Weatherford: Early Design Guidance

WEBER THOMPSON GRAPHIC PRESENTATION
W E ATH eR FO R D, LLC
WEATHeRFORD
Early Design Guidance
DPD MUP Project No. 3012729

DECEMBER 7, 2011
Co n tents
Devel opmen t Ob jec ti ves
Project Information......................................................................................3
The applicant proposes to build an urban, residential (mixed-use) development that will provide rental
housing in the Capitol Hill neighborhood and commercial space that will engage pedestrians in a growing
area of Seattle.
Site Photos.............................................................................................. 4-5

Land Use Code Analysis......................................................................... 6-7
Context Analysis.........................................................................................8
Construction Type:

Three (3) Type VA 1-hour wood frame apartment floors over Type I
construction at-grade including structured parking.
Neighborhood Massing........................................................................ 11-12
Residential Uses:

46 residential market rate apartments, primarily 1-bedroom with open

1-bedroom units.
Massing Options..................................................................................13-15
Commercial Uses:
Live-work units.
Elevation Concept ....................................................................................16
Use distribution by floor:

Level 1 (Street Level): Commercial / Structured Parking

Level 2-4: Residential Apartment Units
Level 5 (Roof): Roof Deck (Schemes A and B only)
Sustainability Goal:
Seattle Green Factor = .30
Street Context & Neighborhood Details......................................................9

Environmental Analysis.............................................................................10
Entry Elevations Concept..................................................................... 17-18

Street Perspective Concept......................................................................19
Neighborhood Guidelines................................................................... 20-23
Devel opmen t Ob jec ti ves

The building will occupy the SW corner of E. John Street and 14th Avenue East and orient to the very
different street conditions; E. John being relatively commercial and heavily trafficked vs. the quieter more
residential 14th Avenue. At this point on the hill E. John has a low commercial/retail use with a more
heavy concentration of retail further east and west. Consequently live/work is proposed at buildings first
floor in lieu of retail. There is an excellent opportunity for a series of stoops and individual stairs along E.
John while at 14th the live/work units will relate to the more residential context. The main building entry is
proposed on E. John where it relates best to grade.
In addition to the six live/work units the project will have approximately 40 apartments and 23 parking
stalls in one level of below grade parking. The typical floorplate will be around 8300 GSF with 12 units/
floor. The majority of units will have an excellent orientation south, with additional units fronting E. John
and facing west toward the alley. The upper floors of the building will have views toward downtown and
Elliott Bay and the Olympics.
The preferred scheme C will step back at the top floor of the south and west facades adjacent to the
residential zones while the street facades will provide a positive street wall at the property line. The
buildings corner, base and entry bay will present more opportunity for detail and emphasis while the
overall building will be of a simple massing, quality materials and thoughtful detailing.

Important corner site on E. John
Relate to established residential tradition of Capitol Hill
Step down the hill gracefully and create a series of stoops along E. John
Recognize the very different street conditions along 14th and E. John
Combine quality materials with simple massing.

12.07.11
W e at h e r f o r d
C ontents
www.weberthompson.com
COPYRIGHT 2011 WEBER THOMPSON
11-061
Pr oj ec t I n f or m at i o n
The site is located on Capitol Hill at the SW corner of E. John Street & 14th
Avenue East, bounded by an alley along the west property line. There is a two
story apartment building with surface parking lot bordering the south property
line. The existing structure, whose primary use is commercial (retail), will be
demolished, as will the surface parking that serves it. Dimensions for the
rectangular lot are approximately 120 along E. John St., and 90 along 14th
Avenue East, and the alley, yielding 10,814 square feet. The site slopes down
east to west at roughly 9% along E. John St., and 2-3% from the north property
line down to the south.
The character of the neighborhood is made up of varying uses including
residential, commercial, and institutional, with an eclectic mix of architectural
styles, ranging from two to five stories in height. A mix of single and multi-family
buildings, which utilize surface, alley loaded, and street parking, are found to
the south, east, and west. At the NE corner of E. John St. & 14th Ave East is the
Safeway Parking lot, which is also used by smaller retail businesses in the same
building. E. John St. terminates two blocks to the east at the Group Health
campus, and in the opposite direction provides a view corridor to downtown,
Puget Sound, and the Olympic Mountains.
SITE ANALYSIS
SITE
12.07.11
P ro j ect I n f ormation
11-061
View across 14th from site
Site
View of site from East

12.07.11
S ite P hotos
11-061
14th & John from Northwest

Site
Site from Northwest

12.07.11
S ite P hotos
11-061
128(P)
PN
L and U se C ode A naly sis

11-061
128
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39
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120.1
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60
60
Condominiums
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Seattle
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60
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PARCEL E
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123
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51.43
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59.96
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VOL 4 -27
51.43
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VOL 8 8 -3 7
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1045
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CO 17972
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0730C 0731 1106I0736
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VOL 8 4-3 1 33
121.01 7
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VOL 194-01 03
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121.01
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N89^31'27"W 128.02
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2005
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1208 A G L103
1880
Central Corner
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N0^29'48"E
60.03
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50. 08
1.25
21. 25
24
30. 47
16
321.96
N89^31'21"W
N89^59'44"E
1107 6
117
1990
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23. 45
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1998 111
111
3011151
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1995
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50. 08
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1999
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24.
28. 17
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1900
1202
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128
1985
639148
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121
10
(Condo)
VOL 229-21 23
3
108
34
0935
12
0945
40
125
1975
9
82
0940
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KJZ
43
311
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Condominium 3 525
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311
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309
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309
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307
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317
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120
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321.99
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128(P)
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98.97
29.5 29.5
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235.75
N89^30'28"W
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60
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73
19657
1935
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1122
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45
128
1201
872500
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0820
1
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16
40
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(Condo)
VOL 219-77 79
80
60
100
1110
1106
1102
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50
60
1725
128
55
48
205
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98.97
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21005 26
128(P)88
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60
60
0845
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1620
1728
119.95
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108
100
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202
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1625
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315
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1931
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1720
1210
1630
60
40
60
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113
10
0925
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VOL 7 5 - 4 8 5 3
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6
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1715
426.37
N0^29'16"E
206
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411
60
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N0^29'31"E
KLG 0920
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Condominium
113100
866345
417
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(Con do)
Ame nd
VOL 4 9-4 1
100 N88^29'41"W
60
54
214
19
209
80
426.17
30
N0^29'23"E
N0^29'23"E
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426.14
Broadw
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116
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Phase
60
11.0
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12TH AV E
60
0910
1219
Tow er Place
60
214
109.97(P)44.93
LST
11
1304
425.73
N0^29'03"E
26.50
ADD
H ILL
16.16
19.55
KLG
0110
63.66
53.14
5.5
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316
13TH AV E
N0^29'36"E
59.97
25
223
62
210
60
127.91
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63.66
Esmt
26.33
N00-29-54E 159.90 (P)

16.16 21.67
20.33 20.34
216
10.89 15.83 16.16
0020
0090
12.76 6.02
001065.04S89-30-00E
6 0140
40
(Condo)
218 218
63.66
16.16
TERRACE O N
VOL 248-39 44
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419
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30
13TH AV
220
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19.25 16.16 16.16
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24.17 25.01
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63.66
220
222
127.90
235
VOL 7 5 -8 5 8 9
44.502.33 19.16
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VOL 238-25 27
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122
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128.00
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267400
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29.43
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N83^45'21"W 30
N89^29'57"W
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1412
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AO 5236
98.77
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121.20N0^29'59"E 0.08
VOL 4 4 -6 2 6 6
321.93
N88^30'55"W
42
(Condo)
419.67
N1^43'24"E
SUPPL PLAT OF
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889880
(Condo)
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322.00
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VOL 1 72- 50
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187.54
N1^43'21"E
126.37N1^43'21"E
126.37N1^29'59"E
1980
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Short
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N88^31'04"W
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60
11101
19.99 19.99 19.99 19.99
217
Sht
66.53
1573
217
No
13TH AV E
59.98
34.98
59.98
45
59.98
39.98
49.98
89.96
40
30
30
27 .8 2
Esmt
32 .1 8
0265
KLG
308
64.30
5-67
61.5
31 .8 9
100
82
24.61
26.33 20.33 20.34 23.33

