EDG Proposal

early design guidance | capitol hill TOD
East Design Review Board Meeting on December 14, 2016
PROJECT INFORMATION
Project Site
DPD #
Site Address
Site A
3021140
118 Broadway E, Seattle, WA 98102
Site B-North
3021177
923 E John St, Seattle, WA 98102
Site B-South
3021179
123 10th Ave E, Seattle, WA 98102
Site C
3021149
1830 Broadway, Seattle, WA 98102
cover information [2.0]

PROJECT INFORMATION
TABLE OF CONTENTS [1.7]
SITE A
SITE B-NORTH
SITE B-SOUTH
SITE C
118 Broadway E,
Seattle WA 98102
923 E John St,

Seattle WA 98102
123 10th Ave E,

Seattle WA 98102
1830 Broadway,
Seattle WA 98102
SDCI PROJECT NO. [2.2]
3021140
3021177
3021179
LEGAL DESCRIPTION
NAGLES ADD PCL A SEATTLE

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

SEATTLE BLA #3015588 REC
#20131113900003 SD BLA
DAF LOTS 7 THRU 12 BLOCK
46 OF SD ADD TGW LOTS 1
THRU 6 BLOCK 46 NAGLES
ADD
6003002025
6003501105
ADDRESS [2.1]
PARCEL NO.
DEVELOPMENT OBJECTIVES [3.0]
03
SITE PLAN [4.0]
04
URBAN DESIGN ANALYSIS [5.0]
05
3021149
ZONING DATA [6.0]
20
NAGLES 2ND ADD PCL D

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

BLA #3015592 REC
#20131113900005 SD BLA
DAF LOTS 4-5-6 BLOCK 35 OF
SD ADD
DESIGN GUIDELINES - SITE WIDE [7.0]
24
29
32
6003501135
6003001380
ARCHITECTURAL MASSING CONCEPTS [8.0]

ALTERNATIVE 1

PUBLIC REALM

SITE A

SITE C

SITE B-NORTH

SITE B-SOUTH
ALTERNATIVE 2 - PREFERRED

PUBLIC REALM

SITE A

SITE C

SITE B-NORTH

SITE B-SOUTH

SIDE BY SIDE COMPARISONS [8.3]
100
SUN STUDIES
103
APPLICANT TEAM [2.4]

DEVELOPERS
ARCHITECTS
LANDSCAPE ARCHITECT
gerding edlen development

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

1620 12th Ave # 205,
Seattle, WA 98122
(206) 329.7303
contact: jeremy wilkening
schemata workshop
1720 12th avenue
seattle, wa 98122
(206) 285.1589
contact: grace kim
hewitt architects
101 stewart st #200
seattle, wa 98101
(206) 624.8154
contact: paul shema
berger partnership
1720 12th avenue
seattle, wa 98122
(206) 285.1589
contact: jonathan morley
capitol hill TOD | early design guidance | 14 december 2016
55
PER THE TERMS OF THE DEVELOPMENT AGREEMENT

(DA) FOR THIS SITE BETWEEN THE CITY OF SEATTLE
AND SOUND TRANSIT, THE APPLICANTS ARE ONLY
REQUIRED TO PRESENT 2 MASSING OPTIONS, ONE
BEING THE PROPOSAL SUBMITTED FOR THE SOUND
TRANSIT RFP.
NOTE: NO DEPARTURES REQUESTED

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership
development objectives [3.0]

PLAZA AS THE HEART OF THE PROJECT
At the heart of the Capitol Hill TOD project, a vibrant plaza is
proposed, where a Farmers Market will set up twice weekly
throughout the year for residents and visitors arriving by light rail.
Additional programming as well as retail uses will enliven the Plaza
year-round making it a destination for the Capitol Hill neighborhood.
NO. OF RESIDENTIAL UNITS [3.1]
TOTAL COMMERCIAL/COMMUNITY SF [3.2]

NO. OF PARKING STALLS [3.3]
SUSTAINABILITY OBJECTIVES [3.4]
OVERALL
SITE A
SITE
B-NORTH
SITE
B-SOUTH
SITE C
427
152
110
73
92
25,000 SF
16,800 SF
1,300 SF
3,500 SF
12,800 SF
334
183
119
32
LEED for Homes Platinum
LEED for Homes

Platinum
ESDS v3.0
LEED for Homes LEED for Homes

Platinum
Platinum
NOTE: Information provided is based on alternative 2 [preferred] scheme.
BACKGROUND AND DEVELOPMENT OBJECTIVES

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

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

the Development Agreement that are consistent with
its intent (several minor variations are contemplated,
but not finalized at this time). DA minor variations are
not typical DRB departures.
In 2013, the City of Seattle and Sound Transit entered

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

Development (GED), one of the nations leading
real estate investment and development firms, to
develop this TOD Project. Capitol Hill Housing, an
affordable housing developer focused on the Capitol
Hill community, has assumed the rights to develop
the housing project on Site B-North. Sound Transit,
GED, and CHH have collaborated extensively to
create a cohesive site design intended to build
community, encourage transportation alternatives,
create vital gathering spaces and pedestrian
opportunities, and realize the TOD vision established
by the Capitol Hill community a decade ago.
Related to design review, Section 10.3.1 of the DA

contemplates a coordinated development proposal
for all sites, and it requires only one design alternative
(in addition to the developers initial proposal) to be
presented at the Early Design Guidance meeting.
The 2 alternatives herein are consistent with the
governing DA. The DA also allows SDCI during the
(existing) site plan [4.0]

6" DEC
8" DEC
(3) STORY
MIXED-USE
6" DEC
6" DEC
8" DEC
10" DEC
10" DEC
16" DEC
14" DEC
10" DEC
8" DEC
10" DEC
18" DEC
16" DEC
N003612E 360.18
8" DEC
PA
(E) STATION
ENTRY
LSCAPE
25 ROW
25 ROW
14" MAP
LSCAPE
N892428W 256.00
E DENNY WAY
N892428W 127.96
N892425W 127.89
NAGLE PLACE
LSCAPE
+328.2
LSCAPE
36" DEC
+331.1
GRASS
GRASS
33 ROW
S892437E 87.00
LSCAPE
SITE B-SOUTH
SITE B-NORTH
33 ROW
(1) STORY BLDG

COMMERCIAL
33 ROW
N003536E 177.69
CAL ANDERSON PARK

GRASS
FOUNTAIN
10th AVE E
GRASS
GRASS
20" MAP
4" DEC
4" DEC
GRASS
10" DEC
28" DEC
22" DEC
30" DEC
GRASS
10" DEC
10" DEC
PROPOSED (4) STORY

APARTMENT
(2) STORY BLDG

SINGLE FAMILY
12" DEC
10" DEC
4" CED
(3) STORY
APARTMENT
GRASS
(1) STORY
SINGLE FAMILY
GRASS
12" DEC 24" DEC 24" DEC

10" DEC
10" CON
(1) STORY
SINGLE FAMILY
18" MAP
+327.6
GRASS
(3)4" DEC
(1.5) STORY
SINGLE FAMILY
GRASS
GRASS
10" DEC
(3) STORY
APARTMENT
(1.5) STORY
SINGLE FAMILY
14" MAP
GRASS
GRASS
16" MAP
(2) STORY
BLDG
RESIDENTIAL
33 ROW
S003536W 182.50
33 ROW
+325.3
GRASS
33 ROW
+324.0
see page 2 for

LEGAL DESCRIPTIONS
(2) STORY BLDG

MIXED-USE
(E) VEHICLE
ENTRY
+329.0
see page 18 for

URBAN CONTEXT
(2) STORY
MIXED-USE COMMERCIAL
6" DEC
(E) VENT
NAGLE PLACE EXTENSION
(5) STORY
MIXED-USE RESIDENTIAL
12" DEC
PA
(E) STATION
ENTRY
(E) CAPITOL HILL STATION

NORTH ENTRY
8" DEC
PA
PA
+331.1
362.19
LSCAPE
33 ROW
PA
PA
(E) CAPITOL HILL STATION

SOUTH ENTRY
N003527E 180.07
32" DEC
4" DEC
4" DEC
+326.8
SITE A
4" DEC
PA
SITE C
33 ROW
33 ROW
N892437W 168.94
33 ROW
+325.9
337.06
18" DEC
4" DEC
(E) SURFACE PARKING
12" DEC
14" DEC
BROADWAY E
335.86
+335.9
N003549E 180.06
8" DEC
10" DEC
MICRO HOUSING
(3) STORY BLDG
10" DEC
8" DEC 8" DEC
10" DEC
E JOHN ST
40 ROW
4" DEC
40 ROW
+335.2
12" DEC
(1) STORY
COMMERCIAL
(6) STORY
MIXED-USE
4" DEC
4" DEC
12" DEC
(6) STORY
MIXED-USE
40 ROW
4" DEC
(1) STORY
FAST FOOD
(1) STORY
COMMERCIAL
40 ROW
Site D referenced
6" DEC in
some documents, is not
included in this EDG
scope
PROPOSED (6) STORY

MIXED-USE RESIDENTIAL
URBAN DESIGN ANALYSIS [5.0]
hill
urban design analysis | VICINITY MAP [5.2]
NORTH
SEATTLE
E THOMAS ST
BROADWAY
BOYLSTON AVE
LAKE
UNION
Landmarks
1
2
3
4
IV
Bn
SITE
Bs
Commercial
6 Dicks Drive-In
7 Blick Art
8 Bonney-Watson Funeral Home
9 11th Avenue Inn B&B
10 Public Storage
E DENNY WAY
C
Institutional/ Community and

11 Farmers Market
12 Seattle Central College
13 US Bank
14 Central Lutheran Church
10
WEST
SEATTLE
11
14TH AVE
14
13TH AVE
12TH AVE
12
11TH AVE
NAGLE PL
BROADWAY
E OLIVE ST
HARWARD AVE
BOYLSTON AVE
E HOWELL ST
15TH AVE
ELLIOTT
BAY
L
EO
13
10TH AVE E
19
AY
W
E
E JOHN ST
Cal Anderson Park

Capitol Hill Station
Jimi Hendrix Statue
Mystery Soda Machine
Thomas Street Gardens
E OLIVE ST
7
E PINE ST
capitol
6 hill TOD | early design guidance | 14 december 2016
E PINE ST
SEE PAGE 9
(FOR CONTEXT STRUCTURE PHOTOS)
gerding edlen | capitol hill housing | hewitt | schemata capitol

workshop
hill tod
| berger
| earlypartnership
design guidance
6
urban design analysis | COMMUNITY NODES, LANDMARKS & NOTABLE ARCHITECTURAL PATTERNS [5.2]
Landmarks:
Cal Anderson Park
Jimi Hendrix Statue
Capitol Hill Station (Site C)
Mystery Soda Machine
Thomas Street Gardens
Commercial:
Dicks Drive-In
Blick Art
Bonney-Watson Funeral Home
11th Avenue Inn B&B
10
Public Storage
Institutional / Community and Cultural
11
Farmers Market
12
Seattle Central College
13
US Bank
14
Central Lutheran Church
hill
E THOMAS ST
BROADWAY
BOYLSTON AVE
urban design analysis | VICINITY MAP [5.2]
Mixed Use
15
15
16
17
26
18
E JOHN ST
IV
OL
Bn
18
22
SITE
A
Bs
20
10TH AVE E
19
17
AY
W
E
19
23
Housing
21
22
24
23
E DENNY WAY
24
25
25
26
27
E PINE ST
NC3P-65
NC3P-40 (+additional 25 of height 23.47.012 A2)
NC3-40
In Progress - 85
In Progress - 40
15TH AVE
14TH AVE
13TH AVE
12TH AVE
11TH AVE
NAGLE PL
21
BROADWAY
HARWARD AVE
BOYLSTON AVE
27
19
CHUC
Lexicon
Holiday Apartments
La Salle
Pantages
Mykonos
Roosevelt
Potential Future Development
E HOWELL ST
E OLIVE ST
The Lyric
Broadway Building
The Heights
Hollywood Lofts
1711
12 Ave Arts
E OLIVE ST
20
16
E PINE ST
SEE PAGE 11
(FOR CONTEXT STRUCTURE PHOTOS)
urban design analysis | HOUSING AND MIXED-USE BUILDINGS
20
12 Ave Arts
25
Pantages
17
16
15
The Lyric
Broadway Building
The Heights
23
22
21
CHUC
Lexicon
26
Mykonos
Holiday Apartments
18
Hollywood Lofts
19
1711
24
La Salle
27
Roosevelt
urban design analysis | STREETSCAPE [5.4]

SITE C ACROSS
BROADWAY E - WEST SIDE
CAPITOL HILL STATION

WEST ENTRY
E HOWELL ST
SEATTLE CENTRAL COLLEGE
MATCH
LINE
12
SITE A ACROSS
E DENNY WAY
E JOHN ST
MATCH
LINE
18
13
E THOMAS ST
BROADWAY - WEST SIDE
B-n
A
B-s
10TH AVE E
BROADWAY
E JOHN ST
NAGLE PL
C
CAL ANDERSON
PARK
11TH AVE E
E DENNY WAY
E HOWELL ST
10
TH AVE
TH AVE
LYRIC APTS
BROADWAY E - EAST SIDE
E DENNY WAY
CAPITOL APTS
E JOHN ST

NORTH ENTRY
151
SITE A
MATCH
LINE
SITE C
E HOWELL ST
E THOMAS ST
E JOHN ST
B-n
A
B-s
10TH AVE E
BROADWAY - EAST SIDE
BROADWAY
MATCH
LINE
NAGLE PL
C
CAL ANDERSON
PARK
11TH AVE E
E DENNY WAY
E HOWELL ST
11
TH AVE
TH AVE
SITE C
SOUTH ENTRY
E HOWELL ST
NAGLE PLACE - WEST SIDE
SITE A / PLAZA
E DENNY WAY
VENT SHAFT

NORTH ENTRY
NAGLE PL
C
CA
E JOHN ST
NAGLE PLACE EXTENSION - WEST SIDE
SITE C
E DENNY WAY
E HOWELL ST
ACROSS
NAGLE PLACE (PARTIAL) - EAST SIDE
1
E THOMAS ST
B-n
A
B-s
10TH AVE E
BROADWAY
E JOHN ST
NAGLE PL
C
CAL ANDERSON
PARK
11TH AVE E
E DENNY WAY
E HOWELL ST
12
TH AVE
TH AVE
SITE B - SOUTH
SITE B - NORTH
E DENNY WAY
E JOHN ST
LYRIC APTS
15
10TH AVE E - WEST SIDE
SITE B-NORTH
SITE B-SOUTH
ACROSS
ACROSS
E DENNY
E JOHN ST
10TH AVE E - EAST SIDE

