Early Design Guidance Presentation (REVISED) - 631 Queen Anne Ave. N. (May 2, 2018)

ROYSTONE APARTMENTS
631 QUEEN ANNE AVE N., SEATTLE WA 98109

EARLY DESIGN GUIDANCE#2: DPD Project #3028550
May 2, 2018 (8:00 PM)
TABLE OF CONTENTS
1 ZONING SUMMARY
2 DEVELOPMENT OBJECTIVES
SURVEY
EXISTING SITE
6 SITE ANALYSIS
SURROUNDING SITE CONTEXT INFORMATION
STREET ELEVATIONS
SITE PHOTOS
DEVELOPMENT DESIGN CONTEXT: EXISTING | PROPOSED BUILDINGS
ENVIRONMENTAL ANALYSIS
16 URBAN DESIGN ANALYSIS
17 ZONING DATA
ZONING MAPS
19 ZONING DATA
20 SEATTLE DESIGN GUIDELINES (SDG) AND UPTOWN DESIGN GUIDELINES (UDG)
RESPONSES TO DESIGN GUIDELINES
24 MATERIALS SELECTION
25 TEAM WORK EXPERIENCE
26 PRECEDENT STUDY
28 ARCHITECTURAL MASSING CONCEPTS
30 DESIGN PROPOSAL
OPTION 1: FLUSH COMMERCIAL - CONTEXT MASSING
OPTION 1: FLUSH COMMERCIAL - SITE PLAN
OPTION 1: FLUSH COMMERCIAL - BUILDING DATA
OPTION 1: FLUSH COMMERCIAL - FLOOR PLANS
OPTION 1: FLUSH COMMERCIAL - SUN / SHADOW ANALYSIS
OPTION 2: STEPPED - CONTEXT MASSING
OPTION 2: STEPPED - SITE PLAN
OPTION 2: STEPPED - BUILDING DATA
OPTION 3: HINGES - CONTEXT MASSING
OPTION 3: HINGES - SITE PLAN
OPTION 3: HINGES - BUILDING DATA
OPTION 3: HINGES - FLOOR PLANS
OPTION 3: HINGES - SUN / SHADOW ANALYSIS
OPTION 4 (PREFERRED): THE CRISP CORNER - CONTEXT MASSING
OPTION 4 (PREFERRED): THE CRISP CORNER - SITE PLAN
OPTION 4 (PREFERRED): THE CRISP CORNER - BUILDING DATA
OPTION 4 (PREFERRED): THE CRISP CORNER - FLOOR PLANS
OPTION 4 (PREFERRED): THE CRISP CORNER - SUN / SHADOW ANALYSIS
OPTION 4 (PREFERRED): THE CRISP CORNER - CONCEPT DEVELOPMENT SKETCH
53 DESIGN PROPOSAL DEVELOPMENT
BUILDING SECTIONS
NEIGHBORHOOD WINDOW PATTERN STUDY
SITE ELEVATION
LANDSCAPE CONCEPT PLAN + PALETTE
LANDSCAPE ROOF DECK PLAN
62 DESIGN PROPOSAL DEVELOPMENT PERSPECTIVES
631 QUEEN ANNE AVE N

PROJECT TEAM
Owner/Developer: Vibrant Cities
Architect: Jackson | Main Architecture
Landscape Architect: Ken Large Landscape Architect, INC
PROJECT BACKGROUND
PROJECT DESCRIPTION:
KERRY PARK The applicant proposes to build an 8-story mixed use, midrise structure
containing 95 residential units with approx. 5,000sf ground level
commercial. Parking for approximately 20 vehicles will be provided below
PROJECT SITE: 631 QUEEN ANNE AVE N grade and accessed from Roy Street. The building will be constructed
of 5 levels of Type IIIA over 3 levels of Type IA construction, plus a
single-story basement, for a total building area of approximately 74,000
GSF. Existing structure to be demolished. No departures are currently
proposed.
Number of residential units: 95 Units

Number of parking stalls: 20 Parking Stalls
PROJECT TEAM
Applicant: VIBRANT CITIES

505 Maynard Ave S Suite 251
Seattle, WA 98104
Architect: JACKSON MAIN ARCHITECTURE

311 1 st Ave S
Seattle, WA 98104
Landscape Architect: KEN LARGE LANDSCAPE ARCHITECT, INC

21803 NE 17 th Ct
Sammamish, WA 98074
W PROSPECT ST
LAKE UNION
WARD ST
W KINNEAR PL
KINNEAR PARK ALOHA ST
W OLYMPIC PL LAKE UNION

PARK
VALLEY ST
W ROY ST
PROJECT SITE : 631 QUEEN ANNE AVE N ROY ST
4TH AVE W
2ND AVE N
3RDAVE N
AURORA AVE N
5-Min Walking Radius
QUEEN ANNE AVE N
W MERCER ST MERCER ST
WARREN AVE N
Uptown Urban Village

2ND AVE W
4TH AVE W
5TH AVE W
1ST AVE W
1ST AVE N
3RD AVE W
2ND AVE N
Project Site
W REPUBLICAN ST REPUBLICAN ST
Pedestrian Overlay
5TH AVE N
KEY ARENA MEMORIAL STADIUM

EL
LI
OT
W HARRISON ST HARRISON ST
AV
E
W
THOMAS ST
SPACE NEEDLE
ST
D
OA
BR
JOHN ST
PUGET SOUND W
ZONING SUMMARY SITE PHOTOS
Assessor Parcel Number 3879900425
Legal Description Lots 1 and 2 in Block 9 of supplemental plat of G. Kinnear’s Addition to

the City of Seattle, as per plat recorded in volume 2 of plats, page 62,
A B
PROPERTY LINE
records of King County, Washington.
Except a portion conveyed to the city of Seattle by DEED recorded under

recording No. 710141.
Street Address 631 Queen Anne Avenue North, Seattle, WA 98109
County King
State Washington
SOUTH ADJACENT PROPERTY ALONG QUEEN ANNE AVE SOUTH PROP. LINE
Authority Having Jurisdiction City of Seattle
C
Total Lot Area 11,070 sq. ft. (0.254 Acres)
Present Use Retail / Wholesale – Convenience market
Building Setbacks Front Yard: None

Side Yard: None
Rear Yard: None
Pedestrian Zone Yes
Overlay Zone “Uptown” Urban Village.
Environmental Critical Area None.

NORTH CORNER AT QUEEN ANE AVE & ROY STREET
Current Zoning SM-UP 85 (M1)
D E
PROPERTY LINE
Proposed Building Height 85’-0”
FAR (mixed uses) Maximum - 5.25 / Minimum – 2
Parking: None per table 23.54.015

Nearest Transit Line ~500 feet away (D line bus stop)
Bicycle Parking : Per table D for 23.54.015

1 per 4 dwelling units or 0.75 per Small Efficiency Dwellings
WEST PROP. LINE WEST ADJACENT PROPERTY ALONG ROY STREET
Driveway: Per 23.54.030
Driveways less than 100 feet in length that serve 30 or fewer parking F
spaces shall be a minimum of 10 in width for one or two way traffic
Solid Waste Storage See in Table A for 23.54.040

Min for more than 100 dwelling units = 575sf plus 4 square feet for each
additional unit above 100
Landscaping: Minimum area= None

min green factor score of .3 or greater.
Street trees required per 23.47A.016.B.2 and Section 23.53.015 PERSPECTIVE ALONG QUEEN ANNE AVE
Retain existing street trees.
EARLY DESIGN GUIDANCE

1
ROY STONE APARTMENTS
DPD Project #3028550 631 QUEEN ANNE AVE. N.
FEBRUARY 07, 2017 SEATTLE, WASHINGTON
DEVELOPMENT OBJECTIVES
PROJECT GOALS:
The applicant’s objectives are to build a mixed use, ground floor

retail building that will provide walkable, transit oriented housing,
for Uptown residents that fits within the neighborhood’s current
and future context.
Create a VIBRANT PEDESTRIAN ENVIRONMENT with landscaping and well

organized commercial entries.
Support Queen Anne Avenue as an IMPORTANT PEDESTRIAN CONNECTOR

FROM THE COMMERCIAL ZONE TO THE RESIDENTIAL ZONE.
Focus on a DESIGN THAT UNIFIES RESIDENTIAL AND NON-RESIDENTIAL

USES around all facades of the project and calms the unique intersection
of Queen Anne Ave and Roy Street. PROJECT SITE: 631 QUEEN ANNE AVE N
Provide a SIMPLIFIED APPROACH TO MODULATION that is expressive of

the form and detailing of the project.
Respect the CHARACTER AND SCALE of the current neighborhood while

anticipating future growth and development.
Take cues form the surrounding sites by INCREASING THE SETBACKS and
responding at the corner to the precedent across Queen Anne and
responding to the front yard setback along Roy.
Design the ground level plaza and upper level amenity deck to TAKE
ADVANTAGE OF SOLAR EXPOSURE on the east side and views of the
Seattle Center and Downtown to the South.
ACTIVATE AND PROMOTE PEDESTRIAN STREET ACTIVITY WHILE

PROVIDING A TRANSITION from the commercial zone to the residential
zone at the pedestrian level.
2
631 QUEEN ANNE AVE. N.
SEATTLE, WASHINGTON
SITE ANALYSIS
SURVEY
NE 1/4 SEC. 25, TWP. 25 N., RGE. 3 E., W.M.
PARCEL NO. 942558-0000

"WILLIS CONDOMINIUM"
M
12 W. ROY ST. INIU
OM 4
PARCEL NO. 388040-0045 ND
CO . 36-4 4-25
OWNER: RAJNIKANT R& DILROZA SHAH LIS G 2
LOT 10 E WIL 137 / P 0/PG.
TH . 14
VOL VOL.
LOT 9 .
END
AM
W. ROY STREET
LOT 6
LOT 7
149.36 COUNTERBALANCE
PARK
"LOWER
2 ROY STREET
QUEEN ANNE CORNER PARK SITE"
PARCEL NO. 387990-0105
OWNER" CITY OF SEATTLE
144.08
AO 25546
LOT 14 LOT 1
25 W. ROY ST.
PARCEL NO. 387990-0490
OWNER: MONTEREY PARTNERS LLC
LOT 13

PARCEL NO. 387990-0425
ROY STREET
LOT 2 OWNER: WILLIAM & ERMA ARNOLD
LOT 3
321 1ST AVE. W. 617 QUEEN ANNE AVE N

“ PARCEL NO. 387990-0490 PARCEL NO. 387990-0435
148.25
” OWNER: MONTEREY PARTNERS LLC OWNER: METROPOLITAN MGMT COMPANY
LOT 12
147.00
"MARQUEEN HOTEL & RETAIL"
PARCEL NO. 701100-0000
OWNER" CITY OF SEATTLE
QUEEN ANNE CONDO

VOL. 140 / PG. 31-32
148.04
” “ ”
“ ” LOT 11
QUEEN ANNE AVE N

LOT 4
TOPOGRAPHIC AND BOUNDARY SURVEY

BUSH, ROED & HITCHINGS, INC.
LAND SURVEYORS & CIVIL ENGINEERS VIBRANT CITIES
2009 MINOR AVE. EAST
SEATTLE, Washington
(206) 323-4144
1-800-935-0508
VICINITY OF 631 QUEEN AVE. N.
98102-3513 FAX# (206) 323-7135
SEATTLE KING COUNTY WASHINGTON

3
SITE ANALYSIS
EXISTING SITE
LEGAL DESCRIPTION:
Lots 1 and 2 in Block 9 of supplemental plat of G. Kinnear’s Addition to the W
City of Seattle, as per plat recorded in volume 2 of plats, page 62, records of 2N
DA
QU
King County, Washington; T VE
RS W
EEN
E
RC
Except a portion conveyed to the city of Seattle by DEED recorded under W ME
ANN
PARCEL #3879900490
recording No. 710141. PARCEL #3879900640 PARCEL #3880400050
MULTIFAMILY
E DR
COMMERCIAL COMMERCIAL PARCEL #3880400045
PROJECT INFORMATION COMMERCIAL
IV
W
E
AY C
ZONING: SM-UP 85 (M1) PI
APN: 3879900425 W ROY ST YM
~00’
PROJECT TYPE: Mixed-Use
COUNTERBALANCE PARK
OL
W
SITE AREA: 11,070 SF PARCEL #3879900105 PARCEL #0520000000
OVERLAY: Uptown (Urban Village) 1ST COMMERCIAL MIXED USE
2 AVE
W
1 PROJECT SITE: 631 QUEEN ANNE AVE N R ST
ST
~00’
R CE PARCEL #3879900640 1
Y
PROJECT SITE : 631 QUEEN ANNE AVE N
2 MARQUEEN HOTEL ME PARKING LOT RO
PARCEL #3879900500 W PARCEL #3879900425 WAY ROY ST
MULTIFAMILY RIVE
3 COUNTERBALANCE PARK
NED
4
4 THE BAYVIEW ST AN
Y EEN
1S RO 3 PARCEL #3879900490 QU
W#3879900435
PARCEL
QUEEN ANNE AVE N

T MULTIFAMILY
UPTOWN URBAN VILLAGE BOUNDARY AV MIXED USE
E
2ND AVE W
1ST AVE W
N
PARCEL #3879900530
MUILTIFAMILY
EXISTING BUILDING: MANHATTAN EXPRESS PARCEL #7011000000
ST
(to be demolished) PARCEL #3879900485 MIXED USE
A
OH
PARCEL #8681460000 MULTIFAMILY
AL
COMMERCIAL
ST
W
L EY
L
VA
PARCEL #3879900465 PARCEL #3879900450

COMMERCIAL COMMERCIAL
W MERCER ST MERCER ST
ST
A
OH
AL
PARCEL #8681460000 PARCEL #2301650000
4
SEATTLE, WASHINGTON
SITE ANALYSIS
EXISTING SITE - SECTION
BAYVIEW
W ROY ST. W QUEEN ANNE DR

QUEEN ANNE AVE.
W ROY ST. PROJECT SITE

W MERCER ST.
NORTH - SOUTH SITE SECTION

(N.T.S.)
BAYVIEW
BEYOND
BARCLAY COURT
CONDOMINIUM
DEL ROY
CHANDLER HALL APARTMENTS
APARTMENTS
1ST AVE N
QUEEN ANNE
PROJECT SITE AVE N COUNTERBALANCE
2ND AVE W 1ST AVE W.
PARKING PARK
W ROY ST.
QUEEN ANNE AVE.
EAST - WEST SITE SECTION

(N.T.S.)