N00-30-08E 162.42(P)
223VOL
9
1565
10
33.03
0261
310
88
ADD
66.53
60
339502
VOL 10 5-55 57
1728
66
N0^00'13"W
40
59.95
N1^42'4
291.46
59.98(P)
89.98
59.98(P)
418.79
N1^42'42"E
59.98
27 .5 3
32 .4 5
59.98
59.98
59.98
418.93
N1^43'11"E
49.98
59.98
50
59.98
33
59.98
46.96
4007
100
.
!
G
49.8
5
0255
1212
40
60
33
425.84
N0^30'08"E
60
60
425.92
N0^30'16"E
60
59.98
0266
515
20.75
N89^35'05"W
V V V V V V V V V V
V
80
1540
2258
1560
224
Ho lly M206
ano r
60
408
100
30
49.95
258.99
N88^26'28"W
AO 77633
60(P)
33
1121
10
.
!
G
49.65
417
410
V V V VV V V V V V V V V V V V
59.98
59.95
59.95
40
49.95
59.95
59.96
49.96
47.96
95.94
(Con do)
VOL 20-33 38
AO 76451
93.96
Sain t Th oma s
0241
V V V V V V V V V V V
V V V V V
12TH AV E
ADD
59.95
39.95
59.95
40
59.95
39.95
59.95
39.95
59.95
39.95
40
59.95
40
59.95
35
34.98
59.95
29.98
59.98
10
22
12
16
15 .9 7
21 .9 1
23 .4 7
2 1. 93
79.91
59.94
33 .8 5
39.85
33 .8 5
97.86
96.94 N0^45'43"E
96.90 N0^45'44"E
48
40
1535
12.07.11
59.97
59.95
44.86
59.86
44.9 3
59.86
59.86
54.86
29.93
29.93
59.95
LINCOLN PONTIUS
50
30
50
59.86
79.86
79.86
39.85
39.86
80
30
50(P) 19
50.28
8
0270
39.39 1.65
N89^26'29"W
1115
1530
90
VO 5631
31
50
128
40
1113
1111
0870
11TH AV E
VO 5631
60
49.39
0070
427 429
3007413
No
50.39
9 0275
72
0060
10
100
414 14 0245
1.05
218.84
N89^29'31"W
33
60.02
60
60
60
60
109
RESERVOIR
Capitol 1000
0490
W
X
Hill Light Rail
Overlay District
N1^43'19"E
59.92
59.83
59.86
N0^27'30"E 39.8
N1^43
39.93
59.86
39.91
59.86 N0^27'30"E
59.83
49.67
39.84
49.92
N0^28'45"E
418.02
N1^43'04"E
29.92
30
59.83
39. 98
59.83
59.83
59.86
N0^27'30"E
39.91
59.83
59.86
403.22
22 .7 4 12 .2
59.83
24.95
N1-42-54E
40
11TH AV E
187.22
N1^45'25"E
49.88
30
47.89
1.89
97.94
98.82
50
.
!
G
127.98
66
NO R/W
NO
R/W NOTE
NOTE
33
2000
525
2
259.08
N88^35'38"W
0280
10
1.55 28.45 28.96
1116
3
4
2015
2020
50.09
.
!
G
LST
E 427Subd
429
D 0242 B0240
C 0239 A
427
Short
50.2 0243
11
29.5 29.5
KLG
61
1112
219
D
ASubd
1570
219
212 53 1572 C B3007616
1571
215
213
3 1500
ASubd
Sht1580D
1577
215 B3007615
213
No C
60
VO 5631
25
25
50
3
311
0185
100
60(P)
321.91
N89^31'28"W
2 315
0176
20
1106
218
40
60
30
No
40
1
0175
300 751050
230200
30
24
47.02
1081
115
128 1076
88.00
9.88
10
60.03
110.06
1014
1111
LSU
433
1
0235
418
.
!
G
100
27 .7 5
11
0500
99
Volun teer B ou levard
100
N88-26W
40
36
22 .2 5
6318
0190
100
VOL 5 0 -5 2 5 6
60(P)89.18 60(P)
30.88
60
60.03
Subd
0950
22.00
1008
22 .2 5
40
33
32
33.75
0195
1515
33
10956
128
60
60.03
44
60
B1078
22
1006
0951
1016 Sht
Esmt 2200969
0960
28
15.00 23.32
No
1008
40.00
Sht
30
38
60
38
0955
1002
10
1077
60.03
40
30
45 117
0990
30
38
30
30
N0^29'05"E
60
60
426.03
60
60
110
86
60
33
121 9
1070
KLG
116
0995
0975
127
1055
40
112
313300
VOL 108-75 78
0196
2005
6
1520
33
33
129
1018
1005
(Co1110
ndo)
Subd
1109
100
LST
100.02
310
4
30
15054
.
!
G
84
1040
1184
100
0135
5 316
90
N0^29'27"E
128
80
128
0201
KLG
N89^32'35"W
1020
5
407
100
0202
16 .2 5 16 .2 5
0320
12
430
0285
Harrison Park
A B C 0203D
2207466
1109
27 .8 0
40
80
30
40
80
60
1470
60
128
415
4
0130
258.98
Sho rt
LR3
1020
0327
33
30
0126
411
100
33.80
1107
1107
60
......
30
44
126
.
!
G
0125
0131
128.00
1465
16
40
0161
49.30
423
419
D 19
E 0159
F
416
2409689
230260
VOL 86-5 10
Condominium
101612
1008
1360
LSU
416
Subd 416
0158
8410
0150
128.00
11
1455
1100
(Con do)
1510
2N
D
60
10
0120
100.0
N88^27'30"W
128
48
1525
60
1445
1208
52 .5 4
503
100
0115
431
2
427
60.73
D
C
0328
21022 00
47 .5 0
433
67
0117
1100 E Harrrison
29.5 29.5
39.88
59.83
30
230
30
215
209
120
1000
50.71
304
33
.
!
G
33
33
1438
1450
A
B
418 C
No
0157
33
251
N
I 247
J 1426
K L M257
1428
1424
O
235 255
H No 143124014041429
229
Subd
A
239
1437
G 1433F E233D C231
B
1430
No
2401405
1434
100
33
1111
426
11
0165
39 .2 8
0156 418
Sht
0155
Sht
110
60
33
193.03
N89^32'15"W
(P)
59.83 59.83
39.88
2045
50
60
60
306
60
60
BROADWAY
60
VO 99865
39.89
1068
4
50
A
B
0326
0116
102.16
N89^29'31"W 1.00
1427
52 .5 4
1206
Subd
0520
6
100
12
0110
115
8
506
0330
100
60(P)
VO 99865
18.34
290.87
59.83
70
50
253
52
515
4
0310
512
0335
47 .5 0
521
3
0305
LST
0336
85
9
No
1200
.
!
G
535
0295
2
15
516
100
1305
2
619
611
3
0505
GLR
1400
VOL 248-75 78
100
616
0535
VOL 261-25 28
.
!
G
614
8
0530
First Amend
100
259.02
N88^36'18"W
10
0160
2.39 27.61 28.12 1.38
131.53 N1^45'25"E
131.53 N1^29'59"E
2035
100.08
10
520
100
0340
1202
Short
0325
100
12 1107
0171
0170
19.99 19.99 19.99 19.99
80
100.92
101.88
102.84
1058
3
70
128
39.89
39.89
39 .88
39.89
59.83
39.89
100
62
59.83
33.24
0215
100
1
2
2025
0080
40
100
48
0211
3
311
128(P)
Subd
120.02
1460
80
315
KLG
1014
128
47.87 30.91 49.86
0210
2
21
316
50.16
0227
1052
213
0085
100
60
0076
6
503
1106
0086
0075
507
0090
1102 7
511
506
422
No
0200
28.58
27.07
2.43
47.80
26.56
LSU 319
312
4
0220
103.11
103.80
3.44
136.71 N0^29'59"E2.94
136.68N1^43'53"E
0206
0228
320
52
216
0091
100.09
St John's
Place
524
(Condo)
750700
V V V
1107V V V V V V V
10631 1067
0205
318
418
29.5 29.5
50
99.96
9913
50.22
0225
24.96 24.9
24.91 24.9
322
1436
510
59.86
N0^28'45"E
49.89
29.89
59.54 LBA
60.02 LBA
39.85
59.74
24 .8 7
25 .0 4
59.74
39 .6 4
6 1057
0231
0230
49.99
100
50
0070
59.98
59.74
59.74
N0^27'30"E
186.82
N1^43'53"E
59.71
49.76
47.78
104.94
104.30
59
50
KLG
1355
40
SUPPL PLAT OF
100
41.25
100
50
1053
CO 52255
40
40
59.74
N0^00'09"W
0260
100
Lincoln
Reservoir
NO R/W
NO
R/W NOTE
NOTE
VO 99865
59.86
59.74
39.74
59.74
40
59.74
N0^27'30"E
39.74
59.74 P
58.90 LBA
59.74 P
60.56 LBA
29.5 29.5
59.74
N0^27'30"E
89.74(D)
24 .8 5
24 .6 1
24 .6 0
24 .8 0
25 .0 4
24 .8 0
39 .9 5
39.77
39 .8 6
40 .0 6
N1^43'04"E
59.74
59.74
58.75
66
25
128
33
328.46
N89^28'28"W
128
11TH AV E
59.83
59.74
29.5 29.5
59.74
36
0256
60
40
60
40
40
60
80
60
407
6 401
4515
512
60
.
!
G
.
!
G
128
59.86
44
59.71
34.68
1.0
34
59.71P
59 .7 1
36
402.29
3 5. 53
59 .7 1( P)
36
36
N1^43'05"E
29 .8 6
29.86
59 .7 1( P)
29.85
59.71
89.57
59.71
15.00
59.71
79.42
22.24
20 .2 5
20 .2 5
22.02 15
417.57
59.71
59.71
(LINCOLN PARK)
AO 5630
4 1105
34.93
40.74
59.71
59.74
25
59.7
N0^27'30"E
40 .8
1. 61
290.44
N1^42'50"E
35 .5 3
10 .6 7
59.71
FEDERAL AV E
411
0255
0265
1435 9
2001
60
60
0250
0753
RESERVOIR
60
1700
60
60
60
60
60
AO 12424
VO 99865
12
60
1 07.44
8
VO 99865
11
60
STNO 89910
0640
60
426
60
60
N89^25'49"W
45.9
1
128(P)
E OLIVE ST
316.25
128(P)
60.38
LSU
60
60
60
180
120
128
0245
0246
1058
LOW SERVICE
426.07
N0^29'47"E
60
60
6
65
1115
419
417
CO 5630
426.11 N0^28'26"E
60
33
50
192.96
N89^32'10"W
1732
423
0240
N89^45'32"E
0266
50
D
C
0099
Esmt 2405507
0098
1103
128
66
25
25
.
!
G
NC3P40
33
416
VOL 17 8-53 55
4108
0270
2
210
80
30 .8 3
1365
CO 5630
60(P)
MIO-10530
NC3P-40
30 .8 3
25
CO 5630
1350
128
KJZ
0284
0745
128
.
!
G
33
NAGLE PL
50
78
10TH AV E
34
60
60
60
60
1375
PARCEL A
KJZ
424
N89^45'32"E
120.01
237 8
1432
106
12 1134
60
60
65
Subd
35
F
E
0286
2103726
N A G L219
E'S
1380
60
60
60
60
124
60
60
60
426.15
40
0280
100.07
243
218
60
60
60
60
60
60
30
60
N0^29'49"E
BROADWAY E
60
50
10
60
60
40
40
60(P)
40
48
1135
25
1385
13452
51 .0 8
422
Subd
Esmt51 .0 8
20 .7 5
1052 7
1423
136.08
N89^30'14"W
No1370 1 6 6
35
11
NC3-40
51380
60
426.16 N0^29'19"E
60
60
60
KLG
46
128
128
0236
241
1390
4
40
.
!
G
1099
10
1130
128
78
426.06
N0^29'12"E
KJZ
CF293538
29 .8 4
29 .8 3
40
60
60
60
1391
427
1
420 420
0282
20 .7 5 20 .7 5
100.07
Sho
rt
245
321.95
48
B0097
A
VOL 11 2-5 5 58
0065
0030
6
259.06
N88^44'50"W
100
12530
0345
ApreaView
601
Condominium
s
025138
1300
135.11(M)
100
Esmt
0066
Subd
512
100.11(M)
Gleneagles
Townhome
603
VOL 27-16
279010
1ST AMEND
S89^30'32"W
259.01
N88^35'20"W
435Condo
635210
521
519
514
261731
22
415
Federal
Ave East
Condo
.
!
G
LSU
0096
0095
527
522
0366
4
N89^29'00"E
35.00
N89^30'32"E
N 88-47-54 W
259.14
N88^46'01"W
00552
0100
10 52018
514
No
.
!
G
100
A B C 0283
D
418
No
