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E A R LY D E S I G N G U I DA N C E #2
E A ST D ES I G N R E V I E W BOA R D M EE TI N G #2
S DC I #3028538 & #3028539 | 01.24.2018
1732 + 1812 + 1818 BROADWAY EDG 2 | 01.24.2018 | PAGE 2
COPYRIGHT 2017 WEBER THOMPSON
CONTENTS
P R O J E C T & Z O N I N G I N F O R M AT I O N
Project Description / Vision / Statistics....................................................................4
Neighborhood.........................................................................................................5
Zoning Synopsis.......................................................................................................6
Zoning Map.............................................................................................................7
V I C I N I T Y I N F O R M AT I O N
Vicinity Map.............................................................................................................8
Cal Anderson Park...................................................................................................9
Existing Building In Immediate Context.................................................................10
Project Vicinity Building Use..................................................................................11
Project Vicinity Pedestrian Realm..........................................................................12
Multi-Family Residential Buildings in Immediate Context......................................13
Project Vicinity Multi-Family Residential Buildings.................................................14
Broadway Character.............................................................................................15
S I T E D E TA I L S
Site Analysis...........................................................................................................16
Context and Uses at Ground Level Around Park............................................ 17-24
DESIGN DIRECTION
Design Evolution.............................................................................................. 26-27
Board Direction and Response........................................................................ 28-32
Design Inspiration..................................................................................................33
DESIGN PROGRESS
Design Progress............................................................................................... 35-44
LANDSCAPE DESIGN
Overall Site Plan.............................................................................................. 46-47
Howell Plan...........................................................................................................48
Broadway and Nagle Streetscapes........................................................................49
Howell Section......................................................................................................50
A N T I C I PAT E D D E PA R T U R E S
Departure Request #1...........................................................................................51
Departure Request #2...........................................................................................52
APPENDIX
Design Guidelines............................................................................................ 55-64
Sun Shadow Studies...............................................................................................65
North Site Below Grade Plan................................................................................66
Survey....................................................................................................................67
Broadway Elevations....................................................................................... 68-69
Nagle Elevations.............................................................................................. 70-71
E. Howell St. Elevations.........................................................................................72
The positioning between these neighborhood features provides an opportunity to enhance the entry
CAL
corridor of East Howell Street and create an inviting pedestrian gateway experience oriented toward the ANDERSON
