QUEEN ANNE MIXED USE

E A R LY D E S I G N G U I D A N C E
2100 QUEEN ANNE AVE N
EDG | 2017.11.08 | SDCI #3028696 & #6605572
THIS PAGE INTENTIONALLY LEFT BLANK
Tab le of 3.0 DEVELOPMENT OBJECTIVES 7. 0 D E S I G N G U I D E L I N E S
contents Project Information . . . . . . . . . . . . . . . . . 2 Design Guidelines Response . . . . . . . . . . . . 24
Proposed Program . . . . . . . . . . . . . . . . . 2 CS2 Urban Pattern and Form
Design Goals . . . . . . . . . . . . . . . . . . . . . 3 CS3 Architectural Context and Character
PL1 Connectivity

4.0 SITE PLAN PL2 Walkability

Site Survey . . . . . . . . . . . . . . . . . . . . . . 4 PL3 Street-Level Interaction
Existing Site Analysis . . . . . . . . . . . . . . . . 5 DC2 Architectural Concept
Landscape Guidelines
5 . 0 U R B A N D E S I G N A N A LY S I S
Vicinity Map . . . . . . . . . . . . . . . . . . . . . 6 8.0 ARCHITECTURAL CONCEPTS
Site Assets . . . . . . . . . . . . . . . . . . . . . . 7 Urban Design Informants . . . . . . . . . . . . . . 28
Surrounding Community Nodes, Landmarks and Architectural Massing Concept Comparison . . . . 29
Structures . . . . . . . . . . . . . . . . . . . . . . 8
Concept A - Major Minor . . . . . . . . . . . . . . 30
Open Space Network . . . . . . . . . . . . . . . . 10
Concept B - Four Points . . . . . . . . . . . . . . . 34
Transit Network . . . . . . . . . . . . . . . . . . . 12
Concept C - Cottage Rows . . . . . . . . . . . . . 38
Surrounding Land Uses . . . . . . . . . . . . . . . 13
Entry Concepts . . . . . . . . . . . . . . . . . . . 42
Views and Orientation . . . . . . . . . . . . . . . . 14
Sun/Shadow Analysis . . . . . . . . . . . . . . . . 45
Site Photography - Streetscape . . . . . . . . . . . 16
Landscape Concept Design & Imagery . . . . . . . 48
Urban Pattern and Form . . . . . . . . . . . . . . 18
Street Character and Form Language . . . . . . . 20
9.0DEPARTURES
Summary of Compliances and Departures . . . . . 54
6.0 ZONING DATA
Zoning & Overlay Designations . . . . . . . . . . . 22
Code Summary . . . . . . . . . . . . . . . . . . . 23
3.0 DE VELOPMEN T OBJECT IVES
P R OJEC T INFO R M A T I ON
ADDRESS: 2100 QUEEN AVE N (PARCEL A: 1794500895); AND
29 BOSTON ST(PARCEL B: 1794500880)

SDCI PROJECT #: 3028696 & 6605572

ARCHITECT:- DEVELOPER: LANDSCAPE ARCHITECT:

ANKROM MOISAN ARCHITECTS HOLLAND PARTNER GROUP THE BERGER PARTNERSHIP 1ST
AV
E
1505 5TH AVE 1000 DEXTER AVENUE N. 1721 8TH AVE N. N
SUITE #300 SUITE #201 SEATTLE, WA 98109
QU
SEATTLE, WA 98101 SEATTLE, WA 98109 206.325.6877 EE
N
AN
206.576.1600 206.430.5974 CONTACT: TODD BRONK NE
AV
CONTACT: SCOTT CROSBY CONTACT: TOM PARSONS E N

SITE
ST
ON
OST
B
W
P R OPOSE D PRO GR A M
The proposed mixed-use project places 3 and 4 stories of residential occupancy
ST
T
above a street level commercial grocery store with approximately 2 levels of ET
CK
underground parking. CR
O
W

The basic program includes:

nn Approximately 50,000 SF of Commercial Grocery Store

nn Approximately 250 residential units
nn Approximately 154 below grade parking stalls for commercial
nn Approximately 175 below grade residential parking stalls

N
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ENHA NC E U R B A N V I L LA GE
THE DESIGN WILL:
Enhance and expand opportunities for the
community to shop, eat and call home.
Through numerous neighborhood meetings, Picture Perfect
Queen Anne generated a vision of an urban village characterized
by human-scaled, richly-textured streetscapes and building
facades that allow for casual pedestrian interaction in a lighted,
clean and safe environment. Fulfilling this vision, as delineated
by the neighborhood, is a primary development objective.
EX T EN D L OC AL C HARAC TER
THE DESIGN WILL:
Let the friendly, human scale of the existing commercial blocks guide the
design of corners, entries, facades, signage and variation of building heights.
Queen Anne, steeped in history, is known for its prominent location,
with stunning views in all directions, and is a favorite place to call home.
The neighborhood is a rich mix of historic and recent buildings, creating
the vibrant street character that people are drawn to. The genuine love
residents have is a clear indicator that proposed development objectives
should include respect for the existing local character and build upon it.
3.0 DE VELOPMEN T OBJECT IVES
DESIGN GOALS
EXPAND U RBAN EXP ERI ENC E
THE DESIGN WILL:
Contribute to the existing network of public open spaces
that creates the urban experience of Queen Anne.
Every Thursday from June to October, the Queen Anne farmers
market comes alive with locals in a space converted to be an open
space. This and other open spaces within the fabric of building
facades serve as visual respites and places for casual informal
social interaction. A fundamental development objective is to
create a public open space that is a jewel in the chain of open
spaces within the 6 block stretch from W McGraw Street on the
North to W Galer Street to the south of Queen Anne ave. N.
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4.0 SI T E PL AN
SITE SURVEY

80
BOSTON ST.

LEGAL DESCRIPTION:

+388.13
120 +392.68
Parcel A:
Lots 3 through 8, inclusive, and lots 11 to 16, inclusive, block 8, cove addition to Seattle, SINGLE STORY
according to the plan thereof, recorded in volume 1 of plats, page 73, in King County, COMMERCIAL
Washington;

110
Together with the vacated alley in said block, lying north of the north line of Crocket Street

+388.76
and South of the producetion west of the south line of lot 2 in said block 8, vacated by

+389.76
+383.68

+388.68
ordinance number 90931 if the city of Seattle; 100 67

20
QUEEN ANNE AVE. N
except the east 20 feet of the north 20 feet of said lot 11; also
36

1ST AVE. N
except that portion of said vacated alley lying between the production east of the north
line of said lot 11 and a line 20 feet south of and parallel with said north line as conveyed to
the city of Seattle for alley purposes by deed recorded under recording number 5395735.

360
Parcel B:

270
Lots 1 and 2, block 8, cove addition to Seattle, according to the plat thereof recorded in EXISTING
volume 1 of plats, page 73, in King County, Washington.
SAFEWAY STORE
Title Report Reference:
This survey was conducted according to the description shown, furnished by Chicago Title
Insurance Company, order no. 1356422. Dated January 3rd, 2013, the easement shown or
noted hereon relate to this commitment.

74

STATEMENT OF NO EXCEPTIONAL TREES: 256

The ISA Level 2 Basic Tree Assessment and TVSPP completed by Urban Forestry Services, +386.29 +401.64
Inc, dated September 12, 2017, Of 41 significant trees growing in the ROW around the
property known as the Safeway Queen Anne Project, in Seattle, Washington, none of the

80
CROCKETT ST.
trees are considered Exceptional as defined in Seattle DPD-DR 16-2008.

SCALE 1:60
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 2 STORY
COMMERCIAL 4.0 SI T E PL AN

RESIDENTIAL
3 STORY
SINGLE STORY E XIST IN G SIT E AN ALYSIS
COMMERCIAL

SINGLE STORY BOSTON ST. EXISTING CONDITIONS

80
COMMERCIAL 2 STORY
COMMERCIAL Trees line all sides of the property.

+388.13
120 +392.68
The site is currently used for a Safeway grocery store and associated parking.
SINGLE STORY
COMMERCIAL Access to the site currently occurs in (5) locations: two vehicular access
(NOT PART OF PROJECT)
from Queen Anne Ave; one vehicular access from Crockett St, one vehicular

110
access from 1st Ave and one vehicular access from Boston St.

COMMERCIAL
+388.76

3 STORY
ACCESS CONSTRAINTS

+389.76
+383.68

+388.68
100 67
For new developments, the current zoning only allows vehicular traffic to enter and exit from the alley.

20
QUEEN ANNE AVE. N

TRUCK LOADING
SINGLE STORY
COMMERCIAL

36
ACCESS OPPORTUNITIES

1ST AVE. N
Current grocery store truck loading backs up on Queen Anne Avenue into site. A departure is requested
on the preferred option that would allow truck loading on-site, rather than off-street or backing-in.