26
23
E THOMAS ST
B-n
A
B-s
10TH AVE E
BROADWAY
E JOHN ST
NAGLE PL
C
CAL ANDERSON
PARK
11TH AVE E
E DENNY WAY
E HOWELL ST
13
TH AVE
TH AVE
E BROADWAY
SITE A
SITE B-NORTH
ACROSS
ACROSS
10TH AVE E
E JOHN ST - NORTH SIDE

4
SITE B-NORTH
10TH AVE E
E JOHN ST - SOUTH SIDE
23
SITE A
NAGLE PL

NORTH ENTRY
E BROADWAY
13
E THOMAS ST
B-n
A
B-s
10TH AVE E
BROADWAY
E JOHN ST
NAGLE PL
CAL ANDERSON
PARK
11TH AVE E
E DENNY WAY
E HOWELL ST
14
TH AVE
TH AVE

SITE A
E BROADWAY
PLAZA SITE B-SOUTH 10TH AVE E
E DENNY WAY - NORTH SIDE
SITE C
SITE B-SOUTH
CAL ANDERSON
E DENNY WAY - SOUTH SIDE
ACROSS
NAGLE

SOUTH ENTRY
E BROADWAY
PANTAGES APTS
E THOMAS ST
B-n
A
B-s
10TH AVE E
BROADWAY
E JOHN ST
NAGLE PL
C
CAL ANDERSON
PARK
11TH AVE E
E DENNY WAY
E HOWELL ST
15
TH AVE
TH AVE
urban design analysis | TRANSIT MAP [5.6]

10 MINUTE WALK RADIUS
BIKE LANE
STREETCAR
LINK
BUS ROUTES / STOPS 9, 49
BUS ROUTES / STOPS 8, 10, 43
E THOMAS ST
E JOHN ST
AY
EW
IV
L
EO
BROADWAY
BOYLSTON AVE
BUS ROUTE / STOPS 11
SITE
E OLIVE ST
15TH AVE
14TH AVE
13TH AVE
12TH AVE
11TH AVE
NAGLE PL
BROADWAY
BOYLSTON AVE
E DENNY WAY
E PINE ST
16
urban design analysis | SITE PHOTOS [5.7]
10
LOOKING INTO SITE
E THOMAS ST
8
14
2
BROADWAY
11
16
B-n
13
LOOKING FROM SITE
17
18
18
NAGLE PL
16
B-s
15 14
9 C 8
15
E JOHN ST
12
17
10
E DENNY WAY
7
CAL ANDERSON
PARK
E HOWELL ST
17
TH AVE
11TH AVE E
13
TH AVE
12
10TH AVE E
11
urban design analysis | AXONOMETRIC [5.1, 5.3]

T
HN S
E JO
NC2-40
NC3-40
NC3P-40
LR3
SMC 23.47.012.A2
E OLIVE WAY
AY
YW
N
DEN
Bn
NC3P-65
SITE
Bs
NC3-40
11TH
E HOWELL ST
MIO-105
NC3P-65
AVE
MIO-105
NC3P-40
MR
NC3P-40
IVE S
E OL
AR
RV
HA
BR
E
AV
18
urban design analysis | SITE MODEL
CAL ANDERSON PARK
BLDG C
BLDG B-S
BLDG B-N
BLDG B-N
BLDG A
BLDG A
BLDG C
10
AY
W
D
OA
TH
AV
E
BLDG B-S
BR
WAY
NS
OH
EJ
DENNY
CAL ANDERSON PARK
PHOTOS REFLECT 50% EDG DESIGN (100% DESIGN WILL BE DISPLAYED AT DRB MEETING)
19
ZONING DATA [6.0]
20
zoning data | DEVELOPMENT STANDARDS [6.1]

CODE
SITE A
SITE B-NORTH
SITE B-SOUTH
SITE C
3021140
3021177
3021179
3021149
NC3P-40
NC3-40
NC3-40
NC3P-40
SDCI GIS
ZONING
SDCI GIS
OVERLAYS
Capitol Hill (Urban Center Village)

Capitol Hill Station Area Overlay District
Pedestrian Zone Overlay
SITE AREA
PERMITTED USES
SMC
Pedestrian Zone Overlay
45,798 SF
17,158 SF
16,699 SF
17,231 SF
mixed-use
affordable housing
residential, live-work units, offices (on west ground floor)
mixed-use
23.47A.004
DA 2.2, 2.4,
2.5
FLOOR AREA RATIO LIMITS
Proposed: Mixed-Use
SMC
23.47A.013
TABLE B,
6.0 FAR in the Station Area Overlay District where height limit is 85 (SMC 23.47A.013C)
DA 2.6
Provided = 5.10
Provided = 5.59
Ground Floor Height = 15- 20;
Ground Floor Height = 15- 20;
Ground Floor Height = 15- 20
Pass-through Height >/= Ground Floor Height;
Pass-through Height >/= Ground Floor Height
Proposed Ground Floor Height = 19-6
Proposed Ground Floor Height = 15-5 - 19-5
Provided = 3.41
Community Center exempt from FAR calculations per (DA

2.6)
Provided = 5.25
GROUND FLOOR/PASSAGE
DA 6.6, 7.6
HEIGHT
Proposed Pass-through Height = 18-6
STRUCTURE HEIGHT
DA 3.3, 3.4,
5.4
Proposed Ground Floor Height = 15-5
Proposed Pass-through Height = 15-5 - 19-5
min = 74-11
min = 74-11
min = 74-11
min = 74-11
max = 85 (with satisfactory additional affordable units)
max = 85
max = 85
max = 85 (with satisfactory additional affordable units)
Proposed = 85
Proposed = 69-11;
Proposed = 85 - 0
Proposed = 85
SMC
SETBACKS
23.47A.014
see Site Plan
&
DA 6.5, 7.4,
8.4
AMENITY AREA
SMC
5% of residential floor area, open to the outdoors (SMC 23.47A.024) - Amenity Area required is achieved by pooled approach between Sites and includes Public Plaza on Site A per DA 4.1 and CDP p2, 7.
23.47A.024
see Site Plan
& DA 4.1
&CDP PGS.
2,7
SMC = SEATTLE MUNICIPAL CODE | DA = DEVELOPMENT AGREEMENT, ADOPTED 9/27/13
| CDP = COORDINATED DEVELOPMENT PLAN
21
zoning data | DEVELOPMENT STANDARDS [6.1]
LANDSCAPING
SITE A
SITE B-NORTH
SITE B-SOUTH
SITE C
3021140
3021177
3021179
3021149
DA 3.1, 7.3
Pooled Green Factor per DA = 0.302 required;

Pooled Green Factor as per Owner Agreement with Sound Transit = 0.480 provided;
Planting strips / screening required along street. Street trees generally required. (SMC 2.47A.024)
STRUCTURE WIDTH/DEPTH
DA 6.3, 7.1
There will be a 3 greenscape zone between east property
There will be a 3 greenscape zone between east property
line and back of sidewalk. There shall be a 6 sidewalk, 7
line and back of sidewalk. There shall be a 6 sidewalk, 7
planting strip, and a 7 greenscape
planting strip, and a 7 greenscape
East-west depth for floors not partially below grade shall be
Max depth = 72;
Max depth = 72
max = 80
Max length = approximately 177.5;
Max length = approximately 177.5
Proposed depth = 80
Proposed depth = 78
Proposed = 82-6
Proposed depth = 127-9, 704
Proposed length = 182
Proposed = 177-8
Proposed length = 178-10
Proposed length = 325
OPEN SPACE
DA 6.7, 6.8
Developer shall construct and maintain Plaza west of NPE and south of Sound Transits Station Ventilation shaft and Nagle Place Extension as a minimum 28 wide private street.
PARKING/ACCESS
DA 3.2, 6.11
0.7 x residential units max; spaces unbundled from affordable housing

Parking stalls = 210 max underground spaces
vehicular access = single curb cut shared by B North and B South from 10th Ave East
Vehicular access = single curb cut from Nagle Place
vehicular access = single curb cut from NPE
Proposed stalls = 114
Extension.
BIKE PARKING / ACCESS
SMC
SITE A: public bike parking: min = 45 spaces @ occupancy, min = 90 spaces by 2030 (along western edge of Plaza, south of vent shaft, or within building if accessible during light rail operation hours
23.54.015,
Long Term: Eating / Drinking = 1/12,000 SF; Offices =1/2,000 SF; Sales/services =1/12,000 SF; Childcare Centers = 1/4,000 SF; Multi-family =1/4 DU or 3/4 efficiency DU
DA 6.10
Short Term: Eating / Drinking = 1/2,000 SF; Offices =1/40,000 SF, Sales/services =1/2,000 SF; Childcare Centers = 1/40,000 SF; Multi-family = none
SOLID WASTE STORAGE &
SMC
ACCESS
Residential:
Non-Residential:
23.54.040 -
375 sf + 4 SF per unit above 50
0-5,000 SF = 82 SF
Table A
575 sf + 4 SF per unit above 100
5,001-15,000 SF = 125 SF
15,001-50,000 SF =175 SF
Proposed = 753 SF
STREET CLASSIFICATION
Proposed = 686 SF
Proposed = 500 SF
smc
Seattle
Arterial
Proposed = 606 SF
Broadway: Minor Arterial

Nagle Place: Access Street
Nagle Place Extension: No classification
Classifi-
10th Ave: Access Street
-cations
John: Minor Arterial
planning
Denny: Access Street / SDOT Festival Street
map
SMC = SEATTLE MUNICIPAL CODE | DA = DEVELOPMENT AGREEMENT, ADOPTED 9/27/13
| CDP = COORDINATED DEVELOPMENT PLAN
22
4'-0"
GROUND LEVEL SETBACK
+335.9'
BROADWAY EAST
12'-0"
DIAGONAL SETBACK AT GROUND LEVEL

DIMENSIONS FLEXIBLE
6'-0" - 8'-0" OVERHEAD WEATHER PROTECTION
+337.1'
+335.9'
+337.1'
+324.4'
4'-0"
5'-0" SETBACK
(UPPER 2 FLOORS)
site specific requirements from DA
E
EM
EAS
NEL
TUN
80'-0"
MAX BUILDING DEPTH
SS
CCE
NA
RIA
EST
PED
NT
+332.0'
+331.1'
EXISTING SOUTH STATION
53'-0"
PLAZA
EXISTING
VENT
VEHICLE ENTRY
NAGLE PLACE
EXTENSION
+330.0'
SIDEWALK
(AMENITY AREA)
6'-0"
+328.2'
5'-0"
28'-0"
NPE
DENNY
FESTIVAL ST
NAGLE PLACE
+335.5'
EXISTING NORTH STATION
PEDESTRIAN
ENTRANCE
+325.9'
VEHICULAR
ACCESS
SITE A
.8'-0".
PLINTH
SPU UTILITY
EASEMENT
15 - 20' TALL,
SPECIFIC LOCATION
AND ALIGNMENT IS
FLEXIBLE
+331.1'
EAST JOHN ST
SITE C
PEDESTRIAN
ENTRANCE
15'-0" - 20'-0"
PASSTHROUGH
SIDEWALK
(AMENITY AREA)
LEGEND
PROPERTY LINE
APPRX 177'-8"
6'-0"
AREA FOR STOOPS
(E) CURB
33'-0"
12'-0" 12'-0"
VEHICLE ENTRY
SIDEWALK
+327.7'
PLANTING STRIP
PLANTING/PARKING
10TH AVE EAST

33'-0"
7'-0"
2'-0"
PLANTING STRIP
PLANTING/PARKING
PROPOSED CURB (DA)

64'
+325.4'
SIDEWALK
(E) CURB
6'-0"
ALIGN WITH STATION
AREA FOR STOOPS
22'-0"
(DA) CURB TO (E) CURB
32'
+324.0'
DA = DEVELOPMENT
AGREEMENT
SOUND TRANSIT
(ABOVE GRADE)
8' 16'
3'-0"
PROPOSED CURB (DA)
ALLOWABLE BUILDING
FOOTPRINT
0
'
5'-0"
CENTERLINE OF STREET
SITE B-NORTH
15'-0" - 20'-0"
PASSTHROUGH
15 - 20' TALL,
SPECIFIC LOCATION
AND ALIGNMENT IS
FLEXIBLE
5'-0"
STATION BOX
(UNDERGROUND)
182'-8"
SITE B-SOUTH
SETBACK (DA)
23'-0"
PL TO (DA) CURB
SETBACK
3'-0"
SPU UTILITY EASEMENT
71'-0"
LIGHT RAIL EASEMENT
23
CAPITOL HILL LIGHT RAIL STATION

SITE SPECIFIC GUIDELINES [7.0]
adopted with the Development Agreement (DA), supplemental to all
Capitol Hill Neighborhood Design Guidelines and Citywide Design
Guidelines, which remain applicable.
24
DESIGN GUIDELINES [7.0] | site-specific

Capitol Hill Design Guidelines
Light Rail Station Sites Supplemental Guidelines

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

Vanessa Murdock
May 30, 2013
Version #5

Vanessa Murdock
May 30, 2013
Version #5
Introduction
These site specific design guidelines are supplemental to the Capitol Hill Neighborhood Design Guidelines and the
City of Seattle Design Guidelines. They do not repeat guidance already offered in those documents but rather offer
site-specific additional design guidance. These guidelines are drawn from the Capitol Hill Light Rail Station Sites
Urban Design Framework completed in October 2011. They provide design guidance to the development of the
properties acquired by Sound Transit (noted on the map below as Sites A, B, C and D) to build the Light Rail facility
in the vicinity of Broadway and John Street in the Capitol Hill Neighborhood.
The design review of these properties will benefit from the years of intensive planning with the Capitol Hill community
that resulted in the Urban Design Framework, and the Development Agreement that regulates these properties and
establishes special requirements for design quality, building form and public space amenities not required of typical
development. As a result, the design review of these properties is informed by the aforementioned documents and
must be consistent with the Development Agreement. In the case where there is a conflict between the design
guidance offered by the design review board and the Development Agreement, the Development Agreement shall
prevail.
CS1
Natural
Systems and
Site Features
Citywide Guideline:
Use natural systems and features of the

site and its surroundings as a starting
point for project design.
CS2
Citywide Guideline:
Urban
Pattern and
Form
Capitol Hill Site-Specific Supplemental Guidance

