Early Design Guidance Presentation - 631 Queen Anne Ave. N. (Feb. 7, 2018)

ROY STONE APARTMENTS
631 QUEEN ANNE AVE N., SEATTLE WA 98109

EARLY DESIGN GUIDANCE: DPD Project #3028550
February 21, 2018
TABLE OF CONTENTS
1 PROJECT BACKGROUND
2 DEVELOPMENT OBJECTIVES
3 URBAN DESIGN ANALYSIS
UPTOWN REZONE
ZONING MAPS
SURROUNDING USES
6 SITE ANALYSIS
SURROUNDING SITE CONTEXT INFORMATION
DEVELOPMENT DESIGN CONTEXT: EXISTING |
PROPOSED BUILDINGS
EXISTING SITE
ENVIRONMENTAL ANALYSIS
STREET ELEVATIONS
SITE PHOTOS
16 DESIGN PROPOSAL
OPTION 1: FLUSH COMMERCIAL
OPTION 2 - STEPPED
OPTION 3 - HINGES - PREFERRED OPTION
28 ARCHITECTURAL MASSING CONCEPTS
29 DESIGN PROPOSAL DEVELOPMENT
SUN / SHADOW ANALYSIS
SURVEY
LANDSCAPE PLAN
36 APPLICANT PRIORITY DESIGN GUIDELINES
RESPONSES TO PRIORITY DESIGN GUIDELINES
631 QUEEN ANNE AVE N

PROJECT TEAM
Owner/Developer: Vibrant Cities
Architect: Jackson | Main Architecture
Landscape Architect: Ken Large Landscape Architect, INC
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PROJECT BACKGROUND
KERRY PARK PROJECT DESCRIPTION:
The applicant proposes to build an 8-story mixed use, midrise structure
PROJECT SITE: 631 QUEEN ANNE AVE N
containing 95 residential units with approx. 5,000sf ground level commercial.
Parking for approximately 20 vehicles will be provided below 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 77,300 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
PROJECT INFORMATION
ZONING: NC-3
APN: 3879900425
W PROSPECT ST
PROJECT TYPE: Mixed-Use
SITE AREA:
LAKE UNION
11,070 SF
WARD ST
OVERLAY: Uptown (Urban Village)
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
5TH AVE N
Pedestrian Overlay
KEY ARENA MEMORIAL STADIUM
EL
LI
OT
W HARRISON ST HARRISON ST
AV
E
W
1
THOMAS ST
SPACE NEEDLE
EARLY DESIGN GUIDANCE 631 QUEEN ANNE AVE N
ST
DPD Project #3028550

D
SEATTLE, WASHINGTON
OA
FEBRUARY 21, 2017

BR
JOHN ST
PUGET SOUND W
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 Lower Queen Anne
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.
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 Science
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
SEATTLE UPTOWN REZONE 2017 FINAL EIS · MARCH 2017 SEATTLE UPTOWN REZONE RECOMMENDATION DIRECTOR’S REPORT · JULY 12, 2
2 ALTERNATIVES
URBAN DESIGN ANALYSIS
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 Heart of Uptown and the Uptown Corridor Neighborhood Characte
Uptown Park The heart of Uptown is both a transportation
Ballard-Interbay Northend The heart of Uptown is both a transportation crossroads and the focus of
crossroads
pedestrian andand
retailthe focus
activity. of pedestrian
Well- andthe Heart of Uptown
served by transit,
Belltown
2.2 DESCRIPTION OF Uptown Park sits between 1st Ave W, Denny Way, Elliott isretail Ave
activity.
how many andserved
Well-
experience by transit,
the Uptown the – whether it is their
Neighborhood
Denny Triangle destination, or they are passing through or on their way to Seattle Center.
South Lake Union
THE STUDY AREA Queen Anne Hill. This area features a Class
PROJECT SITE
mixI Pedestrian
of uses with Heart
Most of Uptown
commercial
existing is how
development manyofexperience
consists 2 to 3 story structures with some
Street the
single Uptown
story Neighborhood
buildings. In addition to– whether
being it
the identifiable neighborhood
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 goods
subarea
anddestination,
and
center of Uptown, this subarea provides the neighborhood with the bulk of
is their services for theor residents
they areand passing
workers. The UDF recommends
Uptown and encompasses the Seattle Center. Uptown lies adjacent to the
primarily multi-family uses and zoning in the northern through
that
halfandof
or on theconnections to andCenter.
their
future development
character improve
way
shouldto Seattle
continue building on its pedestrian
from Seattle Center.
Source: Google Earth, BERK Queen Anne neighborhood to the north, South Lake Union to the Republican Most existingshoulddevelopment consists
develop of 2 to their full potential
neighborhood. Currently, the commercially-zoned areas are, for
Developers be encouraged to sites
Consulting 2016 Fessval Street
east, Belltown to the south, and Ballard-Interbay-Northend (Elliott to 3 story structures with some single story
with a mix of commercial, residential, and cultural spaces.
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 goods areandtaller
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 should limited changes totodevelop
be encouraged the multi-sites to their full potential with a
3
2.4
family areas
EARLY by providing
DESIGN GUIDANCE an incremental
mix of increase
commercial,in heightand
residential, and cultural spaces.
floor area consistent with21,the
FEBRUARY 2017Mayor’sThe
Housing Affordability
rezone recommends increasing and allowable
SEATTLE, heights in the
WASHINGTON
Heart of Uptown from 40 feet to 65 feet. This maintains the
SEATTLE UPTOWN REZONE 2017 FINAL EIS · MARCH 2017 SEATTLE UPTOWN REZONE 2017 FINAL EIS · MARCH 2017
SEATTLE UPTOWN REZONE RECOMMENDATION DIRECTOR’S REPORT · JULY 12, 2017