360
270

EXISTING PROPERTY LINE

SAFEWAY STORE
CURRENT VEHICULAR
ACCESS TO SITE

21
E CURRENT VEHICULAR
UN
-J
ICE CIRCULATION
LST
MIXED-USE

SO
4 STORY

74 MER
SUM
TRUCK LOADING

SUMMER SOLSTICE: JUNE 21

SUNRISE: 4:39AM

256 SUNSET: 7:52PM

+386.29 +401.64
WINTER SOLSTICE: DEC. 21
SINGLE FAMILY
2 STORY

SUNRISE: 7:57AM
80

CROCKETT ST. 1
C. 2 SUNSET: 4:17 PM
- DE
CE
SO LSTI
R
WINTE
TREES
4 STORY
MIXED-USE
5 STORY
MIXED-USE
2 STORY
RELIGIOUS SCALE 1:60
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5.0 URBAN DESIGN ANALYSIS
V ici nity Ma p WALLINGFORD NEIGHBORHOOD

BALLARD-INTERBAY NORTHEND
MANUFACTURING INDUSTRIAL

FREMONT HUB URBAN VILLAGE

BALLARD-INTERBAY NORTHEND
MANUFACTURING INDUSTRIAL

VICINITY
SITE: 2100 QUEEN ANNE AVE N

UPPER QUEEN ANNE

RESIDENTIAL URBAN VILLAGE

UPTOWN URBAN CENTER

BELLTOWN URBAN
CENTER VILLAGE

RESIDENTIAL URBAN VILLAGE

UNIVERSITY DISTRICT NW
URBAN CENTER VILLAGE

URBAN CENTER VILLAGE

URBAN CENTER VILLAGE

URBAN CENTER VILLAGE

UNIVERSITY CAMPUS
SOUTH LAKE UNION

MADISON-MILLER
DENNY TRIANGE

URBAN CENTER

CAPITAL HILL
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 5.0 URBAN DESIGN ANALYSIS
SIT E ASSET S
NEIGHBORHOOD AMENITIES
The development site is located in a commercial
corridor with a variety of neighborhood amenities:

WOLF CREEK
RAVINE NATURAL AREA The northern portion of the Upper Queen Anne

1ST AVE N
W MCGRAW ST Residential Urban Village has a concentrated focus
on shops, restaurants and services.
W MCGRAW ST West Queen Anne and East Queen Anne
neighborhoods are served by these commercial
resources.
LYNN ST Families are drawn to the neighborhood because
QUEEN ANNE
P-PATCH of features like McClure Middle School, with close
proximity to a community center and pool.
A number of playfields are within walking distance
W BOSTON ST of the subject site, including Wolf Creek Ravine
BOSTON ST
Natural Area, Queen Anne P-Patch, East Queen
Anne Playfield and West Queen Anne Playfield.
EAST QUEEN
W CROCKETT ST. SAFEWAY
ANNE
WEST QUEEN CROCKETT ST.
ANNE
5M
W CROCKETT ST. INU
TE
QUEEN ANNE AVE N

SW
MCCLURE AL
MIDDLE SCHOOL KIN
GR
2ND AVE W

AD NEWTON ST
IUS

QUEEN ANNE E. QUEEN ANNE

POOL PLAYFIELD
W HOWE ST
HOWE ST
W. QUEEN ANNE
PLAYFIELD
3RD AVE W
4TH AVE W

1ST AVE W

5 MIN WALKING RADIUS

WARREN AVE N

SITE

2ND AVE N

3RD AVE N
COMMERCIAL CORRIDOR

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5.0 URBAN DESIGN ANALYSIS
SUR ROUND ING COM M U NI T Y NOD E S, L AN D M AR KS, & ST R U C T U R ES

Surrounding uses and structures include an eclectic 15

mix of old and new residential and commercial
developments.

1. QUEEN ANNE FARMERS MARKET

2. TOWNE APARTMENTS / TRADER JOES GATEWAY
3. 7 HILLS APARTMENTS / BARTELL DRUGS 12 11
4. QUEEN ANNE BAPTIST CHURCH / 13
SWEET PEA PRESCHOOL OF THE ARTS
5. PARAGON BAR & KITCHEN 14
6. STORYVILLE COFFEE 6 SITE
7. QUEEN ANNE POOL
8. MCCLURE MIDDLE SCHOOL
9. QUEEN ANNE COMMUNITY CENTER
5 4
10. WEST QUEEN ANNE PLAYFIELD
11. QUEEN ANNE MANOR SENIOR LIVING 2
12. SEATTLE LEARNING CENTER GATEWAY
13. AMERICAN CANCER SOCIETY
14. EAST QUEEN ANNE PLAYGROUND 3
15. P-PATCH COMMUNITY GARDEN
1

- COMMUNITY NODES
7
8

10

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 5.0 URBAN DESIGN ANALYSIS

1 - FARMERS MARKET (EVERY THURS.) 8 - MCCLURE MIDDLE SCHOOL 12 - SEATTLE LEARNING CENTER

2 - TOWNE APARTMENTS / TRADER JOES 5 - PARAGON BAR & KITCHEN 9 - QUEEN ANNE COMMUNITY CENTER 13 - AMERICAN CANCER SOCIETY

3 - 7 HILLS APARTMENTS / BARTELL DRUGS 6 - STORYVILLE COFFEE 10 - WEST QUEEN ANNE PLAYFIELD 14 - EAST QUEEN ANNE PLAYGROUND

4 - QUEEN ANNE BAPTIST CHURCH / 7 - QUEEN ANNE POOL 11 - QUEEN ANNE MANOR SENIOR LIVING 15 - P-PATCH COMMUNITY GARDEN
SWEET PEA PRESCHOOL OF THE ARTS
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5.0 URBAN DESIGN ANALYSIS
OP EN SPA C E NE T W OR K
Surrounding development along Queen Anne Ave N
Open space and street activation -
provides open space in a mix of scale and use.
existing and opportunity.

Opportunity for public open

space and street activation.
QU
EE
N
AN
NE
AV
5 ST
REE
T

E N ON
OST
B
4 1 SITE
1 - STORYVILLE COFFEE OUTDOOR SEATING
T
EE
3 T
ST
R

KET
OC
CR

2
6

1 - BOUNTY KITCHEN OUTDOOR SEATING

2 - FARMERS MARKET (EVERY THURS.)

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 5.0 URBAN DESIGN ANALYSIS

1 - STORYVILLE COFFEE OUTDOOR SEATING 2 - MENCHIES OUTDOOR SEATING 2 - CUPCAKE ROYALE OUTDOOR SEATING 3 - PARAGON OUTDOOR SEATING

3 - HILLTOP ALE HOUSE OUTDOOR SEATING 3 - STARBUCKS OUTDOOR SEATING 4 - HOMEGROWN OUTDOOR DINING 4 - CAFFE LADRO OUTDOOR SEATING

5 - DISPATCH SEATING 5 - GRAPPA, ORRAPIN THAI AND IKIKI SUSHI 5 - FIVE HOOKS FISH GRILL OUTDOOR PATIO 6 - ZEEKS OUTDOOR SEATING

6 - TRADER JOES PLAZA 7 - BETHANY PRESBYTERIAN LAWN 8 - EL DIABLO COFFEE COVERED PATIO 8 - LA REVE OUTDOOR PATIO
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5.0 URBAN DESIGN ANALYSIS
TR ANSIT NETWOR K

TRANSPORTATION:
Bus numbers: 3, 4, 13

QUEEN ANNE AVE N: MCGRAW ST

Major Transit Street (Transit Classification Map) W MCGRAW ST
Minor Arterial Street - provides project access from
the arterial network. (Seattle Transit Classifications 3, 4, 13
Map, Seattle Arterial Classifications Map)
Queen Anne Ave. N is a thriving retail street in LYNN ST
Upper Queen Anne Residential Village, located
north of Downtown Seattle.
3, 4
W BOSTON ST BOSTON ST
BOSTON ST:
Major Transit Street (Transit Classification Map)
Minor Arterial Street - provides project access from
the arterial network. (Seattle Transit Classifications W CROCKETT ST
SITE
Map, Seattle Arterial Classifications Map)
*Per Seattle Arterial Classifications Planning Map CROCKETT ST.
**Per SDOT Seattle Transit Master Plan
13 5M
W CROCKETT ST INU
TE
SW
AL
KIN

2ND AVE W
GR
AD NEWTON ST
IUS
SITE
5 MIN WALKING RADIUS
BUS STOPS
W HOWE ST
MAJOR TRANSIT STREET*
HOWE ST
MINOR ARTERIALS*

QUEEN ANNE AVE N

WARREN AVE N
LOCAL BIKE LANE
3RD AVE W
4TH AVE W

2ND AVE N

3RD AVE N
1ST AVE W

1ST AVE N
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 5.0 URBAN DESIGN ANALYSIS
S urro un din g lan d uses

SINGLE FAMILY RESIDENTIAL

COMMERCIAL/RETAIL/OFFICE

MULTIFAMILY / MIXED-USE RESIDENTIAL

RECREATION / OPEN SPACE

INSTITUTION/EDUCATION/RELIGIOUS
SITE
SURFACE PARKING LOT

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5.0 URBAN DESIGN ANALYSIS
V IEW S A ND OR I E NTA T I ON

SITE

VIEW OUT TO NE CORNER

COMMERCIAL/RETAIL/OFFICE MULTI-FAMILY RESIDENTIAL OFFICE

QUEEN ANNE BAPTIST CHURCH MULTI-FAMILY MIXED USE RESIDENTIAL MULTI-FAMILY MIXED USE RESIDENTIAL

SITE

VIEW OUT TO SW CORNER

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 5.0 URBAN DESIGN ANALYSIS
VIEWS AN D O RIEN TAT IO N

SITE

VIEW OUT TO SE CORNER

QUEEN ANNE BAPTIST CHURCH MULTI-FAMILY MIXED USE RESIDENTIAL

MULTI-FAMILY MIXED USE RESIDENTIAL COMMERCIAL /RETAIL /OFFICE COMMERCIAL COMMERCIAL /RETAIL /OFFICE

SITE

VIEW OUT TO NW CORNER

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5.0 URBAN DESIGN ANALYSIS
SITE PHOTOGR A PHY - S T R E E T S CA P E PROJECT SITE

CROCKETT ST.