Adjacent Sites, Streets, and Open Spaces
Energy Use
Consider sustainable design opportunities on site such as:
SITE D
SITE C
SITE B NORTH
E. John St.
SITE B SOUTH
E. Denny Way
10th Ave. E.
Relationship to the Block
Providing individual, advanced meters for every residential unit
Providing publicly visible displays of energy use
Design the Broadway E. faade of site A such that there is a

discernible visual break in the building mass that marks the
pedestrian pass through to the plaza and 10th Ave E. See examples
to the left.
Design the Broadway E. faade of site A such that a pedestrian pass

through between the building and the plaza to the east is provided.
The crossing should be of a highly transparent nature, and be a
prominent feature of building design. Consider the following:
provide a discernable
massing break,
buildings A and B shall be
Enhancing urban wildlife corridors byTocreating
new habitat
for insects
Exhibit
A into two or more separate volumes. Separate volumes shall
articulated
and birds through design and plantings
for green
walls,
and
be
differentiated
at roofs,
the location
of
required
building passthroughs, so
Discernable
Massing
Break
Design
Guidance
that a north principal facade / volume and a south principal facade /
gardens. Maximize use of native species
minimum
differentials
shall
be provided.
Creating habitat through right-of-waying
improvements
and/or
integrated
articulated
into
two or more
separate
volumes. Separate volumes shall
be differentiated at the location of required building passthroughs, so
green roofs and walls
Depth Differential
volume
areacreated
facing
Broadway
Ave.
and 10thAAve.
The be
followTo provide
discernable
massing
break,
buildings
and E.
B shall
EXAMPLE A
A
minimum
combined
height
differential
including
the height
plus
the depth
difference
between
the south
principal
facade differand the
Providing publicly visible displays of water
use
ence between the north principal volume and the passthrough area,
Providing shared site-wide systems

greywater reuse, blackwater processing/reuse,
centralized
shared
A minimum combined
height differential
including the height differMaterials
or Composition
Changevolume and the passthrough area,
ence between
the
northadjacent
principal
water cisterns. Provide for potential expansion
with
In
addition
to the
depth and
height differentials,
the north
principal
plus
the height
difference
between
the south principal
volume
and the
properties.
facade
and the
south
facade
shall examples)
have distinct materials or
passthrough
area
shallprincipal
be at least
10. (See
passthrough area shall be 12. (See examples)

plus the height difference between the south principal volume and the
for
rain water
harvesting,
passthrough
area shall be at least 10. (See examples)
Height
Differential
a distinct compositions of materials to further differentiate the north

Reducing flows into the municipal water
system
through stormwater
and south
volumes.
Materials
or
Composition Change
addition
to the depth and height differentials, the north principal
management of building green roofs Inand
walls
facade and
the south principal facade shall have distinct materials or
Design
Departure
a distinctthe
compositions
of materials
further
differentiate
the north
Through
design review
process, to
other
combinations
of architectural
treatments
may be approved instead of the above described discernand
south volumes.
able massing break guidance, subject to approval by the Design Review
Board.
Alternative treatments should provide an equal or greater
Design Departure
massing break
as determined
by theother
board.combinations of architecturThrough
the design
review process,
C S 1 . S i t e - S p e c i f i c N a t u ra l S y s t e m s a n d S i t e F e a t u r e s
2, Supplemental
Exhibit B to DPD Capitol Hill Light Rail Station Sites Development Agreement and Site-specific Design Guidelines ORD
Prin5
cipal
Facade /
Volume
South
Principal
Facade /
6
Volume
North
A minimum combined depth differential including the depth differHeight

Differential
ence between
the north principal facade and the passthrough area,
Combined 10 height differential (5 + 5)
Principal
Facade /
Volume
North
that a north principal facade / volume and a south principal facade /

A
minimum
combined
depth
differential
depth
differvolume
are created
facing
Broadway
Ave.including
and 10ththe
Ave.
E. The
followence
betweendifferentials
the north principal
and the passthrough area,
ing minimum
shall be facade
provided.
plus the depth difference between the south principal facade and the
passthrough
area
shall
be
12.
(See
examples)
Depth Differential
al treatments may be approved instead of the above described discernable massing break guidance, subject to approval by the Design Review
Board. Alternative treatments should provide an equal or greater
massing break as determined by the board.
EXAMPLE A
Changes
in materials and textures combined with
sizeable recesses and alterations
in building height
create visual massing breaks. 5
Consider sustainable design opportunities on site such as:
1, Supplemental
Facades facing Broadway should reinforce the street edge.
Incorporating building-integrated renewable energy generation,

provide for potential expansion with adjacent properties
Water
Green roofs aid stormwater management
Discernable Massing Break Design Guidance
Nagle Place
Enhance the character of Broadway as one of Capitol Hills most

prominent and vibrant shopping and public main streets.
Integrating new buildings and site with external direct heating/cooling

system(s)
Exhibit A
Consider sustainable design opportunities
on site such as:
SITE A
Plants and Habitat
Broadway E.
Strengthen the most desirable

characteristics and patterns of the
streets, block faces, and open spaces
in the surrounding area.
Principa
l
Combined 12 depth
Facade /
Volume
differential (6Sou
+ 6)
th
An inviting entry feature such as cascading stair or terrace

(especially Site A)
Commercial and retail uses that activate Broadway E. and that

turn-the-corner into the mid-block crossing on Site A.
Using the mid-block crossing as a transition point of building

character, scale or mass.
6
6
Combined 12 depth
differential (6 + 6)
EXAMPLE B
3
EXAMPLE B
Principa
Facade l
/
North Volume

3
Pr7
incipa
Facade l
/
South Volume
Principa
Facade l
/
North Volume
8
Principa
Facade
Combined 12 depth
/
So h Volume
differential (8 +ut4)
4
8
Combined 12 depth
differential (8 + 4)
C S 2 . S i t e - S p e c i f i c U r b a n Pa t t e r n a n d F o r m
3, Supplemental
25

Vanessa Murdock
May 30, 2013
Version #5
Height, Bulk, and Scale

Vanessa Murdock
May 30, 2013
Version #5

Vanessa Murdock
May 30, 2013
Version #5
Consider design approaches that visually integrate the 10th Avenue

E. frontage with the low-rise multifamily residential context to
the east. Setbacks at the upper levels are a valuable tool to help
accomplish a scale compatible with that across the street.
PL1
Open Space
Connectivity
Citywide Guideline:
Open space should complement

and contribute to the network of
open spaces around the site and the
connections among them.
PL2
Walkability
Street facing front entries with small terraces, entry

stairs, a slightly raised first floor, and landscaping.
Citywide Guideline:
Create a safe and comfortable walking

environment that is easy to navigate and
well-connected to existing pedestrian
walkways and features.
Safety and Security
Consider design approaches that provide clear, unobstructed

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

around the plaza as well as active uses fronting the plaza that
contribute to eyes-on-the-plaza.
Consider including usable balconies and terraces associated with

individual housing units facing onto the plaza to provide oversight
and contribute to architectural interest facing the plaza.
Consider installing pedestrian lighting such as catenary lighting along

the E Denny Way Festival Street between sites A and C.
Network of Public Spaces

Prominent walkways, wayfinding, and placement of
active uses help draw people into plaza spaces.
Consider design approaches that make new public spaces easily

accessible from existing sidewalks and public areas, and proposed
new light rail station entries.
Consider design approaches to the pedestrian pass throughs of

Site A and Site B in a way that draws the public into the plaza.
Outdoor Uses and Activities
A clear and direct pedestrian link between a facility,

plaza space and adjacent sidewalk area.
Within the plaza, consider

appropriate substructures,
built elements and utility
connections to ensure
the proposed plaza can
be used for Farmers
Markets, performance
and other temporary uses
that provide interest and
activity.
Active uses fronting the plaza
Consider taking
Utility hookups in the plaza allow for street food at
advantage of grade
certain times.
changes between the
plaza level and adjacent
sites to create transitions that can be used for seating or other
amenities.
The grade change where a building faces a plaza

helps with activation and provides places to sit.
C S 2 . S i t e - S p e c i f i c U r b a n Pa t t e r n a n d F o r m
4, Supplemental
Useable balconies and terraces that provide eyes on

the plaza
PL1. Site-Specific Open Space Connectivity
5, Supplemental
Safety and security bolstered by pedestrian lighting
P L 2 . S i t e - S p e c i f i c Wa l k a b i l i t y
6, Supplemental
26


Vanessa Murdock
May 30, 2013
Version #5

Vanessa Murdock
May 30, 2013
Version #5

Vanessa Murdock
May 30, 2013
Version #5
PL3
Street-Level
Interaction
DC1
Citywide Guideline:
Encourage human interaction and activity

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

Street-Level Interaction
Consider designing flexible retail spaces facing Broadway to

potentially accommodate either a combination of smaller businesses
or a larger anchor or destination retail tenant.
Citywide Guideline:
Optimize the arrangement of uses and

activities on site.
Architectural
Concept
Citywide Guideline:
Develop an architectural concept that

will result in a unified, functional and
harmonious design that fits well on the
site and within its surroundings.
Vehicular Access and Circulation
Consider an architectural concept that will contribute to distinct

building design identities that function as a whole.
Consider design approaches that could give a strong form or focus

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

Nagle Place in such a way that engages the E. Denny Way Festival
Street.
Consider encouraging activating uses in the ground level faades of

Sites A fronting the plaza to provide eyes on the plaza and during the
day and evening.
DC2
Consider design approaches that encourage vehicles to move

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

shared between pedestrians and vehicles.
Massing
Consider scaling the mass of buildings on sites A and C facing

the plaza and the E. Denny Way Festival Street so as to provide
favorable sun and air exposure to the proposed plaza and Festival
Street.
If proposing setbacks, consider the solar exposure achieved for the

plaza and E. Denny Way Festival Street.
The mass and height of the buildings preserves sun

exposure onto the plaza space.
Retail uses opening onto a publicly accessible place

provides activity.
Example of shared vehicular and pedestrian space

(Photo source: flickr.com, user-La Citta Vita)
Where grade changes along the street, the storefront

is set back to allow caf seating on a plinth that is
raised slightly above the sidewalk level.
Active ground floor retail (photo: myballard.com)
P L 3 . S i t e - S p e c i f i c S t r e e t- L e v e l I n t e ra c t i o n
7, Supplemental
DC1. Site-Specific Project Uses and Activities
8, Supplemental
D C 2 . S i t e - S p e c i f i c A r c h i t e c t u ra l C o n c e p t
9, Supplemental
27


Vanessa Murdock
May 30, 2013
Version #5
Secondary Architectural Features

Vanessa Murdock
May 30, 2013
Version #5

Vanessa Murdock
May 30, 2013
Version #5
A public art display on a vertical element in the

plaza provides a focal point and helps to activate.
Consider design approaches that visually integrate the base of the

building on Site A with the north station entry. Consider extending
design elements from the station into the design of the base of the
building on Site A, especially at the corner of Broadway E. and E
John Street as the building turns the corner onto Broadway E.
Consider dynamic public art, information (potentially transit or train

related) or dynamic displays including movies, green wall treatment,
or public art installations to integrate the central vent shaft facility as
a focal point of the plaza.
Consider exploring architectural features within ground level faades

at the plaza such as recesses, bays, colonnades to ensure interest
and variety.
DC3
Open Space
Concept
Citywide Guideline:
Integrate open space design with the

design of the building so that each
complements the other.
DC4
Exterior
Elements
and Finishes
Temporary overhead protection over plaza
Consider the relationship of the plaza to the surrounding buildings

as well as to the E. Denny Festival Street and Cal Anderson Park a
primary design consideration one that will orient and elevate the
design quality of adjacent streets and building faades.
Consider design approaches that are informed but not dictated by

that of the E. Denny Festival Street.
Consider accommodating and not precluding temporary overhead

protection across the plaza.
Anticipate and accommodate infrastructure for future programming of

the plaza such as access to electricity and water.
Citywide Guideline:
Use appropriate and high quality

elements and finishes for the building
and its open spaces.
Consider using high quality materials that support pedestrian use and
enjoyment of sidewalks and public spaces, including retail frontages
and building faades.
Consider the following:
A progression of landscape and paving from green and soft at the

park edge to a more urban texture at Broadway
Textures and interest in the ground plane
Places to sit gather and rest
Restrict vehicular access across the plaza to those needed for

servicing site A and Sound Transit access
Explore integration of an artistic, removable weather protection

cover/canopy over the plaza
Curved planters help define the sidewalk. (Photo

source: asla.org
The contrast of materials distinguishes the public

space. (Photo source: Anthony Flint, boston.com)
D C 2 . S i t e - S p e c i f i c A r c h i t e c t u ra l C o n c e p t
10, Supplemental
DC3. Site-Specific Open Space Concept
11, Supplemental
DC4. Site-Specific Exterior Elements and Finishes
12, Supplemental
28

alternative 1
Alternative 1 is based on the proposal

submitted in response to the Sound Transit RFP.
29
alternative 1
overall site [8.0]
ISOMETRIC SITE VIEW LOOKING EAST
SON
NDER
PARK
CAL A
UTH
B SO
C
RTH
B NO
E
HN
JO
E PL
ST
NAGL
ION
STAT
RTH
G NO
AY
W
DWAY
BROA
NN
DE
IN
EXIST
30
alternative 1
overall site [8.0]
ISOMETRIC SITE VIEW LOOKING WEST
E
JO
HN
ST
RTH
G NO
ION
STAT
TIN
EXIS
RTH
B NO
C
AY
ADW
BRO
ZA
PLA
TING
AVE
B SO
ION
STAT
EXIS
TH
SOU
UTH
10TH
Y
NN
DE
E PL
CAL
AY
W
NAGL
K
PAR
N
O
RS
AND
31
alternative 1
public realm [8.0]