URBAN DESIGN ANALYSIS NE QUEEN
WILLARD AVE W
W LEE ST O B S E R VAT O R Y
LEE ST
ZONING MAPS
COURTS A N N E G R E E N B E LT
10TH AVE W
9TH AVE W
WILLARD AVE W7TH AVE W
6TH AVE W
5TH AVE W
8TH
AURORA AVE N
PL W
N
NE QUEEN
E
WILLARD AVE W
O B S E R VAT O R Y
LR1 W LEE ST
LR2 W COMSTOC K ST
AV
LEE ST
8TH AVE W
BHY
SF LR2 COURTS LR1 A N N E G R E E N B E LT O B S E R VAT O R Y NE QUEEN
10TH AVE W
9TH AVE W
7TH AVE W
6TH AVE W
5TH AVE W
W LEE ST
LR1
8TH
W
K R A C K E LEE ST A N N E G R E E N B E LT
O
40’
COURTS
10TH AVE W
9TH AVE W
7TH AVE W
6TH AVE W
5TH AVE W
9600
8TH
EL
PA R S O N S PA R K
AURORA AVE N
MR
IG
PL W
LR1
B
GARDEN
AURORA AVE N
PL W
E
W COMSTOC K ST
AV
N
8TH AVE W
BHY SW QUEEN W HIGHLAND DR HIGHLAND DR
E
MARSHALL
W
W COMSTOC
AV
KRACKE K ST
8TH AVE W
BHY
LR3 A N N E G R E E N B E LT
O
LR1 PA R K
WARREN AVE N
W
EL
PA R S O N S PA R K KRACKE
O
LR3 RC KERRY
IG
40’
NOB HILL AVE N

EL
PA R K
B
GARDEN PA R S O N S PA R K
IG
B
SW QUEEN W HIGHLAND DR GARDEN
85’
MARSHALL HIGHLAND DR W PROSPEC T ST PROSPECT ST
A N N E G R E E N B E LT PA R K SW QUEEN W HIGHLAND DR HIGHLAND DR
MARSHALL
WARREN AVE N
LR1 SF 5000
85’
A N N E G R E E N B E LT
SF 5000 KERRY PA R K
NOB HILL AVE N
WARREN AVE N
LR2 PA R K KERRY
NOB HILL AVE N

W PA R K
W PROSPEC T ST PROSPECT ST OL
YM WARD ST
50’
85’
PIC W PROSPEC T ST
W KINNEAR PROSPECT
W A RST
D
PL
PL
85’
SPRINGS
SM-85 PA R K
40’
W
OL
YM WARD ST LR2 W KINNEAR ALOHA ST
PIC OL
WARD YM P A R K
65’
W KINNEAR PL WARD ST
2ND AVE N
BLAINE
3RD AVE N
50’ ANNE AVE N
PL SPRINGS PIC WARD
P L A C E W KINNEAR PL
PROJECT SITE:50’
631 QUEEN
W PL
PA R K ME SPRINGS
6TH AVE N
RC
85’
PA R K
DEXTER AVE N
KINNEAR
40’
ALOHA ST ER
PA R K K I N N E A R PL
2ND AVE N
BLAINE ALOHA ST
3RD AVE N
VALLEY ST
PA R K
65’
2ND AVE N
PLACE BLAINE
3RD AVE N
LR3 NC2-40 LR3
SEATTLE50’
EL
W PLACE
LR3 COUNTERBALANCE
50’
RC ME
LI
UPTOWN REZONE 2017 FINAL EIS · MARCH
P A R K 2017
DEXTER AVE N
4TH AVE N
O
RC
85’
TAYLOR AVE N
TT
DEXTER AVE N
ER
4TH AVE N
5TH AVE N
6TH AVE N
VALLEY ST PL ROY ST
AV
W VALLEY ST
85’
QUEEN ANNE AVE N

ME
W
65’
EL
RC W ROY ST COUNTERBALANCE UPGARDEN

LI
50’
ER
EL
C1-65
80’
O
1ST AVE W
1ST AVE N
P - PAT C H
TAYLOR AVE N
PL PA R K COUNTERBALANCE
LI
TT
O
5TH AVE N
65’
ROY ST
TAYLOR AVE N
PA R K
AV
TT
50’
4TH AVE N
5TH AVE N
6TH AVE N
E
ROY ST
AV
2ND AVE W
3RD AVE W
85’
4TH AVE W
W
NC3-40 MERCER ST
E
NC3P-40
QUEEN ANNE AVE N

UPGARDEN
NC3-65
85’-
W
65’
2ND AVE W
3RD AVE W
4TH AVE W
1ST AVE W
P - PAT C H UPGARDEN
80’
1ST AVE W
1ST AVE N
P - PAT C H
C2-40 MR 65’ 125’
45’ 65’ 95’
CENTENNIAL
NC3-40
50’
MERCER ST
2ND AVE W
3RD AVE W
4TH AVE W
PA R K
MERCER ST
85’-
W REPUBLICAN ST
NC3-40 NC3-65 Alternative 3 High-Rise Target Growth Estimate Scenario (Beige) and Full Buildout (Orange)e)
85’-95’
QUEEN ANNE AVE N

65’
CENTENNIAL
PA R K W REPUBLICAN ST
NC3P-65 CENTENNIAL
PA R K 45’ 125’ 95’
W REPUBLICAN ST
W HARRISON ST SEATTLE
IC-45 NC3-85 SM-SLU
85’-95’
CENTER
W HARRISON ST SEATTLE
160/
85-240 85’
HARRISON ST W HARRISON ST SEATTLE
CENTER W THOMAS ST
NC3-65 CENTER
85’
THOMAS ST
125’/160’
ST
W THOMAS ST
240’
W
AD
THOMAS ST ES
W THOMAS ST
O
TE
1ST AVE N
BR
RN THOMAS ST
ELLIOTT MYRTLE AV JOHN ST
125’/160’
ST
EDWARDS E
W W
AD
ST
ES SM-85 BAY
50’
PA R K
240’
W
O
TE
AD
ES
BR
RN DENNY
O
TE
ELLIOTT
BR
MYRTLE AV JOHN ST RN PA R K
EDWARDS E
W ELLIOTT MYRTLE AV DENNY WAY JOHN ST
BAY PA R K
SM-SLU EDWARDS E
W
C2-40 BAY TILIKUM
50’
DENNY PA R K
240/
ST
PLACE
PA R K DENNY
125-400
Y
7
EL
BA
DENNY WAY P A R K TH
LI
1S 2N 3R 4T 5T AV
O
DENNY D WAY
65’ 85’ 125’
T D H H
TT
TILIKUM AV E
AV AV AV AV
DMC-65
AV
ST
ST
PLACE E E E TILIKUME E
DMC-85 DMR/R
Y
Y
ST
7T PLACE
EL
ER
BA
125/65 H 0 250 500 1,000

