAY

JOHN ST

DENNY FESTIVAL

NAGLE PLACE

B-S

B-N
10th AVE

CS2 URBAN PATTERN AND FORM: Precedent for fenestration of rectangular volume.

capitol hill TOD | early design guidance | 14 december 2016

EXISTING VIEW

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

87

alternative 2 [preferred]
NAGLE PLACE EXTENSION FROM JOHN

site B - north
923 E JOHN ST, 3021177

DC1 PROJECT USES AND ACTIVITIES


Service spaces located away from street front on Nagle
Place.

BLDG B-N

BLDG A
BLDG B-S
PL1 OPEN SPACE CONNECTIVITY / PL2 WALKABILITY : Overhead
lighting marks arrival into identifiable place on Capitol Hill while
enhancing safety, security and pedestrian experience.

STATION
VENT

CS2 URBAN PATTERN AND FORM / DC3 OPEN SPACE CONCEPT:


Paving ties into plaza and marks arrival into identifiable place.

NAGLE PLACE

PL2 WALKABILITY
Residential units provide eyes on Nagle Place.
BROADWAY

JOHN ST

DENNY FESTIVAL

NAGLE PLACE

B-S

B-N
10th AVE

capitol hill TOD | early design guidance | 14 december 2016

SIMILAR CONDITION AT UW HOUSING


Setback at ground level, glazing, paving, back-of-house adjacent
and overhead catenary lights.
EXISTING VIEW

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

88

alternative 2 [preferred]

site B - north
923 E JOHN ST, 3021177

MASSING | ENVELOPE

1B

1B

9'-3" 10'-6"

1B

9'-3"

1B

9'-3"

1B
1B

1B

BIKE STORAGE

6"
3'-0"

1B

10TH AVE EAST

11'-11" 10'-0" 9'-3"

PL

NAGLE PL EXT

STATION

PL

CS2 URBAN PATTERN AND FORM


B-North is differentiated from B-South in floor to floor height, but
also overall building height.

PARKING
PARKING

20

40

BN LEVEL 7
387'-5"
BN LEVEL 6
378'-2"
BN LEVEL 5
368'-11"
BN LEVEL 4
359'-8"

BLDG
A

BLDG
B-S

BN LEVEL 3
350'-5"

COMMUNITY ROOM

BN LEVEL 2
340'-5"
BN LEVEL 1
328'-6"
BN GP
328'-0"
BN LLFDA
325'-0"

10TH AV

STATION

E JOHN S

80

CS2 URBAN PATTERN AND FORM /


PL2 WALKABILITY
Residential units provide human scale
activity to street and relate to character
on 10th Ave.

BROADWAY

JOHN ST

DENNY FESTIVAL

BLDG B-N

BN ROOF
397'-11"

NAGLE PLACE

B-S

PL1 OPEN SPACE CONNECTIVITY


Wide sidewalk provides
unobstructed pedestrian access to
transit station and bus stop.
PL3 STREET LEVEL INTERACTION
Transparent windows encourage
street-level interaction.

B-N
10th AVE

capitol hill TOD | early design guidance | 14 december 2016

EXISTING VIEW

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

89

alternative 2 [preferred]
10TH AVE PEDESTRIAN EXPERIENCE | URBAN GREEN STREET

site B - north

CS1 NATURAL SYSTEMS AND SITE FEATURES The formal landscaped entry
to Cal Anderson Park is reinforced by lining 10th Avenue E with street tress
and plantings to create a boulevard.

923 E JOHN ST, 3021177

BLDG B-N
NEW 4 STORY APT

BLDG
B-S

DC3 OPEN SPACE CONCEPT: Street trees complement established


character on 10th Ave.

HOLIDAY APT
(CHH)

CAL ANDERSON
PARK

10TH AVE

PL1 OPEN SPACE CONNECTIVITY:


Generous sidewalks and plantings
provide unobstructed access to Cal
Anderson Park.

CS2 URBAN PATTERN AND FORM: Ground level units relate to


residential character on 10th Ave.

CS2 URBAN PATTERN AND FORM / PL2


WALKABILITY: Residential stoops and
entries provide human scale appropriate
for residential street.

PL3 STREET-LEVEL INTERACTION:


Clear glass along sidewalk provides visual
access to activity of community center.

BROADWAY

JOHN ST

DENNY FESTIVAL

NAGLE PLACE

B-S

B-N
10th AVE

capitol hill TOD | early design guidance | 14 december 2016

CS2 URBAN PATTERN AND FORM: Precedent for ground


level units.

CS2 URBAN PATTERN AND FORM: Precedent for ground


level units, Expo Apartments.