BROADWAY AVE
DENNY FESTIVAL ST
A - A
SITE C
336.0
BS 334.5
TS 336.0
SITE A
SITE A
330.0
330.0

TS 336.0
330.0
PLAZA
330.0
EXISTING
VENT
329.5
JOHN ST
+330.8
BS 330.0
NAGLE PLACE
NAGLE PL. EXT.
+330.72
SITE B
SOUTH
SITE B SOUTH
SITE B NORTH
+327.65
+327.57
+325
CAL ANDERSON
PARK
10th AVE E
20
40
32
alternative 1
public realm [8.0]
SITE SECTION A-A
BLDG A
A - ROOF
418' - 5 3/8"
BLDG B SOUTH
A - L 07
407' - 0 3/4"
BS LEVEL 7
397'-11"
NAGEL PL EXT.
A - L 06
396' - 11 1/4"
A - L 04
376' - 8 1/8"
BS LEVEL 6
387'-8"
BS LEVEL 5
377'-5"
10TH AVE
A - L 05
386' - 9 5/8"
PLAZA
BROADWAY
BS ROOF
410'-5"
BS LEVEL 4
367'-2"
A - L 03
366' - 6 1/2"
A - L 02
356' - 8"
+336
EXISTING
VENT TOWER
BEYOND
BS LEVEL 3
356'-11"
+330
+329
BS LEVEL 2
345'-5"
BS LEVEL 1 MEZZ
+325
335'-10"
A - P 01
327' - 0"
A - P 02
316' - 7"
EXISTING
STATION
BOX
A - P 03
307' - 7"
SURROUNDING
AMENITY
UNIT
RETAIL
LEVEL P1
313'-4"
CIRCULATION
33
alternative 1
site A [8.0]
118 BROADWAY E., 3021140
SON
NDER
PARK
CAL A
UTH
B SO
C
RTH
B NO
E
HN
JO
E PL
ST
NAGL
ION
STAT
RTH
G NO
AY
W
DWAY
BROA
NN
DE
IN
EXIST
34
alternative 1
0
15
30
60
118 BROADWAY E., 3021140
PROPOSED
RETAIL ENTRY
PROPOSED
RESIDENTIAL ENTRY
SOUTH RETAIL
336' - 0"
MAIL
BUILDING C, GROUND FLOOR
site A [8.0]
PROPOSED
RETAIL ENTRY
NORTH RETAIL
336' - 0"
EXISTING STATION
PLAZA
SURROUNDING
AMENITY
UNIT
VENT
RETAIL
CIRCULATION
35
alternative 1
site A [8.0]
118 BROADWAY E., 3021140
BUILDING A, LEVEL 04
2B
2B
3B
1B
2B
1B
1B
1B
1B
1B
3B
1B
2B
1B
1B
1B
3B
1B
2B
2B
CS2 URBAN PATTERN AND FORM: An inflection in the facade to

suggest the location of a mid-block pedestrian pass through
1
BROADWAY
JOHN ST
DENNY FESTIVAL
NAGLE PLACE
B-south
B-north
10th AVE
2B
2B
1B
2B
1B
3B
1B
1B
1B
1B
3B
1B
2B
1B
1B
1B
3B
BLDG B NORTH
1B
1B
BLDG A
2B
2B
2B
3B
1B
2B
1B
SURROUNDING
120
AMENITY
1B
3B
2B
60
1B
1B
1B
30
1B
1B
1B
1B
1B
3B
1B
2B
N
UNIT
RETAIL
CIRCULATION
36
alternative 1
site A [8.0]
118 BROADWAY E., 3021140
2B
1B
1B
1B
2B
2B
1B
1B
1B
1B
1B
2B
1B
1B
2B
2B
2B
BROADWAY
JOHN ST
DENNY FESTIVAL
NAGLE PLACE
PEDESTERIAN VIEW LOOKING AT NORTH STATION ENTRY
B-south
2B
1B
B-north
10th AVE
1B
1B
2B
2B
BLDG A
2B
1B
BLDG C
1B
2B
1B
1B
1B
1B
2B
1B
2B
2B
PLAZA
PEDESTERIAN VIEW LOOKING WEST FROM PLAZA
2B
3B
2B
1B
3B
1B
1B
1B
1B
1B
1B
1B
1B
2B
1B
1B
3B
1B
1B
2B
2B
37
alternative 1
site A [8.0]
118 BROADWAY E., 3021140
3B
10.13
1B
3B
10.13
1B
3B
10.13
20.67
E NAGLE PL
A - L 07
407' - 0 3/4"
NAGLE PLACE
B-south
A - L 06
396' - 11 1/4"
A - L 03
366' - 6 1/2"
B-north
10th AVE
A - L 05
386' - 9 5/8"
A - L 04
376' - 8 1/8"
JOHN ST
10.13
1B
DENNY FESTIVAL
2B
85' - 0"
11.43
1B
A - L 02
356' - 8"
MAX ZONING HEIGHT
1B
A - ZONING LIMIT
418' - 6"
E BROADWAY
1B
9.88
LR STATION
PLAZA BEYOND
BROADWAY
BLDG A
A - L 01
336' - 0"
BLDG C
9.00
9.00
9.00
GRADE PLANE - BLDG A

333' - 6"
P 01
327' - 0"
P 02
318' - 0"
P 03
309' - 0"
SECTION LOOKING SOUTH THROUGH SOUTH RETAIL

PEDESTERIAN VIEW LOOKING FROM BROADWAY AVE
10.13
1B
9.00
9.00
9.00
A - L 05
386' - 9 5/8"
A - L 04
376' - 8 1/8"
20.67
E NAGLE PL
A - L 03
366' - 6 1/2"
A - L 02
356' - 8"
A - L 01
336' - 0"
20
40
SURROUNDING
80
AMENITY
B-south
B-north
10th AVE
BLDG A
BLDG B SOUTH
GRADE PLANE - BLDG A

333' - 6"
P 01
327' - 0"
P 02
318' - 0"
P 03
309' - 0"
PEDESTERIAN VIEW LOOKING FROM CAL ANDERSON PARK TO PLAZA
SECTION LOOKING SOUTH THROUGH CROSSTHROUGH

0
JOHN ST
NAGLE PLACE
A - L 06
396' - 11 1/4"
9.88
1B
10.13
1B
A - L 07
407' - 0 3/4"
E BROADWAY
1B
DENNY FESTIVAL
2B
85' - 0"
11.43
1B
MAX ZONING HEIGHT
2B
BROADWAY
A - ZONING LIMIT
418' - 6"
10.13
1B
10.13
PLAZA
LR STATION
N
UNIT
RETAIL
CIRCULATION
38
alternative 1
site A [8.0]
118 BROADWAY E., 3021140
BLDG C
BLDG A
BLDG B SOUTH
PEDESTERIAN VIEW LOOKING WEST FROM BROADWAY THROUGH PASSAGE
BROADWAY
JOHN ST
DENNY FESTIVAL
NAGLE PLACE
B-south
B-north
10th AVE
39
alternative 1
site C [8.0]
1830 BROADWAY, 3021149
E
JO
HN
ST
RTH
G NO
ION
STAT
TIN
EXIS
RTH
B NO
C
AY
ADW
BRO
ZA
PLA
TING
AVE
B SO
ION
STAT
EXIS
TH
SOU
UTH
10TH
Y
NN
DE
E PL
CAL
AY
W
NAGL
K
PAR
N
O
RS
AND
40
alternative 1
BUILDING C, GROUND FLOOR
15
site C [8.0]
30
60
1830 BROADWAY, 3021149
E BROADWAY
RESIDENTIAL ENTRY
RETAIL ENTRY
RETAIL ENTRY
SITE A
335' - 0"
RES LOBBY
MAIL
RETAIL
E DENNY WAY
BIKE
STORAGE
E NAGLE PL
CAL ANDERSON PARK
SURROUNDING
AMENITY
UNIT
RETAIL
CIRCULATION
41
alternative 1
site C [8.0]
1830 BROADWAY, 3021149
1B
1B
1B
1B
2B
2B
1B
CS1 NATURAL SYSTEMS AND SITE FEATURES: Southeast terraces

positioned to take advantage of a relationship to Cal Anderson Park
3B
2B
3B
2B
1B
1B
1B
1B
1B
2B
3B
BLDG C
2B
3B
2B
S
2B
BUILDING A, MEZZANINE
OPEN TO
BELOW
PEDESTERIAN VIEW LOOKING SOUTH FROM PLAZA
BROADWAY
30
60
SURROUNDING
120
AMENITY
DENNY FESTIVAL
JOHN ST
3B
NAGLE PLACE
B-south
UNIT
RETAIL
CIRCULATION
B-north
10th AVE
42
alternative 1
site C [8.0]
1830 BROADWAY, 3021149
1B
1B
1B
1B
2B
1B
2B
1B
3B
2B
BLDG A
2B
3B
BLDG C
1B
1B
1B
2B
1B
1B
2B
2B
3B
3B
30
60
SURROUNDING
120
AMENITY
BROADWAY
DENNY FESTIVAL
JOHN ST
2B
NAGLE PLACE
B-south
UNIT
RETAIL
CIRCULATION
B-north
10th AVE
43
alternative 1
site C [8.0]
1830 BROADWAY, 3021149
2B
2B
1B
1B
1B
1B
1B
1B
Amenity
2B
1B
S
BLDG A
BLDG C
2B
1B
1B
2B
1B
2B
1B
3B
2B
2B
2B
1
BROADWAY
JOHN ST
DENNY FESTIVAL
NAGLE PLACE
30
60
120
B-south
B-north
10th AVE
SURROUNDING
AMENITY
UNIT
RETAIL
CIRCULATION
44
alternative 1
site C [8.0]
1830 BROADWAY, 3021149
C7
1B
2B
1B
2B
3B
6.00
C - L01
335' - 0"
BLDG C
RES LOBBY
12.58
8.92
C - L02
353' - 6"
C - MEZZ
344' - 7"
CAL ANDERSON PARK
2B
E 10TH AVE
1B
E NAGEL PL
3B
PLAZA BEYOND
1B
E BROADWAY
9.50
2B
9.25
C - L03
362' - 9"
2B
9.50
C - L04
372' - 3"
9.50
C - L05
381' - 9"
2B
9.50
15.07
C - MAX BLDG HT
417' - 0"
C - L06
391' - 3"
MAX ZONING HEIGHT
C - GRADE PLANE
332' - 0"
C - P01
326' - 0"
SECTION LOOKING NORTH THROUGH RESIDENTIAL LOBBY
PEDESTERIAN VIEW LOOKING NORTH ON BROADWAY
BROADWAY
20
40
SURROUNDING
80
AMENITY
JOHN ST
DENNY FESTIVAL
85' - 0"
C - MAX BLDG HT
417' - 0"
C - ROOF
415' - 9 7/8"
C - L07
400' - 9"
C10
NAGLE PLACE
B-south
UNIT
RETAIL
CIRCULATION
B-north
10th AVE
45
alternative 1
site C [8.0]
1830 BROADWAY, 3021149
BLDG B SOUTH
BLDG C
BLDG A
EXISTING VENT
CAL ANDERSON PARK
PEDESTERIAN VIEW FROM CAL ANDERSON PARK LOOKING WEST

BROADWAY
30
60
SURROUNDING
120
AMENITY
JOHN ST
DENNY FESTIVAL
NAGLE PLACE
B-south
UNIT
RETAIL
CIRCULATION
B-north
10th AVE
46
alternative 1
site B - north [8.0]

118 BROADWAY E., 3021140
E
JO
HN
ST
RTH
G NO
ION
STAT
TIN
EXIS
RTH
B NO
C
AY
ADW
BRO
ZA
PLA
TING
AVE
B SO
ION
STAT
EXIS
TH
SOU
UTH
10TH
Y
NN
DE
E PL
CAL
AY
W
NAGL
K
PAR
N
O
RS
AND
47
alternative 1
GROUND FLOOR
site B - north
FLOOR PLANS
923 E JOHN ST, 3021177
STATION ENTRANCE
(E) SOUND TRANSIT

VENT SHAFT
2B
2B
1B
1B
2B

175'-6"
19'-3"
25'-9"
25'-8"
25'-10"
26'-0"
26'-0"
26'-0"
+331.1'
+330.0'
1B
1B
1B
1B
3B
1B
TRANSFORMER
TRASH
18'-3"
ELEC/DATA
38 SPACES
LOBBY
WC
69'-7"
WC
DAYCARE
MAINT
BIKE
STORAGE
3B
1B
S
1B
1B
1B
2B
2B
2B
L
S
L02
2B S
1B
1B
S 1B
1B1B
1BS
1B1B
3B
3B
+330.0
MECH
OFFICE VEST
30
60
120
+327.7'
+325.4'
325
TRANSF.2B
BELOW
24'-0"
+327.5
B SOUTH
E JOHN ST
COMMUNITY ROOM
ELEV EQUIP
13'-4"
SPRINKLER
14'-0"
L03 - 07
+327.5'
+326.1'
+327.4'
+330.0'
10TH AVENUE E
0
15
30
SURROUNDING
60
AMENITY
N
UNIT
RETAIL
CIRCULATION
48
alternative 1
site B - north
FLOOR PLANS
1B
1B
8'-0" 8'-0"
CLR CLR
9'-3"
1B
8'-0"
CLR
9'-3"
1B
1B
1B
10'-5" 10'-0" 9'-3"
BN LEVEL 7
387'-5"
BN LEVEL 6
378'-2"
BN LEVEL 5
368'-11"
BN LEVEL 4
359'-8"
2'-0"
3'-0"
10TH AVE EAST
8'-0"
CLR
DAYCARE
BN ROOF
397'-11"
9'-3" 10'-6"
1B
8'-0"
CLR
8'-9"
CLR
E JOHN ST
NAGLE PL EXT
STATION
STATION
8'-0"
CLR
PL
BLDG B-N
PL
SITE A
923 E JOHN ST, 3021177
PARKING
20
BN LEVEL 3
350'-5"
BN LEVEL 2
340'-5"
BN LEVEL 1
330'-0"
BN GP
328'-0"
BN LLFDA
325'-0"
40
80
BROADWAY
BLDG B-S
JOHN ST
BLDG A
DENNY FESTIVAL
BLDG B-N
NAGLE PLACE
B-S
10TH AVE E
E JOHN ST
B-N
10th AVE
49
alternative 1
site B - south [8.0]