LI
TT
7T
1S
DMR/C 2ND 3R 4T 5T
EL
BA
AV
O
O LY M P I C
DMC H
BA
T D H H
TT
LI
E ALASKAN 1 2N 3R 4T 5T
AV AV AV AV
ft AV
O
AV
E 125/65
S C U L P T U R E P A SRT K
65’ 85’ 125’
H H
AV
D
240/290-400 D
TT
E
ST
E E E E W AY B LV D AV AV AV AV AV
E
AV
Y
ST
E E E E E
ER
0 250 500 1,000
Y
TT
ER
O LY M P I C DMR/R DMR/R DMR/C 0 250 500 1,000
BA
TT
Uptown Urban Center
EIS Alternatives from Boundary
Uptown UDF
ALASKAN
ft DH1/45
Exhibit 2–5A Preferred Alternative Height Map
S C U L P T U R E PA R K O LY M P I C
125/65 240/65 240/125
BA
W AY B LV D ALASKAN
ft W AY B LV D
S C U L P T U R E PA R K
Open Space and Recreation

Exhibit 2–4 Uptown Urban Center Boundary
PREVIOUS ZONING MAP Current Zoning Map, 2016
Current Zoning NEW ZONING MAP
Environmental
Exhibit 2–5A Impact
Preferred StudyHeight Map
Alternative
Preferred Alternative Growth Estimate Scenario (Beige) and Full Buildout (Orange)
Uptown Urban
Seattle
(Non
Center
Center
Open
Boundary Area
Management
Space and
Open Space and RecreationRecreation)
Incentive Zones The UDF recommended that changes in zoning be studied through Preferred Alternative
Seattle Center Heights Area
Management
Pedestrian Areas PROJECT SITE: 631 QUEEN ANNE AVE N (NonPreferred
Open Space and Recreation)
options to achieve the height proposals: amending LR3/LR3-RC an Environmental ImpactCenter,
• West of Seattle Studyand(EIS). The UDF
moving north set out 2include
to south, different Alternative
Single Family 5000 PreferredHeight Proposals
Alternative Heights
zone standards, rezoning to MR, or rezoning to SM. The Preferred height alternatives
graduatedplus a ‘no-action’
moderate alternative
to greater heights. for study that would XX Recommended
Single Family 9600 Preferred AlternativeZoning
Alternative is illustrated in Exhibit 2–5A on page 2.11. • West of Seattle Center, and moving north to south, include Height Changes
Low-Rise demonstrate theMercer
• Along potential impacts
Street north ofand tradeoffs
Seattle between
Center and Aurora different
Avenue
Height Proposals
graduated moderate to greater heights. XX XX No Change to
Recommended Existing Zoning
Zoning
Alternative 1 No Action would maintain a range of 40 to 65 feet in Mid-Rise heights in different parts increases
N, apply height of the neighborhood. The 2.
similar to Alternative EIS studied Height Changes
• Along Mercer Street north of Seattle Center and Aurora Avenue Rezones
Source: to SeattleUptown
Seattle.Gov/, Mixed Zoning subject to
Directors
residential areas and 40 to 85 feet in commercial and mixed-use Seattle Mixed potential•impacts
Proposeon thethe builtheights
greater and natural environment
in triangle south east oflooking
Seattle XX affordable
ReportNo Change
2017 to Existing
housing Zoning and other
requirements
N, apply height increases similar to Alternative 2.
areas. Alternative 2 Mid-Rise would raise some heights in residential Neighborhood Commercial Center in the range of Alternatives 2 and 3.
ahead 20 years. For all topics, the EIS studied impacts as growth
public benefit requirements.
Rezones to Seattle Mixed Zoning subject to
areas to 65 to 85 feet and commercial and mixed-use areas from 85 Commercial • Propose the greater heights in triangle south east of Seattle Source:housing
affordable City of Seattle, 2017 and other
requirements
occurs under
Centerexisting zoning
in the range as well as2 possible
of Alternatives and 3. rezone scenarios. public benefit requirements.
to 125 feet. Alternative 3 High Rise would have similar residential Downtown Harborfront
Downtown Mixed
Specific issues that the EIS studied include: Source: City of Seattle, 2017
Industrial Commercial
• Proposed heights, redevelopment, and potential effects of
Source: City of Seattle 2016 growth on land use compatibility and housing displacement;
• How different heights would change public views, increase 2.11
shade and shadow, and other aesthetic impacts;
2.9
4
2.11
• The effect of redevelopment on housing supply and affordability;
SEATTLE, WASHINGTON • The effect of redevelopment on potential historic and 2.29
designated landmark sites;

SURROUNDING USES
The site is located in the Lower

P Queen Anne neighborhood in
P Seattle and a Walker’s Paradise
so daily errands do not require
a car. Transit access is very
BAYVIEW good on nearby streets, but
RETIREMENT only one Metro Route runs
W Olympic Pl COMMUNITY
past the site. Car sharing is
available from Zipcar and
RelayRides which means
P transit is convenient for most
trips. The site has some hills
P Valley St with some bike infrastructure
W
P Q ueen Anne provided.
Warren Ave N
1st Ave N
Driv
2nd Ave N
Queen Anne Ave N
ew RE-EVALUATION
COUNSELING The nearby parks include:
ay
P
Counterbalance Park, Kinnear
P
Place Park and FranklinPlace.
COUNTER-
BALANCE PARK
W Roy St SDCI# 3022847 PROJECT SITE: 631 QUEEN ANNE AVE N
Community Facilities
P Entertainment
Roy St
Retail
P POWER CONTROL FOR Park
SEATTLE CITY LIGHT
P P P
P Mixed Use
ST. PAUL’S
P CHURCH
ent Commercial
BANK OF Multi-Family/Apartment
AMERICA CHASE P
P BANK Single-Family
Proposed Projects
W Mercer St SDCI# 3025030 Mercer St
Project Site
Bar & Restaurant
P
P Art Gallery
SAFEWAY
2nd Ave W
3rd Ave W
1st Ave W
P P
Market
SEATTLE REPERTORY CORNISH

