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Recommendation
225 Roy Street Seattle, WA 98109
Meeting
SDCI Number: 3025946
03 January, 2018 b ar ri en to s RYA N
Table of Contents Objectives Project Information Team
01 Urban Design Analysis 04
The proposed development at 225 Roy seeks
to create an intentional sense of place for both
residents and visitors along the Mercer/Roy
Address:
225 Roy Street bar rientos RYAN
Seattle, WA 98109 Owner:
02 Zoning & Site Analysis 10 corridor.
225 Roy LLC
The location of this site provides an excellent Parcels: 1402 3rd Ave,
Suite 310
03 EDG Summary 14 opportunity to create strong urban connectivity 5457800260, 5457800275, 5457800280
Seattle, WA 98101
with both the proposed public plaza as well as
04 EDG Response 16
the north-south through block connection. Base Zone: Contact:
SM-UP 85 Maria Barrientos
With an overall goal of fostering urban livability
(206) 728-1912
05 Site Plan & Concept 28 as identified in Uptown’s Urban Design
Overlay Zones:
Framework, we seek to realize the following
opportunities in this redevelopment effort: Frequent Transit Uptown (Urban Center)
06 Landscape Plans 46 • Engage and strengthen the public realm.
• Introduce urbane and timeless Architecture that Residential Units:
07 Exterior Lighting 58 will enrich the neighborhood. 269 Units Design Professional:
• Make a positive contribution to the built GGLO
environment of Uptown. 1301 1st Ave,
08 Design Concept 60 Retail: Suite 301
11,239 Gross sf of Retail
Collaborating with the community during Seattle, WA 98101
design, we look forward to creating a compelling
09 Material Palettes 62 property that will be an active part of the Parking Stalls: Contact:
neighborhood for years to come. Approximately 182 on Site Parking Stalls Donald Caffrey
10 Signage 66 (206) 468-5828
Objectives:
11 Renderings 69 234,524 Gross Square Feet (above grade)
Enclosed Residential Amenity: 2,773 sf
Exterior Residential Amenity: 19,245 sf
12 Floor Plans 82 Parking: 62,161 sf Landscape Architecture:
Chargeable Area: 218,399.8 sq. ft. including Hewitt Seattle
exceptions
13 Elevations 88 FAR: Approximately 4.75
101 Stewart Street,
Suite 200
Seattle, WA 98101
14 Sections 94
Contact:
Kris Snider
15 Departures 98 (206) 624-8154
bar rientosRYAN 3
Urban Design Analysis:
Uptown Urban Design Framework
Executive Summary: housing types and affordability levels. Using these guiding principles, the Uptown UDF sets out
This Urban Design Framework (UDF) is the result of a multi-year • Uptown is a regional hub connecting adjacent neighborhoods guidelines for the physical development of the neighborhood,
effort by the Uptown Community to define a clear vision for an and major employers. makes specific recommendations for subareas within the
active and dynamic Uptown and to identify those actions necessary • Uptown values its history. neighborhood, and identifies actions necessary to advance these
to implement that vision. Guiding principles, discussed in Section • Uptown celebrates Seattle Center as a vital part of the recommendations in an implementation section.
1, are the basis of the recommendations of this UDF. These guiding neighborhood.
principles include: • Uptown is best served by a robust multi-modal Transportation
system.
• Uptown is a growing Urban Center. • Uptown’s open space supports healthy Uptown residents.
• Uptown encourages the development of a diverse range of • Uptown is a vibrant emerging Arts and Culture District.
4
4.1.4 Mercer/Roy Corridor: Takeaway: “The Front Porch”
The Mercer/Roy Corridor between Queen Anne Avenue N and Aurora Avenue Connecting the Heart and Gateway nodes identified in the UDF through the Mercer/Roy corridor will be a key
represents an important redevelopment opportunity. Its location adjacent to Seattle takeaway for the 225 Roy development. One tool for achieving this is enhancing the under-performing right
Center, the Theater District, and Mercer Street’s critical function as the major east/ west of way (seen below) and enhancing it with active street-level uses. When completed, the proposal will increase
transportation corridor in Uptown make this area the ‘front porch’ of Uptown and Queen connectivity between the two nodes, while becoming a place that serves as the front porch for Uptown and the
Anne. Queen Anne community.
Aurora Ave N
Taylor Ave N
2nd Ave N
3rd Ave N
4th Ave N
5th Ave N
6th Ave N
1st Ave N
Valley St
Roy St
Mercer St
City-owned future
development Sites
bar rientosRYAN 5
2011 Seattle Center Master Plan
Enhancing Connections:
While not within the limits of Seattle Center, 225 Roy
is a directly adjacent neighbor and looks to dovetail
shared goals and visions with the SCMP. This Topographic Edge per
Lower Queen Anne
excerpt summarizes common planning interests: UDF
Take Aways:
Of most prominent interest are those goals that
Seattle Center
further the UDF desires for the Mercer/Roy corridor
Pedestrian Path per
to be the “front porch” for Lower Queen Anne, SCMP
and serve as a filter as a person transitions from
Seattle Center to the neighborhood at large. The
connections from the Theater District as it filters
to the north provide further legitimacy to the
enhancement of north south connections including
2nd N, 3rd N, and the through block passage.
6
Composite Plan Diagram
Neighborhood Heart / Gateway Mercer / Roy Corridor
Composite Plan Diagram
2nd Ave N
3rd Ave N
4th Ave N
5th Ave N
Taylor Ave N
6th Ave N
1st Ave N
Warren Ave N
Queen Anne
Ave N
The SCMP and UDF priorities overlayed on
the 225 Roy site are shown in this diagram.
The design and planning takeaway: the
Roy St site will serve the vital function of providing
a transition from the institutional campus
plan of Seattle Center to the varied retail and
Site residential qualities of Lower Queen Anne. It
will also provide a connection between the
Heart and Gateway nodes identified in the UDF.
Mercer St Accordingly, we feel the focus on connectivity
is primary goal for the project, as is indicated
in the Design Guidelines we have selected as
highest priority.
Seattle Cornish PNW
McCaw Hall
Repertory Playhouse Ballet
Theatre
W Republican St Node
Site
bar rientosRYAN 7
Site Opportunities and Constraints
3rd Ave N
Edge per UDF
Residential
Entry/Exit
Roy St
Roy St
Warren Ave N
Seattle Center
SITE Boundary
2nd Ave N
Circulation Area Easement
Parking Entry/Exit
City of Seattle
COS Property to be developed as
Future Redevelopment SITE
a public plaza by applicant
3rd Ave N
Mercer St
20’
Circulation Area Easement
Seattle Center
8
Architectural Context:
Existing Multifamily
Site
Single Family
Retail
Service Industry
Parking
Industrial
Commercial/Office
Site
bar rientosRYAN 9
Zoning & Site Analysis:
Uptown Urban Center Boundary
LR-3
Class I 18’-40’
Valley
Street
eN
N
1st Av
ill Ave
Ave N
Roy S
Nob H
n
treet
Class
Warre
I SITE
ve N
Class I
2nd A
II
ve N
SM-UP 85’
3rd A
ve N
Merce
r Stre
et
4th A
Repu Class I
blican
Street I
ve N
NC3-85
5th A
SEATTLE
CENTER
85’
To Monorail
10
This page intentionally left blank
bar rientosRYAN 11
Land Use Considerations
23.48.005 Permitted and Prohibited Uses 23.48.045 Amenity Area for Residential Uses
A. 1. All uses are permitted outright, either as principal or accessory uses, except those B. An area equivalent to 5 percent of the total gross floor area in residential use shall be provided
specifically prohibited by subsection 23.48.005.B and those permitted only as conditional uses as amenity area.
by subsection 23.48.005.C. C. 2. A maximum of 50 percent of the required amenity area may be enclosed.
• Residential, Retail, Parking C. 3. The minimum horizontal dimension for required amenity areas is 15 feet, except that the
D. 1. Required street level uses. minimum horizontal dimension is 10 feet for amenity areas provided as landscaped open space
• None. The project does not abut a class 2 street. accessible from the street at street level. The minimum size of a required amenity area is 225
• Eating and drinking establishments shall be provided on the Mercer Street façade. square feet.
• Each amenity space exceeds 225 sf and 15 ft in horizontal dimension.
23.48.020 Floor Area Ratio (FAR) Limits C. 4. Amenity area that is provided as landscaped, street-level open space that is accessible from
Table A for 23.48.020: FAR in SM-UP the street shall be counted as twice the actual area in determining the amount provided to meet
• Non-Exempt Gross Building Area = 218,400 sf amenity area requirement.
• Site Area = 45,977 sf C. 5. In mixed-use projects, any public open space provided for non-residential development that
• Proposed FAR = 4.75 < 5.25 Maximum Allowable FAR meets the standards of this section satisfies the residential amenity area requirement.
12
(12
Dxd 22578.93
(110)
EXISTING GRADE: +116.59'
D: +122.58' A: +118.90' 18
)
FINISHED GRADE: +116.56'
F
(119) (1 (1
16
EQ (120) EQ EQ ) (114) TOTAL 78717.93
BUILDING A C: +121.68'
(118)
(117)
(117)
ENCLOSING
EQ
(113)
) (115)
(120 AVERAGE GRADE 116.93
(112)
(111)
)
)
22
18
ECTANGLE
D: +122.58' A: +118.90'
(119) (1 (1
(1
16 PROJECT:
EQ EQ EQ )
(118)
BUILDING B L
(117)
(117) (11
3)
EXTERIOR PROJECT 2016032.00 - 225
AMENITY
(115)
ROY
C6
2,316 SF
)
22
(1
(114) E
UILDING A C: +121.68'
2
1" = 30'-0"
NCLOSING
EQ
BUILDING B
(11
CTANGLE (114)
2)
2
PROJECT:
ING A ENCLOSING
D: +112.16'
(122)
201'-3 3/4"
B: +121.91' C: +121.68'
(11
3)
EXTERIOR PROJECT 2016032.00 - 225
OSING RECTANGLE
AMENITY
EQ
B: +121.30'
2,316 SF ROY
ANGLE USABLE - USABLE - (11 USABLE - 2 E
PROJECT:
1)
PROJECT 2016032.00 - 225
EXTENSION EXTENSION THROUGH-BLOCK
(11
3)
EXTENSION EXTERIOR
AMENITY
PROJECT ADDRESS:
ENCLOSING
(12 D: +112.16' 2
(122)
2)
201'-3 3/4"
B: +121.91' )
B: +121.30'
RECTANGLE (1
10
BUILDING A ROOFTOP AMENITY AREAS
OWNER:
BARRIENTOS LLC
BUILDING B
(11
2)
E6 1" = 30'-0"
SEATTLE, WA 9801
ENCLOSING
D: +112.16' (11
1)
201'-3 3/4"
20'-9"
EQ
USABLE - USABLE -
B: +121.91'
B: +121.30'
RECTANGLE ) 225 ROY STREET
USABLE (1
09
112 SF 51 SF 1)
(1
10
) PROJECT ADDRESS:
OWNER:
USABLE -
)
10 OWNER:
(1
09
)
AVERAGE GRADE CALCULATIONS: BUILDING A ROOFTOP AMENITYGROSS
AREASRESIDENTIAL PER FAR CALCULATIONS: 234,524 LLCSF
173 SF C: +115.56'
LANDSCAPED
(1
E6
BARRIENTOS
(112)
SEATTLE, WA 9801
0)
1" = 30'-0"
(11
BUILDING A: AVERAGE GRADE CALCULATION
D
REQUIRED AMENITY: 244,355 SF X 0.05 = 11,726.2 SF
USABLE - 103 SF
(USING DIRECTOR'S RULE 4-2012 FORMULA 2 : ENCLOSING RECTANGLE)
EQ
LANDSCAPED
EXISTING GRADE: +108.16'
28'-6" FINISHED GRADE: +108.31'9)
0
A 122.8 a 109.54
5,863.1 SF
(1 B 121.91 b 99.27
50% MAX ENCLOSED: 11,726.2 X 0.5 =
13,752 SF 136 SF
)
C 121.68 c 109.54
20
(121)
EXTERIOR
)
19
6)
)
AMENITY
(1
18
(11
13
PROPOSED AMENITY:
(1
3) (114) (114)
244 SF
(1
17
(112)
12
(1
= 25,566 SF
Cxc 13328.83
0)
7)
88'-1"
(1
)
X 2 (PER 23.48.045.C.5)
)
(11
06
Dxd 12168.52
(10
BUILDING A: AVERAGE GRADE CALCULATION
1,317 SF
11
(1
(1
08
)
(109
49'-9"
C: +115.56' B 121.91 b 99.27
+ 2,772 SF
(112)
LANDSCAPED LANDSCAPED
C 121.68 c 109.54
0)
20
USABLE -
(USING DIRECTOR'S RULE 4-2012
99.27FORMULA 2 : ENCLOSING RECTANGLE)
19
3,103.4 SF
(11
6)
)
AMENITY
(1
18
32'-2"
(11
13
(1
17
12
C C x c115.56 c 135.29
(1 13328.83
2,101 SF
B 121.91 b 99.27
7)
(1
) D D x d112.16 c 201.31
)
06
12168.52
)
(10
C 121.68 c 109.54
(117)
11
4,940 SF
20
(115)
EXTERIOR
)
(116)
(1
(118)
TOTAL 51050.86673.2
19
(1
6)
)
AMENITY
(1
18
FINISHED GRADE:
08
TOTAL 417.62
(11
(11
)
13
9)
(1
(114) (114)
(109
3) A x a GRADE 16085.98
EXTERIOR AMENITY
AVERAGE
(1
122.24
244 SF
(119)
USABLE -
(1
17
12
Dxd 22578.93
COVERED
(110)
)
(114)
(USING DIRECTOR'S
TOTAL RULE 4-2012 FORMULA
78717.93 2 : ENCLOSING RECTANGLE)
)
06
Dxd 12168.52
(10
EXTERIOR
1,043 SF AMENITY
649 SF - STREET
1,993 SF LEVEL
11
9,669 SF (1
Building B Level 7 Amenity
(1
TOTAL 51050.86
848 SF
(113)
AVERAGE GRADE
RECTANGLE SIDE116.93
(112)
08
(111)
)
(109
A
AVERAGE 118.9
GRADE a 122.24 135.29
(1
Areas C
B 121.3 b 201.31
99'-10" 25'-5"
C 115.56 c 135.29
BUILDING B LEVEL 7 AMENITY AREAS AMENITY
INTERIOR EXTERIOR
D 112.16 c
BUILDING B: AVERAGE GRADE CALCULATION 201.31
C6
(117)
(115)
(116)
(118)
AMENITY -
(USING DIRECTOR'S
TOTAL RULE 4-2012 FORMULA 2673.2
: ENCLOSING RECTANGLE) 1" = 30'-0"
(108
(10
9)
B x b2
C 115.56 c 135.29
AMENITY AMENITY AMENITY
USABLE - USABLE -
Coverage Changed since EDG 12,783 SF
(114)
TOTAL c 78717.93
LANDSCAPEDEXTENSION
D 112.16 201.31
(117)
EXTENSION EXTENSION
(116)
(118)
USABLE - USABLE -
TOTAL 673.2
INTERIOR INTERIOR
(108
(10
THROUGH-BLOCK
(113)
PEDESTRIAN CONNECTION
248 SF
9)
Axa 16085.98
9)
685 SF 27 SF 47 SF
20'-11"
AMENITY AMENITY AMENITY
OPEN SPACE CALCULATIONS: USABLE -
(114)
TOTAL 78717.93
567 SF
USABLE -
(111)
2
OPEN SPACE TYPE AREA
LANDSCAPED 112 SF 51 SF 1 10/18/201 MUP CORRECTIONS 1
145 SF EXTENSION
5% OF GROSS RESIDENTIAL
C6
LE 456 SF 5457800280: 16,360 SF USABLE - LANDSCAPED
USABLE - USABLE -
B2 REVISIONS
LE 567 SF TOTAL: 45,976.5 SF EXTENSION USABLE - EXTENSION EXTERIOR
INTERIOR AMENITY - STREET INTERIORLEVEL 12,783 SF
GROSS RESIDENTIAL PER FAR CALCULATIONS: 234,524 SF 1" = 30'-0"
1,232 SF
LE 4,262 SF 154 SF THROUGH-BLOCK
LANDSCAPED
5,285 SF 23.48.740.B1A REQUIRED USABLE OPEN SPACE 77 SF
USABLE -
51 SF 32'-2" PEDESTRIAN CONNECTION
101 SF
395 SF
EXTERIOR
AMENITY
AMENITY AMENITY 5,597 SF
REQUIRED AMENITY: 244,355 SF X 0.05 = 11,726.2 SF
22'-0"
6,896.5 SF
USABLE OPEN SPACE REQUIRED: 45,976.5 SF X 0.15 = 2
636 SF 688 SF
USABLE -
LE - COVERED 850 SF
LANDSCAPED 28'-6"
50% MAX ENCLOSED: 11,726.2 X 0.5 = 5,863.1 SF
LE - COVERED 1,275 SF
LE - COVERED 1,331 SF
USABLE OPEN SPACE PROVIDED: 13,752 SF 137 SF
535 SF
LE - EXTENSION 77 SF 51 SF 77 SF 567CONNECTION
PEDESTRIAN SF 395 SF 1,275 SF 2 AMENITY AMENITY
N SPACE TYPE AREA 23.48.740.B1C EXTERIOR SPACE OPEN TO SKY AND 112 SF 51 SF 72'-3" + 5,597 SF 1 10/18/201 MUP CORRECTIONS 1
LE - EXTENSION 112 SF LOT SIZE: 5457800260: 21,936.5 SF USABLE - USABLE - OTHER EXTERIOR UNENCLOSED 636 SF 688 SF 7
49'-9"
22'-0"
EXTERIOR AMENITY
MINIMUM UNCOVERED SPACE REQUIRED: 6,896.5 SF X 0.8 =PEDESTRIAN CONNECTION
USABLE OPEN SPACE REQUIRED: 45,976.5 SF X 0.15 = 6,896.5 SF SF USABLE -
20'-7"
COVERED
YPE 850 SF
AREA 137 SF
LE - LANDSCAPED
5,517.2 112 SF 51 SFLANDSCAPED 28'-6" 5,863.1 SF
1 10/18/201 MUP CORRECTIONS 1
COVERED 1,275 SF LOT SIZE: 5457800260: 21,936.5 SF COVERED 50% MAX ENCLOSED:
23.48.045 REQUIRED 11,726.2 X 0.5 =
AMENITY AMENITY 7 C 08/08/2017 PRICING SET
22'-0"
EXTENSION
850 SF 112 SF USABLE OPEN SPACE REQUIRED:
23.48.740.B1F PEDESTRIAN AREAX EXTENSION
0.15 USABLE OTHER EXTERIOR UNENCLOSED
49'-9"
OpenOPEN
SpaceSPACE DIAGRAM LEVEL 1 AME
99'-10"
LANDSCAPED 25'-2"
PED 25 SF EXTERIOR 23.48.740.B1E ENCLOSED
USABLE - 5,285 SPACE
COVERED 9,611 SF USABLE
Diagram:
SPACE PROVIDED: SF + 4,326 SF = A 04/10/2017 SCHEMATIC DESIGN
LANDSCAPED
PED 47 SF 247 SF NOT APPLICABLE.