27 .7 4
.
!
G
528
010511
Sht
100
E JOHN ST
1105
8
32
2015
1
KJZ
16
32
1009
1405
98
60
60
60
60
60
60
60
60
2020 2
Short
0320
1035
PARCEL B
0287
1425
128
1115
5
507
0315
156.87
N89^30'34"W
60
40
60
60
86
128
128
1098
2030 4
46
G
H
424
0279
30
1400
N89^29'37"W
62040
100
49 .0 0
249
230
80
1330
42
100.06
The
Old
Co nsulate
VOL 1 53- 29 32
100.06
12
0281
30
50
88
1420
1325
128
45.94
9505184
52.32(SP)
105.90
No
53
2076
234128(P)
33
426.15
N0^29'36"E
60
50(P)
60
60
2075
1018
2070
49.76
207
12
918
NC3P-40 1340
916
30
0310
5056
1061
422
Sho rt
165.16
N89^29'43"W
33
160
10
309
12
80
206
2035
5
63
60
1130
MIO-105NC3-65 31
34
35
99.66 S1^14'11"W
35.27
29.08
35.35
.4
2
PAR A
50
40
60
40
60
60
100
49.77
Esmt
107.88
PAR B
2071
2065
2
302
1320
11
128
100
0226
50.11
88
KLG
1
1225
3006437
100.06 LBA
100 P
49 .0 0
27 .7 5
20 .7 5
50
29.80
39.74
40
39.22
KLG
63
1006 1035
97.88
106.86
10
75
31.32(SP)
Sho rt
Subd
47.70
2055
2025
128
49.71
29.81
59.61
N0^27'30"E
39.74
59.61
39.74
59.61
59.61
49.68
59.61
N0^27'30"E
59.59
59.58
186.47
N1^42'53"E
49.65
49.66
3.01
47.68
47.67
35.92
23
109.92
109.45
108.26
108.78
141.96 N0^29'59"E
141.83 N1^42'53"E
111.49
110.71
51
60
40590
304
2
0575
28
1375
200
100.06 LBA
PARCEL A
65
100
0111
259.10
418
29.5 29.5
925
KJZ
128
1500
48
LSU1017
1275
51
0305
259.12
N88^26'54"W
322
6
0595
50
909
1240
60
40
100
52
1016
88
60
60(P)
12
12
VO 99865
0535
100
100
40
40
JOHN
40
426.12
N0^29'05"E
60
40
14 .2 5 20 .9
59.
N0^27'
59.61
59.61
138.83
59.61
19.61
99.61 N1^13'42"E
29.84
59.61
29.86
59.61
59.61(P)
55.27
54.70
59.58
59.59
59.58
40
59.58
59.63
59.59
59.58
59.58
59.59
10TH AV E
50
100
30
71280
212 3
1016
0536 6
79.42
59.58
59.59
29.8
289.99
59.61
59.
N1^4
59.
10TH AV E
59.59
238.33
416.53
N1^42'15"E
N1-13-26E
59.58
59.59
59.59
59.58
59.58
59.59
ADD
59.59
15
49.61
47.63
112.25
74.11
176
128
CF293538
34
1012
7 1010
0546
93.88
N89^31'28"W
192.92
N89^31'12"W
60
60
60
10
11
KJZ
60(P)
416.89
N1^42'18"E
VOL 8-39
N1-13-59E
59.54
44.5
59.54
186.17
N1^42'48"E
CO 55323
186.23
N0^29'29"E
AO 7705
10.36
19.14
15.61
20.87
146.53
N0^29'29"E
112.74
113.07
40
80.04
40
60
60
155.04 SUR
60(P)
60(P)
40
BROADWAY
9
1320
128
60
59.58
8.98
59.51
10.24
178.52
N0-00W
CO 55323
15 59.50
25
59.50
95
59.50
59.55
59.55
99.35
59.55
39.5
59.55
39.8
59.55
59.55
59.47
59.47
57.08
47.56
47.58
114.59
115.60
80.04
VOL 1-153
1310
CF293538
60
180
426.26
N0^28'43"E
HARVARD AV
0531
5
8
0550
406
2060
128
216
4
0530
409
410
100
415
27
0555
0545
50
55.89
LSU
414
9
0547
Esmt
0532
44.19
0556
402
55.90
55.89
427
44.18
44.18
No
425
418
59.61
5
59.51
CO 55323
59.48
CO 55323
BROADW
309.41
59.46
10.76
59.46
59.46
415.90
N0^29'29"E
CO 55323
59.46
59.46
59.46
17.98
59.51
31.43 28.07
59.47
416.17
N0^29'36"E
CO 55323
BROADWAY E
59.47
59.47
East
VOL 99-37 43
116.56
117.52
122695
....
AO
34
120
60
120
30
41
224 5
.
!
G
60
70
60
1831 7
1315
8
60
51
120
51
120
192.8
100
1296
128
32
41
.
!
G
220
128
807
VO 99865
KJZ
2140
128
120
43.5
4
KJZ
MIO-105-NC3-40
CF293538
1335
912
1250 4
.
!
G
128(P)
J H NAGLE'S
60
68.5
110
60
5 1298
1801
2145
N89^17'04"W
65
1299
.
!
G
60
100
109
11 2105
101
41.5
80
180
N0^28'47"E
40
33
1297
6
CF293538
65
65
33
60
MR
51
2100
12
2110
16
53
1290
427.06
40
128
42.5
1225
20065
R=25
L=39.27
10
810
128(P)
67
305
29
41
44.19
429
Unit
0560
10
3.52 26.4927.002.50
1230
CO 41943
2095
1 2046
45. 76
60
2047
2045
Adj
0330
PARCEL B
11 warranties
No
of any sort,
accuracy, fitness, or merchantability accompany
this product.
10
LINCOLN
Nincluding
AGLE'S
3
10
Copyright 2008, All Rights
Reserved,
City
of Seattle3
CF293538
120
51
AO 26272
47
1818
33
41
CO 41943
115
800
521
517
0311
0285
11
ESubd433
0528
F0529 431
D
G 0520C423
B0527
3003556
H 419
(Re-Rec)
421
0533
A
0525
0526
11
422
118
ADD
60
40
110
14.24
22.76
60
110
1727
13
54
51
51
BOYLSTON AV
51
54
CO 24533
180.05 SUR
60
60
60
60
60
40
60
40
2060
NC3W40
X
HARVARD AV
33
33
94
127120
16
KJZ
3
114
2055
2050
29
2120
2110
1245
R=25
L=39.27
2090
8
102
0515
18
118
128 P
120
2065
....
67
37.24
424.92
180
328.52
N89^26'24"W
CO 55323
Condominiums
80
60
40
40
40
140
40
426.12
40
40
40
40(P)
35
309
3908
328.91
128(P)
LSU
1265
39.28 SUR
128(P)
20
128
1220
.
!
G
MIO-105- MIO-105NC3-65 NC3P-40
180
120
180(P)
180
51
12
1210
94.87 SUR
77.20
KLG
64
300
1 2080
2
1017
23.07
313
3
0015
68.5 3
100(P)
N89^29'57"W
128(P)
118
143.33
1723
PEW
10
11
201
16
STNO 89910
0030
225
1195
12
120
N89^26'45"W
51
51
0020
2
229
Subd
1800
60
180(P)
160
N0^28'13"E
HARVARD AV E
90
VOL 1-189
ADD
86.00
180
59.8(P)
KJZ
33
152.23
AO 123122
60
60
40
40
VOL 9-65
40
N0^28'57"E
HEIGHTS
33
180
159.34
CR A WF OR D ' S
79.97
120(P)
180
40.00
180
100(P)
315.28
V V V V V V
79.36
59.36
308.86
59.38
59.38
59.38
Ave nue
Harva rd
59.38
49.48
47.51
92.9 1
118.48
DO 24245
118.54
DO 24245
73
152.13 N0^29'59"E
53(P)
120.75
120.72
153.06
N0^29'59"E
18.33
18.92
100
121.29
240.09
N0^28'57"E
185.78
N1^42'53"E
59.33
49.46
47.49
44.38
240.09
N0^30'04"E
VOL 3 6 -7 3 7 6
N0^30'04"E
426.14
40
40
33
N0^04'51"W
234.48
VOL 11 5-58 60
119.41
178.37
92.45Off
Bro adw ay
(Con do)
Esmt 94
N0-04-51W
Bravo
33
33
119.96
119.97
314
128
119.89 SUR
1 1150
76.93
00204
128(P)
MR-RC
1.00
59.48
12.02
5
59.38
HARVARD
59.36
59.36
59.36
59.38
59.38
59.38
59.36
415.13
59.36
59.36
59.36
59.36
59.36
59.36
59.38
415.42
N1^43'27"E
59.36
59.38
59.36
59.38
59.36
59.38
148.36
59.38
HARVARD AV E
N1-43-47E
VOL 68-7 13
N1^43'46"E
(Condo)
Park Lane Place
148.25
59.38
N1^43'12"E
V V V V V V V V
V V V V V V V V V
1.5
PLAT OF
118.65
SUPPL
59.27
414.72
N1^44'05"E
29.64
BOYLSTON AV E
59.27
49.38
342.72
N1^43'43"E
71.46
66.46
CO 9952
40
Versailles Condominium
BOYLSTON AV E
40
40
88.80
PEW
75.38
130
40
29.5 29.5
50
33
400
108.54
A PO
59.27
59.24
278.41
59.24
29.5
28
28
118.55
N1-44-03E
42.50
66.79(P)
40
40
40
40
BELMONT AV E
40
N0^04'51"W
212.88
164.22
957 N0-04-51W
-4
15
9W
N8
65.62
30
DO 3613
30
30
30
30
DO 3613
89.80
59.38
BOYLSTO N
1.5
59.24
AO 83338
59.27
59.27
59.24
63.54
59.27
55.05
414.40
N1^43'34"E
59.21
59.21
59.24
85
59.24
59.27
89.27
59.27
59.24
1.5
28
28
1.5
35.02
59.24(P)
59.21(P)
59.21
59.24
40.96
29.62
59.20
59.24
29.62
107.79 N1^44'05"E
61.11
N1^11'09"E
59.21
59.24
100.60
(Condo)
VOL 68-1 6
Homborness
50
17.74
25
25
33
30
40
HAR VARD
351.33
60
60
73.69
30
3
1159
E HOWELL ST
40
81
N00-36-32E 150
30
50
V V V V V V V
50
1235
33
82-006 8
KLG
2075
10
17163
.
!
G
100
KJZ
1815
88
50
1729
30
N89^22'53"W
1240
0010
210(P)
1191
PARCEL A
No
23.35
235.10
N89^30'01"W
44.52
1190
76.65
915
LSR
0005
(Con
513
260.53
1819
50
0540
0570
100.26
E OLIVE ST
100
50
1733
50
50
100
1260
0015
103
1726
50
10
28(P)
1821
80
324
0025
Esmt0294
100.00
N89^55'46"W
0335
0325
.
!
G
50
0516
0566
426
.
!
G
24.03
529
3004096
do)
744800
VOL 7 5-3 0 31
LSU
23
100.06 LBA
259.07
N88^26'19"W
1013
0571
428
23.69 29.5 29.5
76.31
76.97
40
53
815 B
PARCEL
328.59
1 0005
1800 Boylston
1800
(Condo)
VOL 77 37-39
228519
30
50
50
N00-36-32E 150
VOL 9-12
50
50
.
!
G
11
40.00
75.97
100(P)
75.01
Short
24.37
0060
33.33
100
50
50
1007
12
4.98
50.04
0565
914 6
100(P)
28.03
40
E DENNY WY
(Co ndo) VOL 77-37 39
30
33
1255
2
11 121825
1250
DIE
50
44.89
219
9
1205
128(P)
.
!
G
38.67
50055
75.63
73.23
E OLIVE WY
VAR
41816
0525
100.27
12
24
210(P)
0025
0011
0535
0555
80.01
Capitol Cre st
400
100(P)
No
0570
24.71
409
N89^30'00"W
16
328.79
VAR
26.1
(Co ndo)
50
50
212
.
!
G
193.63
N 89-17-32 E
18206
1810
.
!
G
N0^36'32"E
25
MR
VOL 261-23
Amend
549800
93
426.45
50
50
13
25
VOL 1 8 4- 34 37
1800 B oylst o n
1743
PEW
105
2115
2
5 15
31.4 6
09
125
11.38
N0^35'14"E
33
33
51
50
50 NORTH
N89^59'30"W
100
50
50 NORTH
100.25
14
50
N0^36'26"E
509.97
BELMONT AV
(Condo) VOL 98-7 9
V V
V V V V V V V V V V V
The Crest
On Belmont4
100
N89^59'30"W
.
!
G
50
107.68
11704
33
V V V V V V V V V
60% Of the street facade between 2 and 8 above the sidewalk