Bank
THEATER PLAYHOUSE P Surface Parking
0 5 10 30 45
EARLY DESIGN GUIDANCE

FEBRUARY 21, 2017
SEATTLE, WASHINGTON 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. Queen Anne Ave N is identified as a Main Street Commercial
Corridor in the Uptown Design Guidelines, characterized by a mix of small
shops and a pedestrian oriented streetcape.
The site is located in the heart of the Uptown Neighborhood, an area defined 1
by smaller retail establishments and restaurants as well as some 1920s
and 1930s era brick apartment structures, and larger scaled contemporary
mixed-use development like the Expo (located across the street from the
site). This area is considered the vibrant core to the Uptown Neighborhood 1
and is an active node with a focus on pedestrians and transit riders.
SITE
The project site is flanked by traditional 1920’s/30’s era brick structures, the
Inn at Queen Anne to the south and the Gordon Apartments to the North.
West of the site is a surface parking lot and one story brick retail structure,
separated by an alley that abuts the project site.
LEGAL DESCRIPTION:
Lots 1 and 2 in Block 9 of supplemental plat of G. Kinnear’s Addition to the 1, 8, 32, 994, D LINE 2, 13, 29
City of Seattle, as per plat recorded in volume 2 of plats, page 62, records of
King County, Washington;
Except a portion conveyed to the city of Seattle by DEED recorded under

recording No. 710141. 1, 2, 8, 13, 29, 32, 994, D LINE
Bike Path Principal Arterials Important Pedestrian Connector Bus Stop

Metro Transit Route Minor Arterials Planned Access Arterials Bus Stop - Transfer Point

SEATTLE, WASHINGTON
SITE ANALYSIS
W ALOHA ST
Bayview
W OLYMPIC PL
QUE VALLEY ST
EN
ANN
ED
R Kinnear
Place
1ST AVE N
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
Project Site Chase
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
Preferred Location for Commercial Zone/Dining Seattle Repertory

Theater
Preferred Location for Residential Entry
Heart of Uptown Character Area

FEBRUARY 21, 2017
DEVELOPMENT DESIGN CONTEXT: EXISTING | PROPOSED BUILDINGS
UPTOWN URBAN VILLAGE BOUNDARY
2 3
1 11 W MERCER ST / SDCI #3014863 2 800 QUEEN ANNE AVE N

9
“BOX WITH PUNCHED OPENINGS” “BOX WITH PUNCHED OPENINGS” + “BLOCK AND BAYS”
PROGRAM: MIXED USE / 42, 961 SF / 31 PARKING STALLS PROGRAM: APARTMENT / 48 UNITS
8
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

SEATTLE, WASHINGTON
DEVELOPMENT DESIGN CONTEXT: EXISTING | PROPOSED BUILDINGS
NEIGHBORHOOD DEVELOPMENT
The Uptown Neighborhood features numerous
architectural styles and a mix of older
brick buildings with the new and proposed
contemporary building materials.
Some of the new proposed apartment and mixd-

used buildings within the neighborhood take
cues from the 1960s mid-century design.
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.
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
4 306 QUEEN ANNE AVE / SDCI #3013058 5 215 1ST AVE N / SDCI #3021477 6 320 QUEEN ANNE AVE N / SDCI #3024089 box with punched windows aesthetic while the
“ALTERNATE WITH PUNCHED OPENINGS” “BOX WITH PUNCHED OPENINGS” + “BLOCK AND BAYS” “BLOCK AND BAYS” newer developments have the block and bays
configuration or an alternate aesthetic.
PROGRAM: APARTMENT / 50 UNITS / 3 LIVE-WORK / PROGRAM: MIXED USE / 71 UNITS / 2 LIVE-WORK PROGRAM: MIXED USE / 56 UNITS / 3 LIVE-WORK
11PARKING STALLS 4 PARKING STALLS Materials. The committee prefers that the
design focus on quality detailing more than
specific materials. Texture at the ground plan
is important, as is the creative use of modern
materials. This building will set a precedent for
new development in the neighborhood and it
should “fit” well within the neighborhood.
7 300 1ST AVE W / SDCI #3017667 , 3018170 8 100 DENNY WAY / SDCI #3020197 9 203 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

FEBRUARY 21, 2017
EXISTING SITE
2N
DA
T VE
RS W
RCE
W ME
C
PI
YM
1 PROJECT SITE: 631 QUEEN ANNE AVE N OL
QU W
2 MARQUEEN HOTEL EE
N
AN 1ST
3 FUTURE BUILDING: 14 WEST ROY 2 NE AVE
AV W
SDCI#3022847
R ST EN
6-STORY structure with 116 residential units, R CE 1
Y ST
over ±
20,000 sf of commercial space ME RO WAY
W
3 RIVE
4 COUNTERBALANCE PARK
NED
5
5 THE BAYVIEW ST AN
Y EN
1S RO 4 W QUE
UPTOWN URBAN VILLAGE BOUNDARY T
AV
E
N
EXISTING BUILDING: MANHATTAN EXPRESS
ST
(to be demolished)
A
OH
AL
ST
W
L EY
L
VA
ST
A
OH
AL
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 Aerial View Waterfront + Olympic Sculpture Park Aerial View
NRI
W ROY STREET
SE
VIEWS TO
KINNEAR PARK
SITE
ROY STREET
N
NOO
VIEWS TO Seattle Downtown + Elliott Bay + Waterfront Aerial View
1ST AVE W
DOWNTOWN
UN
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 Roof Deck View Kinnear Park Aerial View
WATERFRONT
MERCER STREET
W MERCER STREET

FEBRUARY 21, 2017
STREET ELEVATIONS
NC3P-40
631 Queen Anne Avenue N
ELEVATION 1
PROJECT SITE
ELEVATION 2
PROJECT SITE
ELEVATION 1
ELEVATION 2

SEATTLE, WASHINGTON
STREET ELEVATIONS
NC3P-40
631 Queen Anne Avenue N.
ELEVATION 1
ACROSS FROM
SITE
ELEVATION 2
ACROSS FROM SITE
ELEVATION 2
ELEVATION 1
FEBRUARY 21, 2017
SITE PHOTOS
PROJECT SITE
W ROY ST
QUEEN ANNE AVE N