596 SF 2,174 SF AMENITY - AMENITY
4,262 SF
LANDSCAPED 475 SF 23.48.740.B1D COVERED SPACE
USABLE - LANDSCAPED
Open SpaceUSABLE
EDG: 10,738 SF STREET LEVEL 799 SF D
A MARK DATE
10/18/2017 MUP CYCLEDESCRIPTION
1 CORRECTIONS
A3 A6
PED 101 SF USABLE - EXTERIOR AMENITY
-
20'-7"
LevelZONING
1 Amenity
DIAGRAMS Areas
LANDSCAPED 596 SF 23.48.740.B1FSPACE
MINIMUM UNCOVERED PEDESTRIAN AREA6,896.5
REQUIRED: EXTENSION
SF X 0.8 = 5,517.2 SF SHEET TITLE
PED 137 SF
LANDSCAPED
THROUGH-BLOCK 12,783 SF ISSUE INFORMATION
LANDSCAPED
PED 145 SF 2,174 SF
MAXIMUM
USABLE - EXTENSION
0.1 = SF 689.7 SF PEDESTRIAN CONNECTION COVERED EXTERIOR AMENITY
AREA- STREET
SCHEDULELEVEL
(AMENITY)
C 08/08/2017 PRICING SET
SPACE PEDESTRIAN
PROVIDED: AREA EXTENSION: 6,896.5 SF X 9,611 247 SF USABLE -
Current Proposal Open Space: 13,752 SF
UNCOVERED
PED 154 SF 4,326 SF 850 SF USABLE - DN B 06/22/2017 MUP SUBMITTAL
PEN
PED SPACE
225 SF 13,752 SF THROUGHBLOCK
PEDESTRIAN
23.48.740.B1E ENCLOSEDAREA PEDESTRIAN
EXTENSION
SPACE PROVIDED: 1" = 30'-0" 685 SF
USABLE -
LANDSCAPED
99'-10" LANDSCAPED 25'-2" AMENITY TYPE
INTERIOR AMENITY AREA EXTERIOR INTERIOR 1" = 30'-0"
CONNECTION
25 SF 47 SF AMENITY - AMENITY
A 04/10/2017 SCHEMATIC DESIGN 2016032.00
Percent Open Space: 29.9% excludes COS public plaza
PED 247 SF NOT APPLICABLE. PROJECT NO.:
LANDSCAPED USABLE - INTERIOR AMENITY 2,772 SF
PED 475 SF STREET LEVEL 799 SF MARK DATE DESCRIPTION
GGLO PRINCIPAL IN CHARGE: Beth Dwyer
USABLE145- SF COVERED USABLE
0’
23.48.740.B1F PEDESTRIAN AREA EXTENSION EXTERIOR AMENITY - STREET LEVEL 12,783 SF 2
PED 596 SF 12,783 SF Donald Caffrey
GGLO PROJECT MANAGER:
LANDSCAPED
COS property is subject to perpetual “No Build” per the ISSUE INFORMATION
USABLE 1,331 SF 456 SF 32'-2" EXTERIOR AMENITY 5,597 SF
PED 2,174 SF SHEET NO.
MAXIMUM PEDESTRIAN AREA EXTENSION: 6,896.5 SF X 0.1 = 689.7 SF USABLE
247 SF - USABLE - USABLE -
AREA SCHEDULE (AMENITY) OWNER APPROVAL:
0’ 20’ 40’
4,326 SF DN
G-024
LANDSCAPED
OPEN USABLE
SPACE DIAGRAM agreement LEVEL 1 AMENITY AREAS
APPROVAL STAMPS
USABLE - COVERED LANDSCAPED LANDSCAPED
with 225 Roy
13,752 SF PEDESTRIAN AREA EXTENSION PROVIDED: 685 SF AMENITY TYPE AREA
- SF
USABLE - LANDSCAPED A3 LANDSCAPED
596
USABLE -
25 SF 47 SF A6 A NO.:
PROJECT 2016032.00
USABLE - EXTENSION
3 145 SF
1" = 30'-0"
COVERED USABLE
THROUGH-BLOCK 4 INTERIOR AMENITY 2,772 SF
EXTERIOR AMENITY - STREET LEVEL 12,783 SF 2
1" = 30'-0"
5 SHEET IN
GGLO PRINCIPAL TITLE
CHARGE: Beth Dwyer
6
GGLO PROJECT MANAGER:
ZONING DIAGRAMS
Donald Caffrey
bar rientosRYAN
PEDESTRIAN CONNECTION 32'-2" 1,331 SF 456 SF EXTERIOR AMENITY 5,597 SF
USABLE COPYRIGHT GGLO. ALL RIGHTS RESERVED.
USABLE -CONNECTION
COVERED
2 LANDSCAPED
3 4 5 6 7
596 SF A
USABLE - LANDSCAPED
13
SHEET TITLE
THROUGH-BLOCK
USABLE - EXTENSION
PEDESTRIAN CONNECTION
ZONING DIAGRAMS
SHEET NO.
STAMPS
THROUGHBLOCK PEDESTRIAN
CONNECTION
EDG Summary:
4
Approved EDG
ROY STREET
Site Plan: PUBLIC
THROUGH NEW CURB
BLOCK BULB
• PL2: Proposed pedestrian street LANDSCAPE STRIP
by expanding the sidewalk along
2nd Ave. Open and transparent key +121
3RD AVENUE
FEATURE
Center and existing Gateways/ BLDG. A
Nodes. Understanding of context.
MERCER GARAGE
NEW CURB LINE
• DC3: Extensive hardscape and
landscape features address need NEW CURB BULB BLDG. B
for public open space. Focus is on +118
building entries and high use areas. 5%
2ND AVENUE
• DC1: Parking portal location across
FUTURE CANOPY 2
from existing parking garage 2.5%
DEVELOPMENT ABOVE
minimizes size requirements.
• CS1: Prominent stormwater features 3%
THROUGH-BLOCK +116
BLEACHER
SEATS
1
LANDSCAPE STRIP
ARRIVAL
WATER
STAIRS
FEATURE 3
NEW
CROSSWALK
MERCER STREET
0’
0’ 20’ 40’
14
Summary of Approved EDG Option:
• Two 6-8.5 story apartment buildings totaling 297,377 gsf
• Approx. 250 units
• Level 1 Retail: 8,789 sf
• Structured Below Ground Parking: 64,800 sf
• SM Mechanical Exemption: (0.035 x 223,788) = 7,832 sf
• Chargeable Area: 215,959 sf (approx.)
bar rientosRYAN 15
EDG Response:
1. Massing Response: Façade
The Board provided unanimous support for the
applicant’s preferred massing Option IV. Option IV
provides many massing benefits including a through-
block connection open to the sky, a courtyard with
generous proportions, reduced building height
along the south façade allowing light into the central
courtyard, and site design and massing connection to
the Seattle Center. The Board heard public comment
and discussed whether the massing provided an
appropriate response to Roy Street and the zone
transition to the north. Ultimately, the Board agreed
that the required zoning upper level setback would
create an awkward proportion for the structure. A strong
street wall may be appropriate for the existing context
if executed in an exceptional way consistent with the
precedent images.
16
BLDG A SMC MAX
PENTHOUSE
222.24'
BLDG A PENTHOUSE
TOP OF PLATE
215.29'
MAX BLDG BLDG A SMC/ IBC MAX
HEIGHT BLDG HEIGHT
207.24'
BLDG A TOP OF PLATE
THOUSE 204.33'
F PLATE
8'-10"
LEVEL A-8
195.50'
10'-0"
OF PLATE
LEVEL A-7
9'-3"
185.50'
10'-0"
LEVEL A-6
9'-9"
10'-0"
LEVEL A-5
9'-9"
82'-1 1/8"
OVERALL BLDG HEIGHT
165.50'
10'-0"
LEVEL A-4
9'-9"
73'-0 7/8"
155.50'
10'-0"
9'-9"
LEVEL A-3
145.50'
9'-6"
LEVEL A-2
9'-9"
136.00'
13'-0"
GRADE
LEVEL A-1
15'-5"
123.00'
Volta
BLDG A AVG GRADE
Proposed Buildings- Roy Elevation Brick Infill Diagram 122.24'
Gallery
bar rientosRYAN 17
BLDG
P
BLDG A P
TO
8'-10"
199.71'
10'-0"
BLDG B TOP OF PLATE
190.00'
9'-3"
LEVEL B-7
10'-0"
180.75'
9'-9"
LEVEL B-6
10'-0"
171.00'
9'-9"
82'-1 1/8"
OVERALL BLDG HEIGHT
LEVEL B-5
10'-0"
161.25'
9'-9"
73'-0 7/8"
LEVEL B-4
10'-0"
151.50'
9'-9"
LEVEL B-3
9'-6"
141.75'
9'-9"
LEVEL B-2
13'-0"
132.00'
BLDG B AVG GRADE
116.93'
15'-5"
LEVEL B-1
Volta
116.58' BLDG A
Proposed Buildings- Roy Elevation Window Sizing & Patterning Diagram
Gallery
18
BLDG A SMC MAX
PENTHOUSE
222.24'
BLDG A PENTHOUSE
TOP OF PLATE
215.29'
MAX BLDG BLDG A SMC/ IBC MAX
HEIGHT BLDG HEIGHT
207.24'
BLDG A TOP OF PLATE
THOUSE 204.33'
F PLATE
8'-10"
LEVEL A-8
195.50'
10'-0"
OF PLATE
LEVEL A-7
9'-3"
185.50'
10'-0"
LEVEL A-6
9'-9"
10'-0"
LEVEL A-5
9'-9"
82'-1 1/8"
OVERALL BLDG HEIGHT
165.50'
10'-0"
LEVEL A-4
9'-9"
73'-0 7/8"
155.50'
10'-0"
9'-9"
LEVEL A-3
145.50'
9'-6"
LEVEL A-2
9'-9"
136.00'
13'-0"
GRADE
LEVEL A-1
15'-5"
123.00'
Volta
BLDG A AVG GRADE
Proposed Buildings- Roy Elevation Brick Pier Diagram 122.24'
Gallery
bar rientosRYAN 19
1. Massing Response: Façade
b) The Board expressed concern that the proportion of a
225-foot long façade with 85-foot height would be an
inappropriate scale along Roy Street. The Board agreed
with public comment that the two buildings, individually
offered better proportions, and supported a separate
treatment for each building to break down the scale of
the development and provide a high-quality, resolved
design. (CS2-C, CS3-A, DC2, DC4-A)
BRICK INSETS
BUILDING B HEIGHT WAS LOWERED, FURTHER (NONE ON BLDG B)
DIFFERENTIATING THE HORIZONTAL/VERTICAL
PROPORTION/ORIENTATION OF THE BUILDINGS
BRICK TO GRADE
(LIFTED FRAME ON BLDG B)
20
a
bar rientosRYAN 21
STUDIES OF ROY STREET BLDG A WINDOW CONFIGURATIONS
FOR DIFFERENTIATION
Option 2 - Mock-up
Roy Street Elevation- Option 2
remove center mullion from Bldg B configuration
22
Option 3 - Mock-up
does not achieve design intent of
increased vertical expression
Roy Street Elevation- Option 3
split into 3 panes
Option 4 - Mock-up
bar rientosRYAN 23
BUILDING A - SUN ANGLE SECTION DIAGRAMS SUMMER SOLSTICE
WINTER SOLSTICE
SPRING AND FALL EQUINOX
W LINE AT NOON WINTER SOLSTICE
c) At the Recommendation stage, the Board would like to
see a shadow impact analysis along Roy Street with and
EDG Project Massing Bldg A
without an upper level setback. (CS2-D)
The reduction of height along Roy in both buildings will result in less shadow
impact to neighbors to the North. We compare the proposed height during 85ftSM-UP
Building Height
EDG in which NORTH MAXIMUM ZONING
MAX BUILDING HEIGHT
NORTH
EDGthe buildings proposed tall parapets to the current proposed
APPROVED
design. We also compare to the CodeROY STREET
Compliant massing, showing ADJACENT
a ENVELOPE
65ft Setback Height
SMC 65’ SETBACK HEIGHT
ROY STREET ADJACENT
SCHEME
straightforward setback at 65’ as requested by the SM-UP 85’ code. PROPERTY PER SMC-UP PROPERTY
Approved EDG Massing shading
EQUINOX MARCH/SEPT
Building B is now complying with the Code and will not require a departure. SHADOW LINE AT NOON
Building A has also reduced in height since EDG. Parapet height was
reduced in this building in response to board and community feedback. Building A Roy St 200 Roy
Shadow impact studies on pages 86-87. EDG APPROVED
ROY STREET
NORTH
ADJACENT
MAXIMUM ZONING
ENVELOPE ROY STREET
NORTH
ADJACENT
SCHEME
PROPERTY PER SMC-UP PROPERTY
SM-UP MAX BUILDING HEIGHT 85ft Building Height Less shading than EDG
SMC 65’ SETBACK HEIGHT
Approved Massing;
65ft Setback Height More shading than Code
SUMMER SOLSTICE
Compliant Massing
SPRING AND FALL EQUINOX
EQUINOX MARCH/SEPT
SHADOW LINE AT NOON Approved WINTER
EDG Massing shading
SOLSTICE
24
SCHEME REVISION
PROPERTY PER SMC-UP PROPERTY PROPERTY
BUILDING B - SUN ANGLE SECTION DIAGRAMS SUMMER SOLSTICE
Combined Shadow Impact Diagram SUMMER SOLSTICE NOON WINTER SOLSTICE NOON SPRING AND FALL EQUINOX NOON
WINTER SOLSTICE
SPRING AND FALL EQUINOX
Shows shadow impact to property at 200 Roy for different massing configurations WINTER SOLSTICE
EDG Project Massing Bldg B
65ft Setback
SMC 65’ SETBACK Height
HEIGHT
SMC 65’ SETBACK HEIGHT 65ft Setback Height Less shading than
EDG Massing
SUMMER SOLSTICE
EQUINOX MARCH/SEPT
SHADOW LINE AT NOON
Approved EDG Sun Angle SPRING AND FALL EQUINOX
Building A Building B
WINTER SOLSTICE
Max Zoning Envelope with setbacks Building B Roy St. 200 Roy
NORTH MAXIMUM ZONING NORTH NORTH
EDG APPROVED CURRENT
SMC 65’ SETBACK HEIGHT 65ft Setback Height Less shading than EDG
Massing and Code
SUMMER SOLSTICE
Compliant Massing
EQUINOX MARCH/SEPT SPRING
Approved EDGAND
SunFALL EQUINOX
Angle
Building A SHADOW LINE AT NOON Building B
WINTER SOLSTICE
bar rientosRYAN
NORTH MAXIMUM ZONING NORTH NORTH
EDG APPROVED CURRENT
ROY STREET ADJACENT ENVELOPE ROY STREET ADJACENT ROY STREET ADJACENT
SCHEME REVISION
PROPERTY PER SMC-UP PROPERTY PROPERTY
25
1. Massing Response: Façade
d) The revised Roy façade must demonstrate
how the proportion and scale of the
structure, fenestration, architectural
detailing, and high quality material
treatment incorporate concepts from the
precedent images and the Roy Street
context study. (CS2, CS3-A, DC2, DC4).