shall be transparent.
50
50
50
50
50
50
50
50
MR
KJZ
48
305
5
2180
30
50.05
PAR A
0572
430
LSU
75.29
0065
7
100
10
No
0476
33.33
0340
.
!
G
V V V V V V V V V V V V
Blank facades (23.47A.008 A.2) Blank segments shall not exceed 20 in length between 2 and 8

above sidewalk. Total of all blank facades shall not exceed 40%.
16
8.
10
VOL 216-62 66
30
1737
30
CO 9952
60(P)
60
S1^11'53"W
N01^11'09"E
120.02
60
351.33
VO 48119
15
33
25
42.66
0075
75.77
65
40
2155
1174
5
206
House
Mezzo Pantages
717
725
Condominium
711
133500
51
92
33
65
22.58
E
43
9. 40
13 3160
33
50
17
100
35
50
50
18
94.22
110
N89^22'46"W
100
50
50
50
57
V V V V V V
43
260.58
E HOWELL ST
30
90
55.93
30
10
VOL 9-13
40
8"
3
.2 '0
26 9^ 11
N2
.
!
G
193.05
N89^22'59"W
40
50
40
41
40
10 . 4 3
60(P)
60(P)
PONTIUS 2 ND ADD
40
BOYLSTON AV
94.59
94.86
50
95.39
95.13
95.66
50
0090
55.43
N0^36'29"E
15
95.93
124.40
60(P)
60(P)
60
94.22
605
0095
72.13
N0^38'58"E 22.84
11
55.35
LSO
CO
33.02
33
94.59
12
104370
9 5E
.3
89 55 -4
9N5
E
3"
'9
3
.0
26
^
90
93.09
13
N1^11'09"E243.49
UNPLATTED
426.17
243.49
N1^11'09"E 10.62
12.11 13.34
266.18
N 0-36-24 E
19.55
N1^11'09"E
DO 75265
N0^34'18"E
124.44
438.50
60(P) 10
60
33
31
N88^38'22"W
'
54.86
46
40
65
94.86
95.39
14
40
95.13
95.66
95.93
40 55
S89^51'30"E
15
0^
712
(Con do)
700
521800
600
14
119
2120
25.00
Maxw ell
VOL 2 0 0- 39 48
CO 41943
135
4
300050
414
9
0478
33.33
522
Lot Bdy
1018
1010
0486100
242.15
N88^25'38"W
47.02
29.5
KLG
65
302
1185
6
1155
2130
LSR415
0477
0485
PAR B
100
0076
1014
50
1008
B
A
0297
50
50
Am b er
Sun
Condo121107
0110
VO L 28 -4 4
Rothschild
523
N89^56'37"W 100.00
518
0380
LST 0010
57.01
40
N6
CF290 370
50.00
1711
681786
0705
13
NC3-65
CF290 370
MR-RC
R=25
L=39.27
416
Unit
D527
0299
C
0298
0336
9 514
0385
606
0381
5602
615
614
8
0040
.9
150.12 N1^07'07"E
94.28
50 & 5 1 SUPPL P LAT OF
16
N88^22'23"W
16
82
30
101.87
N88^36'06"W
0110
11 12
DIE
Ame nd 1
VOL 2 14- 85
310
2150
208-99 101
0470
0475
0491
1002
4.39
74.61
25.39
100
Th e B un galo w s
(Con do)
421
VOL
513
259.17
25.73
120205
0468
511
0490
50
.
!
G
52.62
52 .4 2
510
506
521
47 .4 7
0466
99.99
16 611
610
52
MR
40
N1^11'09"E 61.27
426.17
N1^11'09"E
420.04
47.08
47.64
76.57
SC10 p75
BELMONT AV E
60
30
60
30
60
30
68.5
74.06
60
60
60
SECOND
60
3
94
O
C
60
74.03
30
VOL 116-4 9
100
283.25
97.86
N89^29'57"W
7 1.72
10
N89^07'52"W
100.08
10 0. 09
Sho rt
Subd
0465
PAR A
Esmt
PAR
C
PAR 517
B
519
No
9907443
47 .6 6
0365
3
LST
VOL 69-72 77
100
1103
529
Subd
527No
11
603
Parkway
(Con do)
666916
LR3
60
1 533
0295
0296
0345
4
0020
100(P)
99.98
N88^47'17"W
604 6
619
614
8
0390
936 " W
5.16 4 8
25 9'
D1O7^ 0
N3
VOL 111-72
N88^36'07"W
120
21.5
16
OF BLKS 49,
Condominium
52
N88^36'30"W
Ambassador 1
95.05
4 9. 14
224
CO 41943
Marjo rie
2
0380
118
80(P)
25(P)25(P) 25(P) 32.1
115.00 N89^57'49"W
N89-57-49W 115
0695
LSN
11
420
0080
E THOMAS ST
NC3P-65
60
16
E DENNY WY
Condominium
315.93
PARCEL C
No 86 0 6 0 17
0045
115.97
N89^30'53"W
NC3-65
123
321
LSR
100
.
!
G
45.55
N89^29'12"W
207
55
320
5
0395
512
(Con do)
857980
VOL 64-15 18
0460
14
95.67
0020
425
0035
2
2
260461
10
S89^09'29"W
100.09
Tenth Place
529
100
40
1061
12
7
608
0035
611
258.98
N88^45'33"W
V V V VN88^35'24"W
V V V V V V V V V V VN88^35'31"W
V V V V V
1003
26.07
1
74.27
16.89
100
325
1
0375
73.93
80.86
2
LSU
525
14.
75
0685
127
0690
45.76
26.41
250.96
100(P)
.
!
G
0496
11
100
524
17
0036
0030
.
!
G
259.10
N88^45'18"W
76.20
GBV
801
0400
73.59
0090
12
26.77
31
0456
.9
LSN
15.33
PARCEL B
Villa
5219
201
1651Condominium
1715
100
LSU
53.98
100 P
531
1
14
PARCEL A
19.77
NC3-65
45
V V V V V V V V V V V V V V V V V V V V
120
Amend No 1
.6
For GMP
11
10
9
.7
69
Am ba ssa dor II
55
N0^53'53"E
3.91
41
94
60
43.59
31.09
46
6.62
29.5
R=25
90055
L=39.27
L=840 .44T=464 .72