5
SITE ANALYSIS
ADDRESS: 631 Queen Avenue North
PARCEL #: 3879900425
EXISTING BUILDING: Retail / Wholesale – Convenience Market
LOT AREA: 11,070 sq. ft. (0.254 Acres)

2,13
LOCATION:
The site is located on the northeast corner of the intersection of W
Roy Street and Queen Anne Ave N and is 4 blocks northwest of the
Seattle Center. This area is considered the vibrant core to the Uptown
Neighborhood and is an active node with a focus on pedestrians and
transit riders.
1
The project site is flanked by traditional 1920’s/30’s era brick and wood
structures, the Bungalows Apartments to the south and the Del Roy
Apartments to the west. Diagonally across from the northeast corner is
Counterbalance Park. 1
SITE
ACCESS OPPORTUNITIES:
The site is located in the Uptown neighborhood in Seattle and a
walker’s paradise so daily errands do not require a car. Transit access
is very good on nearby streets, 6 Metro Routes and the RapidRide
D Line are in the vicinity. Car sharing is available from Zipcar and
RelayRides which means transit is convenient for most trips. The site
is located at the base of Queen Anne Hill, some bike infrastructure is
provided.
1, 8, 32, 994, D LINE 2, 13, 29
The nearby parks include: Counterbalance Park, Kinnear Place Park
and Franklin Place.
LEGAL DESCRIPTION:
Lots 1 and 2 in Block 9 of supplemental plat of G. Kinnear’s Addition to the 1, 2, 8, 13, 29, 32, 994, D LINE
City of Seattle, as per plat recorded in volume 2 of plats, page 62, records
of King County, Washington;
Bike Path Principal Arterials Important Pedestrian Connector Bus Stop
Except a portion conveyed to the city of Seattle by DEED recorded under Metro Transit Route Minor Arterials Planned Access Arterials Bus Stop - Transfer Point
recording No. 710141.
6
SEATTLE, WASHINGTON
SITE ANALYSIS
Entries
W ALOHA ST
Retail Entries:
Heart of Uptown areas are encouraged to provide
pedestrian friendly environment and streetscapes
that promote human interaction on the ground
level. Queen Anne Ave N is identified as a Main
Bayview
W OLYMPIC PL
Street Commercial Corridor in the Uptown Design
Guidelines, characterized by a mix of small shops
and a pedestrian oriented streetscape.
Vehicular and Residential Entries:

Throughout Uptown, especially on a corner lot,
QUE VALLEY ST
EN
ANN
ED
providing opportunities for interaction among
R Kinnear
Place
residents and neighbors is important. Residential
and vehicular entrries shall also be designed to offer
privacy and emphasize personal safety and security
1ST AVE N
for the building occupants.
W ROY ST
Counterbalance
Park
ROY ST
1ST AVE W
Power Control for

St. Paul’s
Seattle Citylight
Church
2ND AVE W
QUEEN ANNE AVE N
Marqueen Hotel
3RD AVE W
WARREN AVE N
Chase Project Site
Bank of America Bank Marketplace
Vehicle Route
Pedestrian Route
MERCER ST
Alley
Parking Entry
Commercial/Dining Entry
Safeway
Residential Entry
Preferred Location for Vehicular Entry
Seattle Repertory
Preferred Location for Commercial Zone/Dining
Theater
Preferred Location for Residential Entry
Heart of Uptown Character Area

7
URBAN DESIGN ANALYSIS
STREET ELEVATIONS
SM-UP 85 (M1)
631 Queen Anne Avenue N
ELEVATION 1
PROJECT SITE
ELEVATION 2
PROJECT SITE
APPROVED RENOVATION/ADDITION
MUP#3026223
ELEVATION 1
ELEVATION 2
8
SEATTLE, WASHINGTON
STREET ELEVATIONS
SM-UP 85 (M1)
631 Queen Anne Avenue N.
ELEVATION 1
ACROSS FROM
SITE
ELEVATION 2
ACROSS FROM SITE
ELEVATION 2
ELEVATION 1
9
SITE PHOTOS
PROJECT SITE
W ROY ST
QUEEN ANNE AVE N
10
SEATTLE, WASHINGTON
SITE PHOTOS
PROJECT SITE
W ROY ST
QUEEN ANNE AVE N

11
UPTOWN URBAN VILLAGE BOUNDARY
2 3
1
5
1 11 W MERCER ST / SDCI #3014863 2 800 QUEEN ANNE AVE N

10
“BOX WITH PUNCHED OPENINGS” “BOX WITH PUNCHED OPENINGS” + “BLOCK AND BAYS”
PROGRAM: MIXED USE / 42, 961 SF / 31 PARKING STALLS PROGRAM: APARTMENT / 48 UNITS
9
UPTOWN URBAN VILLAGE BOUNDARY
3 25 W ROY ST 4 600 QUEEN ANNE AVE

“BOX WITH PUNCHED OPENINGS” “BOX WITH PUNCHED OPENINGS”
PROGRAM: APARTMENT PROGRAM: HOTEL / RETAIL
PROJECT LOCATION KEY
12
SEATTLE, WASHINGTON
NEIGHBORHOOD DEVELOPMENT
The surrounding architectural design

developments are comprised of three
aesthetic cues:

BOX WITH PUNCHED OPENINGS
BLOCKS AND BAYS
ALTERNATE

Based on the gathered surrounding
context, generally the older brick
buildings adopted the box with
punched windows aesthetic while the
newer developments have the block
and bays configuration or an alternate
aesthetic.
Materials. The committee prefers that

the design focus on quality detailing
5 306 QUEEN ANNE AVE / SDCI #3013058 6 215 1ST AVE N / SDCI #3021477 7 320 QUEEN ANNE AVE N / SDCI #3024089 more than specific materials. Texture
“ALTERNATE WITH PUNCHED OPENINGS” “BOX WITH PUNCHED OPENINGS” + “BLOCK AND BAYS” “BLOCK AND BAYS” at the ground plan is important, as is
PROGRAM: APARTMENT / 50 UNITS / 3 LIVE-WORK / PROGRAM: MIXED USE / 71 UNITS / 2 LIVE-WORK PROGRAM: MIXED USE / 56 UNITS / 3 LIVE-WORK the creative use of modern materials.
11PARKING STALLS 4 PARKING STALLS This building will set a precedent for
new development in the neighborhood
and it should “fit” well within the
neighborhood.
8 300 1ST AVE W / SDCI #3017667 , 3018170 9 100 DENNY WAY / SDCI #3020197 10 203 WEST REPUBLICAN ST / SDCI #3020961
“BOX PUNCHED OPENINGS” “ALTERNATE WITH BLOCKS AND BAYS” “ALTERNATE + WITH PUNCHED OPENINGS ”
PROGRAM: MIXED USE / 168 UNITS / 14 LIVE-WORK / PROGRAM: MIXED USE / 164 UNITS /8 LIVE-WORK / PROGRAM: MIXED USE / 128 UNITS / 52 PARKING STALLS
142 PARKING STALLS 124 PARKING STALLS

13
CHARACTER OF HEART OF UPTOWN
2 1
4 1 COUNTERBALANCE PARK, 700 QUEEN ANNE AVE N

5
A vibrant landscape of different colors
Source:
Uptown Design Guidelines,
Revised 2013, Adopted 2009
City of Seattle, dpd
2 119 W ROY ST 3 600 QUEEN ANNE AVE N

PROJECT LOCATION KEY Common classic detailing around entrance Some new proposed mixd-used buildings take cues from the 1960s mid-century design
NEIGHBORHOOD DEVELOPMENT
Uptown Neighborhood features numerous architectural styles and a mix

of older brick buildings with the new and proposed contemporary building
materials.
Currently undergoing a wave of new development, properties

withtin the Uptown neighborhood range between 2-6 stories
from apartment to mixed use, and small commercial buildings.
4 531 QUEEN ANNE AVE N 5 432 QUEEN ANNE AVE N 6 528 QUEEN ANNE AVE N
Outdoor open space, a variety of materials, and a mix of older buildings with the new contemporary styles to enhance a continuous flow of pedestrian traffic.
14
SEATTLE, WASHINGTON
ENVIRONMENTAL ANALYSIS
SUMMER SOLSTICE: JUNE 21

SUNRISE: 5:12 AM
SUNSET: 9:12 PM
WINTER SOLSTICE: DEC. 20

SUNRISE: 7:55 AM
SUNSET: 4:21 PM
prevailing winds
n ho
rizo riz
ho o
n
QUEEN ANNE AVE N
ET
SU
SUNS
Seattle Center + Key Arena Waterfront + Olympic Sculpture Park
NRI
W ROY STREET
Aerial View Aerial View
SE
VIEWS TO
KINNEAR PARK
SITE
ROY STREET
N
NOO
VIEWS TO Seattle Downtown + Elliott Bay + Waterfront
1ST AVE W
DOWNTOWN
UN Aerial View
S
I S
E
SE
T NR
VIEWS TO
ELLIOT BAY
SU
NOON
winter winds
VIEWS TO
SEATTLE CENTER
TOWARDS SEATTLE
TOWARDS KINNEAR CENTER
PARK (5 BLOCKS SE)
(8 BLOCKS W) VIEWS TO Key Arena + Space Needle Kinnear Park
WATERFRONT
Roof Deck View Aerial View
MERCER STREET
W MERCER STREET

15
SURROUNDING USES
Queen Anne Ave N is identified

as a Main Street Commercial
Corridor in the Uptown Design P
Guidelines, characterized by P
a mix of small shops and a
pedestrian oriented streetcape. P
BAYVIEW
P RETIREMENT
The site is located in the heart W Olympic Pl COMMUNITY
of the Uptown Neighborhood,
an area defined by smaller BAYVIEW
RETIREMENT
retail establishments and W Olympic Pl COMMUNITY
P
restaurants as well as some
1920s and 1930s era brick P Valley St
apartment structures, and P W
Q ueen Anne
Warren Ave N
1st Ave N
Driv
2nd Ave N
Queen Anne Ave N
P ew
larger scaled contemporary RE-EVALUATION
COUNSELING
mixed-use development.
ay
P P Valley St
P W
P Q ueen Anne
Warren Ave N
1st Ave N
Driv
2nd Ave N
Queen Anne Ave N
ew RE-EVALUATION
COUNTER- COUNSELING
ay
P BALANCE PARK
Community Facilities W Roy St PROJECT SITE: 631 QUEEN ANNE AVE N
P
Entertainment
COUNTER-
P
Retail
Community Facilities
BALANCE PARK
Roy St
W Roy St
Park
Entertainment
P POWER CONTROL FOR
Mixed Use
Retail P SEATTLE CITY LIGHT
P P P P Roy St
Commercial
Park ST. PAUL’S
P CHURCH
Multi-Family/Apartment
Mixed Use
P POWER CONTROL FOR
SEATTLE CITY LIGHT
P P P
Single-Family
Commercial
BANK OF P
CHASE
ST. PAUL’S
AMERICA P
P P BANK
CHURCH
Proposed Projects
Multi-Family/Apartment
Project Site
Single-Family BANK OF
W Mercer St SDCI# 3025030
AMERICA SDCI# 3026223 CHASE Mercer St P
Bar & Restaurant P BANK
Proposed Projects
Art Project
Gallery Site P
W Mercer St P Mercer St
Market
Bar & Restaurant SAFEWAY
2nd Ave W
3rd Ave W
1st Ave W
P P
Bank
Art Gallery P
P Surface Parking P
SEATTLE REPERTORY CORNISH
Market SAFEWAY THEATER PLAYHOUSE
2nd Ave W
3rd Ave W
1st Ave W
P P
Bank
P Surface Parking SEATTLE REPERTORY CORNISH
THEATER PLAYHOUSE
0 5 10 30 45
16
SEATTLE, WASHINGTON
SEATTLE UPTOWN REZONE 2017 FINAL EIS · MARCH 2017 SEATTLE UPTOWN REZONE RECOMMENDATION DIRECTOR’S REPORT · JULY 12,
2 ALTERNATIVES
ZONING DATA
UPTOWN REZONE
Ballard
Interbay
Northend
LAKE
UNION
Upper
Queen
Anne DEVELOPMENT SITE
South
UPTOWN Lake
Union
ELLIOTT
Denny
BAY
Triangle
Belltown
SEATTLE UPTOWN REZONE RECOMMENDATION DIRECTOR’S REPORT · JULY 12, 2017
0 0.25 0.5
mi
Heart of Uptown and the Uptown Corridor