Roy Street Precedent- 19th & Mercer Roy Street Precedent- the Walton Roy Street Precedent- Stadium Place
wood doors in dark metal storefront regular patterning of fenestration urban street edge
wood soffits brick & dark metal
26
Roy Street Rendering at Building A storefront Roy Street Rendering at Building A storefront
Roy Street Precedent from EDG Roy Street Precedent from EDG- Canopy Roy Street Architectural Detail Roy Street Precedent- 19th & Mercer
brick inset as a framing element T&G wood soffit in dark metal canopies Corner reveal at façade transition mitered T&G wood soffit
dark metal infill cladding
bar rientosRYAN 27
ROY STREET CONTEXT STUDY
Roy Context- The Maxwell Hotel (NE of site) Roy & Mercer Context- Expo Apartments (SW of site) Roy Context- Scene Shop - 621 2nd Ave N (dirtectly W of site)
- Regular brick piers - Brick materiality with infill at North -Window patterning
- Dark windows -Dark windows inside brick - Color palette for Bldg A (light body, dark windows)
- Simplified metal cap on brick -Art to draw pedestrians into the center of the project - Industrial aesthetic
- Brick to ground at pedestrian level -Wood at pedestrian level
-Dark metal at canopies
28
MERCER STREET CONTEXT STUDY
Mercer Context- Marion Oliver McCaw Hall Mercer Context- Cornish Playhouse/Intiman Theatre
- Lit frame elements - Verticality along Mercer
- Color changing lighting - Frame elements
Roy & Mercer Context- Pacific NW Ballet Exhibition Hall - Reflectivity - Simple forms
- Window patterning - Simple forms
bar rientosRYAN 29
1. Massing Response: Façade
e) At the Recommendation stage, the Board echoed
public concerns and requested a range of studies
demonstrating how Buildings A and B can respond
to existing massing and character context along Roy a
Street. The Board suggested the following treatments
for study: variation on upper level setback for one
or both buildings, vertical vs. horizontal expression,
variation on the architectural composition. (CS2-A,
CS3-A)
30
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bar rientosRYAN 31
2. Architectural Concept:
The Board supported the geode architectural concept but
a
questioned the successful execution of the concept. The
Board noted public comments about the neighborhood
character and discussed the neighborhood context of the site:
beautiful masonry facing Queen Anne and the funky fun of the
Seattle Center. The Board supported loosening the concept
to provide a better response to Roy Street and tightening
the concept in other areas of the building. Overall, the Board
supported a simplification of the four façade treatments.
32
b) The Board applauded the concept of the beacon
element along Mercer Street as an appropriate
response to the Seattle Center, but felt the expression
should be stronger. (CS2-A)
The Beacon element has been further refined to
b
punctuate the Mercer façade, create visual interest,
and match Seattle Center’s intensity of lighting and
b a
playfulness. LED Backlit channel glass will change color
for community events, game days and holidays. The
Beacon form is a single, monolithic ring that hovers
over the Mercer residential entrance. Black metal insets
provide contrast and were endorsed by the Uptown
Alliance Land Use Review Committee as a way to
further emphasize the lively materiality of the Channel
Glass. See pages 34-35 for iterations of beacon design
and comparison of EDG and current design.
c
c) The Board noted that the Mercer Street ground-level,
faceted commercial wall created a strength and energy
that could inform the upper levels of the structure.
(CS2-A)
The energy and strength of the ground level faceted
c
commercial wall is carried up through the façade
with faceted color-shifting metal panels on a simple,
rectilinear mass. The faceted metal panel will subtlety
reflect the energy of the Beacon, the lit tree sculptures
in the park parcel, the energy of Mercer Street, and of
McCaw Hall plaza lighting across the street.
bar rientosRYAN 33
Beacon Study- Current Design Beacon Study- Narrow Volume of channel glass Beacon Study- Asymmetrical cuts in form
BLDG B SBC MAX BLDG
HEIGHT
201.93'
BLDG B PENTHOUSE
TOP OF PLATE
199.71'
9'-3"
LEVEL B-7
180.75'
9'-9"
LEVEL B-6
171.00'
9'-9"
9'-9"
73'-0 7/8"
LEVEL B-4
151.50'
9'-9"
LEVEL B-3
141.75'
9'-9"
LEVEL B-2
15'-5" 132.00'
LEVEL B-1
116.58'
BEACON STUDIES
In developing the Beacon element, various options were studied to respond
to the Board’s request that the Beacon element be “strengthened”.
The current version (see rendering at top of facing page) was presented to
the Uptown LURC. They are supportive of this design direction.
34
Mercer facade- Current Design
To “strengthen” the element, it became a story taller with an amenity space at the roofdeck giving the
form purpose. A black metal frame caps the exterior and interior edge to providing a nice contrast,
which acts to strengthen the LED-lit beacon.
Balconies were removed from the Mercer facade, creating a more urban edge. Instead the aluminum
tilt-turn windows open inward, creating large openings in upper level of the facade and the liveliness of
people occupying upper levels without the clutter of protrusions.
The beacon element was lifted to allow a more transparent and porous ground floor.
Mercer facade from EDG Presentation
bar rientosRYAN 35
3. Streetscape:
The Board applauded the detailed context analysis and
agreed that the project provided a strong site design informed
by the site’s key relationships. The Board strongly supported
the open to the sky through block passage from lower Queen
Anne to the Seattle Center. The Board also supported the
easement between the subject lot and the City of Seattle
property. The Board provided the following guidance to
further evolve the site design.
a) Develop the through block to feel public, welcoming,
and provide a sense of exploration.
i. The Board questioned the need to provide
overhead weather protection between Buildings
A and B. The Board suggested the design team
consider ways to provide a sense of containment
while maintaining a sense of openness between the
buildings. (PL1-l-i)
Overhead weather protection has been limited to the
crossing between the two buildings and doors exiting
onto the through-block. A glass and steel canopy
structure has been proposed to create containment
and protection from the elements for people traveling
between buildings, while maintaining a sense of
openness and porosity at the through-block.
ii. Define the intermediate space with a visual terminus
when a user cannot see from end to end in the
through block. Use features guide users through the
space and provide sense of discovery. (PL1-l, PL2-D)
See the renderings to the right, as well as the
Wayfinding Plan on page 43. Lit art elements, and
activating uses along the through-block will create a
warm and welcoming public face at each entrance to
the through-block.
36
iii. At the Recommendation stage, provide a conceptual
Roy Street
wayfinding plan. (PL2-D)
To be Updated: See page 43
iv. Maximize transparency, at ground level, on north/
south through block entrances to increase the visual
access to the central courtyard. (DC1-A, PL1-I, PL2-D,
PL2-l)
v. The Board expressed support for the courtyard’s
layered landscaping and overlook seating. The
Board applauded the concept of a quiet refuge in Possible Rain Sculpture
the urban context. (PL1-l) Building Opportunity
vi. At the Recommendation stage, the Board A
acknowledged public comment and requested
clarity on the interim condition adjacent to the Possible Secondary Art
Location
vacant City of Seattle parcel (Pl1-l)
Please see the site and landscape sections (pages 30-43)
Prime Sculpture Location Building
B
2nd Ave N
3rd Ave N
Possible Secondary Art
Location
SW Parcel Future
Development
Bocci Trees
Major Path
Minor Path
Plaza Circulation
Potential Art Locations
Mercer Street
Way Finding Plan:
bar rientosRYAN 37
23.48.005 Permitted and Prohibited Uses
3. Streetscape: (Continued)
b) Develop the public plaza along Mercer Street to feel public and welcoming. d) Develop Roy Street to provide a welcome introduction to the through block and respond to the
i. The Board applauded how the site design manages the substantial grade change along existing commercial character.
Mercer Street. The design allows multiple paths between the site and the right-of-way, i. The Board expressed support for a highly transparent residential lobby and public coffee
without stairs. At the Recommendation stage, the Board would like to see how the shop in Building B; both features will provide visual access and invite user into the courtyard
‘shoulders’ at the corner create a space that feels generous for the public. (PL1, PL2-A, space. (DC1-A, PL1-I, PL2-D, PL2-l)
PL2-D, PL2-ll) ii. At the Recommendation stage the Board requested further detail on the treatment of the
commercial, live work uses, and residential lobby on Roy Street. The Board expressed
The seating plinths are an integral part of the ROW and signal to people that this is a public support for the commercial scale and materiality represented within the EDG packet
space for people to meet, gather and enjoy the large existing London Plane tree canopies renderings on page 43 and 51. (CS2-l, PL3-li, DC1-A)
along Mercer Street and engage with the plaza. In addition to a warm wood seating top, the
plinths will be activated by Bocci lighted tree sculptures as well as under mounted lighting for A highly transparent residential lobby has been maintained. See vignette on the opposing
the evening hours so the plinths themselves glow. The Bocci trees will create a sense of place d
page. Additionally, we plan to activate the Building A eastern retail space at the through-block
and a recognizable element to help create a sense of identity and keeping in theme with the with engaging uses such as a coffee shop or coffee bar.
Mercer corridor lighting performances.
ii. The Board noted that the site slope should be treated as a gift, allowing opportunities for e) The Board expressed support for the combined driveway access on 3rd Avenue, but felt the
seating to view the theatrical performance of people moving around and through the site. stepped commercial façade and upper level architectural concept needed further resolution.
(PL1, PL2-A, PL2-D, PL2-ll) (DC2-B, DC4-A)
The 3rd Avenue stepped commercial façade has been simplified. Please see the elevation to
See response above. We agree that the slope is a gift and that was the very reason for the e
the right
seating plinths vs the idea of creating more stairs or retailing walls.
c) Further develop the ground plan around Building A to provide a semiprivate transition for
ground floor residential units.
i. The Board supported the proposed residential stoops along 2nd Avenue. At the
Recommendation stage, the Board requested a composite hardscape/landscape plan
and site section showing the treatment of the space between the unit and the sidewalk to
provide a generous semi-private residential transition. (PL3-B)
ii. Along the through block, and the south easement, demonstrate a thoughtful treatment
of the site lines between the units and the public space. Consider way to layer quality
materials to allow residential privacy while maintaining a comfortable public passage
through the space. (PL3-B)
A generous landscape buffer has been provided along 2nd Avenue. Further information is
c
available on pages 38-39
38
d Roy Street lobby and through block connection
BLDG B SBC MAX B
HEI
20
BLDG B TOP OF PL
19
9'-3"
LEVEL
18
9'-9"
LEVEL
17
9'-9"
9'-9"
73'-0 7/8"
LEVEL
15
9'-9"
LEVEL
14
9'-9"
LEVEL
13
BLDG B AVG GR
15'-5"
11
LEVEL
11
c Site Plan of Building A along 2nd Ave N e 3rd Ave N façade composition
bar rientosRYAN 39
Community Outreach:
STAKEHOLDER CONTACT DATE MEETING NOTES
Uptown Alliance / Debi Frausto Maria Barrientos 8/1/2016 Reached out to discuss the design concepts and get feedback, we were encouraged to study the
UDF document to obtain key items if interest to the neighborhood.
Seattle Center Maria Barrientos 11/21/16 Plaza Design Review Meeting with SC Exec. Director, received approval to proceed with proposed
design
Uptown Alliance / LURC Maria Barrientos 12/6/16 Through-block connection, landscape & building height concepts
presentation to Queen Anne Community Council (LURC), requested early feedback on design.
Feedback Received: prefer north south Through block connection, comments on items desired in
Through block, such as lighting and making it clear public was invited through
Ward Street Alliance Maria Barrientos 12/14/16 Met with Ward Street Alliance to review project concept design and receive feedback on heights.
Design and thru block were embraced, concern was with height. This was pre-upzone
Seattle Center Maria Barrientos 1/4/17 Plaza Design Review Meeting #2 with SC Exec. Director, approval to proceed with proposed design
UA-LURC Maria Barrientos 2/16/17 Design concept presentation, received feedback on art locations and plaza design, well received,
feedback positive
LURC Maria Barrientos 3/20/17 Design concept presentation #2, received feedback. received feedback on art on site prior to
construction
Roy St Group Maria Barrientos 4/4/17 Design concept presentation, received feedback. support for no
Kristin Ryan setbacks, support for through-block connection and location, landscape design and massing.