R=799 .59
R=76 7
41943
45'03 "
CO
59 =8
R=766. .08
117
3.99
47.60
58510
3225
0015
4
0065
77.32
.
!
G
R=14.06
L=19.53
D)
2
0010
10
1718
23.5
401
6 0315
128(P)
231
26.75
79.59
40
31 73.25
182.12
100(P)
19.14
LSR
LSR
5007
NC3- 36
29
40
NC3P-40
65
80
00051
208 11
0070
23.5
98.24
31.22
0130
27.09
100.10
5
100
615
3
0015
LSU
612
3'
T=
41
CO
0
.0
92
48
- Commercial uses required along 80% of principal pedestrian

street
- Residential access may occupy the remaining 20% of the facade
width
- Non residential uses shall have at least 13 floor to floor height,
average 30 depth with a minimum of 15 depth.
30
30
Lot Bdy Adj
2
.7
233
010518
889600
2
100
100
72.91
.
!
G
535
Subd
B54.32
A 3009085
0455
45.79
Short
No0454
12
6
100
616
0040 8
^3
94
9 0160
59. 78(
705
77.21
207
CO 9952
35.3
510
0.60
35
100.02
N89-08-49W
84.69
60
N88^36'29"W
100
530
89
CO
41
33
1
.8
25
5337
25
210
69.03
VO 53379
VO
6.63
9952
25
198.13
....
126.47
N89^05'56"W
. 62
51 VO
43.84
.7
0155
016569.53
12
16.71
CO
7211
68.53
1662
0735
7
87 .4
3
4194
CO
For GMP
53
67.53
68.03
1650
N89^06'07"W
16
20145
0730
83.45
25
48.79
213.70
N89^30'10"W
0135
66.53
26.78
60
60
30366
77.21
67.03
0150
2191 1
1
77.32
229
33
E JOHN ST
316.12
.
!
G
33
Prohibited uses (23.42A.005 C.2) Residential uses are generally permitted anywhere in an NC2 zone

except that they may not occupy in aggregate more than 20%

of the street level, street facing facade. Access to residential use is

limited to 20% of the pedestrian street-facing facade width.
10110
GBV
219
5
73.74 73.69
60.06
40
420.05
N0^53'50"E
212
37
33
01369
. 0670
!
G
1.87
100(P)
100
19.29 29.5 29.5
33
KLG
25
38.18
25.03 23.5 23.5
233
66.03
0120
215
0725
97.36
53
40
60
220
3
LSN
120
SC10 p66
.
!
G
50
30
120.02 N0^53'50"E
(Con do)
3
81.08
4.75
29.16
0115
100.06
85.94
516
16.60
276.08
N88^26'48"W
LSR
317
2
37 0410
04204
100
400
.
!
G
0135
3.13
100(P)
VOL 258-70 71
267.15
N88^35'34"W
100.05
100
25
196.87
100
VOL 253-05 15
First Amend
512
4.41
N88^26'17"W
194550
81.25
0316
VOL 239-69 72
(Condo)
1st Amend VOL 252-10
310
02605
CF284394
65
The
De Lorges
325
707
704
D
0135
530
0425
259.28
N88^45'29"W
111705
Brix Condominium
85.91
N89-10-15W
14.0 6
5.68
523
NC3-40
100
0430
6
DIE
65.53
615
0140
VOL 1 23- 39 43
82
7
16
UNPLATTED
30
60
60
30
6.63
269530 12 29
97.01
.9
R= 40
T=
232
401
6
0460
100.05
MR
120(P) 29.5 29.5
R=40
0
.1 0
96
L= 93 .5 8
R= 52 .7
T=
0455 5
664821
25
5616
0150
52.55
N89^06'52"W
411
65
189.74
601
100
60
LSU
24
40
18.56
60(P)
104.12
20 17.6
60(P) 30.03
60
60
120.02
40
60
10
LSN
53.65
N89^30'00"W
6.63
93.14
97.82 N89^06'34"W
ADD
80
119.10
47
59.27
59.21
60
60
60
60
30
30
60.06
420.38
N0^53'41"E
60
100.11
60.06
120.01
AO115064
0156
0155
606
0445
4
6.95
0430
100
40
V V V V V
N89-14-34W
0421 5
6 1006
0431
0355
(Condo)
VOL 233-67 74
54.75
307
0762
TheCourt
Garden 3227
OnBelmont 223 4
Belmont Lofts
400
0425 5
71.88
120(P)
309
73 6
0770
L= 72 .4 8
.5
S89^06'32"E
98.45
38
0475
605
1002
.
!
G
28.79
1058
.4
49.00
128.58
8.22
0435
9. 5
23
MR
0695 44
0765
417
LSR
100
318
LSR
315
0700
CO 9952
100.07
420
10
0480
.
!
G
72.29
N88^23'49"W
2
72.50
17 . 3 6
119.12
N88-32-29W
100
311 3
W
X
0435
259.10
8.00
610
R=63.50
.
!
G
N89^06'54"W
16 1
0761
99.05
82
120(P)
E THOMAS ST
316.24
4 312
99.36
4251
2
91.78
LSR
E HARRISON ST
342700
PARCEL B 10.03
22 7
LB A N o 9 30 1316
99.50 0760
100
100.03 N88^30'09"W
74.01
321
322
12
705
607
070470
82
610
6
0680
100.06
889650
11
0745
4.46 73.24
Belm ont Off