Park. Critical components to creating this gateway include; a strong massing for gateway identification at the
larger neighborhood context with better activating the current inactive pedestrian experience with porosity
and eyes on the street at ground level for safe, vibrant, pedestrian-oriented streets.
SITE
E. HOWELL ST.
Although development will occur on two separate parcels, the buildings will be designed to create one
cohesive resident community with shared management, ample resident amenities and outdoor space. Design SITE
BROADWAY
NAGLE PLACE
will incorporate opportunities for maximizing light and views to the apartment homes, creating overlooks
and encouraging people-watching. The buildings will work together toward a shared design concept with
similar massing, materials and detailing in support of creating a vibrant transit-oriented development.
B R OA DWAY
Broadway. This site meets a series of intersections including the primary passageway to Cal Anderson Park from
Broadway; a transition zone from the large scale structures and massing of Seattle Central’s campus to the mid-rise
development adjacent the Capitol Hill TOD site, as well as part of the connection to the Pike/Pine corridor.
Reservoir on the north parcel of the park, which was planned in reaction to the 1889 Great Seattle Fire. The
Olmsted brothers designed the original Lincoln Park on the south parcel which was further developed as a
playfield. The park was renamed Cal Anderson Park in 2003 after Washington’s first openly gay legislator. The
reservoir was eventually redesigned as a covered basin in the early 2000s. The park creates a huge draw for
Capitol Hill residents given its proximity to commercial and residential activity and the myriad of amenities:
shelterhouse, plaza, children’s play area, caged tennis courts with outdoor lights, basketball courts, dodgeball DENNY WAY
court, reflecting pond, and summer wading pool. Building C not shown for
gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | design recommendation meeting | 16 august 2017
STAIR AND ELEVATOR PENTHOUSES MAY EXTEND ABOVE THE APPLICABLE HEIGHT
NEIGHBORHOOD / OVERLAY CAPITOL HILL URBAN VILLAGE LIMIT UP TO 16 FEET
SITE AREA NORTH LOT: 23,040 SF | SOUTH LOT: 14,080 SF SOLAR COLLECTORS, PLANTERS, CLERESTORIES AND GREEN HOUSES MUST BE
LOCATED 10FT FROM THE NORTH ROOF EDGE UNLESS SHADOW DIAGRAM PROVIDED
ALL PERMITTED USES ALLOWED AS PRINCIPAL OR AN ACCESSORY USE TO PROVE NO NEGATIVE IMPACTS ON NORTH PROPERTY
PERMITTED USES = RETAIL SALES AND SERVICE, RESTAURANTS, DRINKING DESIGN STANDARDS N/A
ESTABLISHMENTS, LIVE/WORK*, PARKS AND OPEN SPACE, OFFICE, INSTITUTIONS, &
RESIDENTIAL USES FLOOR AREA RATIO (FAR) 5.75 (MAXIMUM FAR IN THE STATION OVERLAY DISTRICT) 2.0 (MINIMUM FAR)
PERMITTED USES UNDERGROUND STORIES AND ALL PORTIONS OF A STORY THAT EXTEND NO MORE
EXEMPT FAR
*LIVE/WORK LIMITED TO 20% MAX OF THE STREET–LEVEL FAÇADE IN A PEDESTRIAN THAN 4FT ABOVE EXISTING OR FINISHED GRADE
DESIGNATED ZONE, FACING A PRINCIPAL PEDESTRIAN STREET— BROADWAY
SETBACK REQUIREMENTS N/A
**OFFICE LIMITED TO 30’-0” IN WIDTH ALONG DESIGNATED PRINCIPAL PEDESTRIAN
GREEN FACTOR OF 0.3 REQUIRED
STREETS— BROADWAY LANDSCAPE
STREET TREES REQUIRED
RESIDENTIAL USES 20% MAX OF THE STREET–LEVEL FAÇADE IN A PEDESTRIAN
5% OF TOTAL GROSS FLOOR AREA IN RESIDENTIAL USE
DESIGNATED ZONE, FACING A PRINCIPAL PEDESTRIAN STREET OR WHEN FACING AN
AMENITY AREAS SHALL NOT BE ENCLOSED
STREET LEVEL USES ARTERIAL STREET
AMENITY AREA MIN. HORIZONTAL DIMENSION OF 10FT AND 250 SF
*SITE SUBJECT TO 20% LIMIT ALONG BROADWAY ONLY PRIVATE BALCONIES 60 SF MIN. AND HORIZONTAL DIMENSION OF 10FT
ROOFTOP AREAS EXCLUDED
DESIGNATED PEDESTRIAN STREETS /
BROADWAY
ZONES PARKING REQUIREMENTS NO MINIMUM REQUIREMENT
BLANK FAÇADE SEGMENTS BETWEEN 2FT & 8FT MAY NOT EXCEED 20 FT IN WIDTH & RESIDENTIAL & LIVE/WORK PARKING PROVIDED IN EXCESS OF THE QUANTITY
TOTAL OF ALL BLANK FACADES MAY NOT EXCEED 40% OF THE WIDTH ALONG THE PARKING SPACE STANDARDS REQUIRED IS EXEMPT FROM THE PARKING SPACE DIMENSION REQUIREMENTS AND
STREET PARKING SPACE REQUIREMENTS
NON–RESIDENTIAL USE AT STREET LEVEL REQUIRES 60% OF STREET FACING EATING AND DRINKING ESTABLISHMENTS:
FAÇADE TO BE TRANSPARENT BETWEEN 2FT & 8FT, DRIVEWAYS UP TO 22FT MAY BE LONG-TERM: 1 PER 12,000 SQUARE FEET