Comments on exterior cladding provided.
UACC Sara Everett 4/12/17 Uptown Arts + Culture committee, in progress design presentation, received additional comments
on design, through-block, art opportunities, design progress. All positive
UACC Alliance and Advocacy Sara Everett 4/17/17 Uptown Arts + Culture committee, in progress design committee. positive feedback, going in right
direction with design
UACC & Seattle Center Sara Everett 4/18/17 Site Art Update Review Meeting - received positive feedback and some additional artist names to
pursue
Cornish Playhouse, Pinky Estell Sara Everett 5/2/17 Uptown Arts + Culture committee, in progress design presentation, received positive feedback
Seattle Center Maria Barrientos 5/22/17 Plaza Design Review Meeting #2 with SC Exec. Director, Final Design Approval received. Staff was
very happy with the design
UACC Alliance Committee Sara Everett 5/23/17 Uptown Arts + Culture committee, in progress design presentation, received feedback
40
STAKEHOLDER CONTACT DATE MEETING NOTES
UA-LURC Maria Barrientos 7/5/17 In progress design presentation, received feedback
Bill Ritchie, NW Print Center Sara Everett 7/12/17 In progress design presentation, received feedback
Mathew Richter, Office of Art Maria Barrientos 7/27/17 Uptown Arts + Culture committee, in progress design and Culture presentation, received feedback on
strategy to market MFTE units to neighborhood artists
Uptown Neighborhood Night Out Maria Barrientos 8/1/17 Discussed design with neighbors. No negative comments. Design well received
Sara Everett
Uptown Alliance Maria 8/2/17 In progress design presentation, received positive feedback on Mercer street beacon and exterior
design
UACC Sara Everett 11/15/17 Update art concepts for site, with feedback on art locations and possible artists
Uptown Alliance / LURC Maria Barrientos 11/21/17 Final Design Presentation, received support letter from UP-LURC. Overall positively received, several
specific items were applauded. Only negative comments was a desire to differentiate the windows of
Bldg. A from Bldg. B
PRESS
Daily Journal of Commerce 3/24/17 Article “Uptown rezone would allow mostly mid-rises”
Daily Journal of Commerce 9/11/17 Article “Center Steps to start next spring, but artists working at the site now”
Seattle Times 10/11/17 Article “New residency program uses shipping containers to foster socially engaged art”
bar rientosRYAN 41
42
UPDATED DESIGN:
bar rientosRYAN 43
Site Plan:
Proposed Site Plan: Roy Street
2nd Ave N
3rd Ave N
and supports uses adjacent to it.
• PL3: Defined residential territories.
• DC1: Parking portal location across
from existing parking garage
minimizes size requirements.
• CS1: prominent stormwater features
• CS1: floor level stepped down SW Parcel Future
on south frontage for additional Development
sunlight Retail Entry
Main Residential Entry
Individual Unit Entry
Vehicle Entry
SE Parcel: Proposed Plaza
Under #6603755
Retail
Leasing / Lobby
Residential Amenity
Mercer Street
Composite Site Plan:
0’ 20’ 40’
44
Proposed Way Finding Plan: Roy Street
2nd Ave N
3rd Ave N
Plaza Bocci Trees
SW Parcel Future
Development
0’ 20’ 40’
Building
A
Building
B
2nd Ave N
3rd Ave N
Mercer Street
Ground Level Plan:
0’ 20’ 40’
46
Site Sections:
1
BLDG. A
SEAT WALL
48
bar rientos RYAN 49
Landscape Plan: Courtyard
BLDG.
B
2%
BLDG. A
5%
2%
5%
2%
5% 2%
1
5%
BLDG.
B
2 2nd Ave Entrance + Courtyard n.t.s.
50
Plaza Plan (Plaza Under Separate Permit):
BLDG. B
0
3.5
+ 113.50
11
4%
8%
+ 113.33 + 113.00
+
8’ - 0”
2%
2%
2%
10’ - 0”
19’ - 0”
9’
19’
3RD AVENUE
3
20’ - 6”
2
MERCER STREET
MERCER STREET
52
Plaza Entrance at 3rd Ave N & Mercer St- Plaza Under Separate Permit
BUILDING A BUILDING B
Through Block
Passage
•• Evergreen
•• Tough, ordered
•• Low height
Building A
Right of Way
•• Evergreen with perennial accent
•• Tough, ordered
•• Low height
Courtyard
•• Varied, mixed
•• Seasonal, colorful
•• Low-Medium height
Rooftop
•• Evergreen and deciduous, mixed Building B
•• Tough
•• Low-Medium height
2nd Ave N
3rd Ave N
Bioretention Planting
•• Textural, grassy
•• Evergreen with perennial accent
•• Low-Medium height
Planting Plan:
Mercer Street
0’ 20’ 40’
56
Hakonechloa macra
Styrax japonicus Liriope spicata Lonicera pileata Prunus laurocerasus ‘Otto Luyken’
Cornus sanguinea Rosa rugosa
Stewartia pseudocamellia Hypericum 'Mystical Red Star' Schizostylis Sedum ‘Purple Emperor’
Adiantum pedatum Camassia quamash Carex oshimensis 'Evergold' Cornus sericea
Rooftop
Bioretention Planting
7
9
1
1 5
Building
8 B
9
5 6
2nd Ave N
Tree Lights Step Lights 3
3rd Ave N
6
5
7 Street Lights 8 Wall Sconces
9 4
2
2
6
1
Mercer Street
9 Canopy Lights
58
Site Art Installations:
1 Primary Art Installations Prime Location
Roy Street
2nd Ave N
Possible Artist - Possible Artist -
3rd Ave N
1
SuttonBeresCuller Austin J. Smith
Possible Secondary
Location (2)
SW Parcel Future
Development
Mercer Street
Possible Artist - Miguel Possible Artist - Miguel Possible Artist -
Edwards Edwards Austin J. Smith Art Installation Way Finding
bar rientosRYAN 59
Design Concept:
Architectural Material Expression
The materiality of the two major influences, Queen Anne and Seattle Center, are defined by
the materiality of their respective context. An aesthetic can be assigned to each and transition
materials assigned to mediate the contrasts.
To clarify the application of materiality and the characteristics of each palette, we reference a
geode as an analogy.
1 1. The rind of the geode represents the texture and materiality of the Queen Anne
neighborhood traditional and stable in its materiality and patterning, rough and
massive with a durable and timeless character.
2. The transition between elements produces a contrast to each and seeks to illuminate
the Unity of Opposites.
3. The interior of the geode represents the gem of the project- the Mercer façade. As the
2 audience to the Theatre District across the street, the Mercer palette is comparatively
showy, crystalline and polished.
“Gasket” Modulation:
separating massing
volumes
3
Building A & Building B NE Corner:
1
Rough, Massive, Matte, Natural
Transition:
2
Honed
60
1. Rough: NE & NW Corners - Urban Street 1. Rough: NE & NW Corners - Urban Street 1. Rough: NE & NW Corners - Urban Street
Edge & Urban Craft Edge & Urban Craft Edge & Urban Craft
1 1
bar rientosRYAN 61
EIGHT
USE
ATE
Materials & Color Palette:
1 2
1 Brake metal panel
PLATE Black
9'-3"
3
Storefront Windows
9'-9"
4 5
Black
8 5 7
4
Retail Canopy
9'-9"
6
Black Metal with Wood soffit
7 3
62
BLDG A PENTHOUSE
TOP OF PLATE
215.29'
BLDG A SMC/ IBC MAX
BLDG HEIGHT
207.24'
BLDG A TOP OF PLATE 1 2
1 204.33'
Brake metal panel
8'-10"
White
LEVEL A-8
2 Norman Brick 195.50'
- Stack bond
10'-0"
1 70% Pewter; 30% Redondo Gray
LEVEL A-7 3
3
Norman Brick 185.50'
- Stack bond
10'-0"
100% Redondo Gray
LEVEL A-6
Dark Bronze
LEVEL A-4 4 4 5 7
6 Retail Canopy155.50'
10'-0"
LEVEL A-3
7 Wood Doors Trim
145.50'
Stained dark w/ Glass inset
9'-6"
LEVEL A-2
6 136.00' 6
13'-0"
7
5
LEVEL A-1
123.00'
bar rientosRYAN 63
201.93'
BLDG B PENTHOUSE
TOP OF PLATE
199.71'
9'-3"
1
LEVEL B-7
2 Painted Hardie Panel 180.75'
SW - 7069 Iron Ore
9'-9"
3 Centria C-612 Metal Panel LEVEL B-6
171.00'
2 3 White
9'-9"
9'-9"
73'-0 7/8"
4 5 6
4 5 Storefront Windows
Black LEVEL B-4
151.50'
9'-9"
6 T&G Vertical Wood Cladding
Stained dark with Metal trim
LEVEL B-3
7 Norman Brick - 1/3rd Running 141.75'
9'-9"
Bond
7
Coal Creek
LEVEL B-2
132.00'
6
15'-5"
7
5 BLDG B AVG GRADE
116.93'
LEVEL B-1
116.58'
Transition Building B - Material Palette: “Honed”
64
BLDG B SBC MAX BLDG
HEIGHT
201.93'
BLDG B PENTHOUSE
1 2 TOP OF PLATE
1 Back-lit Channel glass 199.71'
Rough cast w/ sandblasted back
1 BLDG B TOP OF PLATE
190.00'
2 W-12 Faceted Metal panels
9'-3"
Color Shifting dark metallic
LEVEL B-7
3 Brake Metal Panel 180.75'
9'-9"
Black
LEVEL B-6
4
Aluminum Tilt Turn Window 171.00'
RAL 9011 Graphie Black
9'-9"
9'-9"
73'-0 7/8"
6 Wood Door Trim
Stained dark LEVEL B-4
3 4 151.50'
5 6
Retail Canopy
9'-9"
7
Black Metal with Wood soffit
LEVEL B-3
141.75'
9'-9"
4
LEVEL B-2
132.00'
7
15'-5"
7
LEVEL B-1
Interior of Geode - Material Palette: “ Gem, Crystalline” 116.58'
bar rientosRYAN 65
Signage Concept:
Canopy Signage
Blade Signage
Monument Signage
Parking ID
66
Canopy Signage
Blade Signage
Monument Signage
Parking ID
bar rientosRYAN 67
68
Renderings:
bar rientosRYAN 69
Perspective view looking Southwest across 3rd Ave N
70
Perspective view looking Southwest across 3rd Ave N (With Trees)
bar rientosRYAN 71
Perspective view looking East down Roy St
72
Perspective view looking East down Roy St (With Trees)
bar rientosRYAN 73
Perspective view looking North through the through block connector
74
Perspective view looking Northwest over plaza
bar rientosRYAN 75
Perspective view looking down 3rd Ave.
76
Perspective view looking down through-block from Roy
bar rientosRYAN 77
Perspective view looking from 2nd Ave
78
Perspective view of Interior Courtyard
bar rientosRYAN 79
Perspective view looking at through-block from Mercer
80
Perspective view looking East down Roy Street at Building A
bar rientos
rientosRYAN
RYAN 81
Floor Plans:
1 2 3 4 5 6 7 1 2 3 4 5 6
14
GENERAL FLOOR PLAN NOTES 14
GENERAL
1. PLAN DIMENSIONS ARE TO FACE OF STUD, FACE OF CONCRETE WALL, 1. PLAN DIMENSION
CENTERLINE OF COLUMN, OR CENTERLINE OF ROUGH OPENINGS, CENTERLINE OF
D3 D2 UON. CONTACT ARCHITECT FOR CLARIFICATIONS. UON. CONTACT A
A1
1 D3 D2 A1
1
A-300 A-301 A2
DRB-002
A-200 2. DOORS AND CASED OPENINGS INDICATED ADJACENT TO WALL A-300 A-301 DRB-002
A-200 A2 2. DOORS AND CAS
1 2 3 4 5 6 7 8 9 10 11 12 A-301 13 INTERSECTIONS SHALL BE LOCATED WITH THE EDGE OF FINISH1 INTERSECTIONS
1301 First Avenue, Suite 301
OPENING SIX INCHES FROM THE ADJACENT WALL AT THE EXTERIOR 2
Seattle, WA 98101
3 4 5 6 7 8 9 10 11 12 A-301 13 OPENING SIX INC
AND FOUR INCHES FROM THE ADJACENT WALL. 252'-7" AND FOUR INCHE
252'-7"
http://www.gglo.com
15'-7" 9'-0" 26'-11" 21'-1" 23'-6" 24'-9" 17'-9" 32'-0" 16'-2" 13'-10" 11'-11" 24'-10" 15'-3" 3. SEE SHEET A-620 FOR WINDOW LEGEND AND A-540 FOR WINDOW 98'-1 1/2" 134'-7" 3. SEE SHEET A-620
DETAILS. DETAILS.
99'-0" 131'-5"
15'-7" 9'-0" 26'-11" 21'-1" 23'-6" 24'-9" 17'-9" 32'-0" 16'-2" 13'-10" 11'-11" 24'-10" 15'-3"
1 / A-122B.1
A1 / A-121B.1
A2 / A-121A
4. SEE SHEET A-610 FOR DOOR SCHEDULE AND A-545 FOR DOOR 4. SEE SHEET A-610
A2 / A-122A
F DETAILS. F F DETAILS.
4" 1'-0"
3'-0" 5. SEE SHEET A-601 & A-602 FOR WALL ASSEMBLIES. 5. SEE SHEET A-601
6. INSTALL BLOCKING FOR GRAB BARS IN ALL BATHROOM WALLS 6. INSTALL BLOCKIN
A A A
SURROUNDING WATER CLOSET, BATHTUB AND SHOWER. REF A-XXX.