Bro adw ay
82
N88-36-02W
.
!
G
100
9.49
0412
0. 94
615
59 .0 7
V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V V
V V V V V V V V V V V V V V V V V V V V V V V
54.25
88.34
10.76 5
10.76
74.54
(Con do)
Ame nd VOL 115-69 70
65.87
Condo
(Condo)
VOL 67-51 56
60
108.86
70.09 15 . 8 8 18.04
67.15(P)
8.00
120
54.24
The
Gayle
VOL 16-86 89
16
100
615
PAR B
48 .0 6
PAR A
9501620
0415
3. 0
100
....
120
V V V V V V VV V V V V
V V V VV V
V V
V V V
V V V V V V V V V V V V V V V V V V V V
V V
2
60
60
50
60
54
60
60
60
TO
46
120.16
Mixed use containing residential (R2), live/work apartments

(commercial component), and accessory parking (S2)
602
278470
Glen
Ray
Esmt
0800
82
82
VOL 20-10 15
Mixed-use, residential, live-work, office, commercial
24
60
0795
8 9.88
29.5 29.5
43
0670
4193
411
46.5
60
60
70
408
.
!
G
30
76.68
0671
75.61
N88^31'02"W
75.51
9.82
101.4
91.58
......
120.14
Villa
40.96
60
60
60
60
0790
54.50
1
0665
421
4 414
LSN
The Alpine
E REPUBLICA N ST
76.15 LSR
UNPLATTED
55
99.96
(Con do)
UNPLATTED
60
40
60
40
60
42
2 28
44
60
39
60
39
60
420.18
60
60
60
0780
0785
101.77
120
10
0660
17 .5
0661
4232
420
N89^07'09"W
LSN
431
429
0776
77.22
102.19
60
N0^54'07"E
0775
12
11
120
Condo
VOL 6 2 -8 5 8 9
507
0515
89.24
617
PAR G
0416
No
41
LSU609
25 04204
V V V V V V V V V V V V V
V V V V V V V V V V V V V V V V
N89^07'16"W
16
Mano r
V V V V V V V
Building height limits (23.47A.012) NC2-40 zone

- 40-0 Required to top highest main flat roof plane.
30
65
VO 56131
......
316.14
120.00
Camellia
Guidelines for Multi-Family and Commercial buildings 1993, 1998

(amended 2007)
Capitol Hill Neighborhood Design Guidelines,
effective December 2010
120
55
424
..
16
85
.. ..
VO 56131
82
LSN
SC10 p75
60
28 2
30
60
60
SE AT T L E
VO 56131
500
0525
7
.
!
G
29
10
0175
759
.674
7 00
45
VO 56131
77.76
512
0530
100(P)
90.51
NC340 34
605 5
0414
43 .8 5
(Re-Rec)
.0 4
88
10
0830
4
0510
29.13
30
71.21
614
8
0440
610
7
11
0650
6
502
3
0505
LSR
39
0176
259.76
N88^45'23"W
12
11
0171
70.87
910
40
6
0180
100(P)
VOL 5-76
12
10 0535
MR
78.29
505
0827
82
520
V V V V V V V V V V V V259.03
V V V V N88^35'34"W
V V V V
120
504
11
100
609
V V V V V V V V V V V V V V V V V
16
60
0825
533
LSU
32
NC3-40
92.29
91.02
.
!
G
29.47
0170
V V V V V V V
120
30
N89^08'07"W
V V V V V V V VN0^53'18"E
V V V V V V V V V
315.95
60
419.95
180.01
VOL 6 -7 6 8 4
.
!
G
120
42
4
78.83
508
59.24
59.21
30
30
29.5 29.5
59.21
60
60
60
60
180.02
N0^53'08"E
Condominium
The Lamplighter
16
30
LSR
79.37
103.24
E REPUBLICAN ST
10,814 Sf
4.95
505
4 417650
59.27
UNPLA
59.21
60
55
60
60
205.21
60
VOL 2,71 -
276.09
Condo
BELMON
Shan n
VOL 2
205.21
Con
205.88
46
60
60
60
60
60
180.04
60
6
12030
LSN
56
0495
0.5
7.71
0160
3
LSR 70.53
611
32
258.24
N88^45'14"W
V V V V V V V V V V V V V
180.05
2
79.90
0635
3
13.29
87.98
100(P)
93.56
606
7
0185
V V V V V
100
0545
12
601
0220
5
8
0190
6.44
V V V V V V V V V V V V V V V V V V V
V V V V V V V V
Transparency (23.47A.008 B.2)

0810
524
0.5
29
80.44
N88^45'14"W
V V V V V V V V V V V V V V V V V V V
119.95
120
Urban Context
Site is within the Capitol Hill Urban Center Village. Adjacent

properties are zoned L3 excepting corner lots at the north side of

East John St, (both sides of 14th Avenue North) which are zoned
ST
V V V V V V V V V VE VHARRISON
V V V V V V V V
NC2-40.
Street level uses

(23.47A.005/23.47A.010)

615
1
0630
AO 83338
100(P)
6
600
0230
100
.
!
G
0575
14.57
85.43
33
......
LSN
44
LSN
Proposed use

526
21.72
VOL 1-32
Permitted uses (23.47A.004)
80.97
AMENDED
Existing Zoning Designation NC2-40
532
700
3
0215
LSR
100
258.99
22.3
1 0805
2
100
E MERCER ST
22.04
Condominium
.
!
G
29.5
NC3-40
..
The
Highlander
81.50
611
4
0565
....
82
LSR
0615
5
LR3 40
.5
119.91
16
41
605
V V V V V V V V V V V V V V V V
V
45
DPD (MUP) Project Number: 3012729
Applicable DPD
design guidelines

600
085022.56
82
N89^06'23"W
LSR
82.57
82.04
15
315.77
608
0845
22.82
.
!
G
120.00
E MERCER ST
L and Us e C od e A n a ly s i s
Lot Area
16
120.00
120
104.82
V V V V V V V V
[ [ [ [ [ [ [ [ [ [ [
[
NC1-40
LSN
57
1
120
256
16
322.03
[ [ [
- 40-0 + 4-0 For parapets, open railings, planters, skylights,

clerestories, greenhouses.
- 40-0 + 15-0 For stair/elevator penthouses, solar collectors, and
screened mechanical equipment (provided features do not exceed
20% of roof area, or 25% with stair/elevator penthouses, and are
setback 10 from the north roof edge)
SMC 23.47A.012.A.1.A:

In zones with a 30 foot or 40 foot mapped height limit the height

of a structure may exceed the otherwise applicable limit by up to
4 feet, subject to subsection 23.47A.012.A.1.C, provided a floor-tofloor height of 13 feet or more is provided for nonresidential uses at
street level
Floor Area Ratio (23.47A.013)

For structures containing both residential and non-residential uses:

Maximum allowed in NC zones for 40 height limit = 3.25

Maximum for any single use = 3.00

NC2-40 lot area = 10,814 sf x 3.25 = 35,146 Sf total

10,814 Sf x 3.00 = 32,442 Sf any single use
Setback (23.47A.014)
- No setback required for structures up to 13 in height
- 15 For portions of structure from 13 - 40 in height along any rear

or side lot line that abuts a lot in a residential zone
- Above 40 provide an additional 2 setback for every 10 in excess

of 40
Residential amenity areas

(23.47A.024)

5% Of total residential gross square footage is required as amenity

space to a limit of 50% of the lot area including decks, balconies,
terraces, roof gardens, plazas, play area, sport courts, and
courtyards. Resident access is required to at least one amenity
area - 10 & 250 sf minimum common area dimensions; 6 & 60 sf
private balconies and decks; parking & driveways not included.
(23.54.035 B.1)

threshold = request on site loading space to be waived and

provided on street
Vehicle parking calculations

(23.54.015)

Residential: no parking required per directors rule 8-2011

Commercial: no parking required per 23.54.015.D.1
Live-work units: 0 spaces required for units with 1,500 sf or less.
Accessible stalls required
2% Of parking stalls to be barrier free
Bicycle parking calculations
1 Per 4 residential units
Residential amenity area:

5% Of total residential gross square footage is required as amenity

space to a limit of 50% of the lot area including decks, balconies,
terraces, roof gardens, plazas, play area, sport courts, and courtyards.
Resident access is required to at least one amenity area - min. Common

area requirements: 10 dimensions & 250 sf; min. Private balconies &
decks: 6 & 60 sf. Parking & driveways not included.
Solid waste & recyclable