QUEEN ANNE AVE. N FACING E CURRENT QUEEN ANNE AVE. N

VEHICULAR ENTRY
EXISTING BUS STOP
EXISTING NEIGHBORING
BUILDINGS TO REMAIN. EXISTING SAFEWAY
BOSTON ST.
NOT PART OF THE PROJECT. GROCERY STORE

BOSTON ST. FACING S

QUEEN ANNE AVE N FACING E

BOSTON ST.

SITE

CROCKETT ST.

ANNE AVE N

1ST AVE N
QUEEN
PROJECT SITE

BOSTON ST. FACING S 1ST AVE. N CURRENT BOSTON ST.

VEHICULAR ENTRY EXISTING NEIGHBORING QUEEN ANNE AVE. N
BUILDINGS TO REMAIN.
NOT PART OF THE PROJECT.
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 5.0 URBAN DESIGN ANALYSIS
S I TE P HOTO GRAPH Y - ST REET SCAPE
PROJECT SITE

1ST AVE. N FACING W

EXISTING SAFEWAY CURRENT 1ST AVE N.
GROCERY STORE VEHICULAR ENTRY

BOSTON ST.
1ST AVE. FACING W

SITE

CROCKETT ST.
CROCKETT ST. FACING N
ANNE AVE N

1ST AVE N
QUEEN

PROJECT SITE

QUEEN ANNE AVE. N

CROCKETT STREET FACING N CURRENT CROCKETT ST. EXISTING SAFEWAY 1ST AVE N.
VEHICULAR ENTRY GROCERY STORE

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5.0 URBAN DESIGN ANALYSIS 1
UR B A N PA TTER N A ND FOR M

Urban Fabric Streescape + Details

Proposed development is informed by surrounding street patterns, the
historic 45 parcel grid, and materiality

Restore urban fabric Tie into historical

1 2 residential pattern

RESIDENTIAL

COMMERCIAL
WINDOW PANE RETAIL BRICK PATTERN FACADE VARIATION - SOLID AND TRANSPARENT

EXISTING SINGLE
45 PARCEL, TYP

FAMILY HOMES

REPAIR
RESIDENTIAL EDGE

REPAIR
URBAN EDGE

SITE
BRICK AND WINDOW RETAIL BRICK WINDOW DETAIL AND SIGNAGE RECESSED ENTRIES AND SIGNAGE

2
Residential Streescape + Details

BRICK AND SCHOOL ENTRY BRICK FACADE BRICK FACADE AND WINDOW REPETITION
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1 5.0 URBAN DESIGN ANALYSIS
Urban Fabric Streescape + Details

BRICK FACADE WITH TOP DETAIL BRICK AND METAL FACADE CANOPIES AND SIGNAGE BRICK RETAIL AND SIGNAGE

PERIMETER SEATING BRICK DETAIL PILASTER WINDOW AND SIGNAGE OPEN SPACE AND SIGNAGE

2
Residential Streescape + Details

PAIRED ENTIRES EQUALLY SCALED HOMES MATURE TREES

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5.0 URBAN DESIGN ANALYSIS
STR EE T C HA RA CT E R A ND FOR M LAN G U AG E

CURB CUT
CURB CUT
CURB CUT

BOSTON ST. FACING N WINDOW SCALE

AND MODULAR OUTDOOR SEATING ON-STREET TWO -STOREY SINGLE -STOREY
PATTERN PEDESTRIAN PROTECTION STREET TREES PARKING MASSING MASSING
BOSTON ST. FACING N

QUEEN ANNE AVE N FACING W

BOSTON ST.

SITE

CROCKETT ST.
CORNER OPEN MODULATION SCALE JUMP STOREFRONT ON-STREET STREET TREES 45 STOREFRONT
SPACE AND MATERIAL IN MASSING SCALE AND MODULAR PARKING MODULAR PATTERN

ANNE AVE N

1ST AVE N
DIFFERENTIATION PATTERN

QUEEN
45 MODULAR

QUEEN ANNE AVE. N FACING W

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 5.0 URBAN DESIGN ANALYSIS
S TREET C HARAC TE R AN D FO RM LAN GUAGE

CURB CUT CURB CUT

1ST AVE. N FACING E

FOUR STOREY HIDDEN PARKING TREE-LINED LOCAL NEIGHBORHOOD ON-STREET SINGLE-FAMILY
BRICK STRUCTURE - 5 SETBACK LOT NEIGHBORHOOD STREET STREET PARKING HOME

BOSTON ST.
1ST AVE. FACING E

SITE
GABLE ROOF
ON-STREET LARGE BAPTIST
STRUCTURE MARKET / RESIDENTIAL STREET ENTRY AWNINGS 3-4 RESIDENTIAL
PARKING SETBACK CHURCH
PARKING GARAGE FLOOR SETBACK
CROCKETT ST. ACCESS
CROCKETT ST. FACING S
ANNE AVE N

1ST AVE N
QUEEN

BRICK
VENEER

CURB CUT
CROCKET ST.FACING S

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6.0 ZONING
Z o n ing & over l ay d e s i gnat i on s
NC1-30 SF 5000
KING COUNTY PARCEL NUMBER PERMITTED USES (23.47A.004)
2100 Queen Anne Ave. N. (Parcel A): 1794500895 Commercial: Retail - Multipurpose; Residential NC1-30
29 Boston St. (Parcel B): 1794500880
FAR (23.47A.013) NC2P-40
CODE: Max Total Mixed-Use Structure: 3.25 (Table B)
Seattle Municipal Code, Title 23 Land Use Code Max Total Single Use: 3 (Table B) NC2-40
Min. Total: 1.5 (Table C)
DESIGN GUIDELINES LR2
Upper Queen Anne Neighborhood PARKING
SF 5000
Design Guidelines Residential: 1 per Dwelling Unit Required* SITE
Commercial: 1 per 500sf Required
ZONING CLASSIFICATION (MAP 88) (*0 Required if determined to be within
Parcel A: Neighborhood Commercial 1,320ft of frequent transit service)
NC2P-40 and NC2-40
Parcel B: Neighborhood Commercial NC2-40 GREEN FACTOR SCORE (23.86.19)
0.30 or higher required (23.47A.016) SF 5000
OVERLAY ZONING (Lot area x 0.30)
Upper Queen Anne Residential Village 79,836 SF x 0.30 = 23,950.8 SF minimum

SITE AREA
Total Lot Area = 79,836 SF (per survey)
Parcel A = 68,952 SF +/-
Parcel B = 10,884 SF +/-
STREET CLASSIFICATION
(Seattle Department of Transportation)
Queen Anne Ave N SF 5000 NC2P-40

Minor Arterials
LR2 NC2-40
Major Transit Street
Boston St
NC1-30 SITE (NC2P-40 and NC2-40)
Minor Arterials
Major Transit Street
Crockett St
(Not listed on SEA Street Classification Maps)
1st Ave. N
Access Streets

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LAND USE CODE SECTION
23.41.012 -
Development Standard Departures
6.0 ZONING
ZO N IN G CO DE SUMMARY
SUMMARY COMPLIANCES REQUESTED DEPARTURES
17.E: Within the Queen Anne Residential Urban Village and neighborhood commercial zones as shown on map C of section Additional 3 ft of additional height is requested for
23.41.012, building height departures up to 3 ft of additional height may be granted if the top floor of the structure is set back at schemes B and C
least 6 ft from all lot lines abutting streets

23.47A.004 - Retail sales, multipurpose - permitted (business establishments limited to 50,000 sf) Proposed retail is to be limited to
Permitted Uses Residential uses - permitted 50,000 sf

23.47A.005.C.1 - Residential uses may occupy no more than 20% of the street-level street-facing facade when in a pedestrian-designated zone, Queen Anne Ave N frontage is +/- 272
Street Level Uses facing a designated principal pedestrian street ft, residential uses will occupy +/- 8%

23.47A.008.A.2 - Blank facade segments between 2 ft and 8 ft above the sidewalk may not exceed 20 feet in width, the total of all segments may Blank facades will meet code
Blank Facades not exceed 40% of the width of the facade along the street
23.47A.008.B.2 - 60% of the street-facing facade between 2 feet and 8 feet above the sidewalk shall be transparent. Street level uses shall have Retail space will have 60%
Non-Residential Use a floor-to-floor height of at least 13 ft and shall extend an average depth of at least 30 ft and a minimum depth of 15 ft from the transparency
street-level street-facing facade
23.47A.008.D - The floor of a dwelling unit located along the street-level street-facing facade shall be at least 4 ft above or 4 ft below sidewalk All dwelling units at street level are
Residential Uses At Street-Level grade or be set back at least 10 ft from the sidewalk. An exception to the standards of this subsection may be granted as a type I setback a minimum of 10 ft from the
decision sidewalk
23.47A.012.A.1 - The height of a structure may exceed the otherwise applicable limit by up to 7 ft, if commercial first floor height is 16 floor to Additional 7 ft of building height
Additional Height floor. The director shall reduce or deny the additional structure height if the additional height would significantly block views from is taken, views are not significantly
neighboring residential structures of any of the following: Mount Rainier, the Olympic and Cascade mountains, the downtown blocked
skyline, Green Lake, Puget Sound, Lake Washington, Lake Union, or the ship canal.