118 BROADWAY E., 3021140
E
JO
HN
ST
RTH
G NO
ION
STAT
TIN
EXIS
RTH
B NO
C
AY
ADW
BRO
ZA
PLA
TING
AVE
B SO
ION
STAT
EXIS
TH
SOU
UTH
10TH
Y
NN
DE
E PL
CAL
AY
W
NAGL
K
PAR
N
O
RS
AND
50
alternative 1
site B - south
GROUND FLOOR
123 10TH AVE E., 3021179
FLOOR PLANS
(E) SOUND TRANSIT
VENT SHAFT
PLAZA
2B
3B
26'-0"
26'-0"
26'-0"
26'-0"
17'-0"
28'-0"
22'-0"
2B
1B
2B
S
S
3B
+328.2'
1B
1B
+328.0
LOBBY
25'-6"
+328.0
1B
2B
1B
2B
2B
1B
TRASH
2B
2B
E DENNY WAY
1B
L03 - 07
+330.0'
327.0'
1B
+330.0'

UNIT ENTRY
1B
A
PASSAGE
2B
1B
30
1B
1B
1B
1B
1B
B NORTH
37'-4"
1B
1B
BIKE STORAGE
1B
2B
36 SPACES
+325.0'
UP
UP
UP
11% SLOPE
PACKAGE
L02
GARAGE RAMP
60
120
VEHICLE ENTRY
UP
+324.0'
+324.3'
+325.4'
10TH AVENUE EAST
15
30
SURROUNDING
60
AMENITY
N
UNIT
RETAIL
CIRCULATION
51
alternative 1
site B - south
123 10TH AVE E., 3021179
BS 85' HL
411'-6"
PL
PL
SITE A
BLDG B-S
12'-6" 3'-6"
10'-0"
CLR
2B
9'-0"
CLR
2B
9'-0"
CLR
2B
9'-0"
CLR
2B
10'-3" 10'-3" 10'-3" 10'-3"

TYP
2B
1B
11'-6"
BS LEVEL 6
385'-3"
BS LEVEL 5
375'-0"
BS LEVEL 4
364'-9"
BS LEVEL 3
354'-6"
15'-0"
BS LEVEL 2
343'-0"
BS LEVEL 1
328'-0"
BS LEVEL 1A
325'-0"
BS LEVEL P1
312'-0"
BS LEVEL P2
303'-0"
16'-0"
PASSTHROUGH
BS LEVEL 7
395'-6"
10TH AVE EAST
18'-0"
2B
9'-0"
CLR
1
PLAZA
DENNY WAY
BS ROOF
408'-0"
9'-6"
CLR
10TH AVE E
NAGLE PL EXT
PLAZA
VENT SHAFT
STATION
BLDG A
9'-0"
PARKING
PARKING
20
BLDG B-S
BS GP
326'-6"
40
80
BROADWAY
DENNY FESTIVAL
JOHN ST
2
NAGLE PLACE
BLDG B-N
B-S
PLAZA
B-N
10th AVE
52

alternative 2 [preferred]
53
PLAZA IS THE HEART OF THE PROJECT

PL1 Connectivity
DC2 Architectural Concept
DC3 Open Space Concept
DESIGN PRINCIPLES
FACADES FACING PLAZA REINFORCE

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

CONNECTION TO THE PARK
CRAFT THE FIRST 30 FEET

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

PL1 Connectivity
CS1 Natural Systems and Site Context

DC3 Open Space Concept
54

alternative 2 [preferred] - public realm
55
public realm | SITE PLAN [8.5]

B - B
A - A
DENNY FESTIVAL ST
SITE C
BROADWAY AVE
SITE A
SITE A
9
6
5

8
PLAZA
10
EXISTING
VENT
NAGLE PLACE
JOHN ST
NAGLE PL. EXT.

7
SITE B
SOUTH
SITE B SOUTH
SITE B NORTH
CAL ANDERSON
PARK
See pages 58-60 for precedent images
10th AVE E
20
40
56
public realm | SITE SECTION [8.5]
SITE SECTION A-A
BLDG A
+336
10TH AVE
NAGEL PL EXT.
PLAZA
BROADWAY
BLDG B NORTH
EXISTING
VENT TOWER
BEYOND
+332
+331
+329
+325
EXISTING
STATION
BOX
SURROUNDING
AMENITY
UNIT
RETAIL
CIRCULATION
57
public realm | SITE SECTION [8.5]
SITE SECTION B-B
BLDG A
10TH AVE
NAGEL PL EXT.
PLAZA
BROADWAY
BLDG B SOUTH
EXISTING
VENT TOWER
BEYOND
+337.5
+336
+331.5
+330
+329
+325
EXISTING
STATION
BOX
SURROUNDING
AMENITY
UNIT
RETAIL
CIRCULATION
58
(79) 8x8 tents
(235) people
public realm | DESIGN CONCEPT [8.0]
(53) 8-top tables

(424) people
(225) people
farmers market | (79) 8x8 tents
movie night | (235) people
daily (225) people
market dinner | (53) 8-top tables | (424) people
capitol hill tod | 10.25.16 client meeting
59
public realm | DESIGN CONCEPT [8.0]

BROADWAY AVE
RETAIL
SITE A
SITE A

FESTIVAL
STREET
EXISTING
VENT
PLAZA
NAGLE PLACE
JOHN ST
SITE C
DENNY FESTIVAL ST
RETAIL
NAGLE PL. EXT.

RESIDENTIAL
SITE B
SOUTH
SITE B SOUTH
SITE B NORTH
RESIDENTIAL
CAL ANDERSON
PARK
10th AVE E
20
40
60
public realm | CONCEPT PRECEDENTS - RETAIL & RESIDENTIAL [8.8]
caption numbers refer to

site plan on page 55
1
4
61
public realm | CONCEPT PRECEDENTS - FESTIVAL STREET [8.8]

9
10
9
62
public realm | CONCEPT PRECEDENTS - PLAZA [8.8]

63
site A [8.0]
118 BROADWAY E., 3021140
RK
ON PA
ERS
L AND
CA
UTH
B SO
RTH
OH
EJ
B NO
ST
E PL
NAGL
A
E
AY
W
IO
AT
ST
NN
DE
H
RT
NO
DWAY
BROA
64
site A [8.0]
118 BROADWAY E., 3021140
E
JO
HN
ST
ON
TATI
TH S
NOR
RTH
B NO
C
AY
ADW
ZA
BRO
PLA
UTH
10TH
AVE
B SO
N
ATIO
H ST
T
SOU
NN
DE
E PL
AY
W
CAL
L
NAG
K
PAR
N
O
RS
AND
65
DESIGN PRINCIPLES - SITES A & C
upper level units
amenity spaces
figure 1
figure 2
CS1 NATURAL SYSTEMS AND SITE FEATURES: The location of common

recreation spaces are positioned to take advantage of solar exposure and
pleasant near-by and distant views. Level 07 amenity spaces contribute to
the urban context by signalling important relationships to the existing station
entries from a distance. Other amenities (Level 02 central fitness) engage the
plaza and Site A pass through. Blue arrows indicate notches in the facade
designed to allow natural daylight and ventilation into the common corridor
spaces and units providing exterior wall area needed for 2 and 3 bedroom
apartment home windows
CS2 | PL3 - URBAN PATTERN AND FORM | STREET LEVEL

INTERACTION: A 4 street-level setback along Broadway wraps
at the buildings corners. The height of the facade that is setback
extends up to level 03 at the corners, the pass through at Site A and
at adjacent North Station head house. Setbacks on the upper levels
also address the important corner relationships. These inflections
signal an increased significance at important points for the pedestrian
experience, announce entries and provide an identity for different uses
at the street level.
3
2
1
figure 3
DC2 - ARCHITECTURAL CONCEPT Sites A and C have a strong relationship to the station entries and
Broadway Ave. The stations are smaller in size when compared to the proposed structures. However, their
stature and importance in the neighborhood as landmarks need to be respected. The adjacent relationship
of the proposed structures in massing and architectural form relate to the idiosyncratic compositions of
the stations. The architectural context of Broadway Ave is diverse. The structures vary in size, use and
expression. There are small, destinations such as Dicks Drive-in, larger institutions like Seattle Central
College, mixed use development and Cal Andersons Park a recreation space. These conditions contribute
to a diverse urban pattern and texture. The proposal is shaped by these situations. By creating 4 separate
masses ranging in size, Sites A and C continues the diverse nature of Broadway having a variety of
experiences and choices.
66
0
15
30
60
118 BROADWAY E., 3021140
40.0
BUILDING A, GROUND FLOOR
site A [8.0]
E BROADWAY
BROADWAY EAST
EXIST STREET
TREE, TYP
PROPOSED
RESIDENTIAL
LOBBY ENTRY
PROPOSED
RETAIL ENTRY
PROPOSED
RETAIL ENTRY
RES LOBBY
NORTH RETAIL
ASST MNG
PROPOSED
RETAIL ENTRY
PROPOSED
RETAIL ENTRY
EXISITNG STATION
ENTRY
336' - 0"
MAIL
336' - 0"
336' - 0"
33.0
PROPOSED
RETAIL ENTRY
PROPOSED
RETAIL ENTRY
PROPOSED
EGRESS
E DENNY WAY
FUTURE SECURED
BIKE STORAGE FOR
176 BIKES BY SOUND
TRANSIT - NIC
EXISTING
VENT
PROPOSED
MOVE-IN / MOVE
OUT BELOW SEE P01
324' - 8"
329' - 0"
PROPOSED
PARKING
GARAGE AND
SERVICE ENTRY
BELOW
E JOHN ST
332' - 1 1/2"
WALL MOUNTED
BIKE RACKS, TYP
EDGE OF RETAIL MEZZ ABOVE
18.0
EXIST
CONC
SIDEWALK
336' - 0"
15.0
MNG
SOUTH RETAIL
199.5
EXIST
CONC
SIDEWALK
38.0
RES USE 12.2%
12.7%
76.0
MAX WIDTH - BLDG A
E DENNY
PROPERTY LINE
PROPOSED
RETAIL ENTRY
WALL
MOUNTED BIKE
RACKS, TYP
311.9
STREET FACING FACADE
4.9%
4.0
335' - 3 5/8"
15.0
14.0
100.3
40.0
12.0
326.8
E NAGLE PL
67
LOADING BERTH ACCESS
30
60
120
118 BROADWAY E., 3021140
OPEN
OPEN TO BELOW
OPEN TO BELOW
CLASSROOM
CANOPY
CLASSROOM
CANOPY
OPEN TO BELOW
site A [8.0]
RETAIL MEZZ
OPEN TO BELOW
RETAIL MEZZ
FITNESS
TRUCK EXIT
OPEN
FITNESS
TRUCK ENTRY
68
site A [8.0]
118 BROADWAY E., 3021140
BUILDING A, MEZZANINE
112.3
15.0
199.5
PL3 - STREET LEVEL INTERACTION: 4 setback wrapping

corner & extending up to level three, L02 residential terrace
engaging street and corner increased idenity provided for
retail entires; Please see figure 2, Design Principles, p. 66
6.0
CLASSROOM
4.0
6.0
CANOPY ABOVE
OPEN TO
BELOW
OPEN
CS1 NATURAL SYSTEMS AND SITE FEATURES: A covered amenity

area is positioned to take advantage of solar exposure, near-by view
of the plaza and Cal Andersen Park. An outdoor terrace allows for an
upper level setback from Broadway Ave and E Denny Way.
OPEN TO BELOW
RETAIL MEZZ
FITNESS
EXISTING STATION
PLAZA
VENT
BLDG C
BLDG A
15' - 0"
5' - 8 5/8"
BUILDING A, P01
12.6%
STORAGE
PARK
EXIT/
ENTRY
TRUCK
ACCESS FOR
MOVE IN/ OUT
330' - 0"
VENT
PLAZA
TRANS
VAULT
EXHAUST
PEDESTERIAN VIEW LOOKING NE FROM E

DENNY AND BROADWAY
1
C
4.5%
8.3%
LOADING
EXISTING STATION
BROADWAY
JOHN ST
TRASH RM
MOVE IN/ OUT
DENNY FESTIVAL
23' - 0"
BIKE
LOBBY
RAMP DN
TO P02
323' - 0"
326' - 0"
RAMP DN
24' - 0"
PARKING P01
NAGLE PLACE
B-south
B-north
10th AVE
329' - 0"
30
60
SURROUNDING
120
AMENITY
N
UNIT
RETAIL
CIRCULATION
69
site A [8.0]
118 BROADWAY E., 3021140
CS1 NATURAL SYSTEMS AND SITE FEATURES: Blue arrows indicate notches
in the facade designed to allow natural daylight and venational into the common
corridor spaces and units. they provide exterior wall area needed for apartment
home windows. Please See Figure 1, Design Principles Sites A & C p. 66
CS1 NATURAL SYSTEMS AND SITE FEATURES: expression
of a notch on the north facade Pease See figure 1, Design
Principles Sites A & C, p. 66
53.3
2B
2B
1B
1B
1B
1B
1B
3B
27.5
1B
2B
10.0
1B
27.0
80.0
2B
10.0
37.3
4.0
CANOPY BELOW
3B
2B
1B
1B
U1B
U1B
U1B U1B
U1B
U1B
U1B
2B
BLDG A
4.0
28.7
PL3 - STREET LEVEL INTERACTION: 4 setback wrapping

extending up to level three, increased idenity for north retail
entiry and relating to the adjacent station entry; Please see
figure 2, Design Principles, p. 66
BLDG B NORTH
CANOPY BELOW
CANOPY ABOVE
2B
1B
1B
2B
2B
1B
3B
U1B
1B
1B
1B
1B
3B
2B
1B
1B
2B
U1B
U1B
U1B
U1B
U1B
U1B
2B
5.3
4.0
80.0
4.0
6.0
PROPERTY LINE
PEDESTERIAN VIEW LOOKING AT NORTH