SEATTLE, WASHINGTON
SITE PHOTOS
PROJECT SITE
W ROY ST
QUEEN ANNE AVE N

FEBRUARY 21, 2017
DESIGN PROPOSAL
CONTEXT MASSING
2N
DA
V EW
1S
TA
VE
W
QU
EE
ST N
ER AN
RC NE
ME AV
E
N
ST DR
Y
RO NE
ST W AN
Y N
RO EE
1S QU
T W
AV
E
N
ST
Y
L LE
VA
ST
A
H
O
AL

SEATTLE, WASHINGTON
DESIGN PROPOSAL
SITE PLAN
VALLEY STREET
KINNEAR PLACE
W QUEEN ANNE DR
QUEEN ANNE AVE N

WILLIS CONDOMINIUM
FUTURE BUILDING
(5 STORIES)
SDCI #3022847
6 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
BIKE
ACCESS ROY STREET
COMMERCIAL
ACCESS
PARKING / SERVICE USES
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

FEBRUARY 21, 2017
DESIGN PROPOSAL
OPTION 1 : FLUSH COMMERCIAL
BUILDING
Option 1: DATA
FLUSH COMMERCIAL
STEPPED MASSING AT CORNER OF
SITE AREA 11,070 W ROY ST & QUEEN ANNE AVE N
Allowable FAR
SM-UP 85 5.25 58,118
GSF TOTAL 74,727

1,2
FAR TOTAL 5.23 57,882
1
BASE - B1 11,055
2
L1 8,587
L2 8,981
L3 8,376
L4 8,376
L5 8,376
L6 8,376
L7 8,424
L8 4,176
ROOF -
1
GROUND FLOOR COMMERCIAL AND BASEMENT
AREANOT COUNTED TOWARDS FAR PER SMC
23.48.720.C
2
STREET LEVEL USES IDENTIFIED IN SUBSECTION
23.48.005.D THAT MEET THE DEVELOPMENT
STANDARDS OF SUBSECTION 23.48.040.C ARE EXEMPT NORTH PERSPECTIVE, COMING DOWN QUEEN ANNE AVE N
FROM FAR
1,2
COMMERCIAL 5,790
COMMERCIAL 1 3,005
COMMERCIAL 2 2,785
PARKING 20
Standard 4
12’-0” SETBACK AT L3 FOR 10’-0” SETBACK AT
Compact 15 OVERHEAD POWERLINES SHARED LOT LINE
Accessible 1
Motorcycle 6
BIKE STORAGE 835

TRASH/MECH. 935
RESIDENTIAL LOBBY 622
RESIDENTIAL STORAGE 910
RESIDENTIAL UNITS 96
STUDIO (350 - 440 sf) 23
OPEN-1 (485-515 sf) 14
1BD (495-570 sf) 45
2BD (700-790 sf) 14
NORTH EAST CORNER, LOOKING SOUTH WEST SOUTH WEST CORNER, LOOKING NORTH EAST

SEATTLE, WASHINGTON
DESIGN PROPOSAL
FLOOR PLANS
W ROY STREET
5’-0” 3’-0”
DOWN TO PARKING
UP TO STREET
QUEEN ANNE AVE N
10’-0”
BUNGALOWS - UNDER
5’-0”
CONSTRUCTION - MIXED USE
(4 STORIES)
BASEMENT PLAN DIAGRAM GROUND FLOOR PLAN DIAGRAM LEVEL L2 PLAN DIAGRAM
3’-0”
UNIT MIX
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
OPEN 1BD UNIT

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

FEBRUARY 21, 2017
DESIGN PROPOSAL
OPTION 2 - STEPPED
CONTEXT MASSING

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 between this project and Counterbalance Park
QUEEN ANNE AVE N

WILLIS CONDOMINIUM
FUTURE BUILDING
(5 STORIES)
SDCI #3022847
6 STORIES
W ROY STREET
BIKE PARKING COMMERCIAL RESIDENTIAL
ACCESS ACCESS ACCESS ACCESS
COUNTER BALANCE PARK

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
COMMERCIAL ROY STREET
ACCESS
EGRESS PATH
8’-0” 5’-0” 9’-0” EXISTING TREES

PROPERTY CURB TO
BUILDING (4 STORIES) ST. PAUL’S PROPOSED TREES
EPISCOPAL
CHURCH
0 5 10 30 45

FEBRUARY 21, 2017
DESIGN PROPOSAL
OPTION 2 - STEPPED
BUILDING
Option 2: DATA
STEPPED MASSING
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
L3 7,930
L4 7,930
L5 8,012
L6 8,012
L7 8,012
L8 5,848
ROOF
1
23.48.720.C
2
STANDARDS OF SUBSECTION 23.48.040.C ARE EXEMPT
FROM FAR NORTH PERSPECTIVE, COMING DOWN QUEEN ANNE AVE N
1,2
COMMERCIAL 4,240
COMMERCIAL 1 1,455
COMMERCIAL 2 2,785
PARKING 20
Standard 4
Compact 15
Accessible 1
Motorcycle 6
BIKE STORAGE 835

TRASH/MECH. 935
STUDIO (350 - 380 sf) 18
OPEN-1 (485-515 sf) 14
1BD (490-570 sf) 47
2BD (700-790 sf) 14
NORTH EAST CORNER, LOOKING SOUTH WEST SOUTH WEST CORNER, LOOKING NORTH EAST

SEATTLE, WASHINGTON
DESIGN PROPOSAL
OPTION 2 - STEPPED
FLOOR PLANS
5’-0”
W ROY STREET
3’-0”
DN TO PARKING
14’-0”
14’-0”
DN
QUEEN ANNE AVE N

UP
10’-0”
BUNGALOWS - UNDER
5’-0”
CONSTRUCTION - MIXED USE
(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
OPEN 1BD UNIT

10’-0”
10’-0”
1BD UNIT
5’-0” 5’-0”
12’-0” 12’-0”
2BD UNIT

FEBRUARY 21, 2017
DESIGN PROPOSAL
CONTEXT MASSING

SEATTLE, WASHINGTON
DESIGN PROPOSAL
OPTION 3: HINGES - PREFERRED OPTION
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 and encourage pedestrian interaction
FUTURE BUILDING between this project and Counterbalance Park
QUEEN ANNE AVE N