23.47A.012.C - Parapet and other features may extend as high as the highest ridge of a pitched roof or up to 4 ft above the applicable height limit, Parapets, firewalls, stairs and elevator
Rooftop Features whichever is higher. Rooftop features may extend 15 ft (stair and elevator penthouses may extend up to 16 ft) above the applicable penthouses, among others will extend
height limit above the applicable code height
23.47A.013 - The max FAR permitted for a single use is 3, max FAR permitted for all uses on a lot is 3.25. The min FAR is 1.5. All underground Proposed FAR is below the max FAR
Floor Area Ratio stories and all portions of a story that extend no more than 4 ft above existing or finished grade, whichever is lower, are excluded
from FAR
23.47A.016 - Landscaping that achieves a green factor score of 0.3 or greater is required. Street trees are required, existing street trees shall be Landscaping and street trees will be
Landscaping Standards retained unless the director of transportation approves their removal provided per code

23.47A.024 - Amenity areas, not enclosed, are required in an amount equal to 5% of the total gross floor area in residential use Amenity space equal to, or greater
Amenity Area than, code min will be provided

23.47A.032.A & 23.48.085 - Access to parking and loading shall be from the alley if the lot abuts an improved alley and use of the alley for parking and loading Loading and parking access are A second parking access curb cut is requested on
Parking Location and Access access would not create a significant safety hazard as determined by the director. If alley access is infeasible, the director may provided from the existing alley Crockett St. The development team is working with
allow street access. If a lot abuts more than one right-of-way, the location of access for parking and loading shall be determined by SDCI to determine if departure required. If yes,
the director, depending on the classification of rights-of-way departure will be sought for all three options.

23.54.015 - Parking for non-residential uses : Sales and services, min 1 parking space for each 500 sf Proposed non-residential and
Required Parking Parking for residential uses: Multifamily, min 1 parking space per dwelling unit residential use parking will meet code
No min residential parking is required within an urban village if the residential use is located within 1,320 feet of a street with
frequent transit service

23.54.030 - For two way traffic, the min width of curb cuts is 22 ft, the max width is 25 ft, except that the max width may be increased to 30 ft A 38-6 curb cut is requested on Boston St, adjacent to
Parking Access if truck and auto access are combined. A curb cut flare with a max width of 2.5 ft is permitted on either side of curb cuts the existing alley to accommodate truck loading on-site.

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7.0 DESIGN GUIDELINES RESPONSE
CS 2 URBA N PAT T E R N A ND FOR M C S3 AR C H I T EC T U RAL C ONTEXT aND C HARAC TER
Strengthen the most desirable forms, characteristics, and patterns of the streets, Contribute to the architectural character of the neighborhood.
block faces, and open space in the surrounding area.

CORNER LOTS STREETSCAPE COMPATIBILITY

This project has three corner conditions, two of which have gateway designations
in the Queen Anne Streetscape Plan:
Queen Anne Ave and Crockett (Gateway to the west of Queen Anne Ave
N) - The Queen Anne Ave N gateway corner will be a visual anchor for the
site as the main retail entry (in concepts A and C) or minor entry but with
retail presence (concept B).
Crockett Street and 1st Avenue N - The Crockett and 1st Ave N corner will
be a quieter node given a single family homes that overlaps the site and a
row of homes to the south.
Boston Street (Gateway eastward towards Queen Anne Avenue N) - The 1st
Avenue N and Boston St corner will have a vertical expression as a gateway
marker and makes reference to other nearby commercial building heights.
HEIGHT, BULK AND SCALE COMPATIBILITY
This project minimizes the impact of height, bulk and scale utilizing the following
strategies:
A guiding principle behind mitigating the building bulk is the 45ft parcel
module on this site referencing the historic lot lines. The block to the west
expresses a 45ft module by, in some cases, grouping the parcels (3x45 or
2x45) or single occupancy buildings at 45ft wide.
In the proposed project, there are six parcels of 45ft facing Queen Anne
Avenue N, and every 45ft signals a change in the faade of some kind.
The facade change could be a modulation of wall planes, rhythm of solid
or glazed materials, or a change of use. This approach relates and connects
the building faade to the existing and historic fabric of this block.
To reflect diversity of architectural shapes and styles, the preferred option
utilizes the following strategies:
Existing older buidlings on the block will serve as datum lines for architectural
features such as window heads or massing changes.
Sidewalk widths will vary on the projects perimeter
Street improvements will include pedestrian accessories such as bike racks,
safety features such as pedestrian-scaled street lamps and new landscaping.
ARCHITECTURAL CONTEXT
The preferred option contributes to the architectural character of the
neighborhood through the use of these strategies:
Along Queen Anne Ave. N. incorporation of a bay rhythm defined by
structural components, large expanses of glass and canopies approximately
the length of the 45ft parcels reminiscent of historic
precedent/patterns
Modulation and material differentiation at a height equal to the datum line STREET FRONTAGE
of period adjacent buildings on the block.
Maintaining the existing mature trees along Crockett St and 1st Ave N
reinforces their quiet nature and residential pace.

TOP FLOOR SETBACK

To increase natural light on the street, reduce apparent height of a new building
and preserve the feel of smaller-scale commercial buildings, this project requests
the departure for:
The additional building height of 3ft by providing a minimum of 6ft setback
from the street side of the top floor. MASSING SETBACK
CONTEXT DATUM LINES

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PL1 C ONNE CT I V I T Y
Compliment and contribute to the network of open spaces around the site and
the connections around them.
PEDESTRIAN OPEN SPACE AND ENTRANCES
To accommodate outdoor seating, serve as public gathering area, and provide
greenery along the streetscape, the project proposes the following strategies:
To incorporate a public space at the entry of the grocery entrance.
Concepts A and C pull back the corner to widen the sidewalk substantially
and provide space for social interaction. The main entry to the grocery store
would occur here, as well as outdoor seating. This public open space will
compliment the Farmers Market activity and be accessible to this popular
community event
Concept B proposes a mid-block open space, which would include the
grocers main entry and outdoor seating.
The two blocks to the south have open spaces along Queen Anne Ave N,
and this project proposed to continue and enhance the network of open
spaces along Queen Anne Ave N.
CONTEXT DATUM LINES
7.0 DESIGN GUIDELINES RESPONSE
P L 2 WAL KABI L I TY
Create a safe and comfortable walking environment that is easy to navigate and
well-connected to existing pedestrian walkways and features.
PEDESTRIAN OPEN SPACE AND ENTRANCES
The preferred option contributes to the walkability of the neighborhood
through the use of these strategies:
Providing transparent interactive retail spaces.
A recessed daylit public open space at the corner as part of the retail entry
experience.
Canopies that provide weather protection and shading at the grocery entry
as well as smaller alcove spaces that foster informal interaction among
pedestrians.
Intermittent setbacks of the building from the property line along Queen
Anne Ave N creating wider sidewalks, variety and visual interest
No curb cuts along Queen Anne Ave. N and 1st Ave North.
Furniture zones provide street accessories for pedestrian to sit and socialize.
The first forty feet of the facade provides an appropriate and legible scale
for safe and comfortable walkability. CANOPY
PERSONAL SAFETY AND SECURITY
The proposed site plan reduces the existing quantity from (5) curb cuts to
(2) curb cuts, removing curb cut from Queen Anne Ave N and 1st Ave N.
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7.0 DESIGN GUIDELINES RESPONSE
P L3 STREE T-LE V E L I NT E R A CT I ON
Encourage human interaction and activity at the street level with clear connections
to building entries and edges.
To encourage human interaction and activity at the street level, the project
integrates the following strategies:
HUMAN ACTIVITY
The proposed public open space at street level creates the node for people
to gather, enjoy coffee or a lunch together, and people-watch on Queen
Anne Avenue N.
The preferred option uses modulation and transparency to give the
appearance of multiple storefronts.
PEDESTRIAN OPEN SPACE AND ENTRANCES
The facade adjacent to the public space will incorporate storefront elements
to provide a direct connection to the sidewalk.
The ground floor of the project is one retail tenant, but the building facade
uses the 45ft property parcels as a starting point for facade variation. Every
45ft a change will occur in the facade modulation, which is further reduced
with the rhythm of windows, awnings and entries to reinforce human scale.
Retail uses will be adjacent to the sidewalks to activate the facade, provide
display for merchandise and window shopping from the sidewalk.
RESIDENTIAL STOOP
STREETSCAPE COMPATIBILITY
The proposed residential units on 1st Ave N are consistent with the
community value of ground floor residential uses.
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DC 2 ARC HI TEC TU RAL C ONC EP T
Develop an architectural concept that will result in a unified and functional design
that fits well on the site and within its surroundings.
ARCHITECTURAL CONCEPT AND CONSISTENCY
The preferred concept provides a unified and functional design that compliments
neighborhood character through the use of these strategies:
Distinctive corner features such as a public space at street level with corner
units above on Queen Anne Ave N and Crockett St.
Distinctive corners on 1st Ave. N compliment a reduced scale at the street
level. This approach acknowledges the single family homes across the
street, then sets up the rhythmic bay windows of rowhouses on 1st Ave N.
Materials, detail and texture that defines the street level experience will
follow the 45ft property module. It will be combined with small scale
signage and window modules inspired by historic patterns.
A distinctive corner at Boston St and 1st Ave N features vertical element of
corner windows as a gateway marker and facade shifts as a reference and
visual connection to existing buildings such as the Northfield Building on
the west edge of the alley.
HUMAN SCALE
The preferred concept will provide a structure with fine grain details, using
form and materials to enhance the pedestrian experience and contribute to
the overall appeal of the Queen Anne neighborhood.
 10.0 L ANDSCAPE
L OC A L DE SI G N G UI DA NCE
7.0 DESIGN GUIDELINES RESPONSE
ueen Anne Avenue Street Design Concept Plan
La nd sc a p e d e s i gn r e s p on se
Function like neighborhood village center
Sidewalks consistent with typical SDOT 2x2 scoring
Replace trees where missing & landscape tree pits
Streetscape elements grouped to foster social interaction
Bus stop amenities
SDOT QUEEN ANNE AVENUE STREET DESIGN CONCEPT PLAN PICTURE PERFECT QUEEN ANNE
Site furnishings - bike parking, trash / recycling, newspaper racks, pedestrian-scaled lighting
Function like neighborhood village center Corner lots - community node
Expandable tree pits
Sidewalks consistent with typical SDOT 2x2 scoring Include landscaping, community
Replace trees where missing & landscape tree pits Trees along Queen Anne Avenue N - Pacific Sunset Maple & Norwegian
Queen Anne Neighborhood Design Guidelines
Streetscape Sunset Maple
Corner lots - community nodeelements grouped to foster social interaction
Bus stop amenities information kiosks Intersection of Queen Anne Avenue N & Crockett Street - strengthen this
Public art, landscaping, community
connection and reflect transition of commercial to residential
Site furnishings
Streetscape - consistent - bike parking,
& high quality. Includetrash / recycling, newspaper racks,
elements:
- Consistentpedestrian-scaled
fixture lighting
This master plan recommends extending the streetscape amenities proposed for
Expandable
- Pedestrian-scale tree pits
lighting Queen Anne Avenue one block east along Boston Street.
- Hanging planters
UPPER QUEEN ANNE NEIGHBORHOOD DESIGN GUIDELINES
- Benches
Corner lots - community node
- Bike bollards
Streetscape
- Compact deciduous -trees
consistent & high quality. Include elements:
- Curb bulbs
- Consistent lighting fixtures
Wider sidewalks - Pedestrian-scale lighting