Exhibit 2–1 Uptown Study Area and Adjacent Neighborhoods PROJECT INFORMATION Neighborhood Charact
Uptown Park The heart of Uptown is both a transportation
Ballard-Interbay Northend ZONING: SM-UP 85 (M1) and
crossroads and the focus of pedestrian
Belltown
2.2 DESCRIPTION OF Uptown Park sits between 1st Ave W, Denny Way, Elliott Ave Well-
APN: 3879900425
retail activity. andserved by transit, the
Denny Triangle PROJECT TYPE: Mixed-Use
South Lake Union
THE STUDY AREA PROJECT SITE
Queen Anne Hill. This area features a Class
mixI Pedestrian
of uses with HeartAREA:
SITE of Uptown is how11,070
commercial many experience
SF
Street the Uptown
OVERLAY: Neighborhood Uptown– whether
(UrbanitVillage)
Upper Queen Anne The Uptown Urban Center is approximately 297 gross acres in size uses and mixed-use zoning in the southern half of the subarea and
is their destination, or they are passing
Uptown and encompasses the Seattle Center. Uptown lies adjacent to the
primarily multi-family uses and zoning in the northern halforof
through on the
their way to Seattle Center.
Source: Google Earth, BERK Queen Anne neighborhood to the north, South Lake Union to the Republican Most existing development consists of 2
Consulting 2016 neighborhood. Currently, the commercially-zoned
east, Belltown to the south, and Ballard-Interbay-Northend (Elliott Fessval Street areas
to 3 storyare, for with some single story
structures
Avenue) to the west. See Exhibit 2–1. the most part limited to heights of 40 Potensal
or 65 Light
feetRailandbuildings.
the residential
In addition to being the identifiable
neighborhood center of Uptown, this subarea
areas are a mix ranging from 40 feet to 75 Entrance
Stason feet. Some taller
provides
housing with the bulk
the neighborhood
Source: Seattle.Gov/, Uptown Directors Report 2017
projects were built under earlier zoning regulationsofand goodsareandtaller
services for the residents and
workers. The UDF recommends that future
than current maximum height limits.development should continue building on its pedestrian character
Heart of Uptown
and improve connections to and from Seattle Center. Developers

This rezone recommendation makes shouldlimited changes totodevelop
be encouraged the multi-sites to their full potential with a
17
2.4
family areas
EARLY by providing
DESIGN an incremental
GUIDANCE mix of increase
commercial,in heightand
residential, and cultural spaces.
floor area consistent with
FEBRUARY 07,the
2017Mayor’sThe
Housing Affordability
rezone recommends and
increasing allowable heights in the
SEATTLE, WASHINGTON
Heart of Uptown from 40 feet to 65 feet. This maintains the
SEATTLE UPTOWN REZONE 2017 FINAL EIS · MARCH 2017
ZONING DATA
ZONING MAPS NE QUEEN
WILLARD AVE W
O B S E R VAT O R Y
LR1 LR2
W LEE ST
LR1 LR2 LEE ST A N N E G R E E N B E LT
SF 10TH AVE W
COURTS
9TH AVE W
7TH AVE W
6TH AVE W
5TH AVE W
LR1
8TH
9600
AURORA AVE N
MR
PL W
LR1
N
E
W COMSTOC K ST
AV
8TH AVE W
BHY
W
KRACKE
LR3
O
LR1
EL
PA R S O N S PA R K
LR3 RC
IG
B
GARDEN
SW QUEEN MARSHALL W HIGHLAND DR HIGHLAND DR
A N N E G R E E N B E LT PA R K
WARREN AVE N
40’-65’
LR1 SF 5000 KERRY SF 5000
NOB HILL AVE N

LR2 PA R K
40’-85’
W PROSPEC T ST PROSPECT ST
W
SM-85
OL
YM WARD ST LR2
PIC
40’-65’ 40’-85’
W KINNEAR PL WARD
PL SPRINGS
PA R K
6TH AVE N
KINNEAR
PA R K
ALOHA ST
PROJECT SITE: 631 QUEEN ANNE AVE N 60’-85’-160’ PROJECT SITE: 631 QUEEN ANNE AVE N
2ND AVE N
BLAINE
3RD AVE N
PLACE
LR3
LR3 NC2-40 LR3
RC
40’-65’
DEXTER AVE N
4TH AVE N
40’-85’-160’
65’-85’-160’
VALLEY ST
W
ME
EL
40’-65’
RC W ROY ST COUNTERBALANCE
LI
ER
C1-65
O
TAYLOR AVE N
PL PA R K
TT
40’
5TH AVE N
ROY ST
AV
E
60’-65’ 40’-85’-160’
W
NC3P-40 NC3-40 UPGARDEN

NC3-65 65’
2ND AVE W
3RD AVE W
4TH AVE W
1ST AVE W
P - PAT C H
C2-40 MR NC3-40 MERCER ST
NC3-40 NC3-65
QUEEN ANNE AVE N

CENTENNIAL
85’-125’
PA R K W REPUBLICAN ST
NC3P-65 85’
IC-45 NC3-85 SM-SLU
160/
W HARRISON ST SEATTLE 85-240
HARRISON ST 85’
CENTER
NC3-65
W THOMAS ST 65’-85’-160’
THOMAS ST
1ST AVE N
ST
W
AD
ES SM-85
O
TE
85’-125’-160’
BR
RN
ELLIOTT MYRTLE AV
E
JOHN ST
EDWARDS W
BAY PA R K
SM-SLU
C2-40 DENNY
240/
PA R K
DENNY WAY 125-400
TILIKUM
DMC-65
ST
PLACE
DMC-85 DMR/R
Y
7T
EL
BA
125/65 H
LI
1S
DMR/C 2ND 3R 4T 5T AV
O
T D H H DMC
TT
AV E
AV AV AV AV
E 125/65
AV
240/290-400
ST
E E E E
E
Y
ER
0 250 500 1,000
TT
O LY M P I C DMR/R DMR/R DMR/C
BA
ALASKAN
ft DH1/45 W AY B LV D
S C U L P T U R E PA R K
125/65 240/65 240/125
Exhibit 2–4 Uptown Urban Center Boundary

PREVIOUS ZONING MAP
Current Zoning Map, 2016
Current Zoning NEW ZONING MAP
Incentive Zones Source: Seattle.Gov/GIS MAPS
(New zoning designation became effective 11/10/2017)
Pedestrian Areas
options to achieve the height proposals: amending LR3/LR3-RC
Single Family 5000
zone standards, rezoning to MR, or rezoning to SM. The Preferred Uptown Urban Center Boundary
Alternative is illustrated in Exhibit 2–5A on page 2.11.

Single Family 9600 Heart of Uptown and the Uptown Corridor
Low-Rise
Alternative 1 No Action would maintain a range of 40 to 65 feet in Mid-Rise The heart of Uptown is both a transportation
residential areas and 40 to 85 feet in commercial and mixed-use Seattle Mixed crossroads and the focus of pedestrian and
retail activity. Well- served by transit, the Heart provides the neighborhood with the bulk of
areas. Alternative 2 Mid-Rise would raise some heights in residential Neighborhood Commercial
of Uptown is how many experience the Uptown goods and services for the residents and
areas to 65 to 85 feet and commercial and mixed-use areas from 85 Commercial
Neighborhood – whether it is their destination, workers. The UDF recommends that future
to 125 feet. Alternative 3 High Rise would have similar residential Downtown Harborfront
or they are passing through or on their way to development should continue building on its
Downtown Mixed
Seattle Center. pedestrian character and improve connections
Industrial Commercial Most existing development consists of 2 to to and from Seattle Center. Developers should
Source: City of Seattle 2016 3 story structures with some single story be encouraged to develop sites to their full
buildings. In addition to being the identifiable potential with a mix of commercial, residential,
neighborhood center of Uptown, this subarea and cultural spaces.
2.9
18
SEATTLE, WASHINGTON
SEATTLE UPTOWN REZONE 2017 FINAL EIS · MARCH 2017
SEATTLE UPTOWN REZONE RECOMMENDATION DIRECTOR’S REPORT · JULY 12, 2017

NE QUEEN
ZONING DATA
WILLARD AVE W
W LEE ST O B S E R VAT O R Y
ZONING MAPS
LEE ST A N N E G R E E N B E LT
COURTS
10TH AVE W
9TH AVE W
7TH AVE W
6TH AVE W
5TH AVE W
8TH
AURORA AVE N
PL W
N
Preferred Alternative Growth Estimate Scenario (Beige) and Full Buildout (Orange)
NE QUEEN
E
WILLARD AVE W
W COMSTOC K ST W LEE ST O B S E R VAT O R Y
AV
8TH AVE W
BHY LEE ST A N N E G R E E N B E LT
COURTS
10TH AVE W
9TH AVE W
7TH AVE W
6TH AVE W
5TH AVE W
W
8TH
KRACKE
O
40’
EL
PA R S O N S PA R K
AURORA AVE N
IG
PL W
N
GARDEN
E
W COMSTOC K ST
AV
SW QUEEN
8TH AVE W
MARSHALL W HIGHLAND DR HIGHLAND DRB H Y
W
A N N E G R E E N B E LT KRACKE
O
PA R K
40’
WARREN AVE N
EL
PA R S O N S KERRY PA R K
G
NOB HILL AVEB IN
GARDEN PA R K
SW QUEEN W HIGHLAND DR
85’
MARSHALL W PROSPEC T ST HIGHLAND
PROSPECT ST DR
A N N E G R E E N B E LT PA R K
85’
WARREN AVE N
KERRY
NOB HILL AVE N

PA R K
W
OL
85’
YM W PROSPEC T ST WARD ST PROSPECT ST
50’
PIC W KINNEAR PL WARD
PL SPRINGS
85’
PROJECT SITE: 631 QUEEN ANNE AVE N
PA R K
40’
W
K I N N E AORLY ALOHA ST WARD ST
50’
PA R K MP
65’
IC W KINNEAR PL WARD
2ND AVE N
BLAINE
3RD AVE N
PL SPRINGS
W PLACE
PROJECT SITE: 631 QUEEN

50’ ANNE AVE N
ME PA R K
40’
RC
85’
DEXTER AVE N
E RK I N N E A R
PL ALOHA ST
PA R K
65’
2ND AVE N
BLAINE
3RD AVE N
VALLEY ST
W PLACE
50’ 50’
ME
EL
RC
85’
COUNTERBALANCE
LI
DEXTER AVE N
ER
O
TAYLOR AVE N
PA R K
TT
PL
4TH AVE N
5TH AVE N
6TH AVE N
ROY ST VALLEY ST
AV
85’
E
QUEEN ANNE AVE N

W
50’ 65’
EL
COUNTERBALANCE UPGARDEN
LI
80’
1ST AVE W
1ST AVE N
O
P - PAT C H
TAYLOR AVE N
PA R K
TT
65’
4TH AVE N
5TH AVE N
6TH AVE N
ROY ST
AV
50’ 85’
E
QUEEN ANNE AVE N

2ND AVE W
3RD AVE W
4TH AVE W
W
65’ UPGARDEN MERCER ST
80’ 85’-
1ST AVE W
1ST AVE N
P - PAT C H
50’ 65’ 65’ 125’

45’ 95’
CENTENNIAL
2ND AVE W
3RD AVE W
4TH AVE W
PA R K MERCER ST
W REPUBLICAN ST
85’-
65’ 85’-95’ 125’
45’ 95’
CENTENNIAL
PA R K
W REPUBLICAN ST
SEATTLE
85’-95’
W HARRISON ST
CENTER
85’
W HARRISON ST SEATTLE
W THOMAS ST CENTER
85’ THOMAS ST
125’/160’
ST
W THOMAS ST
240’
W
AD
ES THOMAS ST
O
TE
BR
RN
ELLIOTT
125’/160’
MYRTLE AV JOHN ST
ST
EDWARDS E
240’
W W
BAY
AD
50’
PA R K ES
O
TE
BR
RN DENNY
ELLIOTT MYRTLE AV
E
JOHN ST PA R K
EDWARDS W DENNY WAY
BAY
50’
PA R K
TILIKUM
DENNY
ST
PLACE
PA R K
Y
7T
EL
BA
DENNY WAY H
LI
1S 2N 3R 4T 5T AV
O
65’ 85’ 125’

T D D H H
TT
E
AV AV AV AV T I L I K U M AV
AV
ST
E E E E PLACE E
ST
E
Y
Y
7T
ER
EL
BA
0 250 500 1,000 H
TT
LI
1S 2N 3R 4T 5T AV
O
O LY M P I C
BA
65’ 85’ 125’
T D D H H
TT
ALASKAN E
ft S C U L P T U R E PA R K AV AV AV AV AV
AV
W AY B LV D
ST
E E E E E
E
Y
ER
0 250 500 1,000
TT
O LY M P I C
BA
Exhibit 2–5A Uptown Urban Center Boundary
ALASKAN
PreferredftAlternative Height Map
S C U L P T U R E PA R K
W AY B LV D
Open Space and Recreation

EIS Alternatives
Uptown Urban Center from Uptown
Boundary UDF
UPTOWN REZONE 2017
Exhibit 2–5A Preferred Alternative Height Map
Seattle Center Management Area
Open Space and Recreation
(Non Open Space and Recreation)
UPTOWN REZONE 2017
Environmental Impact Study
Growth Estimate Scenario (Beige) and Full Buildout (Orange)
Seattle
Preferred CenterHeights
Alternative Management Area
(Non Open Space and Recreation)
Preferred Alternative
The UDF• recommended
West of Seattle Center, and movinginnorth
that changes to south,
zoning include through
be studied Preferred Alternative Heights
Height Proposals
graduated moderate to greater heights. Preferred Alternative
XX Recommended Zoning
an Environmental
• West ofImpact Studyand
Seattle Center, (EIS). Thenorth
moving UDFtoset outinclude
south, 2 different Height
Height Proposals
Changes
• Along Mercermoderate
graduated Street north
to of Seattle
greater Center and Aurora Avenue
heights.
height alternatives plus a ‘no-action’ alternative for study that would XX XXNoRecommended
Source: Change Zoning
to Existing
Seattle.Gov/, UptownZoning
Directors
N, apply height increases similar to Alternative 2. Height Changes
demonstrate• Along Mercer Street
the potential north ofand
impacts Seattle Center and
tradeoffs Aurora Avenue
between different
Report 2017
Rezones to Change
Seattle Mixed Zoning subject to
XX No to Existing Zoning
• Propose
N, apply height increases similar to Alternative 2. Seattle
the greater heights in triangle south east of affordable housing requirements and other
heights in different parts
Center in the rangeofofthe neighborhood.
Alternatives 2 and 3. The EIS studied public benefit
Rezones requirements.
to Seattle Mixed Zoning subject to
• Propose the greater heights in triangle south east of Seattle affordable housing requirements and other
potential impacts on the built and natural environment looking Source: City of Seattle, 2017
public benefit requirements.
Center in the range of Alternatives 2 and 3.
ahead 20 years. For all topics, the EIS studied impacts as growth Source: City of Seattle, 2017
occurs under existing zoning as well as possible rezone scenarios.