EXISTING VIEW

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

90

alternative 2 [preferred]

site B - south [8.0]


923 E JOHN ST, 3021177

ISOMETRIC SITE VIEW LOOKING EAST

RK
ON PA

ERS
L AND

CA

UTH

B SO

RTH

OH

EJ

B NO
ST

E PL

NAGL

A
E
AY
W

IO
AT
ST

NN

DE

H
RT

NO

capitol hill TOD | early design guidance | 14 december 2016

DWAY

BROA

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

91

alternative 2 [preferred]

site B - south [8.0]


923 E JOHN ST, 3021177

ISOMETRIC SITE VIEW LOOKING WEST

E
JO
HN

ST

ON
TATI

TH S
NOR

RTH

B NO

C
AY
ADW

ZA

BRO

PLA

UTH

10TH

AVE

B SO

N
ATIO
H ST

T
SOU

NN

DE

E PL

capitol hill TOD | early design guidance | 14 december 2016

AY
W

CAL

L
NAG

K
PAR
N
O
RS

AND

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

92

alternative 2 [preferred]

site B - south

GROUND FLOOR

123 10TH AVE E., 3021179

FLOOR PLANS
PLAZA

26'-0"

26'-0"

(E) SOUND TRANSIT


VENT SHAFT

26'-0"

26'-0"

+328.2'

16'-8"

26'-0"

+329.0'

+330.0'

2B

1B

2B

1B

1B

1B

1B

1B

L07
+330.0'

+330.0'

RESTAURANT/RETAIL

31'-6"

3B

+330.0'

+329.0'

TRASH

UP

LOBBY

3B

UP

E DENNY WAY

2B

1B

23'-6"

NAGLE PLACE EXTENSION


+329.0'

LOBBY
AMENITY

1B

2B

1B

2B

UP
UP

UP

CORRIDOR

UP

24'-0"

1B LOFT

LOBBY
+325.0'

UP

+325.2'

1B LOFT

1B LOFT

1B LOFT

1B LOFT

3B

BIKE STORAGE

+326.0'

5'-0"

2B

1B

1B

1B

1B

1B

48 SPACES
11% SLOPE

1B LOFT

12'-6"

B NORTH

PASSAGE PARCEL

L03 - 06

+324.3'
7% SLOPE

+326.0'

+325.0'

+326.0'

+324.0'

+324.4'

28'-1 1/2"

+324.7'

19'-6"

19'-6"

VEHICLE ENTRY

LOBBY

TERRACE
2B

+325.4'

1B

22'-0"

19'-6"

3B

UP

1B
UP

AMENITY

10TH AVENUE EAST

15

30

SURROUNDING

60

AMENITY

L02

N
UNIT

RETAIL

capitol hill TOD | early design guidance | 14 december 2016

2B

1B

15

3B

3B

30

60

CIRCULATION

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

93

alternative 2 [preferred]

site B - south
123 10TH AVE E., 3021179

PASSAGE AND LOBBY FROM 10TH AVE

CS2 URBAN PATTERN & FORM / PL2 WALKABILITY


Second floor apartments setback to provide generous terrace, providing
activity and eyes on the street. Setback also reduces bulk of building and
creates more comfortable pedestrian realm.

T.O. CONCRETE PODIUM

CS2 URBAN PATTERN & FORM


Midblock passage is used as transition
point between public and private use.

CS2 URBAN PATTERN & FORM / PL3 STREET-LEVEL INTERACTION:


Ground level loft units provide human scale and street level activity.

10TH AVE

PL1 OPEN SPACE CONNECTIVITY


Lobby entrance off 10th Ave glazing
turns corner toward passage.

DC1 PROJECT USES AND ACTIVITIES


Garage ramp under B-N and B-S
consolidated to single curb cut on 10th Ave.

BROADWAY

JOHN ST

DENNY FESTIVAL

NAGLE PLACE

B-S

- RECESSED GARAGE RAMP


- ADJACENT TO PEDESTRIAN ENTRY
- 2 STORY PEDESTRIAN REALM

B-N
10th AVE

SIMILAR CONDITION, UW HOUSING

capitol hill TOD | early design guidance | 14 december 2016

EXISTING VIEW

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

94

alternative 2 [preferred]

site B - south
123 10TH AVE E., 3021179

PASSAGE EXPERIENCE

RESTAURANT/RETAIL

BLDG A

RESIDENTIAL
LOBBY

BIKE LOBBY

BIKE REPAIR
RESTAURANT/RETAIL

ELEV

PARCEL

PL1 CONNECTIVITY
Urban view towards Plaza. Plaza paving
acts as an extension of the plaza, drawing
people in and out the passage.

PL1 CONNECTIVITY
View towards 10th Avenue E, a landscaped residential street. Wood ceiling and green wall
acts as an extension of 10th Ave Green Street filtering to plaza.