Focus on ground-level plantings - Hanging
to meetplanters
Green Factor
-
Landscaped entries Benches
- Bike bollards
Emphasize entries and corners with special plantings or planted containers in conjunction
- Compact deciduous trees
with decorative

paving, sculpture, lighting
- Curb bulbs
Mostly evergreen plants
Wider sidewalks
Lush landscape, interesting detail in amenities
Focus on ground-level plantings to meet Green Factor
Landscaped entries
Perfect Queen Anne
Emphasize entries and corners with special plantings or planted
Corner lots - community node
containers in conjunction with decorative paving, sculpture, lighting
nclude public art, landscaping, community
Mostly evergreen plants
Trees along Queen Avenue N - Pacific Sunset Maple & Norwegian Sunset Maple
Lush landscape, interesting detail in amenities
ntersection of Queen Anne Avenue N & Crockett Street - strengthen this connection and
reflect transition of commercial to residential
Recommends extension of streetscape amenities proposed for Queen Anne Avenue one
block east along Boston Street.

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8.0 ARCHI T ECT UR AL MASSING CONCEPTS

UR BAN D ESIG N I N F ORMA N T S

PATTERN: PATTERN: NEIGHBORHOOD PATTERN:

VARIOUS SCALES GATEWAYS AND PUBLIC SCALE JUMP OFF
ON MAIN STREET OPEN SPACES MAIN STREET

A . MA JOR MIN OR B . FOUR POINT C . C OTTAG E ROWS

URBAN DESIGN INFORMANTS URBAN DESIGN INFORMANTS URBAN DESIGN INFORMANTS

nn SCALE AND MASS ALONG MAIN STREET nn EXISTING NEIGHBORHOOD GATEWAYS AND PUBLIC OPEN SPACES nn SCALE JUMP AND TRANSITION WITHIN BLOCKS
nn EXISTING MAIN STREET EDGES AND FRONTAGES nn CIRCULATION PATTERN AND FLOW nn DIVERSITY OF NEIGHBORHOOD SCALE AND PATTERN
nn 45 MODULAR OF STOREFRONTS nn 45 MODULAR OF STOREFRONTS nn CHARACTER OF ADJACENT STREETS
nn 45 MODULAR OF STOREFRONTS

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 8.0 ARCHI T ECT UR AL MASSING CONCEPTS

ARC HI TEC TU RAL M AS S I NG CO N CEPT CO MPARISO N

URBAN
GATEWAY

QUEEN ANNE
QUEEN ANNE

QUEEN ANNE

1 ST AVE
1 ST AVE
1 ST AVE

MAJOR MINOR
GATEWAY GATEWAY

NEIGHBORHOOD

A . MA JOR M I NOR B . F O U R P OI NT C . C OTTAG E ROWS - P R E FE R R ED SCHEM E

OPPORTUNITIES OPPORTUNITIES OPPORTUNITIES
Corner is eroded at the intersection of Queen Anne Ave N and Center portion of the block is eroded on Queen Anne Corner is eroded the intersection of Queen Anne Ave N and Crockett
Crockett St to provide a public open space Ave N to provide a public open space Street providing a welcoming and activated public open space
The Queen Anne Ave N faade incorporates a 45ft building The Queen Anne Ave N faade incorporates a 45ft building With open space parallel to both Queen Anne Ave N and
massing breakdown to reflect the historic lot sizes massing breakdown to reflect the historic lot sizes. Crockett St, there is direct visual connection to the Farmers
Market to the west and street life activity to the south
CONSTRAINTS CONSTRAINTS Grocery store entry to be interative with the streetscape
Facade makes minor moves with offset planes on Queen Anne Ave N Public open space has no direct visual connection to Farmers Market Corner setback and no steps to the grocery store
Public open space does not allow opulent activation and programming Public open space location provides no activation on Crockett St widens the sidewalk along Queen Anne Ave N
Upper building massing has no residential bays Mid-block location has less direct sun exposure than a Corner allows for greater connection to active urban intersection
There is little relief on the northern 1st Ave N facade corner open space, and is blocked by the corner massing form and provides an efficient successful interior configuration
Not utilizing the 3ft additional height results in a facade Grocery program of in-to-out activation is compromised with Corner open public space receives west and south light
with no 6ft setback to reduce the scale facing the street mid-block erosion; difficulty programming transparency The Queen Anne Ave N faade incorporates a 45ft building
Not utilizing the 3ft additional height results in a lower grade Grade along Crockett St does not allow direct entry to massing breakdown to reflect the historic lot sizes,
level for residential units on the southeast corner, partially burying grocery; open space will be boxed in by ramp and stairs complimented by residential projecting bays
one level as much as 5ft until the grade rises to the north on 1st Ave N
DEPARTURES DEPARTURES
DEPARTURES (See Section 09) (See Section 09)
(See Section 09) 3ft additional height 3ft additional height
Pursuing SDCI exception for an additional curb cut on Crockett St, or Pursuing SDCI exception for an additional curb cut on Crockett St, or Pursuing SDCI exception for an additional curb cut on Crockett St, or
departure if necessary departure if necessary departure if necessary
Curb cut wider than 30ft on Boston St Curb cut wider than 30ft on Boston St Curb cut wider than 30ft on Boston St
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8.0 ARCHI T ECT UR AL MASSING CONCEPTS
A . MA JOR MIN OR
NEIGHBORHOOD
SCALE
CONCEPT DISTINCTION:
Massing with large plane offsets, two-building residential

QUEEN ANNE

1 ST AVE
expression, corner commercial entry and public space.
Facade offsets on Queen Anne Ave N SOFT-SCAPE
HARD-SCAPE QUIET
ACTIVE
ARTERIAL LOCAL

RESPOND TO
NEIGHBORHOOD
SCALE AND PATTERN

CORNER PUBLIC
OPEN SPACE

QUEEN ANNE AVE. N SIDE 1ST AVE. N SIDE

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 4
8.0 ARCHI T ECT UR AL MASSING CONCEPTS
A . MAJO R MIN O R
BOSTON ST. BOSTON ST.

88'-8"

RESIDENTIAL
AMENITY

124'-6"
86'-0"

QUEEN ANNE AVE. N

QUEEN ANNE AVE. N

RESIDENTIAL
ENTRY

37'-3"

1ST AVE. N
1ST AVE. N
ROW HOUSES ON 1ST AVE

360'-0"
SAFEWAY

270'-0"

126'-0"
32'-6" 38'-0"
2

185'-3"
3
1 24'-0"

45'-0"
CROCKETT ST.
253'-0"
TRANSPARENT RETAIL FACADE
CROCKETT ST.

SITE PLAN LEGEND TYPICAL RESIDENTIAL LEVEL

SCALE: 1=80 ONE STORY RESIDENTIAL UNITS SCALE: 1=80
MULTI-STORY RESIDENTIAL UNITS
VEHICULAR ACCESS RESIDENTIAL AMENITY SPACE
SAFEWAY RETAIL SPACE
SAFEWAY PEDESTRIAN ENTRY
OPEN SPACE / ROOF
ACTIVE PUBLIC OPEN SPACE
RESIDENTIAL PEDESTRIAN ENTRY
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8.0 ARCHI T ECT UR AL MASSING CONCEPTS
A . MA JOR MIN OR

10'-0"

10'-0"
9'-10"

10'-0"

10'-0"
9'-10"

46'-8"

46'-8"
9'-10"

9'-10"
46'-8"
9'-10"

49'-7"

9'-1"

9'-1"
+/-40'-0"

10'-0"

10'-0"
AVG. GRADE ELEV. AVG. GRADE ELEV.

21'-0"
+/-14'-0"

+/-15'-0"
21'-0" 25'-0" 21'-0" 21'-0" 25'-0" 21'-0"
SIDEWALK & STREET SIDEWALK & SIDEWALK & STREET SIDEWALK &
AVG. GRADE ELEV.
LANDSCAPE LANDSCAPE LANDSCAPE LANDSCAPE

14'-0" 46'-0" 14'-0" 23'-0"

SIDEWALK STREET SIDEWALK PLAZA

SECTION 1 - QUEEN ANNE AVE. N LOOKING NORTH SECTION 2 - 1ST AVE. N SECTION 3 - 1ST AVE. N LOOKING
SCALE: 1=30 LOOKING AT UNIT NORTH AT UNIT ENTRIES
SCALE: 1=30 SCALE: 1=30

4
10'-0"

10'-0"
10'-0"

10'-0"
46'-8"
9'-10"

46'-8"

9'-10"
9'-1"

9'-1"
+/-14'-0"

+/-10'-6"

11'-3"

10'-0"
AVG. GRADE ELEV.
AVG. GRADE ELEV.