STATION ENTRY
BROADWAY
JOHN ST
DENNY FESTIVAL
DC2 - ARCHITECTURAL CONCEPT 2 separate masses sconnected at the pass

through reduces the scale of the proposal on the exterior and provides relief at
a mid point to residents circulating in the building. Please see figure 3, Design
Principles Sitea A & C p. 66
NAGLE PLACE
B-south
B-north
10th AVE
30
60
SURROUNDING
120
AMENITY
N
UNIT
RETAIL
CIRCULATION
70
site A [8.0]
118 BROADWAY E., 3021140
CS2 - URBAN PATTERN AND FORM : A mid-block break in the
building mass from grade to roof allowing a pedestrian connection
to the Plaza, B-sites and 10th Ave E beyond. Please see Figure 2
Design Principles Sites A & C p. 66
326.8
10.0
1B
2B
1B
1B
2B
2B
1B
1B
1B
1B
1B
3B
80.0
2B
1B
2B
3B
U1B
U1B
U1B
U1B U1B
U1B
U1B
2B
BLDG C
BLDG A
326.8
48.9
53.3
4.0
23.1
1B
1B
2B
2B
1B + D
1B
1B
1B
1B
3B
PEDESTERIAN VIEW LOOKING FROM

BROADWAY AVE
80.0
2B
1
BROADWAY
1B
3B
2B
U1B
U1B
U1B
U1B
U1B
U1B
U1B
2B
JOHN ST
1B
DENNY FESTIVAL
11' - 6"
2B
NAGLE PLACE
PROPERTY LINE
PL3 - STREET LEVEL INTERACTION: A 4 streetlevel setback combined with a 6 canopy integrated
into the massing. The canopies follow the inflections
of the massing at the street level to announce entries
and street corners.
B-south
B-north
10th AVE
30
60
SURROUNDING
120
AMENITY
N
UNIT
RETAIL
CIRCULATION
71
site A [8.0]
118 BROADWAY E., 3021140
BUILDING A, LEVEL R
L02 continuious recesses residential terraces reducing the scale betwen

the porposed structure, the ventialtion shaft and plaza
326.8
(URBAN AGRICULTURE 1,800 SF 6 PEOPLE MAX)
L07 3 bed corner unit with varied roof helps to idenitfy the pass through
from Broadway Ave to the plaza
80.0
ROOF
RES ACCESS
ONLY
DOG WASH
AREA
ROOF / MECH
URBAN AG
ACCESS
ONLY
L01 MEZZ Central Fitnessactivating the plaza
23.5
22.8
(DOG AREA 660 SF
MAX - 44 PEOPLE)
ROOF / MECH
L07 covered amenity contributes eyes-to-the-plaza
112.3
15.0
199.5
NOTE: CLERESTORIES
PER SMC 23.47A.012.C.2
CLERESTORY ABOVE
40.0
AMENITY
1B
2B
2B
1B
1B
1B
1B
1B
3B
BLDG A
BLDG B SOUTH
AMENITY
CANOPY
AMENITY
7.0
6.3
17.8
U1B
1B
2B
U1B
U1B
U1B
U1B
3B
2B
CLEARSTORY
ABOVE
CLERESTORY
ABOVE
DOG AREA ABOVE
16.2
U1B
2B
1B
1B
2B
2B
1B
1B
1B
1B
1B
3B
PEDESTRIAN VIEW FROM CAL ANDERSON

LOOKING NORTH-WEST
BROADWAY
1B
1B
3B
2B
U1B
U1B
U1B
U1B
U1B
U1B U1B
2B
JOHN ST
2B
DENNY FESTIVAL
25.5
80.0
COVERED
GRILL AREA
CLEARSTORY ABOVE
NAGLE PLACE
B-south
B-north
10th AVE
30
60
SURROUNDING
120
AMENITY
N
UNIT
RETAIL
CIRCULATION
72
site A [8.0]
PEDESTERIAN VIEW LOOKING SOUTH FROM BROADWAY
118 BROADWAY E., 3021140

BROADWAY
E BROADWAY
85' - 0"
A - L 03
365' - 8"
A - L 02
356' - 2"
MAX ZONING HEIGHT
9.80
9.80
A - L 04
375' - 5 5/8"
9.50
B-north
DENNY FESTIVAL
10th AVE
A - L 05
385' - 3 1/4"
20.17
10.00
75' - 0"
FIRE TRUCK ACCESS
PLAZA
B-south
A - L 06
395' - 0 7/8"
9.80
LR STATION
CS2 - URBAN PATTERN AND FORM: The plaza is connected

from Broadway Ave via a pass through that is open to the
sky from the sidewalk level. Only the resdiential cooridors
connecting the two halves of Site A span the pass through
therefore acting more as a street thats part of the public realm
rather than an enclosed private passage. The resdidential
lobby for Building A activates mid-block corneron south side
wrapping the corner from Broadway Ave. Please see figure 2,
Design Principles Sites A and C p. 66
A - L 01
336' - 0"
A - GRADE PLANE
333' - 6"
A - P 01
326' - 0"
A - P 02
317' - 0"
A - P 03
308' - 0"
PARKING P01
L02 Central FitnessAmenity
wrapping into pass through
9.00
E NAGEL PL
Low Point @ DENNY WAY

329' - 10 1/2" (329.87')
NAGLE PLACE
A - L 07
404' - 10 1/2"
9.80
13.63
A - MAX BLDG HT
418' - 6"
JOHN ST
9.00
PARKING P02
PARKING P03
L01 Mezz central fitness classroom and lounge

Site A - Residential Entry
Central Fitness wrapping from Pass through to Plaza
SECTION LOOKING SOUTH THROUGH CROSSTHROUGH

C10
C7
Secondary Retail entrance

elevator providing public access from parking below
2B
2B
2B
2B
2B
A - L 04
375' - 5 5/8"
PARKING P02
PARKING P03
E BROADWAY
9.50
PARKING P01
10.00
Low Point @ DENNY WAY

329' - 10 1/2" (329.87')
RES LOBBY&
LEASING
9.00
PARCEL
20.17
FITNESS
A - L 03
365' - 8"
A - L 02
356' - 2"
A - L 01
336' - 0"
A - GRADE PLANE
333' - 6"
A - P 01
326' - 0"
A - P 02
317' - 0"
A - P 03
308' - 0"
NAGLE PLACE
B-south
20
40
SURROUNDING
BLDG A
BLDG C
BIKE CAGE
(TO BE PROVIDED
BY SOUND TRANSIT)
80
AMENITY
UNIT
RETAIL
CIRCULATION
2
B-north
10th AVE
SECTION LOOKING SOUTH THROUGH FITNESS

0
JOHN ST
9.80
2B
A - L 05
385' - 3 1/4"
DENNY FESTIVAL
2B
A - L 06
395' - 0 7/8"
85' - 0"
9.80
2B
BROADWAY
L07 Amenity Pavillion

MAX ZONING HEIGHT
2B
L01 retail fronting the plaza
A - L 07
404' - 10 1/2"
9.80
2B
9.80
2B
9.00
75' - 0"
E NAGLE PL
FIRE TRUCK ACCESS
PLAZA BEYOND
2B
13.63
L01 MEZZ Central FitnessAmenity wrapping into pass through

A - MAX BLDG HT
418' - 6"
PL2 - WALKABILITY: The pass

through is activated by a central
fitness amenity open to residents
for Sites A,BS and C located on
a mezzanine level above L 01, an
elevator connecting the public from
parking below to the pass though,
secondary retail entrances on the
north and the residential entry to
the south. These uses contribute
to eyes-on-the-plaza and pass
through. Level 02 recessed terraces
along the west edge of the plaza also
contributes.
PEDESTERIAN VIEW LOOKING WEST FROM PLAZA
73
site A [8.0]
118 BROADWAY E., 3021140
CS1 NATURAL SYSTEMS AND SITE FEATURES: L07 amenity spaces signaling a landmark idenitfier for
the plaza ; a notch at corridor end of the residenitlal floors reduce the bulk and scale while offering
natural light, ventialation and territorial views; Please see figure 1 Design Principles on p. 66
DC2 ARCHITECTURAL CONCEPT: Upper level units with varing ceiling heights and a vertical notch allowing natural daylight and
ventilation into the residential floos balances the horizontal massing compositiopn of the north station entry. Setbacks at level 01
up to 03 announce the street level entry and provide a datum to the station entry. An additional setback at level 05 allows for a
transion in massing between the two structures. Please see Figure 3Design Principles on p. 66
DC2 SECONDARY ARCHITECTURAL FEATURES: street corner and upper level unit facade design
proposes to create a similarity between the station and mixed-use structure. The potential to
indicate a the stations landmark idenitity from a distance Please see figures 1 and 3 Design
Principles on p. 66
CS2 | PL3 - URBAN PATTERN AND FORM | STREET LEVEL INTERACTION: 4 setback at street level stepping down
along E Denny following the slope to the plaza; setback increased in height at corner entries; residentail terrace
engaging the street on level 02; Please see firgure 2, Design Primciples Sites A and C p. 66
DC2 SECONDARY ARCHITECTURAL FEATURES:

example of a residenial facade with a similarity to
the exisitng station entry
B-north
10th AVE
JOHN ST
NAGLE PLACE
B-south
BROADWAY
JOHN ST
DENNY FESTIVAL
DENNY FESTIVAL
BROADWAY
NAGLE PLACE
B-south
B-north
10th AVE
74
site A [8.0]
118 BROADWAY E., 3021140
PEDESTERIAN VIEW LOOKING EAST AT EAST DENNY WAY
1
BROADWAY
JOHN ST
DENNY FESTIVAL
NAGLE PLACE
B-south
B-north
10th AVE
BLDG A
BLDG C
PL3 - STREET LEVEL INTERACTION: examples of setbacks at the

street level providing oppurtunity for active retail areas. Please see
Figure 2 Design Principles Sites A & C, p. 66
DC2 - ARCHITECTURAL CONCEPT: Setbacks

at the street level and upper residential floors
between Sites A and C proposes a unique
oppurtunity for a unified architectural form
between sites at the intersection of Broadway
Ave and E Denny Way while making a variety
of pedestrain experiances consistant with
neighborhood context. Please See Figure 3,
Design Principles Sites A & C p. 66
PL3 - STREET LEVEL INTERACTION: Transporation focused site

features and directional signage such as wall mounted bike racks
offers oppurtunites to be integrated into the street level facade design.
75
site C [8.0]
1830 BROADWAY, 3021149
RK
ON PA
ERS
L AND
CA
UTH
B SO
RTH
OH
EJ
B NO
ST
E PL
NAGL
A
E
AY
W
IO
AT
ST
NN
DE
H
RT
NO
DWAY
BROA
76
site C [8.0]
1830 BROADWAY, 3021149
E
JO
HN
ST
ON
TATI
TH S
NOR
RTH
B NO
C
AY
ADW
ZA
BRO
PLA
UTH
10TH
AVE
B SO
N
ATIO
H ST
T
SOU
NN
DE
E PL
AY
W
CAL
L
NAG
K
PAR
N
O
RS
AND
77
BUILDING C, P1
15
30
60
site C [8.0]
1830 BROADWAY, 3021149
4.0
N
STI
EXI
178.8
PROPERTY LINE
4.0
E BROADWAY
EDE
GP
BIKES
VAULT
13.5
52.5
10.0
EXIST
CONC
SIDEWALK
14.8
327' - 8 1/2"
25.0
24.2
RESIDENTIAL
ENTRY
33.0
E DENNY
TRASH
ROOM
MAIL
3.0%
32.4
E DENNY WAY
STAIR FROM
DAYCARE
325' - 7"
NEL
326' - 0"
GARAGE
ENTRY
TUN
325' - 0"
SITE A
IAN
91.4
31 STALLS
70.2
STR
PARKING P01
33.0
NAGEL PL
25.0
E NAGLE PL
30
60
SURROUNDING
120
AMENITY
CAL ANDERSON PARK
N
UNIT
RETAIL
hatch indicates that all

but east side of site at
level p1 is below grade
CIRCULATION
78
site C [8.0]
1830 BROADWAY, 3021149
south station entry
LEVEL MEZZ
PEDESTERIAN VIEW LOOKING

SOUTH FROM PLAZA
residential entry on Nagel Place
BROADWAY
NAGLE PLACE
B-south
OPEN TO DAYCARE BELOW

OPEN TO BELOW
5
6
OPEN TO BELOW EXTERIOR PLAY AREA
7
1
2B
4
BLDG C
B-north
10th AVE
DC2 - ARCHITECTURAL CONCEPT Sites C has a

strong relationship to the south station entry. The
proposed structure mass is broken into 2 forms with
modulation to relate to the idiosyncratic composition of
the station. Please see figure 3, Design Principles Sites A & C p. 66
1B
JOHN ST
2
3
4
DENNY FESTIVAL
BS1
CANOPY BELOW
parking access
40.0
Relationship between retail entries

across E Denny Way
south station head house
EXIST STREET
TREE, TYP
5.0
CANOPY ABOVE
RETAIL ENTRY
NAGLE PLACE
335' - 0"
4.0
335' - 0"
27.0
B-north
59.7
RETAIL ENTRY
E DENNY
61.1
RETAIL
5' - 0"
DAYCARE
33.0
33.0
EGRESS ONLY
OUTDOOR
PLAY AREA
BLDG C
332' - 2"
32.9
B-south
10th AVE
RETAIL ENTRY
STAIR TO
STREET
OPEN TO
BELOW
BLDG B SOUTH
EXISTING STATION
20.7
25.0
31.4
NAGEL PL
60
25.0
CAL ANDERSON PARK
30
SURROUNDING
120
AMENITY
CS1 NATURAL SYSTEMS AND SITE FEATURES:

Level 07 amenity spaces and units contribute
to the urban context by signalling important
relationships to the existing station entries from a
distance. Please see Figure 1 Design Principles
Sites A & C. p 66
BLDG A
DAYCARE
JOHN ST
40.0
335' - 0"
4.0
14.0
WALL MOUNTED
BIKE RACKS, TYP
4.0
DAYCARE
ENTRY
BROADWAY
178.8
EXIST
CONC
SIDEWALK
334' - 6"
PEDESTERIAN VIEW FROM CAL