DESK

BROADWAY

LOBBY
1B LOFT

VESTIBULE

JOHN ST

1B LOFT

DENNY FESTIVAL

NAGLE PLACE

1
B-S

PASSAGE / LOBBY - LEVEL 01

capitol hill TOD | early design guidance | 14 december 2016

B-N

2
10th AVE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

95

alternative 2 [preferred]
PASSAGE VERTICAL MARKER AT PLAZA SIDE

site B - south

CS2 URBAN PATTERN AND FORM


Building B-north and B-south are differentiated by construction
type, affording a strategic break-up in height, and scale at mid
block.

CS2 URBAN PATTERN AND FORM / PL2 WALKABILITY


Vertical circulation identifies passage and provides strategic
opportunity to break up building bulk. Elevator lobbies at each
level provide eyes on plaza / street.

123 10TH AVE E., 3021179

BLDG B-S

BLDG B-S
BLDG
B-N

VENT

CS2 URBAN PATTERN AND FORM / PL2 WALKABILITY


Precedent for vertical element breaking up building bulk and
providing eyes on plaza / street.

NAGLE PLACE
BROADWAY

PLAZA

JOHN ST

DENNY FESTIVAL

NAGLE PLACE

B-S

B-N

CS2 URBAN PATTERN AND FORM / PL2 WALKABILITY


2nd level apartments set back to offer generous terrace to
residences, providing eyes on the plaza, and reduces massing
bulk.

10th AVE

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

96

alternative 2 [preferred]

3B

2B

3B

2B

1B

3B

3B

20

12'-6" 1'-1"

PARKING

15'-8"

PARKING

8'-4"

PASSAGE

11'-6"

3B

16'-5"

1B

10TH AVE EAST

2B

10'-3" 10'-3" 10'-3" 10'-3"


TYP

1B

19'-5"

14'-5"

40

BS 85' HL
411'-6"

BS ROOF
410'-5"

DC3 OPEN SPACE CONCEPT


Upper level amenity offers views to plaza and park.

BLDG A

BLDG B-S

BS LEVEL 7
397'-11"
BS LEVEL 6
387'-8"
BS LEVEL 5
377'-5"
BS LEVEL 4
367'-2"
BS LEVEL 3
356'-11"

CHS
NORTH
ENTRY

BS LEVEL 2
345'-5"
BS LEVEL 1
329'-0"

BLDG
B-N

VENT

RESTAURANT/RETAIL

BS GP
326'-6"
BS LEVEL 1A
325'-0"
LEVEL P1
313'-4"
LEVEL P2
305'-0"

PLAZA
DENNY WAY

80

BROADWAY

JOHN ST

DENNY FESTIVAL

NAGLE PL EXT

2B

123 10TH AVE E., 3021179

DC3 OPEN SPACE CONCEPT


Plaza is visually & physically connect to Building A & B-South.

BS PENTHOUSE
422'-5"

PL

PL

RELATIONSHIP OF PLAZA TO B-SOUTH

site B - south

NAGLE PLACE

B-S

B-N
10th AVE

capitol hill TOD | early design guidance | 14 december 2016

CS1 NATURAL SYSTEMS AND SITE


FEATURES / PL3 STREET-LEVEL
INTERACTION / DC3 OPEN SPACE
CONCEPT
Library amenity at tree canopy level.
Generous set back at the north west corner
provide opportunities for eyes-on-the plaza
and park, and visible human activity from
plaza.
EXISTING VIEW

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

97

alternative 2 [preferred]
B-SOUTH FACADE LANDMARK FROM PARK

site B - south
123 10TH AVE E., 3021179

DC2 ARCHITECTURAL CONCEPT / DC3 OPEN SPACE CONCEPT


Upper level amenity spaces provide visual unity to the buildings
fronting the plaza and Cal Anderson Park.

PL2 WALKABILITY / CS2 URBAN PATTERN


AND FORM / DC2 ARCHITECTURAL CONCEPT
2nd level terraces suggest more opportunity for
eyes on the street; suggest grander scale for
public realm; and relate to second level
terraces on Buildings A& C

BLDG B-S

BLDG C
BLDG A

BLDG B-N

STATION

E DENNY WAY

E
10TH AV

CAL ANDERSON PARK


CS2 URBAN PATTERN AND FORM
Precedents for fenestration & balconies
PL1 CONNECTIVITY / PL2 WALKABILITY /
PL3 STREET-LEVEL INTERACTION
Precedent (Tallulahs at 19th and Mercer)
for eyes-on-the street and street-level
interaction

BROADWAY

JOHN ST

DENNY FESTIVAL

NAGLE PLACE

B-S

B-N
10th AVE

capitol hill TOD | early design guidance | 14 december 2016

PL1 CONNECTIVITY / PL4 ACTIVE TRANSPORTATION


Widened sidewalk at E Denny Way, and visual
connection to the Capitol Hill Station South Entry,
allows for unobstructed access to transit station.