Multifamily 26-50 units = 150 sf required - front loading containers
materials storage (23.47A.029)
Landscape and screening
standards (23.47A.016)
Green Area Factor: landscaping that achieves a green factor score

of 0.3 Or greater
Loading berth requirements
Medium demand @ less than 1,500 sf falls below chart a
12.07.11
L and U se C ode A naly sis

11-061
Anhalt Building to East

of Project Site
20
Building to West
of Project Site
Building to South
of Project Site
18
19
17
10
12
6
7
8
C o n t e xt An a lys i s
3
4
1
5
9
14
13
15
11
16
10
Neighborhood De sign Cues
Residential
Exterior Finish Materials
11
Institutional
Fenestration/Corner Treatments
12
Commercial
Bulk/Height/Scale
13
Mixed Use
14
Park
11
12
15
16
13
14
18
17
19
Site
12.07.11
C onte x t A naly sis

11-061
20
10
6
3
SITE
7
1
9
2
5
S t r e e t s c ape Co m pati b i l i t y
Landscape Elements
Pedestrian Entrances & Weather Protection
12.07.11
S treet C onte x t & N eighborhood D etails

11-061
10
43
43
43
43
View to Puget sound

& Downtown
43
SITE
43
SITE
15th Avenue E.
Tree Canopy Typ.
SUMMER SUNSET
10
21:12
5:12
SUMMER SUNRISE
410
10
400
SITE
Tr an s p o r tat i o n A n a ly s i s
WINTER SUNSET
Bike Lanes
16:20
7:55
Vehicle Arterial
Pedestrian Corridor
43
Bus Stop
12.07.11
10
E nvironmental A naly sis

11-061
WINTER SUNRISE
MASSING VIEW FROM NORTHEAST
MASSING VIEW FROM SOUTHWEST (AERIAL)
MASSING VIEW FROM NORTWEST
MASSING VIEW FROM SOUTHWEST
12.07.11
11
N eighborhood M assing
11-061
MASSING OPTION A
MASSING OPTION B
MASSING OPTION C PREFERRED SCHEME
12.07.11
12
N eighborhood M assing
11-061
Departure Request for Average

Commercial Depth
View from Northwest
View from Northeast

OPTION A
Corner base articulation
Advantages:
Effective activation at corner of E. John Street & 14th Avenue E
Southern exposure at majority of common and private open space
(amenity) areas
Disadvantages:
At building corner: vertical height of 3 feet between L1 elevation
and sidewalk
Departures:
Commercial average depth (SMC 23.47A.B.3.a)
Possible additional departures:
Side and rear setbacks (SMC 23.47A.024)
Parking
COMMERCIAL
View from Southeast
View from Southwest
12.07.11
13
M assing O ption A
11-061

Commercial Depth
View from Northwest
View from Northeast

OPTION B
East courtyard main entry
Advantages:
Early AM sunlight at courtyard
Opportunity for contiguous landscape elements at courtyard, sidewalk,
and common amenity area
(amenity) areas
Disadvantages:
Vertical height between lobby and sidewalk: 2-3 (varies)
No direct sunlight at courtyard in afternoon
Departures:
Commercial depth along 14th Ave E (Average 30, minimum 15)
13 floor-to-floor height requirement at SE building corner (commercial)
View from Southeast
Parking
View from Southwest
COMMERCIAL
12.07.11
14
M assing O ption B
11-061

Commercial Depth
View from Northwest
View from Northeast

OPTION C
E John Street Entry
Advantages:
Main building entry located at E. John Street where it relates best to
grade and majority of pedestrian traffic
Effective activation at corner of E. John Street & 14th Avenue E
(amenity) areas
Disadvantages:
Few on-site landscaping opportunities along sidewalk
Departures:
Side & rear setback requirement above 40 (SMC 23.47A.024)
Area of setback departure

Commercial minimum depth (SMC 23.47A.B.3.a)
Parking
View from Southeast
View from Southwest
COMMERCIAL
12.07.11
15
M assing O ption C P R E F E R R E D
11-061
12.07.11
16
E levation C oncept
11-061
12.07.11
17
E ntr y E levations C oncept

11-061
12.07.11
18
E ntr y E levations C oncept

11-061
12.07.11
19
S treet perspective C oncept

11-061
Residential Neighborhoods
Streetscape Compatibility
Capitol Hills large residential area is divided into two districts. The
West Slope District lies between I-5 and Broadway. The East Core
District consists of the area between Broadway and 15th Avenue
East. Three cornerstones of the communitys goals are (1) increasing
housing affordability for a broad spectrum of community members;
(2) strengthening and enhancing the character of existing residential
neighborhoods; and (3) providing a greater range of housing types
under the existing zoning.
Neighborhood Priority: Maintain and enhance the character and

function of a mixed-use, pedestrian-oriented urban village. The
character of a neighborhood is often defined by the experience of
walking along its streets. How buildings meet the sidewalk helps
determine the character, scale and function of the streetscape. The
siting of a new building should reinforce the existing desirable spatial
characteristics of the Capitol Hill streetscapes.
Achieving these goals will require an integrated program of housing

strategies to reduce unnecessary obstacles to housing development
while still preserving the historic, small-scale character of the existing
housing stock. Revising zoning and making development regulations
more fl exible will affect these changes. At the same time, neighborhood
residential design guidelines will help support the communitys historic,
small-scale character yet also allow development flexibility.
East Core District
The East Core District is characterized by small, tightly knit lots that
support finely scaled houses, duplexes, and small apartment buildings
that are valued by Capitol Hill residents. Most of the East Core District
is zoned L3; lots tend to be small (4,600 square feet on average), and
the street grid generally lacks alleys. On many blocks, parcels line all
four sides of the block, with structures facing east-west streets as well
as north-south avenues. The majority of Capitol Hills single-family
houses are found in the East Core District. The communitys primary
objective for the East Core District is to fi nd creative ways to preserve
and increase detached, small-scale, multiple-family housing.
Retain or increase the width of sidewalks.
Provide street trees with tree grates or in planter strips, using

appropriate species to provide summer shade, winter light, and
year-round visual interest.
Vehicle entrances to buildings should not dominate the streetscape.
Orient townhouse structures to provide pedestrian entrances to the

sidewalk.
For buildings that span a block and front on two streets, each
street frontage should receive individual and detailed site planning
and architectural design treatments to complement the established
streetscape character.
New development in commercial zones should be sensitive to

neighboring residential zones. Examples include lots on Broadway
that extend to streets with residential character, such as Nagle
Place or 10th or Harvard Avenues East. While a design with a
commercial character is appropriate along Broadway, compatibility
with residential character should be emphasized along the other
streets.
12.07.11
20
N eighborhood G uidelines
11-061
Corner Lots

function of a mixed-use, pedestrian-oriented urban village. The
character of a neighborhood is often defined by the experience of
walking along its streets. How buildings meet the sidewalk helps
determine the character, scale and function of the streetscape. The
siting of a new building should reinforce the existing desirable spatial
characteristics of the Capitol Hill streetscapes.

Pedestrian Open Spaces and Entrances

Buildings on corner lots should be oriented
to the corner and public street fronts.
A prominent, landscaped corner entry can
promote visibility at a street intersection,
and provides a comfortable place for
people.
Incorporate residential entries and special landscaping into corner

lots by setting the structure back from the property lines.
Contribute to the architectural character

of the neighborhood.
Height, Bulk & Scale Compatibility
Neighborhood Priority: Preserve and augment the neighborhoods
architectural qualities, historic character and pedestrian scale.
Contemporary building practices can potentially create visual conflicts
with older buildings due to differences in scale, massing and degrees of
articulation. Capitol Hill emphasizes the notion of historical continuity
the relationship of built structures over time. Compatible design should
respect the scale, massing and materials of adjacent buildings and
landscape.

Break up building mass by incorporating different faade

treatments to give the impression of multiple, small-scale buildings,
in keeping with the established development pattern.
Consider existing views to downtown Seattle, the Space Needle,