SDCI #3022847
6 STORIES WILLIS CONDOMINIUM
(5 STORIES)
W ROY STREET
BIKE PARKING RESIDENTIAL COMMERCIAL
ACCESS ACCESS ACCESS ACCESS
BUILDING
CURB TO
PLAN DIAGRAM LEGEND
8’-0”
COUNTER BALANCE PARK BARCLAY
a 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
BUILDING (4 STORIES) ST. PAUL’S PROPOSED TREES
EPISCOPAL
CHURCH
0 5 10 30 45

FEBRUARY 21, 2017
DESIGN PROPOSAL
BUILDING
Option 3: DATA
HINGES: PREFERRED
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
L6 8,180
L7 8,180
L8 6,436
ROOF -
1
23.48.720.C
2
STANDARDS OF SUBSECTION 23.48.040.C ARE EXEMPT NORTH PERSPECTIVE, COMING DOWN QUEEN ANNE AVE N
FROM FAR
1,2
COMMERCIAL 4,835
COMMERCIAL 1 2,455
COMMERCIAL 2 2,380
PARKING 20
Standard 4
Compact 15
Accessible 1
Motorcycle 6
BIKE STORAGE 835

TRASH/MECH. 935
STUDIO (330 - 380 sf) 21
OPEN-1 (485 sf) 14
1BD (495-570 sf) 40
2BD (700-790 sf) 20 NORTH EAST CORNER, LOOKING SOUTH WEST SOUTH WEST CORNER, LOOKING NORTH EAST

SEATTLE, WASHINGTON
DESIGN PROPOSAL
FLOOR PLANS
W ROY STREET
7’-0”
3’-0”
DOWN TO PARKING
QUEEN ANNE AVE N
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
OPEN 1BD UNIT

10’-0”
10’-0”
1BD UNIT
5’-0” 12’-0” 5’-0” 12’-0”
2BD UNIT

FEBRUARY 21, 2017
ARCHITECTURAL MASSING CONCEPTS
GENERAL OPTIONS SUMMARY
DESIGN PROPOSAL - OPTION 01 - FLUSH COMMERCIAL DESIGN PROPOSAL - OPTION 02 - STEPPED MASSING DESIGN PROPOSAL - OPTION 03 - HINGES - PREFERRED
BUILDING
SETBACK
BUILDING BUILDING
SETBACK SETBACK
RECESSED RECESSED
AT TOP AT TOP
FLOOR FLOOR
INSET FACADE FOR

INSET FACADE FOR INSET FACADE FOR UTILITY CLEARANCE
UTILITY CLEARANCE UTILITY CLEARANCE
WHOLE BUILDING
SETBACK
RETAIL SETBACK
RETAIL SETBACK RETAIL SETBACK
GREEN ROOF
ROOF DECK
FEATURE STAIR
FEATURE STAIR
INSET BALCONIES
ROOF DECK
GREEN ROOF
ROOF DECK
GREEN ROOF
INSET BALCONIES
PUNCHED OPENINGS
PUNCHED OPENINGS PUNCHED OPENINGS
RECESSED UPPER LEVEL

VISION AND SPANDREL
VISION AND
GLAZING RECESSED RETAIL BASE
SPANDREL GLAZING
VISION AND SPANDREL

GLAZING
RETAIL BASE
CONTINUED PARK CONNECTION
RETAIL BASE
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
PROS PROS PROS
1. Wider sidewalk along Queen Anne Avenue 1. Wider sidewalk along Queen Anne Avenue 1. Wider sidewalk along Queen Anne Avenue.
2. Scale of the building in context with structures to the north, east, and proposed surrounding 2. East wall setback allows for streetscape design 2. East wall setback allows for streetscape design.
projects. 3. Largest commercial space provided 3. Upper NE corner balconies provide views to Counterbalance Park
3. Largest commercial space provided. 4. Scale of the building in context with structures to the north, east, and proposed 4. Scale of the building in context with structures to the north, east, and proposed
4. Maximum amount of units. surrounding projects surrounding projects
CONS CONS CONS

1. Does not provide ample exterior public open space
1. Upper story stbacks to achieve allowable FAR 1. Upper story stbacks to achieve allowable FAR
2. Abrupt massing change on the southeast upper level due to the adjacent property line
3, Limited units at the uppermost floor level

SEATTLE, WASHINGTON
DESIGN PROPOSAL DEVELOPMENT
SUN / SHADOW ANALYSIS
OPTION 03 - HINGES - PREFERRED
9AM NOON 3PM
Building Shadow Outline
New Shadows
WINTER SOLSTICE - DECEMBER
SUMMER SOLSTICE - JUNE
EQUINOX - MARCH

FEBRUARY 21, 2017
OPTION 3 - PREFERRED OPTION: 8-STORY BUILDING SECTION
PROPOSED SM-65 DEVELOPMENT

SDCI# 3022847
BAYVIEW
W. QUEEN ANNE DR.
W. ROY ST.
PROJECT SITE W. MERCER ST.
NORTH - SOUTH SITE SECTION
PROPOSED SM-65 DEVELOPMENT BEYOND

SDCI# 3022847 BAYVIEW
BEYOND
BARCLAY COURT
CONDOMINIUM
DEL ROY
CHANDLER HALL APARTMENTS
APARTMENTS
QUEEN ANNE AVE N COUNTERBALANCE 1ST AVE N

PROJECT SITE PARK
PARKING 1ST AVE W
2ND AVE W
EAST- WEST SITE SECTION

SEATTLE, WASHINGTON
NE 1/4 SEC. 25, TWP. 25 N., RGE. 3 E., W.M. SURVEY
NE 1/4 SEC. 25, TWP. 25 N., RGE. 3 E., W.M.
PARCEL NO. 942558-0000