Specific issues that the EIS studied include:
• Proposed heights, redevelopment, and potential effects of
growth on land use compatibility and housing displacement; 2.11
2.11
• How different heights would change public views, increase
19
shade and shadow, and other aesthetic impacts; DPD Project #3028550 631 QUEEN ANNE AVE. N.
• The effect of redevelopment on housing supply and affordability;
SEATTLE DESIGN GUIDELINES (SDG) AND UPTOWN DESIGN GUIDELINES (UDG)
CONTEXT AND SITE

SDG CS1. Natural Systems and Site Features SDG
UDG CS2. Urban Pattern and Form SDG
UDG CS3. Architectural Context and Character
Strengthen the most desirable forms, characteristics, and patterns of the streets,
block faces, and open spaces in the surrounding area.
A. Location in the City and Neighborhood
B. Adjacent Site, Streets, and Open Spaces
C. Relationship to the Block
Corner Sites: Corner site can serve as gateways or focal points; both
require careful detailing at the first three floors due to their high visibility from two
or more streets and long distances. Consider using a corner to provide extra space
Use natural systems and features of the site and its surroundings as a starting for pedestrians and a generous entry, or build out to the corner to provide a strong Contribute to the architectural character of the neighborhood.
point for the project design. urban edge to the block.
A. Emphasizing Positive Neighborhood Attributes
D. Height, Bulk, and Scale
A. Energy Use B. Local History and Culture
Massing Choices: Strive for a successful transition between zones where
B. Sunlight and Natural Ventilation a project abuts a less intense zone. In some areas, the best approach may be to Uptown Supplemental Guidance
Daylight and Shading: Maximize daylight for lower the building height, break up the mass of the building, and/or match the scale
interior and exterior spaces and minimize shading on of adjacent properties in building detailing. I. Architectural Context
adjacent sites through the placement and/or design of The Uptown Park character area emphasizes the notion of historic
structures on the site. Uptown Supplemental Guidance
continuity - the relationship of built structures over time. This relationship
C. Topography encourages diversity of styles within a coherent whole, reinforcing the key elements
Land Form: Use the natural topography and/ I. Responding to Site Characteristics
or other desirable land forms or features to In the Uptown Urban and Heart of Uptown character areas, encourage of noteworthy buildings.
inform the project design. outdoor dining area utilizing sidewalks and area adjactent to sidewalks. Outdoor
D. Plants and Habitat dining is especially encouraged for sites on block faces with southern exposure.
On-Site Features: Incorporate on-site natural II. Streetscape Compatibility
habitats and landscape elements such as: existing trees, III. Cornet Lots
native plant species or other vegetation into project design Corner lots are often desirable location for small publicly-accessible plazas,
and connect those features to existing networks of open turrets, clock towers, art and other special features. Design corner retail entries to
spaces and natural habitats wherever possible. Consider not disrupt access to residential uses above.
relocating significant trees and vegetation if retention is IV. Height, Bulk and Scale Compatibility
not feasible. In the Uptown Urban character area larger massing units and less
Landscape feature along
E. Water Queen Anne Ave.
modulation are appropriate, provided they are carefully designed, with quality
materials.
Response: Response: Response:

The development proposal nests itself within the topography and is within the The development proposal nests itself within the The proposed option will incorporate the varying architectural styles of the
current zoning. The project responds to the sloping site by locating the garage entry at topography and is within the current zoning. The project responds surrounding neighborhood such as the use of brick in the exterior material palette. The
the lowest point along the Roy Street side and placing the parking below grade. Located to the sloping site by locating the garage entry at the lowest point building design complies and reflects the existing, new, and/or modern emerging trends
on an unusual intersection, the corner facade articulation aims to slow the pedestrian along the Roy Street side and placing the parking below grade. within the Uptown Neighborhood area.
as well as vehicular movements along these paths. Natural elements are utilized to Located on an unusual intersection, the corner facade articulation
soften the hardscape condition. aims to slow the pedestrian as well as vehicular movements along
these paths.
Utility Clearance,
In the Uptown Urban and Heart of Uptown, corner sites can serve Section along Queen
as gateways or focal points; both require careful detailing at the Anne Ave. N.
first three floors due to their high visibility from two or more streets
and long distances. The corner area will provide extra space for
pedestrians.
20
SEATTLE, WASHINGTON
APPLICANT PRIORITY DESIGN GUIDELINES
RESPONSES TO PRIORITY DESIGN GUIDELINES
PUBLIC LIFE
SDG PL1. Connectivity SDG PL2. Walkability
UDG UDG
UNIT
UNIT
UNIT
UNIT
Complement and contribute to the network of open spaces around the site and UNIT Create a safe and comfortable walking environment that is easy to navigate and
the connections among them. well-connected to existing pedestrian walkways and features.
A. Network of Open Space UNIT
A. Accessibility
Enhancing Open Space: Design the building and open spaces to positively
B. Safety and Security
contribute to a broader network of open spaces throughout the neighborhood. UNIT
C. Weather Protection
The site outdoor spaces shall be defined through a combination of building W ROY STREET
D. Wayfinding
and landscaping, promoting both physical and visual connection to the street.
Amenities shall reflect the surrounding characteristics of the neighborhood. COMMERCIAL
Uptown Supplemental Guidance
B. Walkways and Connections
C. Outdoor Uses and Activities PARKING I. Entrances Visible from the Street
Throughout Uptown, major
entrances to developments should be LED Flushed Lighting
Street Level Interaction prominent. The use of distinctive designs
Uptown Supplemental Guidance (section at Roy) with historical references is strongly encouraged. Design, detailing, materials
Open seating space along W Roy Street.
and landscaping may all be employed to this end. Building addresses and names
I. Streetscape Compability
should be located at entrances, tastefully crafted.
Throughout Uptown developments that respond to outward to the public
II. Pedestrian Open Spaces and Entrances
realm are preferred.
UNIT
Throughout Uptown entries should be designed to be pedestrian friendly
(via position, scale, architectural detailing, and materials) and should be clearly
Locate plazas intended for public use at or near grade to promote both a
discernible to the pedestrian.
physical and visual connection to the street. Special paving materials, landscaping, UNIT
and other elements can be used to provide a clear definition between the public
and private realms. UNIT
II. Landscaping to Reinforce Design Continuity with Adjacent Sites

Within the Uptown Park character area. streetcape improvements should UNIT
include a consistent landscaped planting strip between the sidewalk and the street
as consistent with the historic pattern in the area. New developments may take UNIT
guidance from the Uptown Park District Landscaped Streets Elements as endorsed
by the Uptown Alliance, for the format of streetscape improvements.
UNIT
UNIT
QUEEN ANNE AVE.
COMMERCIAL
Response: Response:
Located within the Heart of Uptown, the development proposal reflects the Weather protection will be provided at the ground level with overhead canopies.
surrounding architectural context and its design opportunities. The exterior design PARKING
The design proposal incorporates LED strip lights embedded flush to sidewalk that
and overall massing provides opportunities for views to the surroundings including mimic LED’s used at Counterbalance Park in addition to promoting positive distraction
Downtown Seattle, waterfront and Elliott Bay. The orientation was especially critical in and slow pedestrian-vehicle movement at the major intersection.
order to provide an optimum view for the tenants. Street Level Interaction
(section at Queen Anne)

21
PUBLIC LIFE DESIGN CONCEPT

SDG PL3. Street-Level Interaction SDG PL4. Active Transportation SDG DC1. Project Uses and Activities
UDG UDG UDG
Encourage human interaction and activity at the street-level with clear connection Incorporate design features that facilitate active forms of transportation such as Optimize the arrangement of uses and activities on site.
to building entries and edges. walking, bicycling, and use of transit. A. Arrangement of Interior Uses
A. Entries A. Entry Locations and Relationships B. Vehicular Access and Circulation
B. Residential Edges B. Planning Ahead for Bicyclists C. Parking and Service Uses
Interaction: Provide opportunities for interaction among residents and C. Planning Ahead for Transity
neighbors. Consider locating commonly used features or services such as Uptown Supplemental Guidance
mailboxes, outdoor seating, seasonal displays, children’s play equipment, and Uptown Supplemental Guidance
space for informal events in the area between building as a mean of encouraging I. Parking and Vehicle Access
interaction.The treatment of the ground level at a human scale by providing a I. Pedestrian Open Spaces and Entrances Throughout Uptown the preferred location for surface parking lots is in
space can influence pedestrian and vehicular movement on the street level. Including amenities for transit riders in a building’s design rather than the rear of the building or away from or otherwise screened from the street and
C. Retail Edges the traditional use of curbside bus shelters generates a safer and more active sidewalk.
street. In the Uptown Urban and Heart of Uptown character areas the elimination
Uptown Supplemental Guidance of curbside bus shelters is encouraged in retail areas as appropriate. These boxy II. Blank Walls
shelters visually obstruct storefront and provide cover for criminal activity. Building Within the Uptown Park character area landscaping (e.g. trellised climbing
I. Human Activity designs are encouraged that integrated canopies to accommodate transit riders plants and other urban greenery) is the preffered treatment for walls. Larger wall
A top priority within the Heart of Uptown character area is to promote and nurture stewardhip of transit stops and property owners and businesses. areas should include landscaped treatments at the wall or between the wall and
active, customer-oriented retail storefronts at street level. The ground floor of public rights-of-way, but not in a manner that would create unsafe conditions.
building in this character area should help create the most active and vibrant street
environment in Uptown. A variety of narrower store-front shops are preferred to III. Retaining Walls
wide continuous single storefronts. Throughout Uptown retaining walls should be constructed of materials
that will provide substantial pattern and texture.
II. Transition Between Residence and Street. IV. Design or Parking Lots Near Sidewalks
Front Setback: Where feasible, new development in the Uptown Park In the Uptown Urban and Heart of Uptown character areas, at-grade parking
character area should consider landscaping any setback from the sidewalk. lots near sidewalks are strongly discouraged.
Landscaping within a setback should provide a transition from public to private V. Visual Impacts of Parking Structures
space and define a boundary between these. The use of raised planters within the Throughout Uptown designs that lessen the visibility of parking structures
setback should be encouraged in some location where this would reduce impact to are preferred. Garage and parking structures should, where feasible, incorporate
landscaping from foot traffic and sidewalk litter. landscaping to reduce their visual impact. Landscaping may include climing
plantings and other landscape means to reduce the impact of larger blank walls.
Large open paved driveways and carports are strongly discouraged. Alley access
is preferred, if feasible.
The development proposal seeks to integrate the ground level uses into the Located in a bicycle-friendly neighborhood, the development proposal includes The development proposal entrances will have clear and visible identifications.
public realm, enhancing human activity along the street. The residential entry will be a bike storage for the tenants. The residential and commercials entries will be signified and defined by both landscape
signified and defined by both landscape and hardscape features that will provide a sense and hardscape features that will provide a sense of identity and security to the tenants.
of identity and security to the tenants. The preferred design fosters human activity with The preferred design fosters human activity with a proposed outdoor dining area that is
a proposed outdoor dining area that is visible and directly accessible from the sidewalk. visible and directly accessible from the sidewalk. Bicycle storage access is located on
Insets of the commercial program create a distinction from the residential units above the northwest corner, away from the main corner.
while creating an unobstructed open sidewalk in order to promote walkability on the
street level.
22
SEATTLE, WASHINGTON
SDG SDG DC3. Open Space Concept SDG

UDG DC2. Architectural Concept UDG UDG DC4. Exterior Elements and Finishes
Develop an architectural concept that will result in a unified and functional design Integrate open space design with the design of the building so that each Use appropriate and high quality elements and finishes for the building and its
that fits well on the site and within its surroundings. complements the other. open spaces.
A. Massing A. Building-Open Space Relationship A. Building Materials
Site Characteristics and Uses: Arrange the mass of B. Open Space Uses and Activities B. Signage
the building taking into consideration the characteristics of C. Design C. Lighting
the site and the proposed uses of the building and its open D. Trees, Landscape and Hardscape Materials
space. In addition, special situations such as very large Uptown Supplemental Guidance E. Project Assembly and Lifespan
sites, unusually shaped sites, or sites with varied topography
may require particular attention to where and how building I. Landscaping to Enhance the Building and/or Site Uptown Supplemental Guidance
massing is arranged as they can accentuate mass and Throughout Uptown, but especially within the Uptown Park character area,
height. landscaping should be substantial and include a variety of textures and colors, to I. Architectural Context
B. Architectural and Facade Composition the extent possible. Landscaping should be used to enhance each site, including in the Uptown Park character area, extensive landscaping, the use of brick
C. Secondary Architectural Features Strong corner massing buildings, setbacks, entrances, open space areas, and to screen parking and other and inlaid tile as building materials and designs with an appearance of substance
D. Scale and Texture can function as a visual less visually attractive areas. Encourage planted containers at building entries. and quality are recommended to promote Uptown Park’s desired character.
anchor for a block.
E. Form and Function (UDG, p.2)
II. Exterior Finish Materials
Within the Uptown Park and Heart of Uptown character areas, the use of
Uptown Supplemental Guidance historic looking brick and tile facades are strongly encouraged to create a more
consistent, unified, and historic appearance throughout the district. The use of
I. Architectural Context decorative brick facade is consistent historically within the Uptown area, with a
The Uptown Park and Heart of Uptown character districts prefer an strong concentration just north of the district across W. Mercer St. Facade detailing
architecture that emphasizes human scale and quality, detailing and materials, is strongly encouraged and buildings may incorporate both materials to provide a
and that remain compatible with the existing community. Generally, the following richer finish.
architectural features are encouraged during the design review process: III. Commercial Signage
a. Increased architectural detailing; Throughout Uptown tasteful signs designed for pedestrians (as opposed to
b. Individualized storefronts; passing vehicles) are preferred. Backlit signs, animated reader boards and similar
c. Substantial window detailing and recessed windows; are discouraged. Blade signs, wall-mounted signs, signs below awnings and similar
d. Variation in roofline and additional roofline detailing, honest parapet signs are preferred.
line with built-up cornice; and IV. Commercial Lighting
e. References to historic architectural styles of Worlds-Fair-era Seattle. Uptown accommodates shopping and eating experiences during the dark
II. Architectural Concept and Consistency hours of the Northwest’s late fall, winter, and early spring. Pedestrian area lighting
III. Human Scale is an important feature of each block in the Uptown Urban character area, and the
Throughout Uptown human-scaled architecture is strongly preferred. Heart of Uptown character area.
Proportion should be provided by such components as the detail of windows,
doorways, and entries. Appropriate scale and proportion may also be influenced by
the selection of building materials.
Located within the Heart of Uptown, the development proposal reflects the The preferred option incorporates an open outdoor dining that is accessible The development proposal consists of materials and finishes relevant to the
surrounding architectural context and its design opportunities. The exterior design from Roy Street. The open space is also recessed from the sidewalk to create a semi- surrounding Uptown Neighborhood character and architectural styles. The simple
and overall massing provides opportunities for views to the surroundings including private space for the users at the street level. The residential building entry is offset form and articulation of the facades support the contemporary design aesthetic. In
Downtown Seattle, waterfront and Elliott Bay. The orientation was especially critical in from the outdoor dining space to accentuate the entry and separate the two adjacent addition to exterior LED lighting, the use of glazing and large storefront windows will
order to provide an optimum view for the tenants. building uses. help enhance visibility and a sense of security.