SUBTRACTED SHORT-TERM: 1 PER 4,000 SQUARE FEET
NON–RESIDENTIAL USE SHALL EXTEND AN AVERAGE DEPTH OF 30FT AND A MIN. SALES AND SERVICES, GENERAL:
STREET LEVEL DEPTH OF 15FT WITH A MIN. HEIGHT OF 13FT LONG-TERM: 1 PER 12,000 SQUARE FEET
BICYCLE PARKING REQUIREMENTS SHORT-TERM: 1 PER 4,000 SQUARE FEET
DEVELOPMENT STANDARD
WHEN RESIDENTIAL USES ARE ALONG THE STREET FAÇADE, AT LEAST ONE FAÇADE
SHALL HAVE A PROMINENT PEDESTRIAN ENTRY AND THE FLOOR OF A DWELLING MULTI-FAMILY STRUCTURES:
UNIT LOCATED ALONG THE STREET SHALL BE 4FT ABOVE OR 4FT BELOW SIDEWALK LONG-TERM 1 PER 4 DWELLING UNITS OR 0.75 PER SMALL EFFICIENCY DWELLING UNIT
GRADE OR BE SET BACK 10FT FROM THE SIDEWALK (ADDITIONAL REQUIREMENTS FOR NORTH SITE: 1 LONG AND 2 SHORT TERM COMMERCIAL/ 39 LONG TERM RESIDENTIAL
LIVE/WORK UNITS AT STREET LEVEL) SOUTH SITE: 1 LONG AND SHORT TERM COMMERCIAL/ 21 LONG TERM RESIDENTIAL
STREET–LEVEL STREET–FACING FACADES SHALL BE LOCATED WITHIN 10 FEET OF SITE TRIANGLE REQUIRED
THE STREET LOT LINE, UNLESS WIDER SIDEWALKS, PLAZAS, OR OTHER APPROVED
LANDSCAPED OR OPEN SPACES ARE PROVIDED. RESIDENTIAL DEVELOPMENT:
MORE THAN 100 DWELLING UNITS: 575 SQUARE FEET PLUS 4 SQUARE FEET FOR EACH
OVERHEAD WEATHER PROTECTION ONLY REQUIRED IN PEDESTRIAN ZONES ADDITIONAL UNIT ABOVE 100
65FT 51-100 DWELLING UNITS: 375 SQUARE FEET PLUS 4 SQUARE FEET FOR EACH
ADDITIONAL UNIT ABOVE 50
FOR ANY LOT WITHIN THE DESIGNATED AREAS SHOWN ON MAP A FOR 23.47A.012, THE TRASH / RECYCLING STORAGE
HEIGHT LIMIT IN NC ZONES OR C ZONES DESIGNATED WITH A 40-FOOT HEIGHT LIMIT NORTH SITE: 791 SF | SOUTH SITE: 507 SF
REQUIREMENTS
STRUCTURE HEIGHT ON THE OFFICIAL LAND USE MAP MAY BE INCREASED TO 65 FEET AND MAY CONTAIN
NON-RESIDENTIAL DEVELOPMENT (BASED ON GROSS FLOOR AREA OF ALL
FLOOR AREA AS PERMITTED FOR A 65 FOOT ZONE
STRUCTURES ON THE LOT) MINIMUM AREA FOR SHARED STORAGE SPACE:
4FT INCREASE FOR RAILINGS, PLANTERS, PARAPETS, ETC. ABOVE HIGHEST PITCHED 0—5,000 SQUARE FEET: 82 SQUARE FEET
ROOF OR APPLICABLE HEIGHT LIMIT 5,001—15,000 SQUARE FEET: 125 SQUARE FEET
NC3
DENNY WAY
LR3
E. HOWELL ST. LR3 E. HOWELL ST.
E. HOWELL ST.
HARVARD AVE.
BROADWAY
12TH AVE.
13TH AVE.
14TH AVE.
ID: PRIMARY PEDESTRIAN STREET (BROADWAY)
NAGLE PLACE
11TH AVE.
NEIGHBORHOOD/COMMERCIAL 3-40 (NC3)
10TH AVE.
ADDITIONAL 25 FEET OF HEIGHT NC3
PERMITTED 23.47.012 A2
DENNY WAY
H
CAL ANDERSON PARK
E. HOWELL ST.
M
E. HOWELL ST. E. HOWELL ST.
E. HOWELL ST. K L B C D E
J
NAGLE PLACE
BOYLSTON AVE.
HARVARD AVE.
BROADWAY
12TH AVE.
13TH AVE.
F G
LEGEND
E. OLIVE ST. E. OLIVE ST.
A
PROJECT SITE
11TH AVE.
SCHOOLS / SEATTLE CENTRAL
RETAIL FRONTAGE
STREETCAR
LINK
BUS STOP
I E. PINE ST.
10TH AVE.
DEDICATED BIKE LANE
VIEWS
G
5 E
1
DENNY WAY
2
CAL ANDERSON PARK
6
E. HOWELL ST. C
E. HOWELL ST. E. HOWELL ST.
E. HOWELL ST.
9
BOYLSTON AVE.
HARVARD AVE.
BROADWAY
NAGLE PL.
12TH AVE.
4
F
LEGEND
10
E. OLIVE ST. E. OLIVE ST.
K
S ITE D
11TH AVE.
RESIDENTIAL
8
3
COMMERCIAL
INSTITUTIONAL 7
E. PINE ST.
PLANNED PROJECTS
12 11 14 13 15
H L
DEFENSIBLE SPACE B
NEIGHBORHOOD
J URBAN EDGE COMMUNITY EVENTS K CHARACTER L INTERACTIVE COMMERCIAL SPACES
1 6 7
DENNY WAY
2 9
CAL ANDERSON PARK
3
14
E. HOWELL ST. 10
E. HOWELL ST. E. HOWELL ST.
E. HOWELL ST.
BOYLSTON AVE.
HARVARD AVE.
BROADWAY
NAGLE PL.
12TH AVE.
LEGEND
E. OLIVE ST. E. OLIVE ST.
S ITE
12
11TH AVE.
MULTI-FAMILY RESIDENTIAL
8
PLANNED PROJECTS
EXISTING
E. PINE ST.
11 15
3
RENDERINGS
6 7 8 9 10
11 12 14 15
RECESSED ENTRIES
PRIORITIZING PEDESTRIANS
RETAIL SIDEWALK SPACES PAVEMENT TREATMENT WIDENED SIDEWALKS EXPRESSED STRUCTURAL GRID
C O NT E XT A NA LYSIS
The site fronts on three streets of very different characters.
Broadway, with its vibrant pedestrian activity, animated
commercial storefronts, large scale institutional buildings,
multimodal transportation, and people watching opportunities,
conveys an energy and sense of constant motion. In stark
CAL ANDERSON PARK
contrast the discontinuous Nagle Street frontage conveys
a pastoral calm and order reinforced by the formal axis of
the Olmsted designed park with its reflecting pools fed by a
masonry cone and rivulet channel. East Howell Street acts
as the link between the vibrant energy of Broadway and the
pastoral calm of Nagle placing the short street in tension.