2 28'-0"
SIDEWALK &
25'-0"
STREET
27'-0"
SIDEWALK &
LANDSCAPE LANDSCAPE
20'-0"
SIDEWALK &
40'-0"
STREET
20'-0"
SIDEWALK &
3
LANDSCAPE LANDSCAPE
1

SECTION 4 - BOSTON ST. LOOKING EAST LEGEND SECTION 5 - CROCKETT ST. LOOKING EAST
SCALE: 1=30 ONE STORY RESIDENTIAL UNITS SCALE: 1=30
MULTI-STORY RESIDENTIAL UNITS
RESIDENTIAL AMENITY SPACE
SAFEWAY RETAIL SPACE

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 8.0 ARCHI T ECT UR AL MASSING CONCEPTS
A . MAJO R MIN O R

BOSTON ST.
2

ANNE AVE N
SITE

1ST AVE N
QUEEN
CROCKETT ST.
3
1

1 - VIEW OF SOUTHWEST CORNER

2 - VIEW OF NORTHEAST CORNER 3 - VIEW OF SOUTHEAST CORNER

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8.0 ARCHI T ECT UR AL MASSING CONCEPTS
B . F OUR POINT
GATEWAY

CONCEPT DISTINCTION:
Massing with emphasis on building corners, integrated residential

QUEEN ANNE
GATEWAY GATEWAY

1 ST AVE
expression, mid-block commercial entry and public space

GATEWAY GATEWAY

MID-BLOCK PUBLIC
OPEN SPACE

STRONG CORNER
ANCHORS AS GATEWAY

QUEEN ANNE AVE. N SIDE 1ST AVE. N SIDE

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4

B . FO UR PO IN T
BOSTON ST. BOSTON ST.
71'-6"

RESIDENTIAL
AMENITY

123'-8"
84'-9"

QUEEN ANNE AVE. N

QUEEN ANNE AVE. N

RESIDENTIAL

37'-3"
ENTRY

1ST AVE. N
1ST AVE. N
17'-0" BRICK ROWHOUSES WITH GARDENS

360'-0"
SAFEWAY 100'-0"
1

270'-0"
90'-0"

100'-0"
3

6'-0"
2

253'-0"

CROCKETT ST. CROCKETT ST. MID-BLOCK PUBLIC OPEN SPACE

SITE PLAN LEGEND TYPICAL RESIDENTIAL LEVEL

SCALE: 1=80 ONE STORY RESIDENTIAL UNITS SCALE: 1=80
MULTI-STORY RESIDENTIAL UNITS
VEHICULAR ACCESS RESIDENTIAL AMENITY SPACE
SAFEWAY RETAIL SPACE
SAFEWAY PEDESTRIAN ENTRY
OPEN SPACE / ROOF
RESIDENTIAL PEDESTRIAN ENTRY
ACTIVE RETAIL FACADE
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B . FOUR POIN T

10'-0"
10'-0"

10'-0"
10'-0"
10'-8"

49'-6"
49'-6"

9'-10"
9'-10"
10'-4"

49'-3"

9'-1"
10'-4"

9'-1"
49'-7"
+/-40'-0"

10'-0"
10'-0"
AVG. GRADE ELEV. AVG. GRADE ELEV.

21'-0"
+/-15'-0"
+/-14'-0"

21'-0" 25'-0" 21'-0" 21'-0" 25'-0" 21'-0"

AVG. GRADE ELEV. SIDEWALK & STREET SIDEWALK & SIDEWALK & STREET SIDEWALK &
LANDSCAPE LANDSCAPE LANDSCAPE LANDSCAPE

14'-0" 46'-0" 14'-0" 19'-0"

SIDEWALK STREET SIDEWALK PLAZA

SECTION 1 - QUEEN ANNE AVE. N LOOKING NORTH SECTION 2 - 1ST AVE. N SECTION 3 - 1ST AVE. N LOOKING
SCALE: 1=30 LOOKING AT UNIT NORTH AT UNIT ENTRIES
SCALE: 1=30 SCALE: 1=30

4
10'-0"

10'-0"
10'-0"

10'-0"
49'-6"
9'-10"

49'-6"

9'-10"
9'-1"

9'-1"
+/- 14'-0"

+/- 13'-0"

10'-0"
14'-0"

AVG. GRADE ELEV. 1

AVG. GRADE ELEV.

3 28'-0"
SIDEWALK &
25'-0"
STREET
27'-0"
SIDEWALK &
20'-0" 40'-0" 20'-0" 2 LANDSCAPE LANDSCAPE
SIDEWALK & STREET SIDEWALK &
LANDSCAPE LANDSCAPE

SECTION 4 - BOSTON ST. LOOKING EAST LEGEND SECTION 5 - CROCKETT ST. LOOKING EAST
SCALE: 1=30 ONE STORY RESIDENTIAL UNITS SCALE: 1=30
MULTI-STORY RESIDENTIAL UNITS
RESIDENTIAL AMENITY SPACE
SAFEWAY RETAIL SPACE

36 queen anne mixed use | PROJECT #172280

E A R LY D E S I G N G U I D A N C E 2 0 1 7 . 1 1 . 0 8
 8.0 ARCHI T ECT UR AL MASSING CONCEPTS
B . FO UR PO IN T

BOSTON ST.
2

ANNE AVE N
SITE

1ST AVE N
QUEEN
CROCKETT ST.
3
1

1 - VIEW OF SOUTHWEST CORNER

2 - VIEW OF NORTHEAST CORNER 3 - VIEW OF SOUTHEAST CORNER

queen anne mixed use | PROJECT #172280 37

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8.0 ARCHI T ECT UR AL MASSING CONCEPTS
C . C OTTA G E R OW S - P REF ERRED SCH E M E
URBAN

CONCEPT DISTINCTION: URBAN COTTAGES

Massing with emphasis on the residential bays,
urban and neighborhood expressions, corner

QUEEN ANNE
commercial entry and expanded public space.

NEIGHBORHOOD
NEIGHBORHOOD COTTAGES

CORNER PUBLIC
OPEN SPACE

QUEEN ANNE AVE. N SIDE 1ST AVE. N SIDE

38 queen anne mixed use | PROJECT #172280

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 8.0 ARCHI T ECT UR AL MASSING CONCEPTS
4

C . C OTTAG E ROW S - PREFERRED SCHEM E

BOSTON ST. BOSTON ST.
88'-8"

RESIDENTIAL
AMENITY

124'-6"
86'-0"
QUEEN ANNE AVE. N

RESIDENTIAL

QUEEN ANNE AVE. N

37'-3"
ENTRY

1ST AVE. N

1ST AVE. N
MODERN ROWHOUSE HISTORIC ROWHOUSE

360'-0"
SAFEWAY

270'-0"
37'-3" 37'-3"

108'-0"
3

2
1

RESIDENTIAL PROJECTING BAYS

45'-0"
45'-0"

253'-0"

CROCKETT ST. CROCKETT ST.

TRANSPARENT STOREFRONT WITH AMENITY

SITE PLAN LEGEND TYPICAL RESIDENTIAL LEVEL

SCALE: 1=80 ONE STORY RESIDENTIAL UNITS SCALE: 1=80
MULTI-STORY RESIDENTIAL UNITS
VEHICULAR ACCESS RESIDENTIAL AMENITY SPACE
SAFEWAY RETAIL SPACE
SAFEWAY PEDESTRIAN ENTRY
OPEN SPACE / ROOF
TRANSPARENT COMMERCIAL ENTRY
RESIDENTIAL PEDESTRIAN ENTRY
queen anne mixed use | PROJECT #172280 39
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8.0 ARCHI T ECT UR AL MASSING CONCEPTS
C . C OTTA GE R OW S - P REF ERRED SCH E M E

10'-0"
10'-0"

10'-0"
10'-0"
10'-8"

49'-6"
49'-6"

9'-10"
9'-10"
10'-4"

49'-3"
10'-4"

9'-1"
52'-4"

9'-1"
+/-40'-0"

10'-0"
10'-0"
21'-0"
AVG. GRADE ELEV. AVG. GRADE ELEV.
+/-14'-0"

+/-15'-0"
21'-0" 25'-0" 21'-0" 21'-0" 25'-0" 21'-0"
AVG. GRADE ELEV. SIDEWALK & STREET SIDEWALK & SIDEWALK & STREET SIDEWALK &
LANDSCAPE LANDSCAPE LANDSCAPE LANDSCAPE

14'-0" 46'-0" 14'-0" 23'-0"

SIDEWALK STREET SIDEWALK PLAZA

SECTION 1 - QUEEN ANNE AVE. N LOOKING NORTH SECTION 2 - 1ST AVE. N SECTION 3 - 1ST AVE. N LOOKING
SCALE: 1=30 LOOKING AT UNIT NORTH AT UNIT ENTRIES
SCALE: 1=30 SCALE: 1=30

4
10'-0"

10'-0"
10'-0"

10'-0"
49'-6"
9'-10"

49'-6"

9'-10"
9'-1"

9'-1"
+/- 14'-0"

+/- 13'-0"

10'-0"
14'-0"

AVG. GRADE ELEV.

AVG. GRADE ELEV.