23
MATERIALS SELECTION
PROPOSED PALETTE
PROMINENT CORNER ELEMENT STRONG CONTRASTING COLORS & LOTS OF GLASS STREET-LEVEL TRANSPARENCY
ALEXAN 100 CLARENDON EXPO APARTMENTS
MATERIALITY
The site is on a prominent, visible corner and the visual
anchor of a long view-corridor down Roy Street. Therefore
it is important to make the building noticable and iconic
while still acknowledging the surrounding context. A limited
scope of brick, mainly at the base retail level and insets,
references the numerous older and modern brick buildings in
this section of Queen Anne. Canopies or overhangs should
also be employed at the base level to provide protection to
the seating areas.
The upper stories can be made of fiber cement panels

or similar material to distinguish the building from the
surrounds. They should exhibit a strong contrast but not
overpowering, so as not to diminish the colorful spectacle
of Counterbalance Park and the proposed site landscaping.
Black, white and gray tones should be used along with an LARGE, STAGGERED WINDOWS FIBER CEMENT PANELS
abundance of glass. 19 TH & MERCER, CAPITOL HILL ELAN UPTOWN FLATS
24
SEATTLE, WASHINGTON
TEAM WORK EXPERIENCE
WORK EXAMPLES BY ARCHITECT AND DEVELOPER
LOFTS AT SECOND AND MAIN ZEAL LOFTS BROOKLYN YARD
BRIO LOFTS ALEXAN CENTRAL PARK REDMOND SQUARE

25
PRECEDENT STUDY
DESIGN INSPIRATION
MODERA GLENDALE MODERA BELMONT
EXPO APARTMENTS ROOF DECK CUE APARTMENTS STOCKLAND MERRYLANDS
26
SEATTLE, WASHINGTON
Page left intentionally blank

27
ARCHITECTURAL MASSING CONCEPTS
INTRODUCTION TO MASSING OPTIONS
OPTION 03 - HINGES
OPTION 01 - FLUSH COMMERCIAL OPTION 02 - STEPPED MASSING (PREFERENCE PRESENTED @ EDG1)
BUILDING SETBACKS ING

BUILDING
SETBACK
TOP FLOOR RE-

CESSED FURTHER
RECESSED AT
TOP FLOOR
MAIN BUILDING
MASS SETBACK
SETBACK TO
BREAK UP MASS
RETAIL BASE
INSET FACADE FOR FLOATING MASS
UTILITY CLEARANCE
RETAIL SETBACK
TO OPEN CORNER
WHOLE BUILDING
RETAIL SETBACK SETBACK
ROOF DECK
MASS / MATERIALITY
MASS / MATERIALITY
MASS / MATERIALITY
INSET BALCONIES
ROOF DECK
ROOF DECK
UPPER MASS AND MATERI-
INSET BALCONIES
MAIN BUILDING
UPPER BUILDING MASS MASS
MAIN BUILDING
MASS
BASE AND STOREFRONTS

VERTICAL ELEMENT VISION AND SPANDREL
SECONDARY MASS GLAZING RECCESSED SIDEWALK
LOWER RETAIL MASS CAFE
SIDEWALK CAFE
CONTINUED RETAIL BASE AND

RETAIL BASE LARGE PEDESTRIAN
PLAZA
FAR: 5.23 FAR: 5.25 FAR: 5.24

GSF TOTAL: 74,727 SF GSF TOTAL: 73,393 SF GSF TOTAL: 73,905 SF
GFA TOTAL: 57,882 SF GFA TOTAL: 58,098 SF GFA TOTAL: 58,015 SF
UNITS/PARKING COUNT: 96 units, 20 parking stalls UNITS/PARKING COUNT: 93 units, 20 parking stalls UNITS/PARKING COUNT: 95 units, 20 parking stalls
CODE COMPLIANT 2 DEPARTURES REQUIRED (Res. entrance on class 2 2 DEPARTURES REQUIRED (Res. entrance on class 2 street) &
street) & (Steet level use on Class 2 street) (Steet level use on Class 2 street)
PROS
1. Wider sidewalk along Queen Anne Avenue. PROS PROS
2. Scale of the building in context with structures to 1. Wider sidewalk along Queen Anne Avenue. 1. Wider sidewalk along Queen Anne Avenue
the north, east, and proposed surrounding projects. 2. East wall setback allows for streetscape design. 2. East wall setback allows for streetscape design
3. Largest commercial space provided. 3. Largest commercial space provided. 3. Upper NE corner balconies provide views to Park
4. Maximum amount of units. 4. Scale of the building in context with structures to 4. Scale of the building in context with structures to the
the north, east, and proposed surrounding projects. north, east, and proposed surrounding projects
CONS
1. Does not provide ample exterior public open space. CONS CONS
2. Sub-optimal roof top deck orientation. 1. Upper story setbacks to achieve allowable FAR. 1. Upper story setbacks to achieve allowable FAR
3. Apartment entry splits first floor retail. 2. Sub-optimal roof top deck orientation. 2. Abrupt massing change on the southeast upper level
4. Pulling commercial out to property line restricts 3. Apartment entry splits first floor retail. due to the adjacent property line
sidewalk dimension. 4. Pulling commercial out to property line restricts 3. Limited units at the uppermost floor level
sidewalk dimension.
28
SEATTLE, WASHINGTON
OPTION 02 - STEPPED MASSING OPTION 04 - THE CRISP CORNER
(PRESENTED @ EDG1) (PREFERENCE PRESENTED @ EDG 2)
BUILDING SETBACKS
TOP FLOOR RE-
CESSED FURTHER
RECESSED AT
TOP FLOOR
MAIN BUILDING
MASS SETBACK
SETBACK TO
BREAK UP MASS
RETAIL BASE
SETBACK TO
BREAK UP MASS
INSET FACADE FOR
UTILITY CLEARANCE
RETAIL SETBACK
TO OPEN CORNER
RETAIL SETBACK
TO OPEN CORNER
MASS / MATERIALITY
MASS / MATERIALITY
ROOF DECK ROOF DECK
GREEN ROOF UPPER MASS
MAIN BUILDING
MASS
MAIN BUILDING
MASS UPPER MASS
BASE AND STOREFRONTS RECESSED LOWER BASE 4

VERTICAL ELEMENT
STORIES TO RESPOND TO
SECONDARY MASS
ADJACENT BUILDING
SIDEWALK CAFE
SIDEWALK CAFE
TWISTED TOWER
FAR: 5.25 FAR: 5.25

GSF TOTAL: 73,393 SF GSF TOTAL: 74,328 SF
GFA TOTAL: 58,098 SF GFA TOTAL: 58,133 SF
UNITS/PARKING COUNT: 93 units, 20 parking stalls UNITS/PARKING COUNT: 93 units, 20 parking stalls
2 DEPARTURE REQUIRED (Res. entrance on class 2 street) & 2 DEPARTURES REQUIRED (Res. entrance on class 2 street) &
(Steet level use on Class 2 street) (Steet level use on Class 2 street)
PROS PROS
1. Wider sidewalk along Queen Anne Avenue. 1. Wider sidewalk along Queen Anne Avenue
2. East wall setback allows for streetscape design. 2. East wall setback allows for streetscape design
3. Largest commercial space provided. 3. Upper NE corner balconies provide views to Park
4. Scale of the building in context with structures to 4. Scale of the building in context with structures to the north,
the north, east, and proposed surrounding projects. east, and proposed surrounding projects
CONS CONS
1. Upper story setbacks to achieve allowable FAR. 1. Upper story setbacks to achieve allowable FAR
2. Sub-optimal roof top deck orientation. 2. Abrupt massing change on the southeast upper level
3. Apartment entry splits first floor retail. due to the adjacent property line
4. Pulling commercial out to property line restricts 3. Limited units at the uppermost floor level
sidewalk dimension.

29
DESIGN PROPOSAL
OPTION 1: FLUSH COMMERCIAL - CONTEXT MASSING
FAR: 5.23
GSF TOTAL: 74,727 SF 2N
GFA TOTAL: 57,882 SF DA
V EW
UNITS/PARKING COUNT: 96 units, 20 parking stalls
CODE COMPLIANT
1S
TA
VE
PROS W
1. Wider sidewalk along Queen Anne Avenue

2. Scale of the building in context with structures to QU
the north, east, and proposed surrounding projects. EE
ST N
3. Largest commercial space provided. ER AN
RC NE
4. Maximum amount of units. ME AV
E
N
CONS
1. Does not provide ample exterior public open space. ST DR
Y
2. Sub-optimal roof top deck orientation. RO NE
ST W AN
3. Apartment entry splits first floor retail. Y N
RO EE
4. Pulling commercial out to property line restricts 1S
T QU
sidewalk dimension. AV W
E
N
ST
Y
L LE
VA
ST
A
H
O
AL
30
SEATTLE, WASHINGTON
DESIGN PROPOSAL
OPTION 1: FLUSH COMMERCIAL - SITE PLAN
VALLEY STREET
KINNEAR PLACE
W QUEEN ANNE DR
QUEEN ANNE AVE N

WILLIS CONDOMINIUM
(5 STORIES)
W ROY STREET
BIKE PARKING COMMERCIAL
ACCESS ACCESS ACCESS
COUNTER BALANCE PARK
BUILDING
CURB TO
PLAN DIAGRAM LEGEND
8’-0”
BARCLAY
COURTS CONDOMINUM
COMMERCIAL (3 STORIES)
DOWN TO PARKING
ACCESS COMMERCIAL
DEL ROY APARTMENTS
(4 STORIES)
RESIDENTIAL
RESIDENTIAL
ACCESS
BIKE
ROY STREET
PARKING / SERVICE USES
COMMERCIAL
ACCESS
EGRESS PATH
PROPOSED DEVELOPMENT
8’-0” 5’-0” 9’-0” EXISTING TREES

BUNGALOWS MIXED USE MARQUEEN HOTEL KEYS ON
PROPERTY CURB TO
LINE TO APARTMENT BUILDING (3 STORIES) MAIN
BUILDING (4 STORIES) ST. PAUL’S PROPOSED TREES
EPISCOPAL
CHURCH
0 5 10 30 45

31
DESIGN PROPOSAL
OPTION 1: FLUSH COMMERCIAL - BUILDING DATA
Option 1:
FLUSH COMMERCIAL MASS COLORED BY USE
SITE AREA 11,070
Allowable FAR
SM-UP 85 5.25 58,118 STEPPED MASSING AT
CORNER OF W ROY ST &
QUEEN ANNE AVE N
GSF TOTAL 74,727
1,2
FAR TOTAL 5.23 57,882 BUILDING
12’-0” SETBACK AT L3 FOR
1 OVERHEAD POWERLINES
BASE - B1 11,055 SETBACK
2
L1 8,587
L2 8,981
L3 8,376 RECESSED AT
TOP FLOOR
L4 8,376
L5 8,376
BUILDING SETBACKS
L6 8,376
L7 8,424
L8 4,176 INSET FACADE FOR
UTILITY CLEARANCE
ROOF -
1
GROUND FLOOR COMMERCIAL AND BASEMENT RETAIL SETBACK
AREANOT COUNTED TOWARDS FAR PER SMC
23.48.720.C
2
STREET LEVEL USES IDENTIFIED IN SUBSECTION NORTH EAST CORNER, LOOKING SOUTH WEST
23.48.005.D THAT MEET THE DEVELOPMENT
STANDARDS OF SUBSECTION 23.48.040.C ARE EXEMPT
FROM FAR
1,2
COMMERCIAL 5,790
COMMERCIAL 1 3,005
COMMERCIAL 2 2,785 10’-0” SETBACK AT
SHARED LOT LINE
PARKING 20
Standard 4
Compact 15 ROOF DECK
MASS / MATERIALITY
Accessible 1
Motorcycle 6
BIKE STORAGE 835