The intersection of two discontinuous streets at Howell and
Nagle causes a reduction in vehicle traffic and acts a pedestrian
gateway to the park.
BROADWAY
NAGLE PLACE
LEGEND MAJOR AXIS THROUGH PARK/SITE
FUTURE DEVELOPMENT
VEHICLE ACCESS
PARK GEOMETRY
11TH AVE
ZONING: MULTIFAMILY
LOW-RISE 3M (LR3)
STREET ELEVATION 1
SITE P LA N
LEG EN D
COMMERCIAL
1 RESIDENTIAL
INSTITUTIONAL
SERVICE/GARAGE ENTRY
2
PROJECT SITE
PROJECT SITE
NORTH
NAGEL PLACE
66’ 180’ 52’-6” 126’-4”
ZONING: NEIGHBORHOOD
COMMERCIAL 3-40 (NC3)
STREET ELEVATION 2
SITE P LA N
LEG EN D
COMMERCIAL
1 RESIDENTIAL
INSTITUTIONAL
SERVICE/GARAGE ENTRY
2
PROJECT SITE
ZONING: MULTIFAMILY
LOW-RISE 3M (LR3)
STREET ELEVATION 3
SITE P LA N
LEG EN D
COMMERCIAL
3 RESIDENTIAL
INSTITUTIONAL
SERVICE/GARAGE ENTRY
4
PROJECT SITE
PROJECT SITE
SOUTH
STREET ELEVATION 4
SITE P LA N
LEG EN D
COMMERCIAL
3 RESIDENTIAL
INSTITUTIONAL
SERVICE/GARAGE ENTRY
4
PROJECT SITE
145’ 80’
11TH AVE
ZONING: NEIGHBORHOOD
COMMERCIAL 3-40 (NC3)
STREET ELEVATION 5
SITE P LA N
LEG EN D
COMMERCIAL
5 RESIDENTIAL
INSTITUTIONAL
SERVICE/GARAGE ENTRY
6
PROJECT SITE
STREET ELEVATION 6
SITE P LA N
LEG EN D
COMMERCIAL
5 RESIDENTIAL
INSTITUTIONAL
SERVICE/GARAGE ENTRY
6
PROJECT SITE
10TH AVE
76’ 68’
STREET ELEVATION 7
SITE P LA N
LEG EN D
COMMERCIAL
RESIDENTIAL
INSTITUTIONAL
7 8
SERVICE/GARAGE ENTRY
PROJECT SITE
10TH AVE
80’ 120’ 130’
E PINE ST
ZONING: NEIGHBORHOOD
COMMERCIAL 3-40 (NC3)
STREET ELEVATION 8
SITE P LA N
LEG EN D
COMMERCIAL
RESIDENTIAL
INSTITUTIONAL
7 8
SERVICE/GARAGE ENTRY
PROJECT SITE
There is a natural opposition between the happenings of Broadway and Cal Anderson CONTEXT
park. The contrast of the daytime play activities of the park and the evening/nighttime
activities of Broadway are both playful in their own right. The project captures
the playfulness of both realms while providing a contextual relationship to the
neighborhood through material and form.
The structures of the north and south buildings are sculpted using the angled
geometries seen in Cal Anderson park. The design overlays a frame, anchoring
the project in the existing context of the neighborhood. The building facade along East Design Review Board Meeting
July 19, 2017
Broadway maintains the urban edge condition while capturing the undulating organic
lines inspired by the park between the frames of the underlying structure. The 1833 Broadway Avenue
SDIC Project #3016632
undulating form reveals itself above the frame towards the park side along Nagle, giving GRID AND FRAME GESTURE FROM BUILDINGS SURROUNDING PROJECT SITE
Second Early Design Guidance (EDG) Meeting
prominence to the influence of the angled geometries of the park.
Roger H Newell AIA Architect
CAL ANDERSON
REFLECTING POOL
NAGLE PL
T.
T.