EXISTING VIEW

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

98

alternative 2 [preferred]

all structures ground floor | SITE PLAN [8.5]

TRASH
ROOM

BIKES

E DENNY WAY

VAULT

E BROADWAY

SOUTH RETAIL

RES LOBBY

NORTH RETAIL

EXISTING NORTH STATION

3.0%

EXISTING SOUTH STATION


EXISTING
VENT

E NAGLE PL
2B

1B

1B

ELEV
1B LOFT

1B LOFT

LOBBY

BIKE
STORAGE

1B LOFT 1B LOFT 1B LOFT 1B LOFT

1B

1B

LOBBY

BIKE
STORAGE

COMMUNITY
ROOM
1B

E JOHN ST

TRASH

TRASH

RESTAURANT/RETAIL

1B

OFFICE

CAL ANDERSON PARK


10TH AVE E

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

99

ARCHITECTURAL MASSING CONCEPTS [8.0]


side-by-side comparison

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

100

alternative 1

side-by-side comparisons [8.3]


BENEFITS:
SITE A Due to residential lobby on the north side of the passage there is a greater potential for market
hall retail on Bldg A-south.
SITE BN Daycare located off quieter residential street.
10th Avenue facade has significant modulation.
SITE BS Building facade facing Plaza is canted open towards Cal Anderson Park.
Residential lobby faces Plaza.
10th Avenue facade has significant modulation.
SITE C East terraces fronting Cal Anderson Park produces a generous setback from Nagle Place / Cal
Anderson Park
Angled facade on Broadway signifies the importance of street corner while gesturing to the
plaza.

DISADVANTAGES:
Buildings were not fully designed during Sound Transit RFP stage and therefore do not have an
overall unified architectural concept.
SITE A Residential Lobby located on the north edge of the pass through reduces area for anchor retail
tenant.
Irregular shape of the residential floor plates less efficient than Alternative 2.
SITE BN Daycare occupies significant area on ground floor needed for affordable units.
Daycare drop-off may disrupt residential neighbors on 10th Avenue.
Cannot accommodate the number of affordable units Office of Housing is requesting for this site.
SITE BS Residential use at ground level adjacent to Plaza will result in window blinds closed for privacy.
Residential floor plate is smaller, resulting in smaller units.
Residential lobby is not on 10th, bike access on 10th.
Modulation on 10th for B-North and B-South appears as though trying to be one buildilng.
Canted plaza facade is hardly perceptible.
SITE C Residential Entry at south end of Broadway Ave disconnected from other sites and the plaza.
irregular shape of the floor plates less efficient than Alternative 2.

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

101

alternative 2 [preferred]

side-by-side comparisons [8.3]


BENEFITS:
Overall the buildings are more unified and have stronger architectural concept.
SITE A Shape and arrangement of residential floors allows for a more efficient organization than Alternative
1. This efficiency results in a structure that better meets the capacity intended by the zone.
Stronger presence of the passage concept (ground to sky ) and allows for more eye-on the
street than Alternative 1.
More sensitive relationship to the north station entry
More variety in scale and uses along Broadway for the pedestrian experience
Daylight, ventilation and territorial views from common areas through-out the residential floors
SITE BN Able to maximize number of affordable housing units to meet current housing crisis.
Less modulation means higher quality materials at first 30 and more operable windows for resident
comfort.
Rectangular volume allows for bold statement and inventive window patterning.
SITE BS Commercial uses facing Plaza and Cal Anderson Park provide activation and security.
Passage is visually distinct due to glazed vertical circulation lobby.
Less modulation on 10th affords greater architectural detail at ground related unit entries.
Much larger units (no studios) and more amenity space (indoor & outdoor) than Alternative 1.
Balconies and shading on south and west facades can help mitigate solar heat gain.
Bike access convenient and more appropriately located off plaza.
SITE C Residential entry off of Nagle Place better connects to Cal Anderson Park and the Plaza while
increasing retail / commercial frontage on Broadway Ave.
More sensitive relationship to the south station entry than Alternative 1
South facade suited for contained day care outdoor play area

DISADVANTAGES:
SITE A Residential Lobby located on the south edge of the pass through reduces sf area of the south retail
space
SITE BN Massing is very boxy.
Units on 2nd floor need careful consideration for visual privacy.
SITE BS Fewer units than Alternative 1.
Units on 2nd floor need careful consideration for visual privacy.
Ground related units on Denny Ave are a bit public.
SITE C Daycare located on Broadway Ave is a permitted use per the zoning but limits street activation in the
evenings.

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

102

alternative 1

SUN STUDIES [8.9]


9am

3pm

Bs

december

september / march

june

Bn

noon

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

103

alternative 2

SUN STUDIES [8.9]


9am

3pm

Bs

december

september / march

june

Bn

noon

capitol hill TOD | early design guidance | 14 december 2016

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership

104