UPPER BUILDING MASS
TRASH/MECH. 935
RESIDENTIAL LOBBY 622
RESIDENTIAL STORAGE 910
LOWER RETAIL MASS
RESIDENTIAL UNITS 96
CONTINUED
STUDIO (350 - 440 sf) 23 RETAIL BASE SOUTH WEST CORNER, LOOKING NORTH EAST
OPEN-1 (485-515 sf) 14 DIAGRAM LEGEND
1BD (495-570 sf) 45
TRANSPARENT MASSING BUILDING
2BD (700-790 sf) 14 UPPER MASS GREENROOF STUDIO OPEN 1BD 2BD RETAIL
BASE SETBACK POTENTIAL
32
SEATTLE, WASHINGTON
DESIGN PROPOSAL
OPTION 1: FLUSH COMMERCIAL - FLOOR PLANS
5’-0” W ROY STREET

3’-0”
COMMERCIAL
ACCESS
PARKING
ACCESS
DN COMMERCIAL
ACCESS
DOWN TO PARKING
BIKE ACCESS
QUEEN ANNE AVE N

RESIDENTIAL
ACCESS
UP
COMMERCIAL
10’-0”
ACCESS
BUNGALOWS - UNDER
CONSTRUCTION - MIXED USE 5’-0”
(4 STORIES)
BASEMENT PLAN DIAGRAM GROUND FLOOR PLAN DIAGRAM LEVEL L2 PLAN DIAGRAM
UNIT MIX 3’-0”
Option 1:
L2 L3 L4 L5 L6 L7 L8 TOTAL %
STUDIO (350-440 sf) 2 4 4 4 4 4 1 23 24%
OPEN-1 (485-515 sf) 4 2 2 2 2 2 0 14 15%
1BD (495-570 sf) 6 7 7 7 7 7 4 45 47%
2BD (700-790 sf) 3 2 2 2 2 2 1 14 15%
TOTAL UNITS: 15 15 15 15 15 15 6 96
PLAN DIAGRAM LEGEND

STUDIO COMMERCIAL
OPEN 1BD UNIT RESIDENTIAL LOBBY

10’-0”
10’-0”
1BD UNIT PARKING / SERVICE USES
5’-0” 12’-0”
2BD UNIT 12’-0” 5’-0”
LEVEL L3 - L7 PLAN DIAGRAM LEVEL ROOF PLAN DIAGRAM

33
DESIGN PROPOSAL
OPTION 1: FLUSH COMMERCIAL - SUN / SHADOW ANALYSIS
9AM NOON 3PM

Building Shadow Outline
New Shadows
WINTER SOLSTICE - DECEMBER
SUMMER SOLSTICE - JUNE
EQUINOX - MARCH/SEPTEMBER
34
SEATTLE, WASHINGTON

35
DESIGN PROPOSAL
OPTION 2: STEPPED - CONTEXT MASSING
FAR: 5.25
V EW
1S
PROS TA
VE
W
1. Wider sidewalk along Queen Anne Avenue.
2. East wall setback allows for streetscape design.
3. Largest commercial space provided. QU
4. Scale of the building in context with structures to EE
ST N
the north, east, and proposed surrounding projects. ER AN
RC NE
ME AV
CONS E
N
1. Upper story setbacks to achieve allowable FAR. ST DR

Y
2. Sub-optimal roof deck orientation. RO NE
ST W AN
3. Apartment entry splits first floor retail. Y N
RO EE
4. Pulling commercial out to property line restricts 1S
T QU
sidewalk dimension. AV W
E
N
2 DEPARTURES REQUIRED
(Res. entrance on class 2 street)
(Steet level use on Class 2 street)
ST
Y
L LE
VA
ST
A
H
O
AL
36
SEATTLE, WASHINGTON
DESIGN PROPOSAL
OPTION 2: STEPPED - SITE PLAN
VALLEY STREET
KINNEAR PLACE
W QUEEN ANNE DR
OUTDOOR SEATING
Outdoor seating provided at the corner of W Roy
Street and Queen Anne Ave N will create vibrant
space and encourage pedestrian interaction
QUEEN ANNE AVE N

WILLIS CONDOMINIUM between this project and Counterbalance Park.
(5 STORIES)
W ROY STREET
BIKE PARKING COMMERCIAL RESIDENTIAL
ACCESS ACCESS ACCESS ACCESS

PLAN DIAGRAM LEGEND
BUILDING
BARCLAY
CURB TO
22’-0”
COURTS CONDOMINUM
(3 STORIES)
DOWN TO PARKING
COMMERCIAL
DEL ROY APARTMENTS COMMERCIAL
(4 STORIES) ACCESS
RESIDENTIAL
BIKE
ROY STREET
COMMERCIAL
ACCESS
EGRESS PATH
8’-0” 5’-0” 9’-0” EXISTING TREES

PROPERTY CURB TO
EPISCOPAL
CHURCH
0 5 10 30 45

37
DESIGN PROPOSAL
OPTION 2: STEPPED - BUILDING DATA
Option 2:
STEPPED MASSING MASS COLORED BY USE
SITE AREA 11,070
SM-UP 85 5.25 58,118
GSF TOTAL 73,393

1,2
FAR TOTAL 5.25 58,098
1
BASE - B1 11,055
2
L1 8,098
L2 8,496 TOP FLOOR RE-
CESSED FURTHER
L3 7,930
L4 7,930
MAIN BUILDING
L5 8,012 MASS SETBACK
BUILDING SETBACKS
L6 8,012
L7 8,012
SETBACK TO
L8 5,848 RETAIL BASE
BREAK UP MASS
ROOF
1
TO OPEN CORNER
23.48.720.C
2
FROM FAR
1,2
COMMERCIAL 4,240
COMMERCIAL 1 1,455
COMMERCIAL 2 2,785
PARKING 20
Standard 4
Compact 15
Accessible 1
MASS / MATERIALITY
Motorcycle 6 ROOF DECK
BIKE STORAGE 835

TRASH/MECH. 935
RESIDENTIAL LOBBY 590 MAIN BUILDING
MASS
RESIDENTIAL STORAGE 910 MAIN BUILDING
MASS

VERTICAL ELEMENT
RESIDENTIAL UNITS 93 SECONDARY MASS
STUDIO (350 - 380 sf) 18 SIDEWALK CAFE
OPEN-1 (485-515 sf) 14 SOUTH WEST CORNER, LOOKING NORTH EAST

1BD (490-570 sf) 47 DIAGRAM LEGEND
2BD (700-790 sf) 14
RETAIL BASE RESIDENTIAL MASSING BUILDING
GREENROOF STUDIO OPEN 1BD 2BD RETAIL
STOREFRONT PUNCH OPENINGS SETBACK POTENTIAL
38
SEATTLE, WASHINGTON
DESIGN PROPOSAL
OPTION 2: STEPPED - FLOOR PLANS
W ROY STREET
5’-0” 3’-0”
COMMERCIAL
ACCESS
PARKING RESIDENTIAL
ACCESS ACCESS
COMMERCIAL
ACCESS
14’-0”
14’-0”
DN
DOWN TO PARKING
COMMERCIAL
ACCESS
BIKE ACCESS
QUEEN ANNE AVE N

UP
COMMERCIAL
ACCESS
10’-0”
BUNGALOWS - UNDER
CONSTRUCTION - MIXED USE 5’-0”
(4 STORIES)
3’-0” 3’-0”
UNIT MIX
OPTION 2:
14’-0”
14’-0”
STUDIO (350-440 sf) 3 3 3 3 3 3 0 18 19%
OPEN-1 (485-515 sf) 2 2 2 2 2 2 2 14 15%
1BD (490-570 sf) 7 7 7 7 7 7 5 47 51%
2BD (700-790 sf) 2 2 2 2 2 2 2 14 15%
TOTAL UNITS: 14 14 14 14 14 14 9 93
PLAN DIAGRAM LEGEND

STUDIO COMMERCIAL
10’-0”
10’-0”
5’-0” 12’-0” 5’-0” 12’-0”

2BD UNIT
LEVEL L3 - L7 PLAN DIAGRAM LEVEL ROOF PLAN DIAGRAM

39
DESIGN PROPOSAL
OPTION 2: STEPPED - SUN / SHADOW ANALYSIS
9AM NOON 3PM

New Shadows
40
SEATTLE, WASHINGTON

41
DESIGN PROPOSAL
OPTION 3: HINGES - CONTEXT MASSING
FAR: 5.24
V EW
1S
PROS TA
VE
W
1. Wider sidewalk along Queen Anne Avenue.
2. East wall setback allows for streetscape design.
3. Upper NE corner balconies provide views to QU
Counterbalance Park. EE
ST N
4. Scale of the building in context with structures to ER AN
RC NE
the north, east, and proposed surrounding projects. ME AV
5. Optimizes roof top amenity. E
N
6. Parking located at northwest corner away from
traffic conflicts to maximize safety. ST DR
Y
RO NE
ST W AN
CONS Y N
RO EE
1S QU
1. Upper story setbacks to achieve allowable FAR. T W
AV
2. Abrupt massing change on the southeast upper E
N
level due to the adjacent property line.
3. Limited units at the uppermost floor level.
2 DEPARTURES REQUIRED ST
Y
(Res. entrance on class 2 street) L LE
VA
ST
A
H
O
AL
42
SEATTLE, WASHINGTON
DESIGN PROPOSAL
OPTION 3: HINGES - SITE PLAN
VALLEY STREET
KINNEAR PLACE
W QUEEN ANNE DR
OUTDOOR SEATING
Outdoor seating provided along W Roy Street
and Queen Anne Ave N will create vibrant space
QUEEN ANNE AVE N

and encourage pedestrian interaction between
WILLIS CONDOMINIUM this project and Counterbalance Park.
(5 STORIES)
W ROY STREET
BIKE PARKING RESIDENTIAL
ACCESS ACCESS ACCESS COMMERCIAL
ACCESS
BUILDING
CURB TO
PLAN DIAGRAM LEGEND
8’-0”
BARCLAY
COURTS CONDOMINUM
COMMERCIAL (3 STORIES)
DOWN TO PARKING
ACCESS COMMERCIAL
DEL ROY APARTMENTS
(4 STORIES)
RESIDENTIAL
BIKE
COMMERCIAL ROY STREET
ACCESS
EGRESS PATH
8’-0” 5’-0” 21’-0” EXISTING TREES

PROPERTY CURB TO
EPISCOPAL
CHURCH
0 5 10 30 45

43
DESIGN PROPOSAL
OPTION 3: HINGES - BUILDING DATA
Option 3:
HINGES: PREFERRED MASS COLORED BY USE
SITE AREA 11,070
Allowable FAR
SM-UP 85 5.25 58,118
GSF TOTAL 73,905

1,2
FAR TOTAL 5.24 58,015
1
BASE - B1 11,055
2
L1 7,413
L2 8,104
L3 8,180
L4 8,180
L5 8,180
BUILDING SETBACKS
L6 8,180
L7 8,180
L8 6,436 FLOATING MASS
ROOF -
1
GROUND FLOOR COMMERCIAL AND BASEMENT WHOLE BUILDING
SETBACK
23.48.720.C
2
FROM FAR
1,2
COMMERCIAL 4,835 ROOF DECK
COMMERCIAL 1 2,455
COMMERCIAL 2 2,380
PARKING 20
Standard 4 INSET BALCONIES
Compact 15
MASS / MATERIALITY
Accessible 1
Motorcycle 6 UPPER MASS AND MATERI-
BIKE STORAGE 835 INSET BALCONIES
TRASH/MECH. 935
RESIDENTIAL LOBBY 590
RESIDENTIAL STORAGE 910 VISION AND SPANDREL
GLAZING RECCESSED SIDEWALK
CAFE
RESIDENTIAL UNITS 95
RETAIL BASE AND SOUTH WEST CORNER, LOOKING NORTH EAST
STUDIO (330 - 380 sf) 21 LARGE PEDESTRIAN
OPEN-1 (485 sf) 14

PLAZA
DIAGRAM LEGEND
1BD (495-570 sf) 40 MASSING BUILDING
2BD (700-790 sf) 20 RETAIL BASE UPPER MASS GREENROOF STUDIO OPEN 1BD 2BD RETAIL
SETBACK POTENTIAL
44
SEATTLE, WASHINGTON
DESIGN PROPOSAL
OPTION 3: HINGES - FLOOR PLANS
W ROY STREET
7’-0”
PARKING RESIDENTIAL COMMERCIAL 3’-0”
ACCESS ACCESS ACCESS
DN
DOWN TO PARKING
COMMERCIAL
ACCESS
BIKE ACCESS
QUEEN ANNE AVE N

COMMERCIAL
UP
ACCESS
10’-0”
BUNGALOWS - UNDER
CONSTRUCTION - MIXED USE
12’-0” 5’-0” 12’-0”
(4 STORIES)
3’-0” 3’-0”
UNIT MIX
Option 3:
STUDIO (330-380 sf) 3 3 3 3 3 3 3 21 22%
OPEN-1 (485sf) 2 2 2 2 2 2 2 14 15%
1BD (495-570 sf) 6 6 6 6 6 6 4 40 42%
2BD (700-790 sf) 3 3 3 3 3 3 2 20 21%
TOTAL UNITS: 14 14 14 14 14 14 11 95
PLAN DIAGRAM LEGEND

STUDIO COMMERCIAL
10’-0”
10’-0”

12’-0” 12’-0”
2BD UNIT 5’-0” 5’-0”
LEVEL L3 - L7 PLAN DIAGRAM LEVEL L8 PLAN DIAGRAM

45
DESIGN PROPOSAL
OPTION 3: HINGES - SUN / SHADOW ANALYSIS
SUN / SHADOW ANALYSIS
9AM NOON 3PM
New Shadows
46
SEATTLE, WASHINGTON