28'-0" 25'-0" 27'-0"

3 SIDEWALK & STREET SIDEWALK &
LANDSCAPE LANDSCAPE
20'-0"
SIDEWALK &
40'-0"
STREET
20'-0"
SIDEWALK &
2
LANDSCAPE LANDSCAPE
1

SECTION 3 - BOSTON ST. LOOKING EAST LEGEND SECTION 4 - CROCKETT ST. LOOKING EAST
SCALE: 1=30 ONE STORY RESIDENTIAL UNITS SCALE: 1=30
MULTI-STORY RESIDENTIAL UNITS
RESIDENTIAL AMENITY SPACE
SAFEWAY RETAIL SPACE

40 queen anne mixed use | PROJECT #172280

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 8.0 ARCHI T ECT UR AL MASSING CONCEPTS
C . C OTTAG E ROW S - PREFERRED SCHEM E

BOSTON ST.
2

ANNE AVE N
SITE

1ST AVE N
QUEEN
CROCKETT ST.
3
1

1 - VIEW OF SOUTHWEST CORNER

2 - VIEW OF NORTHEAST CORNER 3 - VIEW OF SOUTHEAST CORNER

queen anne mixed use | PROJECT #172280 41

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8.0 ARCHI T ECT UR AL MASSING CONCEPTS
ENTRY C ONC E PT S

RETAIL ENTRY AND PUBLIC SPACE / QUEEN ANNE AVE AND CROCKETT

42 queen anne mixed use | PROJECT #172280

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 8.0 ARCHI T ECT UR AL MASSING CONCEPTS
EN T RY CO N CEPT S

RETAIL STREET FRONTAGE / QUEEN ANNE AVE

RESIDENTIAL UNIT ENTRY / 1ST AVE STOOPS

RESIDENTIAL BUILDING ENTRY / BOSTON ST LEASING OFFICE AND AMENITY SPACE

queen anne mixed use | PROJECT #172280 43

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8.0 ARCHI T ECT UR AL MASSING CONCEPTS

THIS PAGE INTENTIONALLY LEFT BLANK

44 queen anne mixed use | PROJECT #172280

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 8.0 ARCHI T ECT UR AL MASSING CONCEPTS
S U N / S HADOW ANALYSIS - SUMMER SO LST ICE
CONCEPT A - MAJOR MINOR CONCEPT B - FOUR POINT CONCEPT C - COTTAGE ROWS

9 AM
12 PM
3 PM

queen anne mixed use | PROJECT #172280 45

E A R LY D E S I G N G U I D A N C E 2 0 1 7 . 1 1 . 0 8
8.0 ARCHI T ECT UR AL MASSING CONCEPTS
SUN / SHA D OW A NA LYS I S - W I NT ER SO L ST I C E
CONCEPT A - MAJOR MINOR CONCEPT B - FOUR POINT CONCEPT C - COTTAGE ROWS

9 AM
12 PM
3 PM
46 queen anne mixed use | PROJECT #172280
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 8.0 ARCHI T ECT UR AL MASSING CONCEPTS
S U N / S HADO W AN ALYSIS - EQ UIN OX
CONCEPT A - MAJOR MINOR CONCEPT B - FOUR POINT CONCEPT C - COTTAGE ROWS

9 AM
12 PM
3 PM

queen anne mixed use | PROJECT #172280 47

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8.0
10.0ARCHI T ECT UR AL MASSING CONCEPTS
L ANDSCAPE
R IGHT-OF-WA Y T R E E S
LEGEND
1ST AVE. N

EXISTING STREET TREES TO

REMAIN

PROPOSED NEW STREET TREES

EXISTING STREET TREES TO

BE REMOVED PER ARBORIST
REPORT *

EXISTING STREET TREES TO BE

REMOVED PER SITE DESIGN
BOSTON ST.

GROCERY STORE

CROCKETT ST.
* These 11 trees have been recommended for removal in
the ROW by Urban Forestry Services, Inc. Our team is
coordinating with SDOT to confirm the health of each of
those 11 trees, and will be confirming the recommendation

QUEEN ANNE AVE. N

SCALE 1:40 by the DR meeting

42 8 queen anne mixed use | PROJECT #172280

E A R LY D E S I G N G U I D A N C E 2 0 1 7 . 1 1 . 0 8
 8.0 ARCHI T ECT UR AL MASSING CONCEPTS
10.0 L ANDSCAPE
C O N CEPT UAL SIT E DESIGN
LEGEND

D A 2x2 SDOT SIDEWALK PAVING

E

27
360
A
B SPECIALTY PAVING

21
6 TYP
SIDEWALK
D
C EXISTING STREET TREES
C
C D NEW TREES

E STREETSCAPE PLANTING
120

A
F RETAIL ENTRY
28

G BUS STOP

H CAFE SEATING

205
A
110
36

20 20
E

20

F D
100

F 35

F
H

35
20

A A
14

14

B G B
E 225
C D
SCALE 1:40
queen anne mixed use | PROJECT #172280 34 9
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8.0
10.0ARCHI T ECT UR AL MASSING CONCEPTS
L ANDSCAPE
CHARA
CH ARA C TER IM A GE RY

INTEGRATED SEATING ADVANCED PAVING DESIGN AT COMMUNITY SEATING UNIFY STREET VIA PICTURE
QUEEN ANNE AVE N
ENTRY (2) PERFECT

CROCKETT STREET CLAIM ROW WIDTH FOR URBAN TO RESIDENTIAL TRANSITION EXPRESSED STORMWATER MANAGEMENT
COMMUNITY

54 0 queen anne mixed use | PROJECT #172280

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 8.0 ARCHI T ECT UR AL MASSING CONCEPTS
10.0 L ANDSCAPE
CH ARACT ER IMAGERY

1ST AVE N RESIDENTIAL QUALITY RESIDENTIAL DETAILING AT RESIDENTIAL SCALE PLANTINGS

STREETSCAPE PAVEMENT

RESIDENTIAL SCALE PLANTINGS

BOSTON STREET

queen anne mixed use | PROJECT #172280 51

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8.0
10.0ARCHI T ECT UR AL MASSING CONCEPTS
L ANDSCAPE
QUEEN
Q UEEN A NNE AV E NU E PE D E S T R I AN
A N EX P ER I EN C E

EXPAND STREET EXPERIENCE INTO STORE

Create fine grain feel at street edge with retail components
Urban Safeway model that integrates into community fabric
CLAIM THE CORNER
Complement and compete with surrounding retailers
Establish urban market | storefront
Utilize right-of-way space to expand store entry and experience
Create sense of identity unified in community

HISTORIC MARKETFRONT TODAYS URBAN MARKETFRONTS

Pedestrian scale activation

56 2 qq uu ee ee nn aa nn nn ee mm ii xx ee dd uu ss ee || PP RR OO JJ EE CC TT ## 11 77 22 22 88 00
EE AA RR LY
LY DD EE SS II GG NN GG UU II DD AA NN CC EE 22 00 11 77 .. 11 11 .. 00 88
 8.0 ARCHI T ECT UR AL MASSING CONCEPTS
10.0 L ANDSCAPE
C ONC EP TU AL S I TE DESIGN - EN T RY PLAZA
LEGEND

LEAN RAIL ALONG GRADE

E A TRANSITION

B FLEXIBLE | CAFE SEATING

A COMMUNITY FIREPLACE |
C

24-2
GATHERING
A
E D
SEASONAL | RETAIL
B DISPLAYS

E RETAIL ENTRY

D C

21-9
15-6
B

31-3 13-9 14-4

APPROXIMATE TOTAL PLAZA AREA = 2800 SF

queen anne mixed use | PROJECT #172280 75 3

E A R LY D E S I G N G U I D A N C E 2 0 1 7 . 1 1 . 0 8
9.0 DEPART URES
SUMMA RY OF COD E S E CT I ON, D E PAR T U R E R EQ U EST AN D H O W D EPAR T U RE BETTER C ONFORMS TO G U I DEL I NES

LAND USE CODE SECTION SUMMARY REQUESTED DEPARTURES RATIONALE

23.41.012 - 17.E: Within the Queen Anne Residential Urban Village and 3 ft of additional This height See departure 1 - diagrams 1 and 2. The Queen Anne neighborhood
Development Standard Departures neighborhood commercial zones as shown on map C of height is requested departure development standards allow up to 3 ft of additional building height if the
section 23.41.012, building height departures up to 3 ft of is being top floor of the structure is setback at least 6 ft from the lot lines. The top
additional height may be granted if the top floor of the requested for floor of the proposed building does setback at least 6 ft from the lot lines.
structure is set back at least 6 ft from all lot lines abutting options B and The proposed project is located at two of the neighborhood gateways per
streets. C. the Streetscape Masterplan (intersections of 1st Ave N / Boston St and Queen
Anne Ave N / Crockett Ave). The increased height allowed per this section will
better allow the proposed development to better serve as a gateway to the
neighborhood.

23.47A.032.A & 23.48.085 - Access to parking and loading shall be from the alley if the lot A second parking The project Per a traffic study completed by Transpo Group, if all site access (delivery
Parking Location and Access abuts an improved alley and use of the alley for parking and access curb cut team is trucks, residential parking and commercial parking) is from the alley off
loading access would not create a significant safety hazard is requested on working Boston St, the site could experiences queues of approximately 9 cars.
as determined by the director. If alley access is infeasible, Crockett St. with SDCI to Additionally, Boston St has a higher number of pedestrians and bicycles than
the director may allow street access. If a lot abuts more than determine if Crockett St. A second means of access for both the residential and commercial
one right-of-way, the location of access for parking and departure is parking off of Crockett St is proposed to help alleviate the potential car
loading shall be determined by the director, depending on the required. If backups and conflicts with delivery trucks and because Crockett St has fewer
classification of rights-of-way. yes, departure pedestrian and bicyclists.
will be sought
for all three
options

23.54.030 - For two way traffic, the min width of curb cuts is 22 ft, A curb cut wider Departure See departure 3 - diagrams 1 and 2. Safeway delivery trucks necessitate a curb
Parking Access the max width is 25 ft, except that the max width may be than 30 ft is being sought cut wider than the 30 ft maximum at the alley curb cut on Boston St.
increased to 30 ft if truck and auto access are combined. A requested on for all three
curb cut flare with a max width of 2.5 ft is permitted on either Boston St, adjacent options. Currently, trucks back in the store loading dock from the street. The proposed
side of curb cuts. to the existing alley development will internalize truck turning, allowing trucks to head in and
head out from the alley. This improvement will provide a safer pedestrian and
bicycle experience.