A SURROUNDING W
3'-0"
16'-5"
16'-5"
16'-5"
2106 8. CONTRACTOR SHALL INSTALL FURRING, SHIMS AND ADDITIONAL 8. CONTRACTOR SH
121' - 8" LAYERS OF GYPSUM BOARD AS NECESSARY TO ACHIEVE FLUSH LAYERS OF GYPS
116' - 7"
FINISH WHERE SURFACES OF ADJACENT WALL OR SHAFT 1 BED OPEN FINISH WHERE S
ASSEMBLIES ARE NOT, BUT ARE INTENDED TO BE, ALIGNED. 2208 ASSEMBLIES ARE
B B B B
9'-0" , TYP
ADMIN 1
30'-0 3/4"
30'-3 7/8"
A
31'-6 3/8"
31'-7 5/8"
31'-7 1/4"
1 1 OFFICE OFFICE RETAIL B
40'-11"
1
2109 2108 FITNESS 2111
RETAIL 2110
40'-4 1/2"
RETAIL 116' - 10"
1104 1
1102
EATING & DRINKING
121' - 3" 119' - 0" ESTABLISHMENT 2'-11 3/8" , TYP
KEY PLAN (3'-0" MAX)
RESOURCE
25'-8"
25'-8"
25'-8"
25'-8"
(HEIGHT AND EXTENT OF 121' - 5" 119' - 0" RESTROOM RESTROOM 1
OVERFRAMING TO BE ROOM 2101.3 2101.2
DETERMINED BY TENANT) 2107 116' - 7" PROJECT:
5'-6"
5'-6"
A-304 2105.B A-304 A-304 1200 A-304
VESTIBULE 2105.A 2,155 SF
2101 VESTIBULE 2200
E 2104 2112 E E
C C C C
STAIR 3
1-ST3 1 BED + DEN
STAIR 3
123' - 9" EL-A EL-C 1201
EL-A EL-C
1 BED OPEN 2-ST3
2-EC
1101
1-EA 1 BED 1-EC 116' - 7" 2-EA
1 BED + UTL
1106 114' - 4 1/2" 1206 1 BED + DEN
MOVE-IN
19'-0"
19'-0"
19'-0"
19'-0"
A1 B1 A1 2212
PACKAGE 2113
TYP
A-302
ROOM MAIL A-111 A-302
22'-4 3/4"
108'-7"
108'-7"
EL-B 2103 ROOM EL-D EL-B OPEN TO EL-D
105'-6"
105'-6"
2102 1-ED
STAIR 1 BELOW 2-ED
31'-10"
1-EB 2-EB
TYP
2-ST1
117'-4"
113' - 5" A1 A1
A-302 A-302
D D PROJECT ADDRESS:
ELEC ELEC 1 BED
123' - 9"
1100.1 1/2 BED LOFT D 225 ROY STREET ELEC D
ELEC 1200.1
TRASH 117' - 7" 2114 TRASH 2213
SEATTLE, WA 98109
8'-0"
8'-0"
8'-0"
8'-0"
2200.1
124' - 0" 1100.2 2101.1 1200.2 STUDIO STUDIO
E E E 2202 2201 E
26'-4"
26'-4"
26'-4"
1 BED OPEN 1 BED
D1
1 D1
1
2214
1107 1/2 BED LOFT DRB-001
A-201 D DRB-001
A-201
D D4
1 2115 D D4
1
169'-6"
DRB-005
A-202 113' - 5" DRB-005
A-202
D5
1 D5
1
MOVE-IN
1109 A1
1 DRB-010
A-203 A1
1 DRB-010
A-203
DRB-007
A-203 DRB-007
A-203 STUDIO
F F F 2230 F
2/2 BED 123' - 0"
1110 A1 / A-121B.1 A1 / A-121B.1 1 / A-122B.1 1 / A-122B.1
123' - 9" 2/2 BED STUDIO STUDIO 2/2 BED
2/1 BED
12'-11"
12'-11"
1210 1207 TRASH
12'-11"
201'-4"
TRASH GUEST SUITE
201'-4"
1209 1208
12'-11"
A1 / A-121B.2 A1 / A-121B.2 1 / A-122B.2 1 / A-122B.2
A1
1108 STUDIO 2100.2 2116 A1 A1 2200.2 A1
5'-5"
72'-6 1/2"
2129
A-303 A6
1 A-303 A-303 A6
1 A-303
199'-9"
4'-2 1/2"
75'-11 1/2"
DRB-009
A-203 DRB-009
A-203
G G G 46'-0" 16'-0" G
STUDIO
1 / A-122B.2
A1 / A-121B.1
A2 / A-121A
A2 / A-122A
10'-0"
SCREENING
9'-11 1/2"
A3
1 A3
1 2229
116' - 7" 2215
9'-0"
9'-0"
9'-0"
9'-0"
GARAGE EXHAUST DRB-008
A-203 CORRIDOR DRB-008
A-203
GENERATOR FUEL TANK EXHAUST 2100 37'-3" 31'-3"
H H H H
4'-11 1/2"
STUDIO 15'-7" 9'-0" 26'-11" 21'-1" 23'-6"
2128
1 BED STUDIO 1 BED OPEN STUDIO
92'-6 1/2" 96'-1" 2223 2224 2225
D1 5'-3 7/8" D1 D1 2228 D1
A1
1 A1
1
A-302 A-302 A-302 98'-7" A-302
DRB-006
A-202 DRB-006
A-202 1 BED
2216
23'-6"
23'-6"
TO P-1
C C C
32'-5 7/8"
1 2 3 4 5 6
D3 STUDIO
FITNESS STUDIO
1 2 3 4 5 6 2227
15'-0 31/32"
10'-0"
13 14 4'-11"
17'-10"
17'-10"
17'-10"
1 BED OPEN ELEC
2226 2200.3
EL-E EL-E
2-EE
1 BED
1-EE
D 2217
83'-8"
K K K K
STAIR 4
22'-8 5/8"
1
115' - 0" 2-ST4
LOBBY 78'-7 1/2"
E STAIR 4 2121
Retail Entry
D1 1-ST4
A-304
RETAIL
60'-6"
26'-2"
26'-2"
26'-2"
2118
42'-10 1/2"
L L L L
16'-6"
16'-6"
16'-6"
2120 2/2 BED 1 BED + UTL 1 BED + UTL 1 BED + UTL 2/2 BED
Vehicle Entry
2222 2221 2220 2219 2218
LOFT MEZZANINES
113' - 5"
B1 1/8" = 1'-0" 1
M 11'-11 3/8"
M C 08/08/2017 PRICING SET M M
B 06/22/2017 MUP SUBMITTAL
Retail
A 04/10/2017 SCHEMATIC DESIGN
Residential Amenity
A2 A2
A-301 SHEET TITLE A-301
1
1 2 3 4 5 6 7 1 2 3 4 5 6
82
1 2 3 4 5 6 7 1 2 3 4 5 6 7
14
GENERAL FLOOR PLAN NOTES 14
GENERAL FLOOR PLAN NOTES
1. PLAN DIMENSIONS ARE TO FACE OF STUD, FACE OF CONCRETE WALL, 1. PLAN DIMENSIONS ARE TO FACE OF STUD, FACE OF CONCRETE WALL,
CENTERLINE OF COLUMN, OR CENTERLINE OF ROUGH OPENINGS, CENTERLINE OF COLUMN, OR CENTERLINE OF ROUGH OPENINGS,
UON. CONTACT ARCHITECT FOR CLARIFICATIONS. UON. CONTACT ARCHITECT FOR CLARIFICATIONS.
D3 D2 A1
1 D3 D2 A1
1
A-300 A-301 A2 2. DOORS AND CASED OPENINGS INDICATED ADJACENT TO WALL A-300 A-301 A2 2. DOORS AND CASED OPENINGS INDICATED ADJACENT TO WALL
DRB-002
A-200 DRB-002
A-200
1 A-301 INTERSECTIONS SHALL BE LOCATED WITH THE EDGE OF FINISH1 1301 First Avenue, Suite 301 INTERSECTIONS SHALL BE LOCATED WITH THE EDGE OF FINISH
2 3 4 5 6 7 8 9 10 11 12 13 OPENING SIX INCHES FROM THE ADJACENT WALL AT THE EXTERIOR 2
Seattle, WA 98101
3 4 5 6 7 8 9 10 11 12 A-301 13 OPENING SIX INCHES FROM THE ADJACENT WALL AT THE EXTERIOR
AND FOUR INCHES FROM THE ADJACENT WALL. AND FOUR INCHES FROM THE ADJACENT WALL.
252'-7" 252'-7"
http://www.gglo.com
15'-7" 9'-0" 26'-11" 21'-1" 23'-6" 24'-9" 17'-9" 32'-0" 16'-2" 13'-10" 11'-11" 24'-10" 15'-3" 3. SEE SHEET A-620 FOR WINDOW LEGEND AND A-540 FOR WINDOW 15'-7" 9'-0" 26'-11" 21'-1" 23'-6" 24'-9" 17'-9" 32'-0" 16'-2" 13'-10" 11'-11" 24'-10" 15'-3" 3. SEE SHEET A-620 FOR WINDOW LEGEND AND A-540 FOR WINDOW
DETAILS. DETAILS.
98'-7" 134'-7" 98'-7" 134'-7"
1 / A-122B.1
1 / A-122B.1
4. SEE SHEET A-610 FOR DOOR SCHEDULE AND A-545 FOR DOOR 4. SEE SHEET A-610 FOR DOOR SCHEDULE AND A-545 FOR DOOR
1 / A-123A
1 / A-124A
F DETAILS. F F DETAILS. F
5. SEE SHEET A-601 & A-602 FOR WALL ASSEMBLIES. 5. SEE SHEET A-601 & A-602 FOR WALL ASSEMBLIES.
6. INSTALL BLOCKING FOR GRAB BARS IN ALL BATHROOM WALLS 6. INSTALL BLOCKING FOR GRAB BARS IN ALL BATHROOM WALLS
A A A
SURROUNDING WATER CLOSET, BATHTUB AND SHOWER. REF A-XXX.
A SURROUNDING WATER CLOSET, BATHTUB AND SHOWER. REF A-XXX.
1 BED 7. HANDRAILS SHALL RETURN TO A WALL, GUARD OR THE WALKING 1 BED 1 BED 7. HANDRAILS SHALL RETURN TO A WALL, GUARD OR THE WALKING
STUDIO SURFACE OR SHALL BE CONTINUOUS TO THE HANDRAIL OF AN 1 BED SURFACE OR SHALL BE CONTINUOUS TO THE HANDRAIL OF AN
2/1 BED OPEN 1 BED 2/2 BED 2/2 BED 1 BED OPEN 1 BED OPEN 2/2 BED STUDIO OPEN OPEN 1 BED 2/2 BED
2306 ADJACENT STAIR FLIGHT OR RAMP RUN - PER IBC 1012.5.
2406
OPEN 2408 2409 2410
ADJACENT STAIR FLIGHT OR RAMP RUN - PER IBC 1012.5.
2305 2307 2310 2311 1402 1403 1404 1405 1 BED 2411
2/2 BED 1 BED OPEN 1 BED OPEN 2/2 BED 2407
16'-5"
16'-5"
16'-5"
16'-5"
8. CONTRACTOR SHALL INSTALL FURRING, SHIMS AND ADDITIONAL 2405 8. CONTRACTOR SHALL INSTALL FURRING, SHIMS AND ADDITIONAL
1302 1303 1304 1305 1 BED OPEN LAYERS OF GYPSUM BOARD AS NECESSARY TO ACHIEVE FLUSH LAYERS OF GYPSUM BOARD AS NECESSARY TO ACHIEVE FLUSH
2309 FINISH WHERE SURFACES OF ADJACENT WALL OR SHAFT FINISH WHERE SURFACES OF ADJACENT WALL OR SHAFT
1 BED OPEN ASSEMBLIES ARE NOT, BUT ARE INTENDED TO BE, ALIGNED. ASSEMBLIES ARE NOT, BUT ARE INTENDED TO BE, ALIGNED.
2308
B B B B
A
B
KEY PLAN
25'-8"
25'-8"
25'-8"
25'-8"
PROJECT:
5'-6"
A-304 1301 A-304 A-304 A-304
2300 1401
E E E E
C C C STAIR 1 C
83'-9"
83'-9"
4-ST1
STAIR 1
3-ST1 STAIR 3 STAIR 3
1 BED + UTL EL-C EL-A STUDIO 4-ST3 EL-C
EL-A 1306 3-ST3
3-EC
STUDIO 4-EA 1 BED + UTL 2404 4-EC
3-EA
2304 1406
1 BED + DEN 1 BED + DEN
19'-0"
19'-0"
19'-0"
19'-0"
A1 2312 A1 2412
TYP
TYP
108'-1 1/2"
A-302 A-302
108'-7"
108'-7"
108'-7"
EL-B EL-D EL-B EL-D
3-EB 3-ED 4-EB 4-ED
TYP
TYP
117'-4"
117'-4"
A1 A1
A-302 A-302
D D PROJECT ADDRESS:
ELEC 1 BED
ELEC D 225 ROY STREET D
1300.1
TRASH ELEC TRASH ELEC 2413
SEATTLE, WA 98109
8'-0"
8'-0"
8'-0"
8'-0"
2300.1 1400.2 2400.1
1300.2 STUDIO 1400.1
STUDIO
E STAIR 2 2301 E E STAIR 2 E
2401
3-ST2 4-ST2
D1 D1 D1 OWNER: 5'-6" D1
A-304 1 BED + UTL 1 BED A-304 A-304 BARRIENTOS LLC A-304
11'-0"
DRB-003
A-200 DRB-003
A-200 2403 2402 2431
2303
26'-4"
26'-4"
26'-4"
26'-4"
1 BED
1 BED D1
1 2414 D1
1
2314 DRB-001
A-201 D 15'-2 3/4" DRB-001
A-201 D
D D4
1 51'-9 1/4" 15'-2 3/4" D D4
1
51'-9 1/4"
DRB-005
A-202 DRB-005
A-202
D5
1 D5
1
DRB-010
A-203
STUDIO DRB-010
A-203 STUDIO
A1
1 2330 A1
1
2430
DRB-007
A-203 DRB-007
A-203
F F F F
199'-9"
199'-9"
STUDIO STUDIO
201'-4"
1410 1407
12'-11"
12'-11"
12'-11"
1310 1307 TRASH 1409 1408
12'-11"
201'-4"
1309 1308 1 / A-123B.2 1 / A-122B.2 1 / A-124B.2 TRASH 1 / A-122B.2
A1 2300.2 A1 A1 A1
2400.2
A-303 A6
1 A-303 A-303 A6
1 A-303
4'-2 1/2"
4'-2 1/2"
DRB-009
A-203 DRB-009
A-203
16'-0" 16'-0"
G G G G
STUDIO
1 / A-123B.2
1 / A-124B.2
STUDIO
A2 / A-122A
A2 / A-122A
2329 36'-11 1/2" 31'-4 1/2"
46'-0" A3
1 46'-0" A3
1 2429
36'-11 1/2" 30'-3" 31'-4 1/2" 1 BED
9'-0"
9'-0"
9'-0"
9'-0"
1 BED
DRB-008
A-203 DRB-008
A-203 2415
2315
H H H H
23'-6"
23'-6"
2416
29'-2 1/2"
29'-2 1/2"
C C C C
1 2 3 4 5 6 1 2 3 4 5 6
D3 D3 STUDIO
A-300 A-300 2427
STUDIO
2327
J J J J
17'-10"
17'-10"
17'-10"
17'-10"
ELEC
2300.3
1 BED OPEN
1 BED OPEN
EL-E 2326
1 BED EL-E 2426 1 BED
3-EE 4-EE 2417
2317
83'-8"
83'-8"
K K K K
STAIR 4 STAIR 4
3-ST4 4-ST4
5'-6"
60'-6"
60'-6"
26'-2"
26'-2"
26'-2"
26'-2"
MARK DATE DESCRIPTION
B B B REVISIONS B
L L L L
2/2 BED
2418
16'-6"
16'-6"
16'-6"
16'-6"
2/2 BED 1 BED + UTL 1 BED + UTL 1 BED + UTL 2/2 BED 2/2 BED 1 BED + UTL
2322 2321 2320 2319 2318 2422 1 BED + UTL 1 BED + UTL 2419
2421 2420
ISSUE INFORMATION
129'-7" 129'-7"
17'-9" 32'-0" 16'-2" 13'-10" 11'-11" 24'-10" 15'-3" 17'-9" 32'-0" 16'-2" 13'-10" 11'-11" 24'-10" 15'-3"
131'-9" PROJECT NO.: 2016032.00 131'-9"
GGLO PRINCIPAL IN CHARGE: Beth Dwyer
14 LEVEL 3 - OVERALL 14
FLOOR PLAN
PLOT DATE/TIME:10/17/2017 11:01:11 PM
1 2 3 4 5 6 7 1 2 3 4 5 6 7
bar rientosRYAN 83
1 2 3 4 5 6 7 1 2 3 4 5 6
14
GENERAL FLOOR PLAN NOTES 14
GENERAL
1. PLAN DIMENSIONS ARE TO FACE OF STUD, FACE OF CONCRETE WALL, 1. PLAN DIMENSION
CENTERLINE OF COLUMN, OR CENTERLINE OF ROUGH OPENINGS, CENTERLINE OF
UON. CONTACT ARCHITECT FOR CLARIFICATIONS. UON. CONTACT A
D3 D2 A1
1 D3 D2 A1
1
A-300 A-301 DRB-002
A-200 A2 2. DOORS AND CASED OPENINGS INDICATED ADJACENT TO WALL A-300 A-301 DRB-002
A-200 A2 2. DOORS AND CAS
1 INTERSECTIONS SHALL BE LOCATED WITH THE EDGE OF FINISH1 1301 First Avenue, Suite 301 INTERSECTIONS
2 3 4 5 6 7 8 9 10 11 12 A-301 13 OPENING SIX INCHES FROM THE ADJACENT WALL AT THE EXTERIOR 2
Seattle, WA 98101
3 4 5 6 7 8 9 10 11 12 A-301 13 OPENING SIX INC
AND FOUR INCHES FROM THE ADJACENT WALL. AND FOUR INCHE
252'-7" 252'-7"
http://www.gglo.com
15'-7" 9'-0" 26'-11" 21'-1" 23'-6" 24'-9" 17'-9" 32'-0" 16'-2" 13'-10" 11'-11" 24'-10" 15'-3" 3. SEE SHEET A-620 FOR WINDOW LEGEND AND A-540 FOR WINDOW 15'-7" 9'-0" 26'-11" 21'-1" 23'-6" 24'-9" 17'-9" 32'-0" 16'-2" 13'-10" 11'-11" 24'-10" 15'-3" 3. SEE SHEET A-620
DETAILS. DETAILS.