47
NARRATIVE ANALYSIS
RESPONSES TO BOARD EDG 1 GUIDANCE
NARRATIVE ANALYSIS
1. Massing & Architectural Concept 2. Ground Level and Streetscape
SUMMARY:
a.i. Comment: The Board observed that the street-level composition was a. Comment: The Board supported the ground floor arrangement of the preferred
Design option 4 is a combination of the massing from option 2 and the
unresolved and requested further clarity in the second EDG packet. massing option including the driveway at the northwest corner of the site, the
ground floor plan of option 3. This design option provides relief at the
residential lobby on W Roy Street, and retail along Queen Anne Ave N.
corner while still providing a strong vertical mass that articulates the
corners presence. The massing reacts to adjacent buildings in height Response: The street level composition has been further resolved, through
articulation of the mass, the opening on the corner and through fenestration Response: This ground floor arrangement has been maintained in the new preferred
location and rythm but provide a new modern twist. window rythms and
patterning and color as shown on pages 68, 69 and 73 option 4
patterns shift to more irregularity above the first two floors. the elvation
and internal property line elevations have been further developed and are
a.ii. Comment: The Board had difficulty understanding the proposed design of b. Comment: The Board discussed the articulation of the commercial space
depicted in additional elevations and perspectives.
the south and west facades and requested additional drawings be provided at the proposed along Queen Anne Ave N and supported a porous street frontage with
second EDG meeting. multiple entrances allowing for smaller retail spaces. The Board requested study
of the intimate, small-scale pattern of storefronts in the neighborhood, including
Response: Additional drawings and a refined composition of the south and west The Bungalows, and consideration of how the commercial frontage transitions
OPTION 04 - THE CRISP CORNER to the corner.
elevations have been provided on pages 64 and 65. Additionally aerial
(PREFERENCE PRESENTED @ EDG 2) perspectives showing these elevations have been provided on page 70 and 72.
Response: Additional information has been provided to show the rhythm and
fenestration patterns of the adjacent facades on pages 64 and 65. The new
b. Comment: The Board voiced concern with the bulk and scale of the preferred
design option 4 borrows from these patterns and creates six smaller bays of
massing option along Queen Anne Ave N and favored the two-story podium
storefront or segments of horizontal proportion similar to the bungalows.
expression of option #2 which reduces the massing at the corner and responds
BUILDING SETBACKS
to the lower context and pedestrian scale of Queen Anne Ave N. The Board gave
guidance to reduce the bulk of the massing at the corner and the base. c. Comment: The Board discussed the character and function of the two street
frontages, relative to where open space is most appropriately located. While
questioning outdoor dining at the corner due to the busy nature of the intersection,
RECESSED AT
Response: The revised Option 4 shown in the draft borrows elements from the
TOP FLOOR
previous option 2 particularly by presenting a podium like element to respond to the Board supported a setback and outdoor dining along W Roy Street.
the massing of adjacent buildings along Queen Anne Ave N. See page 58 for
massing diagrams explaining this relationship further. Response: The open space at the corner of the site has been maintained, but its
INSET FACADE FOR
SETBACK TO
BREAK UP MASS longer proportion resides along ropy street, lending to the open corner that is
desired but providing a transitions from retail store front, to side walk café, to
UTILITY CLEARANCE
c. Comment: The Board observed that the preferred option creates an awkward
residential entry, and then garage around the perimeter of the site.
RETAIL SETBACK
condition where the southeast corner of the massing meets the adjacent building
TO OPEN CORNER
to the south (The Bungalows). The Board agreed that the massing should hold
the street edge in this location, potentially as shown in the podium expression
of Option #2. Any resulting conflicts with the location of the southern street tree
and maintaining an adequate sidewalk width should be resolved.
Response: The revised Option 4 shown in the draft borrows elements from the
previous option 2 particularly by presenting a podium like element to respond to
MASS / MATERIALITY
the massing of adjacent buildings along Queen Anne Ave N. See page 58 for
massing diagrams explaining this relationship further.
ROOF DECK
GREEN ROOF UPPER MASS
d. Comment: The Board noted that the corner site serves as a gateway to
Counterbalance Park and the surrounding neighborhood and the preferred
UPPER MASS massing option does not respond to this prominent corner condition. The Board
RECESSED LOWER BASE 4
supported a strong and well-defined corner expression and was open to erosion
of the massing in this location. At the second EDG meeting the Board would like
ADJACENT BUILDING
SIDEWALK CAFE to see a pedestrian-levelview of the massing from Counterbalance Park.

TWISTED TOWER
Response: the new option presents a corner that provides both some relief in the
form of more open pedestrian area at street level but also strength and well
defined expression of a large vertical element. Thoughts to materiality of this
element give nods to the vertical nature of the hill side and the counterbalance car
lines.
48
SEATTLE, WASHINGTON
NARRATIVE ANALYSIS
RESPONSES TO BOARD EDG 1 GUIDANCE
4. Materiality: 5. Further Explination of Massing Shifts.

3. Landscaping Concept:
a. Comment: The Board supported the landscape design gestures to a. Comment: The Board discussed the proposed material palette. While supportive 1. The intersection has been reinforced by slightly “twisting” the corner
Counterbalance Park including the paving materials and in-ground lighting. of the use of contemporary materials, the Board strongly recommended the use element off axis. This helps provide additional visual interest and weight
of durable, high-quality materials and limited use of cementitious panel due to to the corner while still providing the openness and appealing visual
Response: It is planned that these elements will be maintained and landscaping the visual prominence of the corner site and the context of nearby buildings. sightlines that recieved favorable feedback during EDG 1
will be updated in conjunction with the new proposed option 4
Response: The new design proposes and metal panel for use on the massing
b. Comment: The Board noted inconsistencies between the landscape element at the corner. Additionally high quality materials such as cast concrete
plan and site plan and gave guidance to resolve the relationship of the and aluminum store front are planned for a large majority of the visually prominent
landscaping and retail entrances along Queen Anne Ave N. pedestrian areas. Further information will be provided on material selections.
Response: A revised landscape design is to be presented for the new proposed b. Comment: The Board recommended thoughtful attention to materiality as the Corner
option 4 shown on pages 66 and 67 design is further developed and gave guidance to tie the color and material palette twisted off
into a strong architectural concept for how the building fits into the established axis 7 deg
v neighborhood context
Response: The new revised design has attempted to marry some of the more
traditional build materials and design of the ground floor with more progressive
variation above. This is articulated best in the revised elevations shown on page
64 and 65. Further information about martial selection will be elaborated on.
c. Comment: The Board noted contradictions in the packet regarding the

conceptual use of color and requested clarification of the color scheme related
to the design concept at the second EDG meeting.
2. The podium element from option 2
Response: The use of color has been carefully considered, while more muted was further developed to respond to
materials are planned punches of color have been provided and used carefully to the height and scale of the bunglows,
help articulate the masses of the concept. This is best shown in the perspective while responding to storefront
on page 68. patterns of the neighborhood to still
provide eclectic variety.
3. Floor 1-4 along Roy street is set

in slightly and the upper masses
help differeniate and draw referance
from the adjacent Del Roy apartment
building.
VARIED
4. Window patterning is being
developed with specific intent to
organization and rhythm of windows.
The intent is to create more regular
patterns in reference to adjacent
buildings and transition to more REGULAR
irregular patterns for the upper REGULAR
masses of the building.
BAYS
PREFERRED OPTION:
NORTH ELEVATION

49
DESIGN PROPOSAL
OPTION 4 (PREFERRED): THE CRISP CORNER - CONTEXT MASSING
FAR: 5.25
GSF TOTAL: 74,328 SF
GFA TOTAL: 58,133 SF
UNITS/PARKING COUNT: 93 units, 20 parking stalls 2N
DA
V EW
Narrative:
Design option 4 is a combination of the massing from option
2 and the ground floor plan of option 3. This design option
provides relief at the corner while still providing a strong 1S
TA
vertical mass that articulates the corners presence. The VE
W
massing reacts to adjacent buildings in height location and
rythm but provide a new modern twist. window rythms and
patterns shift to more irregularity above the first two floors.
the elvation and internal property line elevations have been QU
EE
further developed and are depicted in additional elevations ST N
ER AN
and perspectives. RC NE
ME AV
E
PROS N
1. Wider sidewalk area at corner of Queen Anne Avenue
ST DR
and Roy street. Y
RO NE
2. East wall setback allows massing to match respond ST W AN
Y N
to existing street wall RO EE
1S QU
3. Scale of the building in context with structures to T W
AV
the north, east, and proposed surrounding projects. E
4. Roof top amenity has views of Space Needle N
Downtown and Queen Anne Hill.
5. Parking located at northwest corner away from
traffic conflicts to maximize safety. ST
Y
L LE
CONS VA
1. Upper story setbacks to achieve allowable FAR.
2. Potential outdoor dinning area close to loud
intersection.
3. Limited units at the uppermost floor level.
4. Roof top amenity has limited to no views towards water
5. Lmtted oppertunities for street trees and landscaping
along Queen Anne near the mid block.
ST
A
2 DEPARTURES REQUIRED H
O
(Res. entrance on class 2 street) AL
50
SEATTLE, WASHINGTON
DESIGN PROPOSAL
OPTION 4 (PREFERRED): THE CRISP CORNER - SITE PLAN
VALLEY STREET
KINNEAR PLACE
W QUEEN ANNE DR
OUTDOOR SEATING
Outdoor seating provided along W Roy Street
and Queen Anne Ave N will create vibrant space
QUEEN ANNE AVE N

and encourage pedestrian interaction between
WILLIS CONDOMINIUM this project and Counterbalance Park.
(5 STORIES)
W ROY STREET
BIKE PARKING RESIDENTIAL COMMERCIAL
BUILDING
CURB TO
PLAN DIAGRAM LEGEND
8’-0”
BARCLAY
COURTS CONDOMINUM
(3 STORIES)
DOWN TO PARKING
COMMERCIAL
ACCESS COMMERCIAL
DEL ROY APARTMENTS
(4 STORIES)
COMMERCIAL RESIDENTIAL
ACCESS
BIKE
ROY STREET
COMMERCIAL
ACCESS
EGRESS PATH
8’-0”
9’-0”
EXISTING TREES
PROPERTY CURB TO
LINE TO APARTMENT (3 STORIES) MAIN
BUILDING (4 STORIES)
BUILDING
ST. PAUL’S PROPOSED TREES
EPISCOPAL
CHURCH
0 5 10 30 45

51
DESIGN PROPOSAL
OPTION 4 (PREFERRED): THE CRISP CORNER - BUILDING DATA
MASS COLORED BY USE
SITE AREA 11,070
Allowable FAR
SM-UP 85 5.25 58,118
GSF TOTAL 74,328

1,2
FAR TOTAL 5.25 58,133
1
BASE - B1 11,055
2
L1 8,866
L2 8,090 RECESSED AT
TOP FLOOR
L3 7,620
L4 7,620
L5 8,525
BUILDING SETBACKS
L6 8,525
L7 8,525
SETBACK TO
L8 5,502 INSET FACADE FOR
BREAK UP MASS
ROOF UTILITY CLEARANCE
1
TO OPEN CORNER
23.48.720.C
2
STANDARDS OF SUBSECTION 23.48.040.C ARE
EXEMPT FROM FAR
1,2
COMMERCIAL 5,140
COMMERCIAL 1 1,015
COMMERCIAL 2 1,475
COMMERCIAL 3 2,650
PARKING 20
Standard 4 ROOF DECK
Compact 15 GREEN ROOF

MASS / MATERIALITY
UPPER MASS
Accessible 1
Motorcycle 6
BIKE STORAGE 970 UPPER MASS
TRASH/MECH. 715 RECESSED LOWER BASE 4

RESIDENTIAL LOBBY 705 ADJACENT BUILDING
RESIDENTIAL STORAGE 905
SIDEWALK CAFE
RESIDENTIAL UNITS 93 SOUTH WEST CORNER, LOOKING NORTH EAST

STUDIO (360 - 440 sf) 16 TWISTED TOWER
DIAGRAM LEGEND
OPEN-1 (480-520 sf) 16
MASSING BUILDING
1BD (465-605 sf) 49 RETAIL BASE UPPER MASS GREENROOF STUDIO OPEN 1BD 2BD RETAIL
SETBACK POTENTIAL
2BD (615-675 sf) 12
52
SEATTLE, WASHINGTON
DESIGN PROPOSAL
OPTION 4 (PREFERRED): THE CRISP CORNER - FLOOR PLANS
W ROY STREET
7’-0” PARKING RESIDENTIAL COMMERCIAL COMMERCIAL

7’-0”
14’-9”
12’-9”
DN
DOWN TO PARKING
COMMERCIAL
ACCESS
BIKE ACCESS
COMMERCIAL
ACCESS
QUEEN ANNE AVE N

UP
COMMERCIAL
ACCESS
10’-0”
BUNGALOWS - UNDER
CONSTRUCTION - MIXED USE
5’-0”
(4 STORIES)
7’-0” 6’-0”
UNIT MIX
OPTION 4:
14’-9”
14’-9”
STUDIO (360-440 sf) 1 3 3 3 3 3 0 16 17%
OPEN-1 (480-520 sf) 4 2 2 2 2 2 2 16 17%
1BD (465-605 sf) 7 8 8 7 7 7 5 49 53%
2BD (615-675 sf) 2 1 1 2 2 2 2 12 13%
TOTAL UNITS: 14 14 14 14 14 14 9 93
PLAN DIAGRAM LEGEND

STUDIO COMMERCIAL
10’-0”
10’-0”

11’-2” 5’-0” 11’-2”
2BD UNIT 5’-0”
LEVEL L3 - L4 PLAN DIAGRAM LEVEL L8 PLAN DIAGRAM
*L5 - L7 SIMILAR

53
DESIGN PROPOSAL
OPTION 4 (PREFERRED): THE CRISP CORNER - SUN / SHADOW ANALYSIS
9AM NOON 3PM

New Shadows
54
SEATTLE, WASHINGTON
DESIGN PROPOSAL DEVELOPMENT
OPTION 4 (PREFERRED): THE CRISP CORNER - CONCEPT DEVELOPMENT SKETCH
Large transparent dark bronze store

Cast in place concrete base, Mimic fronts and awnings.
form tie marks and textures of adjacent
counter balance park.