"WILLIS CONDOMINIUM"
PARCEL NO. 942558-0000

"WILLIS CONDOMINIUM"
M
INIU
OM 4
12 W. ROY ST. ND
PARCEL NO. 388040-0045 IS CO . 36-4 4-25
L P G . 2
OWNER: RAJNIKANT R& DILROZA SHAH WIL 37 / /PG
LOT 10 THE OL. 1 L. 140
V . VO M
12 W. ROY ST.
END OM
INIU
LOT 9 PARCEL NO. 388040-0045 AM CO
ND 6-44
3 25
OWNER: RAJNIKANT R& DILROZA SHAH LIS G. 24-
LOT 10 WIL 37 / P /PG.
THE OL. 1 L. 140
V
LOT 9 . VO
E ND
AM
LOT 6 LOT 6
LOT 7
LOT 7
144.08 149.36
2 ROY STREET
"LOWER QUEEN ANNE CORNER PARK SITE"
STREET
2 ROYPARCEL NO. 387990-0105
CORNER
OWNER"
"LOWER QUEEN ANNE PARK
CITY OF SITE"
SEATTLE
PARCEL NO. 387990-0105
OWNER" CITY OF SEATTLE
AO 25546
LOT 14 LOT 1
25 W. ROY ST.
AO 25546
PARCEL NO. 387990-0490
LOT 14 OWNER: MONTEREY PARTNERS LLC LOT 1
25 W. ROY ST.
PARCEL NO. 387990-0490
OWNER: MONTEREY PARTNERS LLC
LOT 13

LOT 13 PARCEL NO. 387990-0425
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
” OWNER: MONTEREY PARTNERS LLC
148.25
OWNER: METROPOLITAN MGMT COMPANY
PARCEL NO. 387990-0425
LOT 12 LOT 2 OWNER: WILLIAM & ERMA ARNOLD
LOT 3 600 QUEEN ANNE AVE N
"MARQUEEN HOTEL & RETAIL"
PARCEL NO. 701100-0000
147.00321 1ST AVE. W.

PARCEL NO. 387990-0490 PARCEL NO. 387990-0435 QUEEN ANNE CONDO
“ VOL. 140 / PG. 31-32
” OWNER: MONTEREY PARTNERS LLC OWNER: METROPOLITAN MGMT COMPANY
” “ ” LOT 12 148.04
“ ” LOT 11 600 QUEEN ANNE AVE N
"MARQUEEN HOTEL & RETAIL"
LOT 4 PARCEL NO. 701100-0000
QUEEN ANNE CONDO

VOL. 140 / PG. 31-32
” “ ”
“ ” LOT 11
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
EARLY DESIGN GUIDANCE 631 QUEEN ANNE AVE N

31
TOPOGRAPHIC AND BOUNDARY SURVEY
BUSH,
DPD ROED
Project & HITCHINGS, INC.
#3028550 VIBRAN T CITIES
& CIVIL ENGINEERS
FEBRUARY 21, 2017
LAND SURVEYORS SEATTLE, WASHINGTON
2009 MINOR AVE. EAST (206) 323-4144 VICINITY OF 631 QUEEN AVE. N.
SEATTLE, Washington 1-800-935-0508
Page left intentionally blank

SEATTLE, WASHINGTON
LANDSCAPE PLAN

FEBRUARY 21, 2017
BUILDING SECTION: OPTION 3 - PREFERRED OPTION - HINGES
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
W ROY STREET
COMMERCIAL
PARKING

SEATTLE, WASHINGTON
BUILDING SECTION: OPTION 3 - PREFERRED OPTION - HINGES
THE PARK
Directly east of the project
site is Counterbalance Park
SUMMER SUN and is approximately 12,000
square feet. Queen Anne
Avenue North and Roy Stree
are both heavily traveled
arterial and it is located
UNIT on the a major pedestrian
connector on Roy Street.
Various residential and
UNIT
commercial buildings within
the neighborhood are visible
from the park.
UNIT WINTER SUN
A vibrant landscape of
different colors, the park
COUNTERBALANCE PARK
becomes a colorful-
UNIT changing artwork that lights
up at night slowing down
the busy intersection.
UNIT
UNIT
UNIT
QUEEN ANNE AVE
COMMERCIAL
PARKING
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
traffic. As a walkway and connector from the avenue to the alley, it allows for the alley
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.

FEBRUARY 21, 2017
APPLICANT PRIORITY DESIGN GUIDELINES
2 Architectural Concept 2 Urban Pattern & Form 1 Natural Systems and Site Features
DC
CS
CS
Develop an architectural concept that will result in a unified and Strengthen the most desirable forms, characteristics, and patterns of Use natural systems and features of the site and its surroundings as a
functional design that fits well on the site and within its surroundings. the streets, block faces, and open spaces in the surrounding area. starting point for the project design.
I. Massing I. Relationship to the Block I. Sunlight and Natural Ventilation

Site Characteristics and Uses: Corner Sites: In the Uptown Urban Daylight and Shading: Maximize daylight
Arrange the mass of the building taking and Heart of Uptown, corner sites can serve for interior and exterior spaces and minimize
into consideratioin the characteristics as gateways or focal points; both require shading on adjacent sites through the placement
of the site and the proposed uses of the careful detailing at the first three floors and/or design of structures on the site.
buildig and its open space. In addition, due to their high visibility from two or more
special situations such as very large sites, streets and long distances. The corner shall II. Plants and Habitat
unusually shaped sites, or sites with varied provide extra space for pedestrians and a On-Site Features: Incorporate on-site
topography may require particular attention generous entry, or build out to the corner to natural habitats and landscape elements such
to where and how building massing is provide a strong urban edge to the block. as: existing trees, native plant species or other
arranged as they can accentuate mass and vegetation into project design and connect those
height. II. Height, Bulk, and Scale Utility Clearance features to existing networks of open spaces
Section along Queen Anne Ave N
Strong corner massing can
Massing Choices: Strive for a and natural habitats wherever possible. Consider
function as a visual anchor for II. Human Scale successful transition between zones where relocating significant trees and vegetation if
a block. Throughout Uptown human- a project abuts a less intense zone. In some retention is not feasible.
scaled design is strongly preferred by areas, breaking up the mass is preferred as
incorporating features, elements and well as lowering and/or matching adjacent
details that are of human scaled into the buildings. Landscape feature along
Queen Anne Ave.
buildings facades, entries, and exterior
spaces that is consistent with the overall
concept.
Response: Response: Response:

Located within the Heart of Uptown, the development proposal The development proposal nests itself within the topography and The development proposal nests itself within the topography and
reflects the surrounding architectural context and its design opportunities. is within the current zoning. The project responds to the sloping site by is within the current zoning. The project responds to the sloping site by
The exterior design and overall massing provides opportunities to the locating the garage entry at the lowest point along the alley and placing locating the garage entry at the lowest point along the alley and placing
surrounding views of Downtown Seattle, waterfront and Elliot Bay. The the parking below grade. Located on an unusual intersection, the corner the parking below grade. Located on an unusual intersection, the corner
orientation was especially critical in order to provide an optimum view for facade articulation aims to slow the pedestrian as well as vehicular facade articulation aims to slow the pedestrian as well as vehicular
the tenants. movements along these paths. movements along these paths.