LL S
LL S
BRO BRO
E
E
OW
OW
ADW ADW
E. H
E. H
AY AY
HOWELL
BROADWAY
BEFORE: SOUTH-EAST CORNER OF NORTH BUILDING PROPOSED: SOUTH-EAST CORNER OF NORTH BUILDING
BEFORE: NORTH-WEST CORNER FROM BROADWAY PROPOSED: NORTH-WEST CORNER FROM BROADWAY
TYARD
L2 COUR
9’-11”
NAGLE CC
OMMERCIA
L FRONTA
GE
PROPOSED: NORTH BLDG PEDESTRIAN FRONTAGE ALONG NAGLE PROPOSED: SOUTH-EAST CORNER OF NORTH BUILDING
RESPONSE:
- THE COURTYARD SPACE HAS DEVELOPED INTO A TIERED SPACE ALIGNING A BROADWAY LEVEL OUTDOOR
SPACE CLOSEST TO THE PARK LEVEL, WHILE MAINTAINING THE CONTINUOUS COMMERICAL CONDTION OF
NAGLE AT THE PEDESTRIAN LEVEL, WHICH LIES BELOW THE VANTAGE POINT FROM THE PARK
RETAINING WALL
RESPONSE:
- THE DEVELOPED DESIGN GROUNDS THE
UNDULATING MASSING CONCEPT WITH A
CONTEXTUAL BRICK GRID THAT STEPS
DOWN FROM THE CORNERS OF THE
STRUTURE CREATING AN INTERACTIVE
PEDESTRIAN SCALED DESIGN ALONG THE
PARK
- A COMMERCIAL AND PEDESTRIAN SCALED
EDGE IS MAINTAINED ALONG NAGLE
INTRODUCING A RETAIL SPACE AT THE
CORNER OF NAGLE AND HOWELL ON THE
NORTH STRUCTURE AND MAINTAINING A
ROW OF LIVE/WORK UNITS ALONG THE PARK
EDGE
BEFORE: SOUTH-EAST CORNER OF NORTH BUILDING PROPOSED: SOUTH-EAST CORNER OF NORTH BUILDING
BEFORE: AERIAL VIEW FROM BROADWAY PROPOSED: AERIAL VIEW FROM BROADWAY
RESPONSE:
COMPRESSED - STEPPING BRICK FACADES CREATES
FEELING
HIERARCHY TO HIGHLIGHT HOWELL
STREET AS A GATEWAY OPEN
- RECESSED ANGLED CORNER RETAIL FEELING
SPACES OPEN TO CREATE A NODE
ENCOURAGING PEDSTRIAN
MOVEMENT TOWARDS THE PARK
- HORIZONTAL BALCONY PROJECTIONS
REINFORCE THE CORNER AND
BEFORE: HOWELL AND THE PARK FROM BROADWAY PROMOTE DIRECTIONAL MOVEMENT CURRENT: HOWELL AND THE PARK FROM BROADWAY
TOWARDS THE PARK.
RESPONSE:
- REDUCED SETBACKS AND
INTRODUCED MORE TRANSPARENCY
ALONG NAGLE TO THE STREET ALONG
THE PARK.
- IN LIEU OF RECESSED RESIDENTIAL COMMERCIAL FRONTAGE - STOR
EFRONT
RECESSED RESID
ENTIAL UNITS
UNITS, A CORNER RETAIL SPACE,
WITH STOOPS LIVE/WORK
LIVE/WORK UNITS AND A NORTH UNITS RETAIL
LIVE/WORK UN
RESIDENTIAL LOBBY ACTIVATE NAGLE CORNER ITS
RESIDENTIAL
PLACE FRONTAGE ACROSS FROM THE LOBBY
PARK.
BEFORE: NORTH-WEST CORNER FROM THE PARK AND NAGLE CURRENT: NORTH-WEST CORNER FROM THE PARK AND NAGLE
RESPONSE:
ENHANCED CANOPY AT ENTRY - THE INTRODUCTION OF THE BRICK
DEEP OVERHANG ALONG BROADWAY
GRID BASE UTILIZES STRONG VERTICALS
TO ANCHOR THE BUILDING WHILE
PROVIDING THE NOTION OF A
COLONNADE FOUND IN THE
COLONNADE ORIGINAL BONNEY WATSON
STRUCTURE. STRONG HORIZONTAL
EXISTING BONNEY WATSON STRUCTURE CANOPIES WITH DIFFERIENTIATED
CANOPIES AT THE BUILDING ENTRIES
MIMIC THE CONDTION OF BONNEY
WATSON STRUCTURE WHILE HOLDING
THE URBAN STREET EDGE. PROPOSED: PEDESTRIAN VIEW ALONG NAGLE LOOKING NORTHWEST
DEEP OV
ERHANG
ALONG B
ROADWA
Y
COLONNADE
ENHANCED
CANOPY AT
ENTRY
INCORPORATED
UNDULATING FACADE
INTO GRID
UNDULATING
FACADE
BRICK TEXTURE
ON
ERS
C
L
16' - 0"
ND
64' - 0"
BR
L A
C
L
OA
DW
CA
.
ST
AY
L
EL
W
HO
2' - 4"
ROOF DECK
AMENITY
42' - 4"
22' - 6"
E.
180' - 0"
N AG LE PL AC E
BROADWAY
C
L
16' - 0"
73' - 8 "
C
L
16' - 0"
16' - 3 1/8" 16' - 3 1/8" 41' - 6 "
C
L
28' - 6" 49' - 9" 49' - 9"
C
L
128' - 0" C
L
E A ST H OW E LL STR E E T
PREVIOUS STUDY 5 7 2
128' - 0"
27’- 0” 101' - 0"
38' - 3"
71' - 2 "
83' - 3 "
16' - 6"
110' - 0"
C
L
38' - 10 "
26' - 9 "
1
3
6
SITE PLAN
1732 + 1812 + 1818 BROADWAY EDG 2 | 01.24.2018 | PAGE 35
COPYRIGHT 2017 WEBER THOMPSON
DESIGN PROGR ESS
3 AERIAL VIEW FROM SE
E.
HO
W
EL
L
ST
.
E PL.
GL
NA
S T.
NAG
LE P
L.