55
OPTION 4 (PREFERRED): THE CRISP CORNER - BUILDING SECTION
THE PARK
Directly east of the project
site is Counterbalance
Park and is approximately SUMMER SUN
12,000 square feet. Queen
Anne Avenue North and
Roy Street are both heavily
traveled arterial and it is ROOF
located on the a major DECK
pedestrian connector
on Roy Street. Various
residential and commercial
10’-0”
UNIT
buildings within the
neighborhood are visible
from the park.
UNIT
10’-0”
COUNTERBALANCE PARK
A vibrant landscape of WINTER SUN
different colors, the park
becomes a colorful-
10’-0”
UNIT
changing artwork that lights
up at night slowing down
the busy intersection. UNIT
10’-0”
75’-0”
10’-0”
UNIT
10’-0”
UNIT
QUEEN ANNE AVE
15’-0”
COMMERCIAL
PARKING
11’-0”
OPEN SPACES | CONNECTIVITY
A setback along the south allows for an additional outdoor open space that wraps around
from 1st Ave. This will enhance and create a continuous flow and circulation of pedestrian Street Level Interaction
traffic. As a walkway and connector from the avenue to the alley, it allows for the alley (section at Queen Anne)
to open up and have a stronger connection to the avenue creating a great opportunity to
enliven the area and attract interest and interaction with the site.
56
SEATTLE, WASHINGTON
10’-0”
ROOF
DECK
10’-0”
UNIT
10’-0”
UNIT
10’-0”
UNIT
85’-0”
10’-0”
UNIT
10’-0”
UNIT
10’-0”
UNIT
W ROY STREET
15’-0”
COMMERCIAL
11’-0”
PARKING
Street Level Interaction

(section at Roy)

57
10’-0”
10’-0”
A UNIT
UNIT
10’-0”
10’-0”
UNIT UNIT
10’-0”
10’-0”
UNIT
UNIT
10’-0”
10’-0”
6’-4” UNIT UNIT
BUNGALOW
APARTMENTS
85’-0”
16’-3/4”
85’-0”
10’-0”
10’-0”
UNIT UNIT DEL ROY APARTMENTS
10’-0”
10’-0”
UNIT UNIT
11’-3/4” 10’-0”
SETBACK
10’-0”
10’-0”
1’-4” UNIT UNIT
15’-0”
15’-0”
11’-0”
11’-0”
9’-8 3/4” PARKING PARKING 7’-0” 8’-0”
NORTH - SOUTH SECTION (A) E AST - WEST SECTION (B)

(N.T.S.) (N.T.S.)
58
SEATTLE, WASHINGTON
SECTION TITLE
PAGE TITLE

59
SECTION TITLE
PAGE TITLE
10 MERCER STREET EXPO APARTMENTS UPTOWN 11 APARTMENTS
The storefront systems in the preferred option relate

and respond to the rhythm of the neighborhood.
Older buildings such as 10 Mercer Street are
constructed of masonry with high storefront bays.
Newer structure reflect this aesthetic with EXPO
and Uptown 11 Apartments utilizing a similar bay
system. The preferred option also features tall
bays of varying widths framed with pilasters similar
to many adjacent masonry structures. Canopy
structure and awning elevations differ across the
building with some located in the middle of the
storefront sections and other above to indicate the
separate retail and residential uses. Mullions are
unequally spaced and entry doors are off-center
horizontally. Mechanical louvers and door heads
are spanned with opaque panels to achieve higher
storefront systems.
PREFERRED OPTION: OPAQUE Panel BAY

EAST ELEVATION
TRANSPARENT Panel CANOPY
60
SEATTLE, WASHINGTON
OPTION 4 (PREFERRED): THE CRISP CORNER - NEIGHBORHOOD WINDOW PATTERN STUDY
VARIED
REGULAR
REGULAR
BAYS
BAYS
BUNGALOW APARTMENTS CVS PHARMACY Del Roy Apartments
VARIED
The depicted window configuration as highlighted
mimics some of the Uptown Neighborhood window
characteristics and styles. In the Bungalow
Apartments, a regular window patterning is evident
on the east facade with large bay windows on the
retail level. In addition, the west adjacent property, VARIED
Del Roy Apartments, consist of regular pattern of
punched windows. Alternatively, the CVS Pharmacy VARIED
building contains window openings that are REGULAR
full height and a varying window configuration
as highlighted on the northeast corner. These REGULAR
configurations are reflected on the preferred option
where the varied pattern mainly occurs on the upper REGULAR
levels and the rigid, fixed patterning occurs on the
lower levels along with the storefront bays on the
BAYS
ground floor. BAYS
BAYS
REGULAR Configuration BAY PREFERRED OPTION: PREFERRED OPTION:

NORTH ELEVATION EAST ELEVATION
VARIED Configuration

61
OPTION 4 (PREFERRED): THE CRISP CORNER - SITE ELEVATION
W ROY ST.
EAST ELEVATION (A-A)

(N.T.S.) BUNGALOW APARTMENTS
APPROVED RENOVATION/ADDITION PROJECT SITE
MUP#3026223
B
A
W ROY ST.
QUEEN ANNE AVE.

WEST ELEVATION (B-B)
(N.T.S.) BUNGALOW APARTMENTS B A
PROJECT SITE APPROVED RENOVATION/ADDITION
MUP#3026223
62
SEATTLE, WASHINGTON
OPTION 4 (PREFERRED): THE CRISP CORNER - SITE ELEVATION
QUEEN ANNE AVE.

DEL ROY APARTMENTS
1ST AVE. W
PROJECT SITE NORTH ELEVATION

(N.T.S.)
W ROY ST.
QUEEN ANNE AVE.
C DEL ROY APARTMENTS

D
D
QUEEN ANNE AVE.
C
SOUTH ELEVATION
PROJECT SITE
(N.T.S.)

63
LANDSCAPE CONCEPT PLAN + PALETTE
Autumn Moon Maple Boxey Leaf Honeysuckle
Japanese Stewartia Crape Myrtle Common Heather Catmint
Russian Sage Japanese Forest Grass Greenwall Stainless Cable System Boston Ivy
Sweet Box Dwarf Mondo Grass
Armless + Backless Bench Roof Garden Daphne Eternal Fragrance
Uplight
LANDSCAPE PLAN
(N.T.S.)
Inground LED Lights Tree Grate Pathlight
64
SEATTLE, WASHINGTON
LANDSCAPE ROOF DECK PLAN
Bench Garden Boxy Leaf Honeysuckle Lily Turf

65
OPTION 4 (PREFERRED): THE CRISP CORNER - NORTHEAST PERSPECTIVE
Full height transparent windows Full height windows
Pedestrian Weather protection

with a pop of color against more
muted material pallette Residential & commercial
awnings at different elevations
Storefront framing system In-ground LED Lighting
66
SEATTLE, WASHINGTON
OPTION 4 (PREFERRED): THE CRISP CORNER - NORTHEAST PERSPECTIVE
Aluminum bolt on balcony,

metal panel
Large transparent dark bronze store fronts and

awnings.

67
OPTION 4 (PREFERRED): THE CRISP CORNER - NORTHWEST PERSPECTIVE
68
SEATTLE, WASHINGTON
OPTION 4 (PREFERRED): THE CRISP CORRNER - SOUTHEAST PERSPECTIVE

69
OPTION 4 (PREFERRED): THE CRISP CORNER - SOUTHWEST PERSPECTIVE
70
SEATTLE, WASHINGTON
OPTION 4 (PREFERRED): THE CRISP CORNER - STREET-LEVEL PERSPECTIVES
VIEW AT NORTHEAST CORNER VIEW FROM W ROY STREET
MATERIAL SELECTION | PROPOSED PALETTE

4 5
2
6
1
3 VINYL WINDOWS, WHITE

1 1 STOREFRONT, BLACK 4
SOFFIT AT IMPORTANT
PLANE SHIFTS, PAINTED
ANODIZED CEMENT FIBER BOARD
VIEW FROM QUEEN ANNE AVE N VIEW FROM CORNER DOWN W ROY STREET
HORIZONTAL METAL FIBER CEMENT PANEL,

2 SIDING GRAY 5 WHITE
1 2
SMOOTH METAL PANEL,

3 CONCRETE AND CMU BASE, 6 LIGHT GRAY
OPTION FOR OTHER MASONRY

71
REQUESTED DEPARTURES MATRIX
SUMMARY AND CODE CITATIONS
1. PRIMARY RESIDENITAL ENTRANCE ON CLASS II ST. 1.GROUND LEVEL USES ON CLASS II ST.
Code Citation: Code Citation:

23.48.040 Street-level development standards 23.48.040 Street-level development standards
A. Street-facing facade requirements. C. Development standards for required street-level uses.
1. Primary pedestrian entrance. Each new structure 1. Where street-level uses are required, a minimum
facing a Class 1 Pedestrian Street and in the Uptown Urban Center of 75 percent of the street facing facade of each street frontage
a Class 2 Pedestrian Street is required to provide a primary building requiring street-level uses shall be occupied by uses listed
entrance for pedestrians from the street or a street-oriented insubsection 23.48.005.D.1.
courtyard that is no more than 3 feet above or below the sidewalk
grade. One or more of the following uses listed in this subsection
23.48.005.D.1 are required at street level.
A. General sales and Service uses:

B. Eating and Drinking establishments;
C. Entertainment uses;
Continuess and does not include residential lobby.
The remaining street-facing facade may contain other permitted

uses or pedestrian or vehicular entrances.
W ROY STREET
< 50% > 50%
12’-9”
QUEEN ANNE AVE N

GROUND FLOOR PLAN DIAGRAM
Code Requirement: Code Requirement:

This Code would require that the main residential entrance is This Code would require that ground floor uses be limited to
provided on Queen Anne Ave N because it is a Class 1 Street. commercial use for 75% of the ground floor facade
Proposed Departure: Proposed Departure:

To locate the residential entrance on Roy Street which is a Class II To Reduce the requirement of 23.48.040.C.1 to 50% of the ground
street. floor use along Roy street.
Rationale Explaining Departure:

This departure allows for more active and engage retail spaces Rationale Explaining Departure:
along the class I pedestrian street. (PL3-I) providing a more This departure allows the residential entrance and the garage
approriate human scaled entrance for the residences (DC2-III) and entrance and walkway for back of house services to be located
fitting with the other residential buildings on roy street with their on Roy street Which is a Class II pedestrian street. Thjis will
primary entrances on the class II street (CS3-A-1) give preferance to the the uses lovcated along the greater Class I
pedestrian street along Queen Anne Ave N.
72
SEATTLE, WASHINGTON

Early Design Guidance Presentation (REVISED) - 631 Queen Anne Ave. N. (May 2, 2018)

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Early Design Guidance Presentation (REVISED) - 631 Queen Anne Ave. N. (May 2, 2018)

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ROYSTONE APARTMENTS

631 QUEEN ANNE AVE N., SEATTLE WA 98109

631 QUEEN ANNE AVE N

Number of residential units: 95 Units

Applicant: VIBRANT CITIES

Architect: JACKSON MAIN ARCHITECTURE

Landscape Architect: KEN LARGE LANDSCAPE ARCHITECT, INC

KINNEAR PARK ALOHA ST

W OLYMPIC PL LAKE UNION

Uptown Urban Village

KEY ARENA MEMORIAL STADIUM

Legal Description Lots 1 and 2 in Block 9 of supplemental plat of G. Kinnear’s Addition to

Except a portion conveyed to the city of Seattle by DEED recorded under

Street Address 631 Queen Anne Avenue North, Seattle, WA 98109

Present Use Retail / Wholesale – Convenience market

Building Setbacks Front Yard: None

Pedestrian Zone Yes

Overlay Zone “Uptown” Urban Village.

Environmental Critical Area None.

FAR (mixed uses) Maximum - 5.25 / Minimum – 2

Parking: None per table 23.54.015

Bicycle Parking : Per table D for 23.54.015

Solid Waste Storage See in Table A for 23.54.040

Landscaping: Minimum area= None

EARLY DESIGN GUIDANCE

The applicant’s objectives are to build a mixed use, ground floor

Create a VIBRANT PEDESTRIAN ENVIRONMENT with landscaping and well

Support Queen Anne Avenue as an IMPORTANT PEDESTRIAN CONNECTOR

Focus on a DESIGN THAT UNIFIES RESIDENTIAL AND NON-RESIDENTIAL

Provide a SIMPLIFIED APPROACH TO MODULATION that is expressive of

Respect the CHARACTER AND SCALE of the current neighborhood while

ACTIVATE AND PROMOTE PEDESTRIAN STREET ACTIVITY WHILE

NE 1/4 SEC. 25, TWP. 25 N., RGE. 3 E., W.M.

PARCEL NO. 942558-0000

631 QUEEN ANNE AVE N

321 1ST AVE. W. 617 QUEEN ANNE AVE N

QUEEN ANNE CONDO

QUEEN ANNE AVE N

TOPOGRAPHIC AND BOUNDARY SURVEY

EARLY DESIGN GUIDANCE

QUEEN ANNE AVE N

PARCEL #3879900465 PARCEL #3879900450

W ROY ST. W QUEEN ANNE DR

W ROY ST. PROJECT SITE

NORTH - SOUTH SITE SECTION

EAST - WEST SITE SECTION

EARLY DESIGN GUIDANCE

ADDRESS: 631 Queen Avenue North

EXISTING BUILDING: Retail / Wholesale – Convenience Market

LOT AREA: 11,070 sq. ft. (0.254 Acres)

Vehicular and Residential Entries:

Power Control for

QUEEN ANNE AVE N

Preferred Location for Vehicular Entry

Preferred Location for Residential Entry

Heart of Uptown Character Area

EARLY DESIGN GUIDANCE

ACROSS FROM SITE

EARLY DESIGN GUIDANCE

UPTOWN URBAN VILLAGE BOUNDARY

1 11 W MERCER ST / SDCI #3014863 2 800 QUEEN ANNE AVE N

3 25 W ROY ST 4 600 QUEEN ANNE AVE

PROJECT LOCATION KEY