98'-7" 134'-7" 98'-7" 134'-7"
1 / A-122B.1
1 / A-122B.1
4. SEE SHEET A-610 FOR DOOR SCHEDULE AND A-545 FOR DOOR 4. SEE SHEET A-610
1 / A-125A
1 / A-126A
F DETAILS. F F DETAILS.
5. SEE SHEET A-601 & A-602 FOR WALL ASSEMBLIES. 5. SEE SHEET A-601
6. INSTALL BLOCKING FOR GRAB BARS IN ALL BATHROOM WALLS 6. INSTALL BLOCKIN
A A A
SURROUNDING WATER CLOSET, BATHTUB AND SHOWER. REF A-XXX.
A SURROUNDING W
16'-5"
16'-5"
16'-5"
1502 1503 1504 1505 2505 2506 2507 8. CONTRACTOR SHALL INSTALL FURRING, SHIMS AND ADDITIONAL 8. CONTRACTOR SH
LAYERS OF GYPSUM BOARD AS NECESSARY TO ACHIEVE FLUSH LAYERS OF GYPS
FINISH WHERE SURFACES OF ADJACENT WALL OR SHAFT FINISH WHERE S
ASSEMBLIES ARE NOT, BUT ARE INTENDED TO BE, ALIGNED. ASSEMBLIES ARE
B B B B
A
B
KEY PLAN
25'-8"
25'-8"
25'-8"
25'-8"
PROJECT:
83'-9"
83'-9"
5-ST1
1 BED + UTL STUDIO STAIR 3 STUDIO STAIR 3
1506 EL-C EL-A 1 BED + UTL 2604 6-ST3 EL-C
EL-A 2504 5-ST3
5-EC 1606 6-EC
5-EA 6-EA
1 BED + DEN
1 BED + DEN 2612
19'-0"
19'-0"
19'-0"
19'-0"
A1 2512 A1
TYP
TYP
A-302 A-302
108'-7"
108'-7"
108'-7"
108'-7"
EL-B EL-D EL-B EL-D
STAIR 1
TYP
TYP
5-EB 5-ED 6-EB 6-ED
6-ST1
117'-4"
117'-4"
A1 A1
A-302 A-302
D D PROJECT ADDRESS:
D 225 ROY STREET ELEC D
ELEC TRASH ELEC 1 BED ELEC
SEATTLE, WA 98109 STUDIO
8'-0"
8'-0"
8'-0"
8'-0"
TRASH 2600.1
1500.1 1500.2 STUDIO 2500.1 2513 1600.1
2601
E 2501 E E 1600.2
STAIR 2 E
STAIR 2
5-ST2 6-ST2
D1 D1 D1 OWNER: D1
A-304
1 BED + UTL A-304 A-304 1 BED A-304
1511 BARRIENTOS LLC
1 BED + UTL 2613
1611 SEATTLE, WA 9801
2/2 BED 1 BED OPEN
2503
1 BED OPEN 2531 2/2 BED 1 BED OPEN 1 BED OPEN
D1
1 2502 D1
1 2603 2602 2631
11'-0"
11'-0"
DRB-003
A-200 DRB-003
A-200
26'-4"
26'-4"
26'-4"
26'-4"
1 BED 1 BED
D1
1 D1
1
2514 2614
DRB-001
A-201 D 51'-9 1/4" 15'-2 3/4" DRB-001
A-201
D4
1 51'-9 1/4" 15'-2 3/4" D4
1
D D
DRB-005
A-202 DRB-005
A-202
D5
1 D5
1
A1
1 DRB-010
A-203 A1
1 DRB-010
A-203
STUDIO
DRB-007
A-203 STUDIO DRB-007
A-203 2630
F 2530 F F F
199'-9"
199'-9"
STUDIO STUDIO
201'-4"
201'-4"
1610 1607
12'-11"
12'-11"
12'-11"
12'-11"
1609 1608
1510 1509 1508 1507 1 / A-125B.2 TRASH 1 / A-122B.2 1 / A-126B.2 TRASH 1 / A-122B.2
A1 2500.2 A1 A1 2600.2 1 BED A1
A-303 A6
1 A-303 A-303 A6
1 2615 A-303
4'-2 1/2"
4'-2 1/2"
DRB-009
A-203 DRB-009
A-203
G 16'-0" G G 16'-0" G
STUDIO STUDIO
1 / A-125B.2
1 / A-126B.2
2529
A2 / A-122A
A2 / A-122A
36'-11 1/2" 30'-3" 31'-4 1/2" 2629
A3
1 36'-11 1/2" 30'-3" 31'-4 1/2" A3
1
1 BED 46'-0"
9'-0"
9'-0"
9'-0"
9'-0"
46'-0"
DRB-008
A-203 2515 DRB-008
A-203
H H H H
STUDIO
2628
1 BED STUDIO 1 BED OPEN 1 BED STUDIO 1 BED OPEN
98'-7" 2523 2524 2525 STUDIO 2623 2624 2625
98'-7"
D1 2528 D1 D1 D1
A1
1 A1
1
A-302 A-302 A-302 A-302
15'-7" 9'-0" 26'-11" 21'-1" 23'-6" DRB-006
A-202 15'-7" 9'-0" 26'-11" 21'-1" 23'-6" DRB-006
A-202
1 BED 1 BED
96'-1" 2516 96'-1"
23'-6"
23'-6"
2616
29'-2 1/2"
29'-2 1/2"
C C C
1 2 3 4 5 6 1 2 3 4 5 6
D3 D3 STUDIO
A-300 STUDIO A-300 2627
2527
J J J J
17'-10"
17'-10"
17'-10"
17'-10"
ELEC 1 BED OPEN
1 BED OPEN 2500.3 2626
2526
EL-E 1 BED EL-E
ELEC
5-EE 2517
6-EE
2600.3
1 BED
2617
83'-8"
83'-8"
K K K K
STAIR 4
5-ST4
STAIR 4
6-ST4
60'-6"
60'-6"
26'-2"
26'-2"
26'-2"
26'-2"
MARK DATE DESCRIPTION
B B B REVISIONS
2/2 BED 2/2 BED 1 BED + UTL 1 BED + UTL 1 BED + UTL 2/2 BED
16'-6"
16'-6"
16'-6"
16'-6"
2522 2622 2621 2620 2619 2618
1 BED + UTL 1 BED + UTL 1 BED + UTL 2/2 BED
2521 2520 2519 2518
ISSUE INFORMATION
129'-7" 129'-7"
17'-9" 32'-0" 16'-2" 13'-10" 11'-11" 24'-10" 15'-3" 17'-9" 32'-0" 16'-2" 13'-10" 11'-11" 24'-10" 15'-3"
131'-9" PROJECT NO.: 2016032.00 131'-9"
GGLO PRINCIPAL IN CHARGE: Beth Dwyer
14 LEVEL 5 - OVERALL 14
FLOOR PLAN
PLOT DATE/TIME:10/17/2017 11:01:54 PM
1 2 3 4 5 6 7 1 2 3 4 5 6
84
1 2 3 4 5 6 7
1 / A-122B.1
4. SEE SHEET A-610 FOR DOOR SCHEDULE AND A-545 FOR DOOR
1 / A-127A
F DETAILS. F
5. SEE SHEET A-601 & A-602 FOR WALL ASSEMBLIES.
2706 2707
16'-5"
8. CONTRACTOR SHALL INSTALL FURRING, SHIMS AND ADDITIONAL
2705 2/2 BED
428 SF 1 BED OPEN LAYERS OF GYPSUM BOARD AS NECESSARY TO ACHIEVE FLUSH
2711 FINISH WHERE SURFACES OF ADJACENT WALL OR SHAFT
2708
ASSEMBLIES ARE NOT, BUT ARE INTENDED TO BE, ALIGNED.
B B
A
B
KEY PLAN
25'-8"
25'-8"
PROJECT:
19'-0"
A1 2712
TYP
A-302
108'-7"
108'-7"
EL-B EL-D
7-EB 7-ED
TYP
117'-4"
A1
A-302
D D PROJECT ADDRESS:
8'-0"
1700.1 TRASH 2701 2700.1
E 1700.2
STAIR 2
7-ST2 E
D1 D1 OWNER:
A-304 A-304 BARRIENTOS LLC
1 BED + UTL
1711 2/2 BED SEATTLE, WA 9801
2703 1 BED
D1
1 OPEN 1 BED OPEN
2731
DRB-003
A-200 2702
26'-4"
26'-4"
1 BED
2714 D1
1
DRB-001
A-201 D
D D4
1
DRB-005
A-202
D5
1
DRB-010
A-203 STUDIO
A1
1
2730
DRB-007
A-203
F F
201'-4"
1710 1709 1708 1707
TRASH
12'-11"
12'-11"
1 / A-127B.2 1 / A-122B.2
A1 2700.2 A1
A-303 A6
1 A-303
4'-2 1/2"
DRB-009
A-203
G G
STUDIO
1 / A-127B.2
A2 / A-122A
2729
36'-11 1/2" 30'-3" 31'-4 1/2" A3
1
1 BED
9'-0"
9'-0"
DRB-008
A-203 2715
H H
1 BED STUDIO
2723 2724
STUDIO
98'-7" 1 BED OPEN 2728
D1 2725 D1
A1
1
A-302 A-302
15'-7" 9'-0" 26'-11" 21'-1" 23'-6" DRB-006
A-202
1 BED
96'-1"
23'-6"
2716
C C
1 2 3 4 5 6
D3
A-300
J J
17'-10"
17'-10"
EL-E
7-EE ELEC
2700.3
K K
STAIR 4
7-ST4
60'-6"
26'-2"
26'-2"
MARK DATE DESCRIPTION
B B REVISIONS
L L
16'-6"
16'-6"
ISSUE INFORMATION
LEVEL 7 - OVERALL
FLOOR PLAN
PLOT DATE/TIME:10/17/2017 11:02:36 PM
Service / Support
PLAN
NORTH
1 1/8" = 1'-0"
A-117
COPYRIGHT GGLO. ALL RIGHTS RESERVED.
ORIGINAL SHEET SIZE IS 36"x48"
1 2 3 4 5 6 7
0’ 20’ 40’
bar rientosRYAN 85
1 2 3 4 5 6 7
14
GENERAL ROOF PLAN NOTES
1. ALL DOWNSPOUTS FROM UPPER TO LOWER ROOFS TO DISCHARGE
ONTO SPLASHBLOCKS COMPATIBLE W/ ROOFING MEMBRANE.
2. ALL ROOF DRAINS AND DOWNSPOUTS TO BE DIRECTED TO BIO-
D3 D2 A1
1 RETENTION (SEE L-SHEETS) UON.
A-300 A-301 DRB-002
A-200 A2 3. SEE DETAIL XXA-XXX FOR VENT PIPE PENETRATIONS.
1 4. SEE XX/A-XXX FOR SATELLITE CONDUIT. 1301 First Avenue, Suite 301
2 3 4 5 6 7 8 9 10 11 12 A-301 13 5. PLACE FALL PROTECTION ANCHORS AT SPECIFIED INTERVALS PER MFR Seattle, WA 98101
INSTRUCTIONS, SEE PROJECT MANUAL SECTION XXXXX.
252'-7"
http://www.gglo.com
15'-7" 9'-0" 26'-11" 21'-1" 23'-6" 24'-9" 17'-9" 32'-0" 16'-2" 13'-10" 11'-11" 24'-10" 15'-3"
1 / A-122B.1
1 / A-129A
F F
A A
RIDGE
16'-5"
16'-5"
ROUTE TO COURTYARD ROUTE TO COURTYARD
BIO-RETENTION BIO-RETENTION
DS DS DS
2.0% 2.0%
B 2' - 0 3/8" B
DS A
RIDGE
CORRIDOR B
EXHAUST FAN
AND PENTHOUSE RIDGE RIDGE
PER MECH
RIDGE
KEY PLAN
25'-8"
25'-8"
RIDGE
1' - 9 1/8"
PROJECT:
RIDGE
PROJECT 2016032.00 - 225
ROY
RIDGE
A1 A1
DS
A-304 A-304
E ROUTE TO BLDG A BIO-RETENTION E
C RIDGE C
2.0%
CORRIDOR 2.0%
EL-A 1900
9-EA LINE OF ROOF
OVERHANG ABOVE
B1
19'-0"
19'-0"
A1 G-032
A-119
DS DS
A-302
EL-B
STAIR 1 9-EB DS STAIR AND ELEVATOR
9-ST1 PRESSURIZATION FANS
117'-4"
DN
PER MECH
PROJECT ADDRESS:
DS RIDGE DS CORRIDOR EXHAUST
D D
FAN AND PENTHOUSE 225 ROY STREET
DS PER MECH SEATTLE, WA 98109
8'-0"
8'-0"
E DN
E
D1
DN STAIR 2 D1 OWNER:
A-304 9-ST2 A-304 BARRIENTOS LLC
2' - 1 1/8" SEATTLE, WA 9801
2.0%
2.0
RIDGE
%
D1
1
DRB-003
A-200
LINE OF ROOF
2.0%
2.0
OVERHANG ABOVE ROUTE TO COURTYARD
%
26'-4"
26'-4"
BIO-RETENTION
D1
1
DS
DRB-001
A-201 D
D D4
1
DRB-005
A-202
2.0% 1' - 11 7/8"
D5
1
1' - 11 5/8" RIDGE
A1
1 DRB-010
A-203
RIDGE DRB-007
A-203
F F
DS
1 / A-129B.1 RIDGE 1 / A-127B.1
201'-4"
12'-11"
12'-11"
1 / A-127B.2 1 / A-122B.2
A1 2.0 A1
%
A-303 A6
1 A-303
DRB-009
A-203
G G
1 / A-127B.2
A2 / A-122A
DS DS
A3
1 PV ARRAY
9'-0"
9'-0"
ZONE
DRB-008
A-203 2.0%
2.0%
H DS H
2.0%
6
D1 D1
G-032 A1
1
A-302 A-302
15'-7" 9'-0" 26'-11" 21'-1" 23'-6" DRB-006
A-202 ROUTE TO COURTYARD
BIO-RETENTION
96'-1"
23'-6"
2.0%
4'-0" CLR
MIN
C C
1 2 3 4 5 6
D3 %
2.0
A-300
J DS J
DS
D3
A-300
4 5 6
5 CORRIDOR EXHAUST
G-032 FAN AND PENTHOUSE
17'-10"
17'-10"
PER MECH
2.0%
DS
A1 A1
A-304 A-304 K K
1' - 9"
C C
RIDGE 2.9%
2.0% 2.0%
STAIR AND ELEVATOR
STAIR AND ELEVATOR
RAIN CHAIN TO PRESSURIZATION FANS
PRESSURIZATION FANS
PLANTING BED PER MECH
PER MECH
DS DS RAIN CHAIN TO
60'-6"
PLANTING BED
26'-2"
26'-2"
A1 DS DS
A-302
4.9%
DN
D1 D1 DETENTION DETENTION DETENTION
A-304 A-304
16'-6"
16'-6"
STAIR PRESSURIZATION
FAN PER MECH
M M C 08/08/2017 PRICING SET
4 5 6 B 06/22/2017 MUP SUBMITTAL
D3 C5
A 04/10/2017 SCHEMATIC DESIGN
A-300 A-514
MARK DATE DESCRIPTION
ISSUE INFORMATION
Service / Support
PLAN
NORTH
A1 1/8" = 1'-0"
A-119
COPYRIGHT GGLO. ALL RIGHTS RESERVED.