ANDERSON PARK LOOKING WEST
upper level corner units
BROADWAY
DENNY FESTIVAL
LEVEL 01
BSD
residential entry
N
UNIT
RETAIL
DC2 - ARCHITECTURAL CONCEPT Site Cs The relationship

of Cal Andersons Park is strengthened by placing the
residential entry off of Nagel Place, fronting the north end of
the open space. Please see Figure 3, Design Principles Sites
A & C, p. 66
L02 residential terrace reducing scale, relating to station entry
CIRCULATION
79
site C [8.0]
1830 BROADWAY, 3021149
L 07 Amenity room setback at corner of
Broadway Ave and E Denny Way
BUILDING A, LEVEL 03 - 06
6.0
178.8
CANOPY BELOW
1B
1B
1B
1B
1B
2B
70.4
3B
BLDG A
2B
1B
2B
18.0
127.8
U1B U1B U1B U1B
BLDG C
3B
2B
49.9
1B
1B
1B
34.4 14.1
2B
S
1B
2B
TERRACE
4
61.8
5.0
2B
4.8
3B
31.4
14.5
PEDESTERIAN VIEW LOOKING SOUTH FROM BROADWAY
13.8
19.4
24.4
DC2 - ARCHITECTURAL CONCEPT Sites C has a

strong relationship to the south station entry. The
proposed structure mass is broken into 2 forms with
modulation to relate to the idiosyncratic composition
of the station. Please see figure 3, Design Principles
Sites A & C p. 66
3.6
1
C
BROADWAY
JOHN ST
1B
DENNY FESTIVAL
1B
6.7 7.5
1B
46.5
2B
4.0
5.0
CANOPY BELOW
6.0
178.8
CANOPY ABOVE
NAGLE PLACE
B-south
30
60
SURROUNDING
120
AMENITY
B-north
N
UNIT
RETAIL
CIRCULATION
10th AVE
80
site C [8.0]
1830 BROADWAY, 3021149
29.1
NOTE: CLERESTORIES
PER SMC 23.47A.012.C.2
4' CLERESTORY
ABOVE
MIN 5' SETBACK
6.0
4.0
4' CLERESTORY
ABOVE
4.0
24.1
3B
1B
1B
1B
1B
48.5
1B
U1B U1B U1B U1B
1B
AMENITY
OUTDOOR
TERRACE
17.9
BLDG A
40.0
NOTE: CLERESTORIES
PER SMC 23.47A.012.C.2
4' CLERESTORY ABOVE
2B
3B
6.5
BLDG C
24.6
25.2
PEDESTERIAN VIEW LOOKING EAST FROM BROADWAY

1
JOHN ST
DENNY FESTIVAL
BROADWAY
NAGLE PLACE
B-south
30
60
SURROUNDING
120
AMENITY
B-north
N
UNIT
RETAIL
CIRCULATION
10th AVE
81
site C [8.0]
1830 BROADWAY, 3021149
CS1 NATURAL SYSTEMS AND SITE FEATURES: Site C is adjacent to a surface porkling lot to the south.
This provides a prominent south facadeand entry point when approaching from the Pike Pine section of
Capitol Hill. Upper level setbacks, varied roof heights and a center light court contributes to the facade that
is not an in-fill party wall. Please See Figure 1,Design Principles Sites A & C p. 66
C10
3B
3B
2B
3B
9.58
C - L03
360' - 8"
DAYCARE
8.25
7.83
C - L02
351' - 1"
C - MEZZ
343' - 3"
C - L01
335' - 0"
C - GRADE PLANE
332' - 0"
C - P01
325' - 0"
OUTDOOR
DAYCARE PLAY
AREA
E 10TH AVE
3B
E NAGLE PL
C - L04
370' - 6 3/8"
75' - 0"
3B
3B
C - L07
400' - 1 1/2"
FIRE TRUCK ACCESS
3B
E BROADWAY
C - L05
380' - 4 3/4"
PLAZA BEYOND
3B
9.86
2B
9.86
C - L06
390' - 3 1/8"
3B
9.86
9.86
3B
10.00
DAYCARE
PARKING P01
Low Point @ NAGLE PL
325' - 1 1/2" (325.12')
Top of Ped Tunnel Slab
322' - 0" (322.00')
SECTION LOOKING NORTH THROUGH DAYCARE

CS1 NATURAL SYSTEMS AND SITE FEATURES: South facing outdoor
courtyard for daycare provides a contained and play area off of Broadway
Ave. withviews and access to Cal Anderson Park
BROADWAY
JOHN ST
DENNY FESTIVAL
85' - 0"
C - L07
400' - 1 1/2"
CAL ANDERSON PARK
C - MAX BLDG HT
417' - 0"
16.88
C - MAX BLDG HT
417' - 0"
MAX ZONING HEIGHT
PEDESTERIAN VIEW LOOKING NORTH ON BROADWAY

4'-0" CLERESTORY
HEIGHT ALLOWANCE
C7
NAGLE PLACE
B-south
20
40
SURROUNDING
B-north
80
AMENITY
UNIT
RETAIL
CIRCULATION
10th AVE
82
ARCHITECTURAL CONCEPT | site B - north & south

NON-RESIDENTIAL
(CAL ANDERSON)
BS
TYPE III
BS
TYPE I
BN
BS
RESIDENTIAL
STACKED UNITS
BN
PLAZA
BN
RESIDENTIAL
LOFTS
PASSAGE
TYPE V-A
VERTICAL
ELEMENTS
NON-RESIDENTIAL
(PLAZA)
SERVICE
RELATES TO SERVICE
FUNCTION ON SITE
(VENT & LOADING DOCKS)
NON-RESIDENTIAL
(E JOHN ST)
TYPE I
RESIDENTIAL
STACKED UNITS
figure 1
figure 2
figure 3
CS1 URBAN PATTERN AND FORM: Height, bulk & scale are reduced by
differentiating buildings by construction type.
PL2 WALKABILITY / PL3 STREET-LEVEL INTERACTION: Residential stoops

& entrances break down scale along 10th Ave and create pedestrian friendly
environment at both 10th Ave and Nagle Place Extension. E John St, E Denny
Way and NPE South have non-residential uses to reflect the more public
nature of those streets.
CS1 SITE FEATURES / CS2 URBAN PATTERN AND FORM / DC1 PROJECT
USES AND ACTIVITIES : Service functions are consolidated along NPE facing
site A vehicular & loading access. Vertical elements offer views to city,
Space Needle & Olympics as well as provide architectural cues for placemaking.
SOLID MASSING
NO BALCONIES
BS
BS
BN
BN
BN
BS
SUBTRACTIVE MASSING
INSET BALCONIES
figure 4
figure 5
CS2 URBAN PATTERN AND FORM / DC2 DESIGN CONCEPT: Bulk of B-North
and B-South are reduced by differentiated massing. B-North floor plate is
maximized to accommodate the higher affordable unit count requested by the
Office of Housing. B-South has subtractive balconies to provide modulation.
CS1 SITE FEATURES / CS2 URBAN PATTERN AND FORM: Exterior skin to
be responsive to solar orientation, program and adjacent streets. Street trees
add layering to 10th Ave. B-North and B-South will be differentiated not only
in height but also building mass, fenestration, and materials.
83

923 E JOHN ST, 3021177
RK
ON PA
ERS
L AND
CA
UTH
B SO
RTH
OH
EJ
B NO
ST
E PL
NAGL
A
E
AY
W
IO
AT
ST
NN
DE
H
RT
NO
DWAY
BROA
84

923 E JOHN ST, 3021177
E
JO
HN
ST
ON
TATI
TH S
NOR
RTH
B NO
C
AY
ADW
ZA
BRO
PLA
UTH
10TH
AVE
B SO
N
ATIO
H ST
T
SOU
NN
DE
E PL
AY
W
CAL
L
NAG
K
PAR
N
O
RS
AND
85
GROUND FLOOR
site B - north
FLOOR PLANS
923 E JOHN ST, 3021177
STATION ENTRANCE
(E) SOUND TRANSIT

VENT SHAFT
1B
2B
2B
1B
2B

175'-0"
15'-0"
26'-0"
26'-0"
26'-0"
26'-0"
26'-0"
1B
30'-0"
1B
1B
1B
1B
2B
3B
+331.1'
+330.0'
2B
1B
1B
W.C.
+328.5'
LOBBY
1B
1B
+328.5'
+328.5'
COMMUNITY
ROOM
W.C.
BIKE
PARCEL STORAGE
44
SPACES
OFFICE
1B
1B
+328.5'
26'-0"
B SOUTH
3B
1B
2B
1B
1B
1B
3B
+328.5'
11'-6"
LAUNDRY
TRANSF.
BELOW
68'-0"
W.C.
E JOHN ST
TRASH
TRANSFORMER
30'-6"
L03 - 07
+328.5'
L02
30
60
120
+327.7'
+325.4'
+325.6'
+326.0'
+326.5'
+326.8
+327.2'
10TH AVENUE E
0
15
30
SURROUNDING
60
AMENITY
N
UNIT
RETAIL
CIRCULATION
86
VISIBILITY FROM BROADWAY
site B - north
923 E JOHN ST, 3021177
CS2 URBAN PATTERN AND FORM

Glazing creates visual break in building mass.
BLDG A
BLDG B-N
CS2 URBAN PATTERN
AND FORM
T.O. Concrete Podium
and Ground floor recess
datum relates to context
and site.
CS2 URBAN PATTERN AND FORM: Precedent for fenestration of

rectangular volume, 19th and Mercer.
STATION
HOLIDAY
APT
(CHH)
E JOHN
ST.
CS2 URBAN PATTERN AND FORM: Precedent for fenestration
BROADWAY
JOHN ST
DENNY FESTIVAL
NAGLE PLACE
B-S
B-N
10th AVE
CS2 URBAN PATTERN AND FORM: Precedent for fenestration of rectangular volume.
EXISTING VIEW
87
NAGLE PLACE EXTENSION FROM JOHN
site B - north
923 E JOHN ST, 3021177
DC1 PROJECT USES AND ACTIVITIES

Service spaces located away from street front on Nagle
Place.
BLDG B-N
BLDG A
BLDG B-S
PL1 OPEN SPACE CONNECTIVITY / PL2 WALKABILITY : Overhead
lighting marks arrival into identifiable place on Capitol Hill while
enhancing safety, security and pedestrian experience.
STATION
VENT
CS2 URBAN PATTERN AND FORM / DC3 OPEN SPACE CONCEPT:

Paving ties into plaza and marks arrival into identifiable place.
NAGLE PLACE
PL2 WALKABILITY
Residential units provide eyes on Nagle Place.
BROADWAY
JOHN ST
DENNY FESTIVAL
NAGLE PLACE
B-S
B-N
10th AVE
SIMILAR CONDITION AT UW HOUSING

Setback at ground level, glazing, paving, back-of-house adjacent
and overhead catenary lights.
EXISTING VIEW
88
site B - north
923 E JOHN ST, 3021177
MASSING | ENVELOPE
1B
1B
9'-3" 10'-6"
1B
9'-3"
1B
9'-3"
1B
1B
1B
BIKE STORAGE
6"
3'-0"
1B
10TH AVE EAST
11'-11" 10'-0" 9'-3"
PL
NAGLE PL EXT
STATION
PL

B-North is differentiated from B-South in floor to floor height, but
also overall building height.
PARKING
PARKING
20
40
BN LEVEL 7
387'-5"
BN LEVEL 6
378'-2"
BN LEVEL 5
368'-11"
BN LEVEL 4
359'-8"
BLDG
A
BLDG
B-S
BN LEVEL 3
350'-5"
COMMUNITY ROOM
BN LEVEL 2
340'-5"
BN LEVEL 1
328'-6"
BN GP
328'-0"
BN LLFDA
325'-0"
10TH AV
STATION
E JOHN S
80
CS2 URBAN PATTERN AND FORM /

PL2 WALKABILITY
Residential units provide human scale
activity to street and relate to character
on 10th Ave.
BROADWAY
JOHN ST
DENNY FESTIVAL
BLDG B-N
BN ROOF
397'-11"
NAGLE PLACE
B-S
PL1 OPEN SPACE CONNECTIVITY

Wide sidewalk provides
unobstructed pedestrian access to
transit station and bus stop.
PL3 STREET LEVEL INTERACTION
Transparent windows encourage
street-level interaction.
B-N
10th AVE
EXISTING VIEW
89
10TH AVE PEDESTRIAN EXPERIENCE | URBAN GREEN STREET
site B - north
CS1 NATURAL SYSTEMS AND SITE FEATURES The formal landscaped entry
to Cal Anderson Park is reinforced by lining 10th Avenue E with street tress
and plantings to create a boulevard.
923 E JOHN ST, 3021177
BLDG B-N
NEW 4 STORY APT
BLDG
B-S
DC3 OPEN SPACE CONCEPT: Street trees complement established

character on 10th Ave.
HOLIDAY APT
(CHH)
CAL ANDERSON
PARK
10TH AVE
PL1 OPEN SPACE CONNECTIVITY:

Generous sidewalks and plantings
provide unobstructed access to Cal
Anderson Park.
CS2 URBAN PATTERN AND FORM: Ground level units relate to

residential character on 10th Ave.
CS2 URBAN PATTERN AND FORM / PL2

WALKABILITY: Residential stoops and
entries provide human scale appropriate
for residential street.
PL3 STREET-LEVEL INTERACTION:

Clear glass along sidewalk provides visual
access to activity of community center.
BROADWAY
JOHN ST
DENNY FESTIVAL
NAGLE PLACE
B-S
B-N
10th AVE
CS2 URBAN PATTERN AND FORM: Precedent for ground

level units.
CS2 URBAN PATTERN AND FORM: Precedent for ground

level units, Expo Apartments.
EXISTING VIEW
90

923 E JOHN ST, 3021177
RK
ON PA
ERS
L AND
CA
UTH
B SO
RTH
OH
EJ
B NO
ST
E PL
NAGL
A
E
AY
W
IO
AT
ST
NN
DE
H
RT
NO
DWAY
BROA
91

923 E JOHN ST, 3021177
E
JO
HN
ST
ON
TATI
TH S
NOR
RTH
B NO
C
AY
ADW
ZA
BRO
PLA
UTH
10TH
AVE
B SO
N
ATIO
H ST
T
SOU
NN
DE
E PL
AY
W
CAL
L
NAG
K
PAR
N
O
RS
AND
92
site B - south
GROUND FLOOR
123 10TH AVE E., 3021179
FLOOR PLANS
PLAZA
26'-0"
26'-0"
(E) SOUND TRANSIT

VENT SHAFT
26'-0"
26'-0"
+328.2'
16'-8"
26'-0"
+329.0'
+330.0'
2B
1B
2B
1B
1B
1B
1B
1B
L07
+330.0'
+330.0'
RESTAURANT/RETAIL
31'-6"
3B
+330.0'
+329.0'
TRASH
UP
LOBBY
3B
UP
E DENNY WAY
2B
1B
23'-6"