54 queen anne mixed use | PROJECT #172280

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 9.0 DEPART URES

S U M M ARY OF S TANDARDS, C OMP L I A N CES AN D DEPART URES

3 of additional
3 of additional height requested 6'-0"
height requested

7'-2"

41'-0" TO 45'-8"
33'-10" TO 38'-6"
49'-6"

49'-6"
46'-8"
49'-3"

AVG. GRADE ELEV. AVG. GRADE ELEV.

AVG. GRADE
ELEV.

DEPARTURE 1 - DIAGRAM 1 DEPARTURE 1 - DIAGRAM 2

Allowing this height departure supports guideline CS2. As demonstrated in the graphic, the top
SCALE: 1=20 floor setback minimizes the bulk of the building as perceived by pedestrians on the west side of 1st
Ave The perceived faade height and area appear less with the granted height departure.

SCALE: 1=20

queen anne mixed use | PROJECT #172280 55

E A R LY D E S I G N G U I D A N C E 2 0 1 7 . 1 1 . 0 8
 56
9.0 DEPART URES

E A R LY D E S I G N G U I D A N C E 2 0 1 7 . 1 1 . 0 8
queen anne mixed use | PROJECT #172280
23.54.030
ON BOSTON ST
PATH OF OUTBOUND
TRUCK HEADING EAST

REQUESTED DEPARTURE:
CURB CUT WIDER THAN THE
30' ALLOWED IN SMC SECTION

38
8

6 1
2.

5. 38
3. 81 38 9.4 390
81
38

38 8. 8 .37
1.
83

38 12
38

38
1.

38 38 38 38 38 38 38
98
94
51

7.
62
00

4. )
2 8.
.45

3.
38

2. 7. 7. 9.
1.

4. 8.
382

6 8 5. 79
8 3
0.

2
4.
6

2
37 ) 4 87 14 64 38 6 3
38

38
39

85
38

.09
38

(3 (3
)

) )
84

83 89 0)
(3

(3 (3 9
46

38 (3
93 9
2.

38
3.2 3. .7
2
) 39
38

382.79 0 38 91 1.
384.80 385.67 386.51 (3 12
)

BOSTON ST .56
(386
PARKING

391
COMMERICAL
LOADING/ RES.
& COMMERCIAL

3
1

38 38
38

39 39
3

4.

38 38 82 6. 8.
9.

86 38' - 4" 0. 0.
39

4. 39 93 12 84 39
14

2. 2.3 .39
38

38
1 .2

38 35 4 1.
6

61
0

38 38 8
2. 382 1 38
6

38 38
38 18 382.44 .61 .0 5. 8 9. 0.2
.4

3. 5. 6 .2 39
.74

3.3

5 6 1 03
4

38 2.1 4 20
3 86 38
39

8
38

382.41 382 382 6.

38

8
)
)

6 1
391.02

386

38 2.2 .5 .5 3 39
5
1.5

1 2 8 9 .3 73 0.
39

1.7
2. 9.
38

6
85
86

84

26 38
02 64 26 38 38 39
)

3.

4. 5. 39
2.1

3.
(3
(3

(3

1
9

2.
98

38 2.4
38 38 38 .77 38 38 39
57

8
87

38 385 8. .9 39 31
2. 9. 0 0.
9.

7 6 9
1

1.
39

38 3 4 2
(3

2. 44 38 39
2
392

38

42 38 5. 94
02 38
8.

7.
2.1

38 4.
6 4 10 385 03 6. 41 8.9 389 39
9
.58

2.1 5
38

2.9 3.4 .96 2.

5 382.48 38
.39 38 45
38
.65
382
38 387 39
2. .83 2.
7 8 91
39
382 3.
.82 18
PROPOSED

38
RESIDENTIAL USE

2.
383
EXISTING

BUILDING

42

QUEEN ANNE AVE. N

.00
COMMERICAL

38
9

2.
67
8.9

389.3
38

EXISTING
1

BUILDING

39
3.
7 0
COMMERCIAL

DEPARTURE 3 - DIAGRAM 1 - TRUCK TURNING OUTBOUND

38
3.
06
7

38 38
.0

7.
5 9.
0
CITY OF SEATTLE ALLEY
PARKING

7 6 2
ENTRY/EXIT

38
39

6.

58
55

21
RES/COMMERCIAL

78

2.
0.

7.

382.8

38
38
39

38
6 9.
7.2 .36 5 6
38 387
39

1
4.5
0

3.3

38
38

2.

387.19
82

38 38
PARKING
EXISTING

8.
3.
4 9
3

5
387

387

9
COMMERICAL

SAFEWAY
3.1
.45

.46

38

COMPACTOR
.22
3
38
78

38

RAMP
3.
7.
47
9.

65
38

00
38

3. 38
3

38 3. 39
3
3.5

5.
6 4 2
38

09
.4

3.

389
38

PROPOSED RESIDENTIAL USE .42

383

39
LOADING DOCK

38
38

5.
38

9. 4 9
9.

8.

39
4

81
1

71
3.
38

36 38
3.
84

38 3.6
38 2
3.

3.
38

38 54
34

3.
3.

56
38

39
6.
0 5
ABOVE

38
3.
52
PROPOSED

38
LINE OF BLDG
COMMERCIAL USE

3.
7 9
39
6.
5 2
 .56
9

91
391

45
2.1

2
18

2
4
7
0

0
2.
39

12

5
4.5

3.

5.
3.

5.
2.

6.

6.
39
39

39
1.

39
51

61

39

39

39
39

39
9.0 DEPART URES

39
0.

1.
39

39

31
.37

2.
390

39
.58
392

2
1.5
39
6 LOADING DOCK

94
1 .2
39

1.
39
57
0.
39
9
2.1
39
391.02

33

84
9.
38

0.
39
8
9.4

6
1.7
38

39
PROPOSED PROPOSED
RESIDENTIAL USE COMMERCIAL USE

2
8

9
8.

0.
38

39
8
12

0.2
98

0.

1
1

.9
39

5
8.

39

0.

0
38

39
39

RAMP
1
LINE OF BLDG

73
3
9.

COMPACTOR
9.
38
ABOVE

38

SAFEWAY
PATH OF INBOUND
79
38 12
7.

4
TRUCK HEADING WEST

6
8.

9.
64

03
38

38
ON BOSTON ST
7.

9.
38

38

6
57

.3

.96
9.

93

9
38
38

8.

389
38

7 3
14

8.
7.

RES/COMMERCIAL

38
38

1
.2

COMMERICAL PARKING
8
38

LOADING/ RES. ENTRY/EXIT

5
& COMMERCIAL
8.9
)
87

PARKING 38
(3

38' - 4"

.45
REQUESTED DEPARTURE:
6
38

CURB CUT WIDER THAN THE

30' ALLOWED IN SMC SECTION

8
.5
23.54.030

0
.73

39
9 389
8.9 .3 1
390
.83

38
CITY OF SEATTLE ALLEY

.69
47
387

11
386.51

55 9.

9
0.
1 0.

38
389.3
38

39
39
7
41

.0 0
7.

) 39
38

.74 87
62

386
81

(3
39
5.
5.

6.
38
38

38

6
EXISTING EXISTING

5
9.
38
COMMERICAL COMMERICAL

5
2

9
6

8.
9.
BUILDING PARKING

38
38
)
(386
385.67

6
4

6
8

5.
4.

38
38

BOSTON ST

1
)

.0

)
85

86
02
86

(3
6.
3
(3

387.19
38
.77
385

7.2 .36
7

21
5

38 387
7.
7.

.45
38

38
387
86

78
78
20
4.

6.
7.
.46
384.80

5.

38 387
38

38
2

38
2
4.
38

00
26

4.
38
5.
38

)
385 03
.39

85
5.
38

) (3
84
1

(3
6

37
3.

3.

EXISTING
38

64
93
38

6
14
.4
4.

4.
3.

4
COMMERCIAL
38
38
38

38
BUILDING
PROPOSED RESIDENTIAL USE

)
84
(3
5 4

4
2

3.

8
6

98
2.
38

10
2.

3.
Granting this departure will allow for the backing and all other functions of the
)

38
38

4.
83

38
0
38

3.3
(3

38
4

delivery trucks to be completely internalized within the site. No truck turning or

3.4
0
3.2

38
38

backing on streets surrounding the site.

382.79

6
02

2.9
3.

38
38
.61
382

.09
382
2 8
.5 .5

The forward in and forward out truck maneuvering will provide increased driver
382.41 382 382

65
382.44

94
3.
1.
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visibility and safety for bicyclist and pedestrians. The backup warning noise of the
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delivery trucks will be within private property as compared to the streets. Existing
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QUEEN ANNE AVE. N

DEPARTURE 3 - DIAGRAM 2 - TRUCK TURNING INBOUND

queen anne mixed use | PROJECT #172280 57
E A R LY D E S I G N G U I D A N C E 2 0 1 7 . 1 1 . 0 8
PORTLAND SEATTLE SAN FRANCISCO
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