ORIGINAL SHEET SIZE IS 36"x48"
1 2 3 4 5 6 7
0’ 20’ 40’
86
1 2 3 4 5 6 7 1 2 3 4 5 6 7
1'-9" TO PL DOOR
1 / A-120P2.2
1 / A-120P2.2
1 / A-120P1.1
1 / A-120P1.2
4. SEE SHEET A-610 FOR DOOR SCHEDULE AND A-545 FOR 4. SEE SHEET A-610 FOR DOOR SCHEDULE AND A-545 FOR DOOR
F DETAILS. F F DETAILS. F
1" TO
1" TO PL
1" TO
5. SEE SHEET A-601 & A-602 FOR WALL ASSEMBLIES. 5. SEE SHEET A-601 & A-602 FOR WALL ASSEMBLIES.
TO
1"
3'-7"
6. INSTALL BLOCKING FOR GRAB BARS IN ALL BATHROOM WALLS 6. INSTALL BLOCKING FOR GRAB BARS IN ALL BATHROOM WALLS
A A A
SURROUNDING WATER CLOSET, BATHTUB AND SHOWER. REF A-XXX.
A SURROUNDING WATER CLOSET, BATHTUB AND SHOWER. REF A-XXX.
7. HANDRAILS SHALL RETURN TO A WALL, GUARD OR THE WALKING 7. HANDRAILS SHALL RETURN TO A WALL, GUARD OR THE WALKING
SURFACE OR SHALL BE CONTINUOUS TO THE HANDRAIL OF AN SURFACE OR SHALL BE CONTINUOUS TO THE HANDRAIL OF AN
ADJACENT STAIR FLIGHT OR RAMP RUN - PER IBC 1012.5. ADJACENT STAIR FLIGHT OR RAMP RUN - PER IBC 1012.5.
1'-6"
W/E
16'-5"
16'-5"
16'-5"
16'-5"
8. CONTRACTOR SHALL INSTALL FURRING, SHIMS AND ADDITIONAL 8. CONTRACTOR SHALL INSTALL FURRING, SHIMS AND ADDITIONAL
MPOE
18'-3"
P108 LAYERS OF GYPSUM BOARD AS NECESSARY TO ACHIEVE FLUSH LAYERS OF GYPSUM BOARD AS NECESSARY TO ACHIEVE FLUSH
C C C C C C C C C
16'-0"
M M M M M M P103 M M M M M M M M M M FINISH WHERE SURFACES OF ADJACENT WALL OR SHAFT M M M M M M M M M M M M M M M M M FINISH WHERE SURFACES OF ADJACENT WALL OR SHAFT
ASSEMBLIES ARE NOT, BUT ARE INTENDED TO BE, ALIGNED. ASSEMBLIES ARE NOT, BUT ARE INTENDED TO BE, ALIGNED.
B B B B
A
1 B
TURN UP SLAB PARKING SCHEDULE PARKING SCHEDULE
EDGE 42", OPEN C
108'-4" OVERALL - WEST
DRIVE AISLE
KEY PLAN 100' - 6" 100' - 6" 95' - 6"
104' - 6" COMPACT STALL 29 15'-0" 7'-6"
COMPACT STALL 29 15'-0" 7'-6"
25'-8"
25'-8"
25'-8"
25'-8"
22'-2"
REFER TO B-P2 SLOPE UP TO P1
23'-10"
ROY
2 1/2" STAIR & MEDIUM STALL 52 16'-0" 8'-0"
6'-0"
8"
E M E 157 E E
RETAIL RETAIL
C C C 22'-1" 16'-0" C LEVEL P1
LEVEL P1 M
ADA MEDIUM 1 16'-0" 8'-0"
C RETAIL ADA MEDIUM 1 16'-0" 8'-0" C EL-A
10'-0"
15'-0"
P1-EA P102.1 C C C C C C C P1-EC C LARGE STALL 8 19'-0" 8'-6" C C C C C M
37'-0" P2-EC
LOBBY MEDIUM STALL 6 16'-0" 8'-0" LOBBY C C C C MEDIUM STALL 6 16'-0" 8'-0"
P101 ELEV VAN ADA 1 19'-0" 11'-0" P201 ELEV M VAN ADA 1 19'-0" 11'-0"
19'-0"
19'-0"
19'-0"
19'-0"
19'-0"
LOBBY 37'-9" LOBBY LEVEL P1: 25 25
A1 7'-0" LEVEL P1: 25 25A1
C C 25
A-302 P109 25
A-302 P209
EL-D EL-B
27'-2"
117'-4"
8'-0" 5'-10 3/4" A1 P2-ST3 A1
P1-ST3
C A-302 C A-302
D D PROJECT ADDRESS: M
27'-3 1/2" M M D BIKE PARKING COUNT D
16'-0"
C C C C C 225 ROY STREET C C C C C C C
16'-0"
M M M ADA M M M M M
SEATTLE, WA 98109
8'-0"
8'-0"
8'-0"
8'-0"
8'-0"
DERO PARKABLE 1
TYPE BIKES BIKE PARKING COUNT
E C
E E C
E
LEVEL P-1 DERO PARKABLE
Dero Decker SS12 12 M
TYPE BIKES
D1 M D1 Dero Decker SS12 12D1 OWNER: D1
LEVEL P-1
A-304 A-304 Dero Decker SS12 A-304
12 BARRIENTOS LLC A-304 Dero Decker SS12 12
2 1/2" 100' - 6"
Dero Decker SS12 12 SEATTLE, WA 9801 Dero Decker SS12 12
C 22'-3" 16'-0" Dero Decker SS12 12 C Dero Decker SS12 12
104' - 6"
Dero Decker SS12 12 Dero Decker SS12 12
1 M Dero Decker SS12 12
8'-0"
95' - 6" Dero Decker SS12 12
DRB-003 ADA M
RESIDENTIAL LEVEL P-2 Dero Decker SS12 12
DRIVE AISLE
22
PARKING Dero Decker SS12 12 95' - 6" Dero Decker SS12 12
'-0
26'-4"
26'-4"
26'-4"
26'-4"
26'-4"
22'-0"
Dero Decker SS12 12 SLOPE DN = 5.0%
54'-0"
"
C P100 C LEVEL P-2
24'-0"
1 1 D1
1
NEED TO MAINTAIN GRAND TOTAL: 9 108 Dero Decker SS12 12
D D
5'-0"
8'-2" CLR FROM DRB-001 DRB-001
A-201
Dero Decker SS12 12
D GARAGE ENTRANCE D M GRAND TOTAL: 9 108
TO ADA VAN STALL
104' - 6"
1 / A-120P1.1 1 / A-120P1.2 1 / A-120P2.1 1 / A-120P2.1
C C
M
8'-0"
1 / A-120P1.4 3'-4" ADA 1 / A-120P1.3 1 / A-120P2.3 1 / A-120P2.3
16'-0"
1'-0"
F 1 F F F
3'-2"
3'-8"
3'-4"
201'-4"
201'-4"
10'-8"
15'-0"
12'-11"
12'-11"
12'-11"
12'-11"
12'-11"
11'-0" 8'-0" 22'-0 5/8" 1 C C C
M M M M M M M M M 1 M M M M M M M M M M M M M M M M M M
A1 M C C C C A1 A1 C A1
2'-0" 8" 14'-0 3/4" 28'-11 5/8"
VAN
19'-0"
1'-0 5/8"
ADA
10'-5 1/4" 1
17'-3"
G G G G
TRASH
5.0%
P107
100' - 6"
LONG TERM BIKE
9'-0"
9'-0"
9'-0"
9'-0"
MFR'S REQ MIN CLEAR 1 109' - 6" LONG TERM BIKE 5'-0" RESTROOM MAINTENANCE 10'-10"
STORAGE
TO ADJ WALLS, TYP 1 P205.1 STORAGE GARAGE
STORAGE P205 VENTILATION P208
± 21'-8" TO PROP
P213 6"
P104 SHAFT
H H H H
LINE
OPEN TO STORAGE 1 1
19.7% STORAGE
17'-9"
STORAGE
18'-6"
BELOW P204
TO RESIDENTIAL PARKING P205.3 (41) 3' X 5'
EQ
P105
OFFICE 24'-5 1/8" 5'-4 3/4"
STORAGE
TO RETAIL PARKING UNITS
P205.2 < 7'-0" TO
D1 D1 D1 D1
1 UNDERSIDE OF
A-302 5.0% 10.0% 15.0% 10.0% 5.0% 104' - 11" A-302 A-302 SLAB A-302
1'-5"
EQ
DRB-006 5.0% 10.0% 10.0% 5.0% 5.0% 10.0%
22'-6"
23'-6"
23'-6"
STORAGE RCC/
P206
93'-1 5/8" BOILER
11"
5'-0"
C C C 529 SF
ROOM DIESEL TANK VENT SHAFT C
2'-6 5/8"
10'-10 3/8"
1'-6" TO PL
P207 95' - 6"
15'-7" 9'-0" 26'-11" 21'-1" 16.4% 15'-7" 9'-0" 26'-11" 21'-1" 25'-5 5/8"
72'-7"
J J
1 2 3 4 5 J 1 2 3 4 5 J ELEV
D3 D3 M LOBBY
A-300 P211
A-300
17'-10"
17'-10"
17'-10"
17'-10"
20'-7 5/8"
M L L L L L L
MAIN ELEC
P216
M EL-E
P2-EE
STAIR 5
6"
P2-ST5
K K K K
L
CONTROL
TRANSFER
BEAM ABOVE RM 97' - 9"
P212 NEED TO MAINTAIN 11'-0"
REFER TO A1/A-110P2 VAN
11'-0"
ADA CLR FROM GARAGE
ENTRANCE TO
RETAIL TRANSFORMER
PARKING
60'-6"
26'-2"
26'-2"
26'-2"
26'-2"
L
24'-10"
25'-8"
99' - 9"
P210 GENERATOR FUEL TANK 15'-0"
FILL LINE, PROVIDE 1-HR
1 Date 1 MUP CORRECTIONS 1 PROTECTION
MARK DATE DESCRIPTION
B B B REVISIONS B
M TRANSFORMER
P215
25'-0"
25'-2"
L L L L
1 7'-6"
7'-6" 7'-6" 7'-6" 7'-6" 7'-6"
5'-0" 8'-0"
9 8 7 6 5 4 3 2 1
C M C C C C C C C C
16'-0"
M M
16'-6"
16'-6"
16'-6"
16'-6"
ADA
STORAGE
P217 1
203 SF
5'-4"
1 1/8" TO
1 / A-120P1.3
WF PUMP
DETENTION
10'-0 1/4"
1 1/8" TO PL
A 04/10/2017 SCHEMATIC DESIGN ROOM
1" TO PL
P214
MARK DATE DESCRIPTION
ISSUE INFORMATION
4'-7"
24'-9" 17'-9" 32'-0" 16'-2" 13'-10" 11'-11" 24'-10" 15'-3" 1" TO PL 24'-9" 17'-9" 32'-0" 16'-2" 13'-10" 11'-11" 24'-10" 15'-3"
156'-6" PROJECT NO.: 2016032.00 156'-6"
2 / A-120P2.4
2 / A-120P2.4
GGLO PRINCIPAL IN CHARGE: Beth Dwyer
14 LEVEL P1 - OVERALL 14
FLOOR PLAN
PLOT DATE/TIME:10/17/2017 10:59:34 PM
1 2 3 4 5 6 7 1 2 3 4 5 6 7
bar rientosRYAN 87
Elevations:
Combined South Elevation
BLDG A SMC MAX
PENTHOUSE
222.24'
BLDG A PENTHOUSE
TOP OF PLATE
215.29'
BLDG B SBC MAX BLDG BLDG A SMC/ IBC MAX
HEIGHT BLDG HEIGHT
201.93' 207.24'
BLDG A TOP OF PLATE
BLDG B PENTHOUSE 204.33'
TOP OF PLATE
8'-10"
199.71'
9 LEVEL A-8
195.50'
10'-0"
BLDG B TOP OF PLATE
190.00'
LEVEL A-7
9'-3"
1 2 185.50'
LEVEL B-7 10
10'-0"
180.75'
LEVEL A-6
9'-9"
10'-0"
171.00' 12
LEVEL A-5
9'-9"
82'-1 1/8"
OVERALL BLDG HEIGHT
165.50'
LEVEL B-5
10'-0"
161.25' 11
LEVEL A-4
9'-9"
73'-0 7/8"
4
LEVEL B-4 8 155.50'
10'-0"
151.50'
9'-9"
LEVEL A-3
LEVEL B-3 145.50'
9'-6"
141.75'
LEVEL A-2
9'-9"
13'-0"
6 13 14
BLDG B AVG GRADE 7
116.93' 3 5 LEVEL A-1
15'-5"
7 123.00'
LEVEL B-1
116.58' BLDG A AVG GRADE
122.24'
1 Brake metal panel 5 Storefront Windows 9 Brake metal panel 13 Storefront Windows
Black Black White Dark Bronze
2 Norman Brick - 1/3 running bond 6 Retail Canopy 10 Norman Brick - Stack bond 14 Stone-Box Tile Veneer
Coal Creek Black Metal with Wood soffit 70% Pewter; 30% Redondo Gray Sugar White Naturale
3 Stained Wood Trim 7 Wood Doors 11 Brick - Stack bond at inset
Dark Stained dark w/ full lite 100% Redondo Gray
4 Aluminum Tilt Turn Window 8 Cable rail 12 Aluminum Tilt Turn Window
RAL 9011 Graphite Black Black cable RAL 8019 Grey Brown
NORTH ELEVATION
PROJECT 2016032.00 - 225 ROY
09/21/2017
88
Combined North Elevation
BLDG A PENTHOUSE
TOP OF PLATE
215.29'
BLDG A SMC/ IBC MAX
BLDG HEIGHT BLDG B SBC MAX BLDG
207.24' HEIGHT
16 201.93'
BLDG A TOP OF PLATE
204.33' BLDG B PENTHOUSE
TOP OF PLATE
199.71'
LEVEL A-8
195.50'
13 BLDG B TOP OF PLATE
1 190.00'
LEVEL A-7
9'-3"
185.50'
LEVEL B-7
2 180.75'
LEVEL A-6
9'-9"
175.50'
3 LEVEL B-6
5 171.00'
LEVEL A-5
9'-9"
15 9
9'-9"
73'-0 7/8"
155.50' LEVEL B-4
151.50'
9'-9"
LEVEL A-3
145.50' LEVEL B-3
141.75'
LEVEL A-2
9'-9"
136.00'
11
LEVEL B-2
7 132.00'
6
10 14 4
15'-5"
LEVEL A-1
123.00'
12
BLDG A AVG GRADE 8 BLDG B AVG GRADE
116.93'
122.24'
LEVEL B-1
116.58'
1 Brake metal panel 5 Aluminum Tilt Turn Window 9 W-12 Faceted Panel 13 Back-lit Channel Glass
White RAL 8019 Grey Brown Kameleon Sandblasted Roughcast
2 Norman Brick - Stacked 6 Storefront Windows 10 Horizontal Cedar Shiplap Siding 14 Vertical Cedar Shiplap Siding
30% Redondo 70% Pewter Dark Bronze Dark Dark
3 Norman Brick - Stacked 7 Retail Canopy 11 Aluminum Tilt Turn Window 15 Break Metal Panels
100 % Redondo Black Metal with Wood soffit RAL 9011 Graphite Black Black
4 Stained Wood Trim 8 Wood Doors Trim 12 Storefront Window 16 Smooth CeraClad Panel