+329.0'
LOBBY
AMENITY
1B
2B
1B
2B
UP
UP
UP
CORRIDOR
UP
24'-0"
1B LOFT
LOBBY
+325.0'
UP
+325.2'
1B LOFT
1B LOFT
1B LOFT
1B LOFT
3B
BIKE STORAGE
+326.0'
5'-0"
2B
1B
1B
1B
1B
1B
48 SPACES
11% SLOPE
1B LOFT
12'-6"
B NORTH
PASSAGE PARCEL
L03 - 06
+324.3'
7% SLOPE
+326.0'
+325.0'
+326.0'
+324.0'
+324.4'
28'-1 1/2"
+324.7'
19'-6"
19'-6"
VEHICLE ENTRY
LOBBY
TERRACE
2B
+325.4'
1B
22'-0"
19'-6"
3B
UP
1B
UP
AMENITY
10TH AVENUE EAST
15
30
SURROUNDING
60
AMENITY
L02
N
UNIT
RETAIL
2B
1B
15
3B
3B
30
60
CIRCULATION
93
site B - south
123 10TH AVE E., 3021179
PASSAGE AND LOBBY FROM 10TH AVE
CS2 URBAN PATTERN & FORM / PL2 WALKABILITY

Second floor apartments setback to provide generous terrace, providing
activity and eyes on the street. Setback also reduces bulk of building and
creates more comfortable pedestrian realm.
T.O. CONCRETE PODIUM
CS2 URBAN PATTERN & FORM

Midblock passage is used as transition
point between public and private use.
CS2 URBAN PATTERN & FORM / PL3 STREET-LEVEL INTERACTION:

Ground level loft units provide human scale and street level activity.
10TH AVE
PL1 OPEN SPACE CONNECTIVITY

Lobby entrance off 10th Ave glazing
turns corner toward passage.
DC1 PROJECT USES AND ACTIVITIES

Garage ramp under B-N and B-S
consolidated to single curb cut on 10th Ave.
BROADWAY
JOHN ST
DENNY FESTIVAL
NAGLE PLACE
B-S
- RECESSED GARAGE RAMP

- ADJACENT TO PEDESTRIAN ENTRY
- 2 STORY PEDESTRIAN REALM
B-N
10th AVE
SIMILAR CONDITION, UW HOUSING
EXISTING VIEW
94
site B - south
123 10TH AVE E., 3021179
PASSAGE EXPERIENCE
RESTAURANT/RETAIL
BLDG A
RESIDENTIAL
LOBBY
BIKE LOBBY
BIKE REPAIR
RESTAURANT/RETAIL
ELEV
PARCEL
PL1 CONNECTIVITY
Urban view towards Plaza. Plaza paving
acts as an extension of the plaza, drawing
people in and out the passage.
PL1 CONNECTIVITY
View towards 10th Avenue E, a landscaped residential street. Wood ceiling and green wall
acts as an extension of 10th Ave Green Street filtering to plaza.
DESK
BROADWAY
LOBBY
1B LOFT
VESTIBULE
JOHN ST
1B LOFT
DENNY FESTIVAL
NAGLE PLACE
1
B-S
PASSAGE / LOBBY - LEVEL 01
B-N
2
10th AVE
95
PASSAGE VERTICAL MARKER AT PLAZA SIDE
site B - south

Building B-north and B-south are differentiated by construction
type, affording a strategic break-up in height, and scale at mid
block.
CS2 URBAN PATTERN AND FORM / PL2 WALKABILITY

Vertical circulation identifies passage and provides strategic
opportunity to break up building bulk. Elevator lobbies at each
level provide eyes on plaza / street.
123 10TH AVE E., 3021179
BLDG B-S
BLDG B-S
BLDG
B-N
VENT

Precedent for vertical element breaking up building bulk and
providing eyes on plaza / street.
NAGLE PLACE
BROADWAY
PLAZA
JOHN ST
DENNY FESTIVAL
NAGLE PLACE
B-S
B-N

2nd level apartments set back to offer generous terrace to
residences, providing eyes on the plaza, and reduces massing
bulk.
10th AVE
96
3B
2B
3B
2B
1B
3B
3B
20
12'-6" 1'-1"
PARKING
15'-8"
PARKING
8'-4"
PASSAGE
11'-6"
3B
16'-5"
1B
10TH AVE EAST
2B
10'-3" 10'-3" 10'-3" 10'-3"

TYP
1B
19'-5"
14'-5"
40
BS 85' HL
411'-6"
BS ROOF
410'-5"
DC3 OPEN SPACE CONCEPT

Upper level amenity offers views to plaza and park.
BLDG A
BLDG B-S
BS LEVEL 7
397'-11"
BS LEVEL 6
387'-8"
BS LEVEL 5
377'-5"
BS LEVEL 4
367'-2"
BS LEVEL 3
356'-11"
CHS
NORTH
ENTRY
BS LEVEL 2
345'-5"
BS LEVEL 1
329'-0"
BLDG
B-N
VENT
RESTAURANT/RETAIL
BS GP
326'-6"
BS LEVEL 1A
325'-0"
LEVEL P1
313'-4"
LEVEL P2
305'-0"
PLAZA
DENNY WAY
80
BROADWAY
JOHN ST
DENNY FESTIVAL
NAGLE PL EXT
2B
123 10TH AVE E., 3021179
DC3 OPEN SPACE CONCEPT

Plaza is visually & physically connect to Building A & B-South.
BS PENTHOUSE
422'-5"
PL
PL
RELATIONSHIP OF PLAZA TO B-SOUTH
site B - south
NAGLE PLACE
B-S
B-N
10th AVE
CS1 NATURAL SYSTEMS AND SITE

FEATURES / PL3 STREET-LEVEL
INTERACTION / DC3 OPEN SPACE
CONCEPT
Library amenity at tree canopy level.
Generous set back at the north west corner
provide opportunities for eyes-on-the plaza
and park, and visible human activity from
plaza.
EXISTING VIEW
97
B-SOUTH FACADE LANDMARK FROM PARK
site B - south
123 10TH AVE E., 3021179
DC2 ARCHITECTURAL CONCEPT / DC3 OPEN SPACE CONCEPT

Upper level amenity spaces provide visual unity to the buildings
fronting the plaza and Cal Anderson Park.
PL2 WALKABILITY / CS2 URBAN PATTERN

AND FORM / DC2 ARCHITECTURAL CONCEPT
2nd level terraces suggest more opportunity for
eyes on the street; suggest grander scale for
public realm; and relate to second level
terraces on Buildings A& C
BLDG B-S
BLDG C
BLDG A
BLDG B-N
STATION
E DENNY WAY
E
10TH AV
CAL ANDERSON PARK

Precedents for fenestration & balconies
PL1 CONNECTIVITY / PL2 WALKABILITY /
PL3 STREET-LEVEL INTERACTION
Precedent (Tallulahs at 19th and Mercer)
for eyes-on-the street and street-level
interaction
BROADWAY
JOHN ST
DENNY FESTIVAL
NAGLE PLACE
B-S
B-N
10th AVE
PL1 CONNECTIVITY / PL4 ACTIVE TRANSPORTATION

Widened sidewalk at E Denny Way, and visual
connection to the Capitol Hill Station South Entry,
allows for unobstructed access to transit station.
EXISTING VIEW
98
all structures ground floor | SITE PLAN [8.5]
TRASH
ROOM
BIKES
E DENNY WAY
VAULT
E BROADWAY
SOUTH RETAIL
RES LOBBY
NORTH RETAIL
3.0%

EXISTING
VENT
E NAGLE PL
2B
1B
1B
ELEV
1B LOFT
1B LOFT
LOBBY
BIKE
STORAGE
1B LOFT 1B LOFT 1B LOFT 1B LOFT
1B
1B
LOBBY
BIKE
STORAGE
COMMUNITY
ROOM
1B
E JOHN ST
TRASH
TRASH
RESTAURANT/RETAIL
1B
OFFICE
CAL ANDERSON PARK

10TH AVE E
99

side-by-side comparison
100
alternative 1
side-by-side comparisons [8.3]

BENEFITS:
SITE A Due to residential lobby on the north side of the passage there is a greater potential for market
hall retail on Bldg A-south.
SITE BN Daycare located off quieter residential street.
10th Avenue facade has significant modulation.
SITE BS Building facade facing Plaza is canted open towards Cal Anderson Park.
Residential lobby faces Plaza.
10th Avenue facade has significant modulation.
SITE C East terraces fronting Cal Anderson Park produces a generous setback from Nagle Place / Cal
Anderson Park
Angled facade on Broadway signifies the importance of street corner while gesturing to the
plaza.
DISADVANTAGES:
Buildings were not fully designed during Sound Transit RFP stage and therefore do not have an
overall unified architectural concept.
SITE A Residential Lobby located on the north edge of the pass through reduces area for anchor retail
tenant.
Irregular shape of the residential floor plates less efficient than Alternative 2.
SITE BN Daycare occupies significant area on ground floor needed for affordable units.
Daycare drop-off may disrupt residential neighbors on 10th Avenue.
Cannot accommodate the number of affordable units Office of Housing is requesting for this site.
SITE BS Residential use at ground level adjacent to Plaza will result in window blinds closed for privacy.
Residential floor plate is smaller, resulting in smaller units.
Residential lobby is not on 10th, bike access on 10th.
Modulation on 10th for B-North and B-South appears as though trying to be one buildilng.
Canted plaza facade is hardly perceptible.
SITE C Residential Entry at south end of Broadway Ave disconnected from other sites and the plaza.
irregular shape of the floor plates less efficient than Alternative 2.
101
side-by-side comparisons [8.3]

BENEFITS:
Overall the buildings are more unified and have stronger architectural concept.
SITE A Shape and arrangement of residential floors allows for a more efficient organization than Alternative
1. This efficiency results in a structure that better meets the capacity intended by the zone.
Stronger presence of the passage concept (ground to sky ) and allows for more eye-on the
street than Alternative 1.
More sensitive relationship to the north station entry
More variety in scale and uses along Broadway for the pedestrian experience
Daylight, ventilation and territorial views from common areas through-out the residential floors
SITE BN Able to maximize number of affordable housing units to meet current housing crisis.
Less modulation means higher quality materials at first 30 and more operable windows for resident
comfort.
Rectangular volume allows for bold statement and inventive window patterning.
SITE BS Commercial uses facing Plaza and Cal Anderson Park provide activation and security.
Passage is visually distinct due to glazed vertical circulation lobby.
Less modulation on 10th affords greater architectural detail at ground related unit entries.
Much larger units (no studios) and more amenity space (indoor & outdoor) than Alternative 1.
Balconies and shading on south and west facades can help mitigate solar heat gain.
Bike access convenient and more appropriately located off plaza.
SITE C Residential entry off of Nagle Place better connects to Cal Anderson Park and the Plaza while
increasing retail / commercial frontage on Broadway Ave.
More sensitive relationship to the south station entry than Alternative 1
South facade suited for contained day care outdoor play area
DISADVANTAGES:
SITE A Residential Lobby located on the south edge of the pass through reduces sf area of the south retail
space
SITE BN Massing is very boxy.
Units on 2nd floor need careful consideration for visual privacy.
SITE BS Fewer units than Alternative 1.
Units on 2nd floor need careful consideration for visual privacy.
Ground related units on Denny Ave are a bit public.
SITE C Daycare located on Broadway Ave is a permitted use per the zoning but limits street activation in the
evenings.
102
alternative 1
SUN STUDIES [8.9]

9am
3pm
Bs
december
september / march
june
Bn
noon
103
alternative 2
SUN STUDIES [8.9]

9am
3pm
Bs
december
september / march
june
Bn
noon
104

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early design guidance | capitol hill TOD

East Design Review Board Meeting on December 14, 2016

118 Broadway E, Seattle, WA 98102

923 E John St, Seattle, WA 98102

123 10th Ave E, Seattle, WA 98102

1830 Broadway, Seattle, WA 98102

cover information [2.0]

TABLE OF CONTENTS [1.7]

923 E John St,

123 10th Ave E,

SDCI PROJECT NO. [2.2]

NAGLES ADD PCL A SEATTLE

NAGLES 2ND ADD PCL C

DEVELOPMENT OBJECTIVES [3.0]

SITE PLAN [4.0]

URBAN DESIGN ANALYSIS [5.0]

ZONING DATA [6.0]

NAGLES 2ND ADD PCL D

NAGLES ADD LOT A SEATTLE

DESIGN GUIDELINES - SITE WIDE [7.0]

ARCHITECTURAL MASSING CONCEPTS [8.0]

APPLICANT TEAM [2.4]

gerding edlen development

capitol hill housing

capitol hill TOD | early design guidance | 14 december 2016

PER THE TERMS OF THE DEVELOPMENT AGREEMENT

NOTE: NO DEPARTURES REQUESTED

development objectives [3.0]

NO. OF RESIDENTIAL UNITS [3.1]

TOTAL COMMERCIAL/COMMUNITY SF [3.2]

LEED for Homes Platinum

LEED for Homes

LEED for Homes LEED for Homes

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

BACKGROUND AND DEVELOPMENT OBJECTIVES

capitol hill TOD | early design guidance | 14 december 2016

conditions and Sound Transits requirements. The

MUP review process, to approve minor variations to

In 2013, the City of Seattle and Sound Transit entered

Sound Transit has selected Gerding Edlen

Related to design review, Section 10.3.1 of the DA

(existing) site plan [4.0]

(1) STORY BLDG

CAL ANDERSON PARK

PROPOSED (4) STORY

(2) STORY BLDG

12" DEC 24" DEC 24" DEC

capitol hill TOD | early design guidance | 14 december 2016

see page 2 for

(2) STORY BLDG

see page 18 for

NAGLE PLACE EXTENSION

(E) CAPITOL HILL STATION

(E) CAPITOL HILL STATION

(E) SURFACE PARKING

8" DEC 8" DEC

PROPOSED (6) STORY

URBAN DESIGN ANALYSIS [5.0]

capitol hill TOD | early design guidance | 14 december 2016

Institutional/ Community and

Cal Anderson Park

(FOR CONTEXT STRUCTURE PHOTOS)

gerding edlen | capitol hill housing | hewitt | schemata capitol

Cal Anderson Park