L
E. HOWEL
BROADWAY
VIEW FROM NORTH-WEST FROM BROADWAY VIEW FROM NORTH-WEST CORNER OF BROADWAY AND HOWELL
WALK
7 6
E . HOWE LL ST.
E. HO WEL L S T.
VIEW FROM NORTH-EAST FROM NAGLE VIEW FROM CAL ANDERSON PARK [EAST OF NAGLE]
WALK
VIEW FROM EAST OF HOWELL AND NAGLE CORNER VIEW FROM SOUTH-EAST OF NAGLE
WALK
78' - 2"
81' - 10 "
UP DN
128' - 0"
128' - 0"
BIKES
RESIDENTIAL
TRASH
E A ST H OW E LL STR E E T
TRASH
BIKES
DN
COMMERCIAL
C
L
45' - 10"
49' - 10"
S PACE F UNCTION KEY
46' - 2 "
28' - 2"
TRANSF.
16' - 0"
TRANSF.
LOBBY
RES.
COMMERCIAL
4' - 0"
3' - 0"
LIVE-WORK
38' - 10 " 71' - 2 "
L
C 142' - 9" 21' - 9" 15' - 6"
110' - 0"
180' - 0"
STUDIO N AG LE PL AC E
NAGLE PLACE L1 LEVEL PLAN
OPEN ONE
BROADWAY
ONE BED
26' - 9 " 83' - 3 "
TWO BED
28' - 6"
27’- 0”
AMENITY (INTERIOR)
C
L
AMENITY (EXTERIOR)
49' - 9"
16' - 3 1/8"
CIRCULATION/BOH
128' - 0"
128' - 0"
16' - 3 1/8"
E A ST H OW E LL STR E E T
PARKING
101' - 0"
C
L
0 20' 40' 80'
41' - 6 "
49' - 9"
38' - 3"
22' - 6"
2' - 4"
ROOF DECK
AMENITY
16' - 0"
L
C L
C
16' - 0" 16' - 0"
L
C L
C L
C
38' - 10 " 71' - 2 " 73' - 8 " 42' - 4" 64' - 0"
L
C
110' - 0" 180' - 0"
58' - 6"
62' - 0"
EN T RIES / EX ITS KEY
20' - 6"
RESIDENTIAL
128' - 0"
128' - 0"
22' - 6"
47' - 0"
E A ST H OW E LL STR E E T
19' - 6"
19' - 0"
16' - 0"
16' - 0"
COMMERCIAL
C
L
S PACE F UNCTION KEY
64' - 0"
16' - 0"
47' - 0"
46' - 6"
C
L
COMMERCIAL
LIVE-WORK
110' - 0" 72' - 6" 43' - 6" 64' - 0"
STUDIO
180' - 0"
ONE BED
TWO BED
AMENITY (INTERIOR)
63' - 6"
64' - 0"
AMENITY (EXTERIOR)
CIRCULATION/BOH
128' - 0"
128' - 0"
9' - 0"
22' - 0"
19' - 6"
E A ST H OW E LL STR E E T
9' - 6"
PARKING
24' - 6"
0 20' 40' 80' 47' - 0" 29' - 0" 30' - 0" 4' - 0"
ROOF DECK ROOF DECK
46' - 0"
GREEN ROOF
OUTDOOR AMENITY
GREEN ROOF
OUTDOOR AMENITY
BROA DWAY
E. H OWE L L S T.
S O UTH NO RTH
NA GLE PL.
BROADWAY SITE NAGLE PL.
C A L A NDERSO N PA RK
BROA DWAY
E. H OWE L L S T.
S O UTH NO RTH
NA GLE PL.
C A L A NDERSO N PA RK
L7
L7
L6
L6
L5
L5
L4
L4 GREEN ROOF
L3
L3
P2
L2
P1/L1
P1/L1
P2
BROA DWAY
E. H OW EL L ST.
SO UTH NO RTH
NA GLE PL.
C A L A NDERSO N PA RK
LIG HT
R AIL
C A L A NDER SO N PA R K
S TR EETC AR
B R OADWAY
11TH S T
HOWELL NAG LE
PR I MA RY EA ST /WEST PEDEST R I A N C O R R I DO R
VI E W P O I N T
ANGLES CA
R R IE D T H R O
UGH
TO HOWEL
L STREET
B R OA DWAY
NA G LE
LAR G E S C A L E TR EES F LU S H S TR EET P R OF I L E
HOW ELL
L A N D S C A P E B U F F ER S
P OW ER S TATI ON
LAN E
BI K E
B OL L A R D L I G H TI N G
DESIGN RESPONSE
NAG LE S T
HUGO HOUSE
11TH ST STREET
CHARACTER
BROADWAY STREET PLAN BROADWAY STREET CHARACTER NAGLE STREET INSPIRATION NAGLE STREET PLAN
8 ’- 0 ” 8 ’- 0 ” 18 - 0 ” 8 ’- 6”
PL ANT P E D PA R K I N G FLUSH T WO-WAY PL ANT PED PL ANT
ZO N E ZO N E L ANE/ T R AV E L L A N E ZO N E ZO N E ZO N E
PLANTING
6 6’- 0 ”
R I G H T O F WAY
LAN D U S E C O D E R EQ U I R EME NT
[ 23.4 7 A .0 0 8 .B. 4 ] - S T R E ET- L EVE L DE VE LOPME NT STA NDA RDS: N ON RESIDENTIAL STREET L EVEL REQUIREMENTS:
23.47.008.B.4: Height provisions for new structures or new additions to existing structures. Non-residential uses at street level shall have a floor-to-floor height of at least 13 feet.