Dark Stained dark w/ glass inset Black Charcoal/Sumi
bar rientosRYAN 89
Combined East Elevation
BLDG B SBC MAX BLDG
HEIGHT
201.93'
9'-3"
LEVEL B-7
180.75'
9'-9"
1 LEVEL B-6
8
171.00'
9'-9"
9'-9"
73'-0 7/8"
4 4 4 LEVEL B-4
151.50'
9'-9"
2
LEVEL B-3
141.75'
9'-9"
LEVEL B-2
132.00'
6
BLDG B AVG GRADE
15'-5"
6 5 116.93'
5 10
3 7 LEVEL B-1
116.58'
8
90
Building A Building B: Behind
9'-3"
185.50' 2 1
LEVEL B-7
10'-0"
180.75'
LEVEL A-6
9'-9"
OVERALL BLDG HEIGHT
175.50'
3 LEVEL B-6
10'-0"
8 171.00'
LEVEL A-5
9'-9"
82'-1 1/8"
161.25'
LEVEL A-4
9'-9"
73'-0 7/8"
155.50' LEVEL B-4
4
10'-0"
151.50'
9'-9"
LEVEL A-3
145.50' LEVEL B-3
9'-6"
141.75'
LEVEL A-2
9'-9"
136.00' 6
LEVEL B-2
5 9
13'-0"
7 132.00'
15'-5"
LEVEL A-1 BLDG B AVG GRADE
123.00' 116.93'
BLDG A AVG GRADE LEVEL B-1
122.24' 116.58'
bar rientosRYAN 91
Building A: East Elevation
BLDG A PENTHOUSE
TOP OF PLATE
215.29'
BLDG A SMC/ IBC MAX
BLDG HEIGHT
207.24'
BLDG A TOP OF PLATE
204.33'
8
8'-10"
LEVEL A-8
195.50'
10'-0"
LEVEL A-7
185.50'
10'-0"
1
LEVEL A-6
10'-0"
2
LEVEL A-5
82'-1 1/8"
165.50'
10'-0"
3
LEVEL A-4
155.50'
10'-0"
LEVEL A-3
145.50'
4
9'-6"
LEVEL A-2
136.00'
13'-0"
5
6
7 LEVEL A-1
123.00'
BLDG A AVG GRADE
122.24'
92
Building B: West Elevation
BLDG B SBC MAX BLDG
HEIGHT
201.93'
BLDG B PENTHOUSE
TOP OF PLATE
199.71'
9'-3"
LEVEL B-7
180.75'
9'-9"
LEVEL B-6
1 171.00'
9'-9"
9'-9"
73'-0 7/8"
LEVEL B-4
151.50'
9'-9"
4 8 4
LEVEL B-3
141.75'
9'-9"
8 LEVEL B-2
132.00'
15'-5"
3 3
5 BLDG B AVG GRADE
6 5 116.93'
LEVEL B-1
116.58'
bar rientosRYAN 93
Sections:
LEVEL B-2
132.00'
1 BED
1 BED
OPEN LOFT
MAIL
PACKAGE
LEASING ROOM LOBBY MOVE-IN 1/2 BED
ROOM LEVEL B-1 L2
LEVEL A-1 LOFT 122.44'
123.00'
LEVEL B-1 LOBBY
BLDG A AVG GRADE 119.00'
122.24' BLDG B AVG GRADE
116.93'
LEVEL B-1
ELEV 116.58'
RESIDENTIAL LOBBY TRASH LEVEL B-1 L1
PARKING 113.42'
ELEV LEVEL B-1 RETAIL
LEVEL A-P1 RESIDENTIAL 113.00'
109.50' LOBBY RESIDENTIAL
PARKING
PARKING
ELEV
RESIDENTIAL LOBBY LEVEL B-P1
PARKING 104.50'
ELEV
LEVEL A-P2
100.50' RESIDENTIAL LOBBY RESIDENTIAL LEVEL B-P1 RETAIL
PARKING PARKING 99.75'
LEVEL B-P2
95.50'
0’ 10’ 20’
94
BLDG A SMC MAX
PENTHOUSE
222.24'
BLDG A PENTHOUSE
TOP OF PLATE
215.29'
BLDG A SMC MAX
PARAPET HEIGHT
211.24'
ELEV BLDG A SMC/ IBC MAX
CONTROL BLDG HEIGHT
207.24'
BLDG A ROOF DECK
207.17'
BLDG A TOP OF PLATE
204.33'
8'-10"
OPEN OPEN
LEVEL A-8
195.50'
10'-0"
1 BED ELEC STUDIO
OPEN
LEVEL A-7
185.50'
10'-0"
1 BED ELEC STUDIO
OPEN
LEVEL A-6
175.50'
10'-0"
1 BED ELEC STUDIO
OPEN
LEVEL A-5
165.50'
10'-0"
ROY STREET 1 BED ELEC STUDIO SOUTH ALLEY
OPEN
LEVEL A-3
145.50'
9'-6"
1 BED ELEC STUDIO
OPEN
LEVEL A-2
136.00'
MAX FIN FLOOR
STRUCT SLAB
13'-0"
14'-2"
LEVEL A-1
123.00'
BLDG A AVG GRADE
122.24'
RESIDENTIAL RESIDENTIAL
PARKING PARKING STORAGE
LEVEL A-P1
109.50'
0’ 10’ 20’
bar rientosRYAN 95
Outline of Approved EDG Massing
1 BED +
9'-3"
1 BED 1 BED 1 BED TRASH 1 BED 1 BED 2/2 BED
DEN
LEVEL B-7
180.75'
9'-9"
1 BED +
2/2 BED 1 BED 1 BED 1 BED TRASH 1 BED 1 BED 2/2 BED
DEN
LEVEL B-6
171.00'
9'-9"
1 BED +
2/2 BED 1 BED 1 BED 1 BED TRASH 1 BED 1 BED 2/2 BED
DEN
LEVEL B-5
161.25'
73'-5"
LEVEL B-4
151.50'
9'-9"
1 BED +
2/2 BED 1 BED 1 BED 1 BED TRASH 1 BED 1 BED 2/2 BED
DEN
LEVEL B-3
141.75'
1 BED +
9'-9"
2/2 BED 1 BED 1 BED STUDIO TRASH 1 BED 1 BED 2/2 BED
DEN
LEVEL B-2
132.00'
15'-5"
GUEST RETAIL
TRASH SUITE
RETAIL SUITE LEVEL B-1 LOBBY
119.00'
BLDG B AVG GRADE
116.93'
1/2 BED 1/2 BED LEVEL B-1
LOFT LOFT 116.58'
LEVEL B-1 L1
GARAGE 113.42'
RAMP TRASH LEVEL B-1 RETAIL
113.00'
RESIDENTIAL
PARKING
STAIR 5
RETAIL LEVEL B-P1
PARKING 104.50'
STORAGE
RESIDENTIAL LEVEL B-P1 RETAIL
99.75'
PARKING
LEVEL B-P2
95.50'
0’ 10’ 20’
96
bar rientosRYAN 97
Departures:
Departure Request 1: Upper Level Setback
23.48.735. Upper-Level Setback Request: Rationale:
A departure is requested for the We are removing more area from the building by having a full height mid-block pass through
Requirements in SM-UP Roy Street façade vacating the than would have been removed by meeting the setback standard. The mid-block crossing is open
upper level setback for Building through to the sky and greater in width than required. This better meets the daylight and views intent
Design Standard: A. of the upper-level setback requirement.
In all SM-UP zones, any portion of a structure Greater than 45 Normally there are allowances for bays and open railing balconies that are allowed to extend
feet in height or 65 feet in height must be set back from a lot line into the setback and right of way areas. We are relinquishing this allowed developable area by
that abuts a Designated street shown on map a for 23.48.735. A not building out bays and by insetting balconies. This better meets the supporting guidelines by
setback of an average of 10 feet from the lot line is required for providing a stronger more consistent street edge along Roy Street and minimizes the presence of
any portion of a structure exceeding the maximum height that is balconies.
permitted without a setback.
BLDG A SMC MAX
PENTHOUSE
222.24'
BLDG A PENTHOUSE
TOP OF PLATE
215.29'
BLDG B SBC MAX BLDG BLDG A SMC/ IBC MAX
HEIGHT BLDG HEIGHT
201.93' 207.24'
Zoning Compliant Box 85’ + Parapet
BLDG A TOP OF PLATE
BLDG B PENTHOUSE 204.33'
TOP OF PLATE
8'-10"
199.71'
LEVEL A-8
195.50'
10'-0"
BLDG B TOP OF PLATE
190.00'
LEVEL A-7
9'-3"
185.50'
LEVEL B-7
10'-0"
180.75'
LEVEL A-6
9'-9"
10'-0"
171.00'
LEVEL A-5
9'-9"
82'-1 1/8"
85’
OVERALL BLDG HEIGHT
165.50'
LEVEL B-5
10'-0"
161.25'
LEVEL A-4
9'-9"
73'-0 7/8"
10'-0"
151.50'
9'-9"
LEVEL A-3
LEVEL B-3 145.50'
9'-6"
141.75'
LEVEL A-2
9'-9"
13'-0"
132.00'
BLDG B AVG GRADE
116.93' LEVEL A-1
15'-5"
123.00'
LEVEL B-1
116.58' BLDG A AVG GRADE
122.24'
North Elevation:
98
BLDG A SMC MAX
PENTHOUSE
222.24'
BLDG A SMC MAX NO SETBACK
BLDG A SMC/ IBC MAX PENTHOUSE BLDG B SBC MAX BLDG 25'-0"
PROVIDED
BLDG HEIGHT
222.24' HEIGHT AVG 10'-0" SETBACK
207.24' 201.93'
NO SETBACK
BLDG A SMC/ IBC MAX BLDG B SBC MAX BLDG 25'-0"
BLDG A TOP OF PLATE BLDG HEIGHT PROVIDED
AVG 10'-0" SETBACK
8'-0"
204.33' HEIGHT
207.24' 201.93'
20'-0"
LEVEL A-8 BLDG A TOP OF PLATE BLDG B TOP OF PLATE
8'-0"
195.50' 204.33' 190.00'
20'-0"
LEVEL A-8 LEVEL B-7 BLDG B TOP OF PLATE BLDG B PENTHOUSE
LEVEL A-7 195.50' 190.00' TOP OF PLATE
180.75'
185.50' 199.71'
77'-0"
LEVEL B-5
LEVEL A-5 LEVEL B-4 161.25' LEVEL B
LEVEL A-4 165.50' 151.50' LEVEL B-6 180.75'
65'-0"
155.50' 171.00'
77'-0"
LEVEL B-4
LEVEL A-4 LEVEL B-3 151.50' LEVEL B
LEVEL B-5
65'-0"
LEVEL B-3
LEVEL A-3 LEVEL B-2 141.75' LEVEL B
LEVEL A-2 132.00' LEVEL B-4 161.25'
145.50' 151.50'
136.00'
LEVEL B-2
LEVEL A-2 132.00' LEVEL B
LEVEL B-3 151.50'
136.00' 141.75'
LEVEL A-1 BLDG B AVG GRADE
123.00' 116.93'
BLDG A AVG GRADE LEVEL B-1 LEVEL B
116.58' LEVEL B-2 141.75'
122.24' LEVEL A-1 132.00'
BLDG B AVG GRADE
123.00' 116.93'
LEVEL A-P1 BLDG A AVG GRADE LEVEL B-P1 LEVEL B-1
104.50' 116.58' LEVEL B
109.50' 122.24' 132.00'
BLDG B AVG GRADE
116.93'
LEVEL A-P1 LEVEL B-P1 LEVEL B-P2 LEVEL B-1
LEVEL A-P2 104.50'
100.50' 109.50' 95.50' 116.58'
BLDG B
116.93'
LEVEL B-P2 LEVEL B
BUILDING A UPPER LEVEL BUILDING B UPPER LEVEL
LEVEL A-P2
100.50' 95.50' 116.58'
2 3
bar rientosRYAN 4
99
Upper Level Setback Diagrams
3
1. SMC: SM-UP Code Compliant Massing
2. Approved EDG Massing
3. Proposed Project
100
Land Use Compliant Façade
SUMMER SOLSTICE NOON WINTER SOLSTICE NOON SPRING AND FALL EQUINOX NOON
WINTER SOLSTICE
85ftSM-UP
Building Height
MAX BUILDING HEIGHT
SM-UP MAX BUILDING HEIGHT 85ft Building Height Less shading than EDG
SMC 65’ SETBACK HEIGHT
Approved Massing;
65ft Setback Height More shading than Code
SUMMER SOLSTICE
Compliant Massing
SPRING AND FALL EQUINOX
EQUINOX MARCH/SEPT
SHADOW LINE AT NOON Approved WINTER
EDG Massing shading
SOLSTICE
102
SCHEME REVISION
PROPERTY PER SMC-UP PROPERTY PROPERTY
Combined Shadow Impact Diagram
Shows shadow impact to property at 200 Roy for different massing configurations
Building A
Approved EDG
Building A
Proposed Design
March / September 21st at 09:00am March / September 21st at 12:00pm March / September 21st at 06:00pm
December 21st at 09:00am December 21st at 12:00pm December 21st at 06:00pm June 21st at 09:00am June 21st at 12:00pm June 21st at 06:00pm
104
Sun & Shadow Analysis with Upper Level Setback:
March / September 21st at 09:00am March / September 21st at 12:00pm March / September 21st at 06:00pm
December 21st at 09:00am December 21st at 12:00pm December 21st at 06:00pm June 21st at 09:00am June 21st at 12:00pm June 21st at 06:00pm
COURTYARD
STUDIO CORRIDOR
2128 2100
9'-8"
10'-5"
TO RESIDENTIAL 19.7%
PARKING
10.0% 5.0%
5.0% 10.0%
16.4%
10.0% 5.0%
ECTION
106
Garage door precedent- finish will be black metal