SEATTLE, WASHINGTON
PL 1 CONNECTIVITY 3 Street-Level Interaction
PL
STUDIO
10’-0”
RESIDENTIAL
UNIT
STUDIO
10’-0”
RESIDENTIAL
UNIT
Complement and contribute to the network of open spaces around the Use natural systems and features of the site and its surroundings as a
site and the connections among them. 3’-6” 16’-6”
starting point for the project design.
PROPERTY LINE
I. Network of Open Space RETAIL QUEEN ANNE I. Entries
15’-0”
LOWER LEVEL AVE.
Enhancing Open Sace: Design the building and open spaces to Retail Entries: Heart of Uptown areas are encouraged to
positively contribute to a broader network of open spaces throughout provide pedestrian friendly environment and streetscapes that
the neighborhood. The site outdoor spaces shall be defined through a promote human interaction on the ground level. Residential entry
combination of building and landscaping, promoting both physical and PARKING
shall also be designed to provide a sense of identity as well as offer
visual connection to the street. Amenities shall reflect the surrounding 18’-0”
FROM PROPERTY LINE
10’-0”
SIDEWALK
4’-0”
PLANTER
privacy and emphasize personal safety and security for the building
characteristics of the neighborhood. 32’-0”
occupants.
FROM CURB
Street Level Interaction II. Residential Edges

(section at Queen Anne)
Interaction: Throughout Uptown, especially on a corner lot,
providing opportunities for interaction among residents and neighbors
is important. The treatment of the ground level at a human scale by
providing a space can influence pedestrian and vehicular movement
on the street level.
OPEN-1
RESIDENTIAL
UNIT
Open seating space along W Roy Street.

OPEN-1
RESIDENTIAL
UNIT
PROPERTY LINE
RETAIL
LOWER LEVEL
Response: Response:
Located within the Heart of Uptown, the development proposal ROY
STREET The development proposal nests itself within the topography and
reflects the surrounding architectural context and its design opportunities. is within the current zoning. The project responds to the sloping site by
The exterior design and overall massing provides opportunities to the locating the garage entry at the lowest point along the alley and placing
surrounding views of Downtown Seattle, waterfront and Elliot Bay. The PARKING the parking below grade. Located on an unusual intersection, the corner
orientation was especially critical in order to provide an optimum view for 4’-0” 11’-6” facade articulation aims to slow the pedestrian as well as vehicular
the tenants. movements along these paths.
PLANTER SIDEWALK
15’-6”
FROM CURB
Street Level Interaction
(section at Roy)

FEBRUARY 21, 2017
Project Site
Development Potential
Pedestrian Route
Crosswalk
Park Connection
Utility Pole
0 5 10 30 45
INSPIRATION & RESPONSES TO PRIORITY DESIGN GUIDELINES
Indoor/Outdoor Dining Roof Deck Open Space at Street Level
4
4
Corner Facade Modulation Street Amenity Northeast Inset Corner
1 CS2 URBAN PATTERN AND FORM

Upper level floor to floor height differentiated.
2 CS2 URBAN PATTERN AND FORM

Public outdoor space enhances human interaction and activity.
3 PL1 OPEN SPACE CONNECTIVITY

Unobstructed sidewalk to promote walkability on the street level.
1
4 CS1 NATURAL SYSTEMS AND SITE FEATURES

Planted edges create safe, walkable environments while softening
the hardscapes and providing a sense of enclosure within the open
space at the street level.
5 PL1 OPEN SPACE CONNECTIVITY
PL3 STREET LEVEL INTERACTION
Insets of the commercial program creates a distinction from the
residential units above while creating an unobstructed open sidewalk
in order to promote walkability on the street level.
3
5
4 2

FEBRUARY 21, 2017

Early Design Guidance Presentation - 631 Queen Anne Ave. N. (Feb. 7, 2018)

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Early Design Guidance Presentation - 631 Queen Anne Ave. N. (Feb. 7, 2018)

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ROY STONE 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

DPD Project #3028550

FEBRUARY 21, 2017

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 USES

Respect the CHARACTER AND SCALE of the current neighborhood while

ACTIVATE AND PROMOTE PEDESTRIAN STREET ACTIVITY WHILE PROVIDING A

2 631 QUEEN ANNE AVE N

SEATTLE UPTOWN REZONE RECOMMENDATION DIRECTOR’S REPORT · JULY 12, 2017

Heart of Uptown and the Uptown Corridor

and improve connections to and from Seattle Center. Developers

SEATTLE UPTOWN REZONE RECOMMENDATION DIRECTOR’S REPORT · JULY 12, 2017

WILLARD AVE W7TH AVE W

NOB HILL AVE N

NOB HILL AVE N

NOB HILL AVE N

QUEEN ANNE AVE N

RC W ROY ST COUNTERBALANCE UPGARDEN

QUEEN ANNE AVE N

QUEEN ANNE AVE N

125/65 H 0 250 500 1,000

Open Space and Recreation

designated landmark sites;

The site is located in the Lower

SEATTLE REPERTORY CORNISH

EARLY DESIGN GUIDANCE

ADDRESS: 631 Queen Avenue North

EXISTING BUILDING: Retail / Wholesale – Convenience Market

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

LOCATION: The site is located on the Northeast corner of the intersection

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

Bike Path Principal Arterials Important Pedestrian Connector Bus Stop

6 631 QUEEN ANNE AVE N

QUEEN ANNE AVE N

Preferred Location for Vehicular Entry

Preferred Location for Commercial Zone/Dining Seattle Repertory

Heart of Uptown Character Area

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

8 631 QUEEN ANNE AVE N

Some of the new proposed apartment and mixd-

Currently undergoing a wave of new development,

The surrounding architectural design

EARLY DESIGN GUIDANCE

EXISTING BUILDING: MANHATTAN EXPRESS

SUMMER SOLSTICE: JUNE 21

WINTER SOLSTICE: DEC. 20

EARLY DESIGN GUIDANCE

12 631 QUEEN ANNE AVE N

ACROSS FROM SITE