PR O P O SE D D E PAR T U R E
To allow Commercial and Live-Work units along Nagle with minimum floor to floor heights of 9’-11” at North building and 11’-10” at South building.
PURPOSE: A departure is necessary in order to place Commercial uses floor levels at existing sidewalk grade along Broadway and Nagle, which reduces the floor to floor height
below 13’-0”. The project proposes to provide commercial use along Nagle to enhance the pedestrian experience along the park edge, contribute to eyes on the street and
interaction with passerbys.
GREEN ROOF
OUTDOOR AMENITY
LAN D U S E C O D E R EQ U I R EME NT
[ 23.4 7 A .0 0 8 .A . 2 . B - S T R E ET- L EVE L DE VE LOPME NT
STAN DA R D S: B L A N K FAC A D E S ]:
2.BLANK FACADES
b.Blank segments of the street-facing facade between 2 feet and 8 feet above the sidewalk
may not exceed 20 feet in width.
PR O P O SE D D E PAR T U R E
Increase maximum blank segments from 20’-0” in width to 28’-2” in
width along E. Howell St. E
AD
K FA C
BLAN
E. HOWELL S T.
18’-9” of the building and is only 11’ from the property line, the project team
is proposing the area directly behind the Substation to be a blank facade.
The remaining facade will include compliance with street level development
standards focusing on increasing the pedestian street condition through
glazing, landscape enhancements and attempting to pull visibility and focus
away from the Substation.
E. HO WE LL ST.
5' - 0"
28' - 2"
18' - 9"
4' - 0"
8' - 0"
4' - 0"
3' - 0"
0' - 11"
NA G L E PL . 0 8' 16' 32'
1/16"=1'-0"
CS1 C. TOPOGRAPHY
NATUR AL 1. Land Form: Use the natural topography and/or other desirable land forms
SYSTEMS AND SITE Building height responds to the natural topography by stepping
or features to inform the project design.
FEATURES down one floor on the east half overlooking the Park. The Broadway
2. Elevation Change: Use the existing site topography when locating commercial floors are set to align entries with street grade.
Use natural systems structures and open spaces on the site. Consider “stepping up or down”
and features of hillsides to accommodate significant changes in elevation. The elevation of the park informs the location of common amenity
the site and its
features. The second floor is near level with the park topography
surroundings as a
rather than below. Therefore the courtyard sits above the Nagle
star ting point for D. PLANTS AND HABITAT street level.
project design.
1. On-Site Features: Incorporate on-site natural habitats and landscape
elements such as: existing trees, native plant species or other vegetation into On-site rooftop amenity terraces have been oriented to the east,
project design and connect those features to existing networks of open spaces facing Cal Anderson Park. The rooftops, both occupied and
and natural habitats wherever possible. Consider relocating significant trees and unoccupied, will include planters and green roof areas and will serve
vegetation if retention is not feasible. as an extension of the public open space.
2. Off-Site Features: Provide opportunities through design to connect to
The project’s design response for the Howell Street right of way
off-site habitats such as riparian corridors or existing urban forest corridors.
completes a gap in an allee of trees running through the center of
Promote continuous habitat, where possible, and increase interconnected
Cal Anderson Park which continues west across Broadway Avenue
corridors of urban forest and habitat where possible.
to a pedestrian plaza. In addition, the Howell Street right of way will
include significant shrubs and perennial understory plants to support
native pollinators pulling the garden plantings at the park entry up
towards Broadway and inviting pedestrians to a pathway towards Cal
Anderson.
RETAINING WALL
HOWELL
NAG
HOWELL
LE P
Y L
D WA
OA
BR
PEDESTRIAN VIEW FROM WEST (SCC CAMPUS) PEDESTRIAN VIEW FROM CAL ANDERSON PARK AERIAL VIEW FROM NW AERIAL VIEW FROM NE
INSPIRATION INSPIRATION
CAL ANDERSON
REFLECTING POOL
NAGLE PL
HOWELL
T.
LL S
BRO
WE
ADW
O
E. H
BROADWAY
BROADWAY VIEW LOOKING NE NAGLE VIEW LOOKING SW VIEW AT BROADWAY LOOKING EAST BROADWAY AERIAL
STREET LEVEL TRANSPARENCY BUILDING MASSING AT GATEWAY BUILDING MASSING AT RESIDENTIAL ENTRIES
BIKES
E A ST H OW E LL STR E E T
DN
FEELING
49' - 10"
EFRONT
28' - 2"
STREET AS A SS
GATEWAY UNITS, A CORNER RETAIL SPACE,
TRANSF.