Elliott Bay and the Olympic Mountains, and incorporate site and
building design features that may help to preserve those views from
public rights-of-way.
Design new buildings to maximize the amount of sunshine on

adjacent sidewalks throughout the year.
An example of building massing and

orientation composed in a manner to take
advantage of noteworthy views.
Neighborhood Priority: Maintain and enhance pedestrian scale, activity

and comfort. The pedestrian environment (sidewalks, pathways, crossings,
entries and the like) should be safe and accessible. The pedestrian
environment should connect people to places they want to go, and should
provide good spaces to be used for many things. New development should
reflect these principles by enhancing commercial district streetscapes that
make street-level pedestrian activity a priority.
Provide entryways that link the building to the surrounding landscape
Create open spaces at street level that link to the open space of the
sidewalk.
Building entrances should emphasize pedestrian ingress and egress as

opposed to accommodating vehicles.
Minimize the number of residential entrances on commercial streets

where non-residential uses are required. Where residential entries and
lobbies on commercial streets are unavoidable, minimize their impact
to the retail vitality commercial streetscape.
Human Scale
Incorporate building entry treatments that are arched or framed in a
manner that welcomes people and protects them from the elements
and emphasizes the buildings architecture.
Two examples of simple yet varied building

masses and window patterns that create
shadow lines and provide visual relief.
Its important not to over-modulate the
building, which can have the uninteded
consequence of creating building features
that appear tacked-on. Articulated
subvolumes are also employed as a
transition in size to adjacent structures that
are smaller in scale.
pedestrian-scale lighting, but prevent light spillover onto adjacent

properties
architectural lighting to complement the architecture of the structure
transparent windows allowing views into and out of the structurethus

incorporating the eyes on the street design approach
Provide a clear distinction between pedestrian traffic areas and

commercial traffic areas through the use of different paving materials or
colors, landscaping, etc.
12.07.11
An example of a single, identifiable residential

entry that does not unduly interrupt the
continuity of the commercial streetscape.
Consider:
The pedestrian orientation should be strengthened by designing

to accommodate the presence or appearance of small store fronts
that meet the sidewalk and where possible provide for an ample
sidewalk.
Capitol Hill Precedent: Outdoor spaces place a visual

emphasis on the street, supporting the functional
and visual integration of public and private realms.
Personal Safety and Security
Capitol Hill Precedent: Outdoor spaces place a visual emphasis on the

street, supporting the functional and visual integration of public and private
realms.
Create a safe, comfortable, and interesting

environment that encourages walking for
pleasure and for transportation.
Improve and support pedestrian-orientation by using components such

as: non-reflective storefront windows and transoms; pedestrian-scaled
awnings; architectural detailing on the first floor; and detailing at the
roof line. (These details make buildings more pedestrian-friendly
details that would be noticed and enjoyed by a pedestrian walking by,
but not necessarily noticed by a person in a vehicle passing by at 30
miles per hour.)
21
11-061
Establish clear pedestrian connections that direct

pedestrians between buildings, parking, streets and
open places.
Encourage human activity and interaction at

street level.
Develop an architectural concept that will result in

a functional and harmonious design.
Human Activity
Residential Open Space

function of a mixed-use, pedestrian-oriented urban village. Capitol
Hills commercial corridors are among the liveliest pedestrian
environments in the city. The mix of small-scale storefronts that house
retail, restaurants, and services attract residents and visitors on a
daily basis. Proper site planning reinforces the existing pedestrian
orientation of the neighborhood.

function of a mixed-use, pedestrian-oriented urban village. With one of
the highest residential densities in the city, Capitol Hills neighborhoods
are remarkably green. Street trees and private landscaping contribute
to this pleasant environment. Redevelopment should retain and
enhance open space and landscaping.
A good example of a storefront that

animates the street edge and sustains a
pedestrians interest with a high degree
of transparency along the street, through
which uses are readily discernable to
the passer-by. Overhead cover along the
sidewalk and seating adds pedestrian
comfort.
Provide for sidewalk retail opportunities and connections by

allowing for the opening of the storefront to the street and
displaying goods to the pedestrian.
Provide for outdoor eating and drinking opportunities on the
sidewalk by allowing for the opening the restaurant or caf
windows to the sidewalk and installing outdoor seating while
maintaining pedestrian flow.
Install clear glass windows along the sidewalk to provide visual
access into the retail or dining activities that occur inside. Do not
block views into the interior spaces with the backs of shelving units
or with posters.
Incorporate quasi-public open space with new residential

development or redevelopment, with special focus on corner
landscape treatments and courtyard entries.
Create substantial courtyard-style open space that is visually

accessible to the public view.
Set back development where appropriate to preserve a view

corridor.
Set back upper floors to provide solar access to the sidewalk and/
or neighboring properties.
Mature street trees have a high value to the neighborhood

and departures from development standards that an arborist
determines would impair the health of a mature tree are
discouraged.
Use landscape materials that are sustainable, requiring minimal

irrigation or fertilizer.
Outdoor gathering space along the

sidewalk is allowed by setting back the
corner of the building.
Optomize the arrangement of uses and activities on

the site
Parking and Vehicle Access
function of a mixed use, pedestrian-oriented urban village. A wall
of garage doors and multiple curb cuts greatly diminish the quality
of the pedestrian environment. Where alley access is not possible,
garage entries and driveways should be consolidated to enhance the
streetscape for pedestrians.

Street trees of appropriate species planted

on a linear roadway in combination with
naturalistic landscape planitings enhance
the variety of visual and spatial experience
in Capitol Hills residential areas.
Use pourous paving materials to minimize stormwater run-off.
Landscape Design to Address Special Site Conditions

Neighborhood Priority: Maintain and enhance existing landscape
patterns in commercial and residential areas.
Preserve and enhance the pedestrian environment in residential

and commercial areas by providing for continuous sidewalks that
are unencumbered by parked vehicles and are minimally broken
within a block by vehicular access.
In this example, the sidewalk is

indistinguishable from the driveway.
Maintain or enhance the character and aesthetic qualities of

neighborhood development to provide for consistent streetscape
character along a corridor.
Supplement and complement existing mature street trees where

feasible.
Incorporate street trees in both commercial and residential

environments in addition to trees onsite.
Commercial landscape treatments that include street trees.
Screening of Dumpsters, Utilities, and Service Areas

Consolidate and screen dumpsters to preserve and enhance the
pedestrian environment.
A single-garage entry for multiple residences

preserves the streetscape for pedestrians
and adequately accommodates vehicles.
12.07.11
22
Maintain Landscape TraditionsClassic

garden court-style apartment Capitol Hill
has a tradition of landscape design in
its residential open spaces. Forecourts,
intimate courtyards, terraces and outdoor
gardens contribute to an exceptional
outdoor setting. New development should
continue to build upon these traditions and
qualities found within the local landscape.
11-061
Use quality materials for the building and its open

spaces.

Masonry and terra cotta are preferred building materials, although

other materials may be used in ways that are compatible with these
more traditional materials. The Broadway Market is an example of
a development that blends well with its surroundings and includes
a mixture of materials, including masonry.
Exterior Finish Materials

Use wood shingles or board and batten siding on residential

structures.
Provide operable windows, especially on storefronts.
Use materials that are consistent with the existing or intended

neighborhood character, including brick, cast stone, architectural
stone, terracotta details, and concrete that incorporates texture
and color.
Consider each building as a high-quality, longterm addition

to the neighborhood; exterior design and materials should
exhibit permanence and quality appropriate to the Capitol Hill
neighborhood.
The use of applied foam ornamentation and EIFS (Exterior

Insulation & Finish System) is discouraged, especially on ground
level locations.
High-quality materials and contextual

design in new multifamily development.
Quality materials that express a long-term

civic investment to the neighborhood
Signs can add creativity and individual

expression to the streetscape.
A regular cadence of display windows, shop

entrances and architectural details
enhances the pedestrian experience.
12.07.11
23
11-061

Weatherford: Early Design Guidance

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WEBER THOMPSON GRAPHIC PRESENTATION

DPD MUP Project No. 3012729

Devel opmen t Ob jec ti ves

Site Photos.............................................................................................. 4-5

Neighborhood Massing........................................................................ 11-12

46 residential market rate apartments, primarily 1-bedroom with open

Elevation Concept ....................................................................................16

Use distribution by floor:

Level 1 (Street Level): Commercial / Structured Parking

Seattle Green Factor = .30

Street Context & Neighborhood Details......................................................9

Entry Elevations Concept..................................................................... 17-18

Devel opmen t Ob jec ti ves

Important corner site on E. John

Relate to established residential tradition of Capitol Hill

Combine quality materials with simple massing.

View across 14th from site

View of site from East

14th & John from Northwest

Site from Northwest

L and U se C ode A naly sis

15.79 15.79 14.67

Lot Bdy Adj

Unit Subd No 3009026

Lot Boundary Adj

19.05 101.15N1^43'24 "E

Lot Bdy 1824

N00-29-54E 159.90 (P)

10.89 15.83 16.16

19.25 16.16 16.16

1201 East John

0885 0887 0890

1113 1119 1123

1111 East John

59.00 1.00 41.00

19.99 19.99 19.99 19.99

26.33 20.33 20.34 23.33

1.55 28.45 28.96

Volun teer B ou levard

2.39 27.61 28.12 1.38

19.99 19.99 19.99 19.99

47.87 30.91 49.86

MIO-105- MIO-105NC3-65 NC3P-40

Park Lane Place

23.69 29.5 29.5

(Co ndo) VOL 77-37 39

(Condo) VOL 98-7 9

60% Of the street facade between 2 and 8 above the sidewalk

50 & 5 1 SUPPL P LAT OF

25(P)25(P) 25(P) 32.1

L=840 .44T=464 .72

- Commercial uses required along 80% of principal pedestrian

Lot Bdy Adj

19.29 29.5 29.5

25.03 23.5 23.5

120(P) 29.5 29.5

Belm ont Off

Mixed use containing residential (R2), live/work apartments

Mixed-use, residential, live-work, office, commercial

Building height limits (23.47A.012) NC2-40 zone

Guidelines for Multi-Family and Commercial buildings 1993, 1998

Transparency (23.47A.008 B.2)