OPEN
16' - 0"
RECE
TRANSF.
ED RESIDENTI
LOBBY
RES.
AL
- RECESSED ANGLED CORNER UN ITS WITH STOO
RETAIL FEELING
LIVE/WORK UNITS AND A NORTH LIVE/WORK
4' - 0"
PS
UNITS RETAIL
SPACES OPEN TO CREATE A NODE LIVE/WORK UN
3' - 0"
OPEN
ST.
BRO
ELL
OW
FEELING ADW
E. H
AY
78' - 2"
81' - 10 "
UP DN
UP
128' - 0"
128' - 0"
BIKES
TRASH
E A ST H OW E LL STR E E T
TRASH
BIKES
DN
CAL ANDERSON
REFLECTING POOL
C
L
INSPIRATION
45' - 10"
49' - 10"
46' - 2 "
28' - 2"
NAGLE PL
TRANSF.
16' - 0"
TRANSF.
LOBBY
RES.
4' - 0"
HOWELL
3' - 0"
NORTH BUILDING SOUTH BUILDING 38' - 10 "
L
C
71' - 2 "
142' - 9" 21' - 9" 15' - 6"
110' - 0"
180' - 0"
BROADWAY
N AG LE PL AC E
NAGLE FRONTAGE ENGAGEMENT
OPEN SPACE ADJACENT
SITE SECTION PARK
THRU PARK AND COURTYARD AT NORTH BUILDING
2. Hardscape Materials: Use exterior courtyards, plazas, and other hard surfaced A smaller, pedestrian-scale paver is proposed as an extension of the park materials on
areas as an opportunity to add color, texture, and/or pattern and enliven public areas Howell Street. Concrete patterning and texture will accentuate residental entries and
with distinctive and durable paving materials. Use permeable materials wherever provide interest around the site.
possible. Plants have been selected to be appropriate for the urban environment and reduce the
3. Long Range Planning: Select plants that upon maturity will be of appropriate size, need for pruning and ongoing maintenance.
scale, and shape to contribute to the site as intended. The project’s design response for the Howell Street right of way completes a gap in an
4. Place Making: Create a landscape design that helps define spaces with significant allee of trees running through the center of Cal Anderson Park and continuing west across
elements such as trees. Broadway Avenue to a pedestrian plaza. In addition, the Howell Street right of way will
include significant shrubs and perennial understory plants to support native pollinators.
INSPIRATION
CATENARY LIGHTING
9 am 12 pm 3 pm
9 am 12 pm 3 pm 9 am 12 pm 3 pm
E A ST H OW E LL STR E E T
N AG LE PL AC E
0’ 8’ 16’ 32’
1/ 16” = 1’- 0”
SURV E Y
325. 9 ’ 32 2 . 6 5 ’ 3 2 2 . 1 8 ’ 320.54’
SEATTLE
STREET CAR
7 STORY STRUCT URE
FITNESS BUILDING
TRANSFORMER
SUBSTATION
128’ – 0”
N OR TH SI TE S O U T H S IT E
1-800-935-0508
(206) 323-4144
335. 1 7 ’ 33 4 . 6 1 ’ 3 3 3 . 8 9 ’
SEATTLE, Washington
180’ – 0” 110’ – 0”
98102-3513 WASHINGTON
AY AND E HOWELL ST
BROADWAY - MCRT
LAND TITLE SURVEY
1732 + 1812 + 1818 BROADWAY EDG 2 | 01.24.2018 | PAGE 65
KING COUNTY
COPYRIGHT 2017 WEBER THOMPSON
BROA DWAY ELE VATION S
FUTURE CAP HILL T.O.D. SITE NORTH PROJECT SITE
BREAK LINE
1 EAST ELEVATION – NORTH
E. HOWELL ST
DENNY WAY
BROADWAY
BREAK LINE
SOUTH PROJECT SITE
BREAK LINE
BREAK LINE
1 WEST ELEVATION – SOUTH
E. HOWELL ST
SOUTH PROJECT
DENNY WAY
BROADWAY
BREAK LINE
APT BLDG FUTURE APT LINK RAIL STATION PARKING
SEATTLE SEATTLE
101 BLDG 1833
CENTRAL CENTRAL
BROADWAY BROADWAY
COLLEGE COLLEGE
BREAK LINE
1 EAST ELEVATION – NORTH
DENNY WAY
NAGLE PL.
E. HOWELL ST
BREAK LINE
NORTH PROJECT SOUTH PROJECT
SITE
SITE
BREAK LINE
1 WEST ELEVATION – SOUTH
DENNY WAY
NAGLE PL.
E. HOWELL ST
ACTIVITY CENTER CENTRAL
SITE
SITE BOOK STORE
BREAK LINE
NORTH PROJECT SITE FUTURE CAP HILL T.O.D. SITE
BREAK LINE
BROADWAY
NAGLE PL.
SEATTLE CENTRAL NORTH PROJECT
COLLEGE SITE
CAL ANDERSON
PARK
E. HOWELL ST
SOUTH PROJECT
SEATTLE CENTRAL
COLLEGE SITE