Midtown Center Design Rec

MIDTOWN: PUBLIC SQUARE
2301 East Union Street Design Recommendation

Project No. 3028872 07.18.2018
INTENTIONALLY LEFT BLANK
PROJEC T INFORMATION TABLE OF CONTENTS
PROPERTY ADDRESS ARCHITECT Site 4 Renderings 59

2301 E Union St, Seattle WA Weinstein A+U LLC Zoning Summary 8 Sections 66
206.443.8606
Approved EDG 9 Lighting Plan 68
OWNER
LANDSCAPE Summary of EDG Guidance 12 Landscape 70
23rd & Union LLC
Berger Partnership Community Outreach & Findings 26 Exterior Signage 80
206.325.6877
DEVELOPER Central Area Guidelines 29 Design Departures 82
Lake Union Partners Building Plans 32 Appendix 87
206.829.9452
Elevations 38
SITE
South Lake Union Capitol Hill Urban Madison-

Urban Center Center Village Miller
Residential
Urban
Village
Denny Triangle
Urban Center VICINITY
Village Pike/Pine
Urban Village
SITE
Central
First Hill
Area
Urban Center
Commercial 12th
Village
Core Urban Ave 23rd & Union-
Center Village Urban Jackson
Center Residential
Village Urban Village
Pioneer Square
Urban Center Chinatown-International
Village District Urban Center
Village
4 2301 East Union Street Design Recommendation

Project No. 3028872 07.18.2018
DEVELOPMENT OBJECTIVES & CONTEXT
MLK JR WAY
22ND AVE
23RD AVE
18TH AVE
19TH AVE
20TH AVE
24TH AVE
25TH AVE
26TH AVE
27TH AVE
21ST AVE
DEVELOPMENT OBJECTIVES
The proposed project is a seven-story apartment
E MADISON ST
building measuring 74-0 in height and approximately
437,000-sf in area. The building will provide residen-
tial units, resident lobbies and amenity spaces, several
street-level commercial restaurant spaces, a street-lev-
E PINE ST el publicly accessible exterior square, a roof deck for
building residents, resident storage, and 250-260
structured parking spaces located below-grade.
The project development objectives are as follows:

16
Provide a high quality living environment for
residents with access to public transportation, retail,
E PIKE ST restaurants, and outdoor amenities;
Provide a pedestrian-oriented streetfront on 23rd
15
Avenue and E Union Street with features that will
benefit the neighborhood, including:
14 ¶¶ Widened sidewalks to encourage retail activity
2 1 13 ¶¶ Landscaping and street trees to buffer the
3 12 17
sidewalk
E UNION ST ¶¶ A strong, appropriately scaled street edge
4 5 6 11 18
7 Expand upon the residential character of 24th
17 Avenue:
8 SITE ¶¶ Individual townhouse entry stoops
10 ¶¶ Multiple entries to provide eyes on the street
¶¶ Deep landscaped yards reminiscent of the
9
single-family neighbors
E SPRING ST ¶¶ Provide a safe and attractive parking access
¶¶ Screen trash and recycling storage
E MARION ST
1. East Union Apartments 7. Central Apartments, Electric Lady Bicycle Shop, 13. Uncle Ike’s CD and Uncle Ike’s Glass & Goods
2. Central Cinema, Hollow Earth Radio, Rare Squirrel Chops Coffee 14. Mt. Calvary Church
Medium, 20/20 Bicycle Shop 8. Casey Family Programs Field Office 15. Uncle Ike’s Carwash
3. Katy’s Corner Cafe 9. Entre Hermanos 16. Seattle City Light Electrical Substation
4. Chucks Hop Shop 10. US Post Office (former location) 17. Liberty Bank Building
5. Union Market 11. Noble Spirits Seattle, Earl’s Cuts & Style, US Post 18. Stencil Apartments, Feed Co. Burgers, Street
6. Adey Abeba Ethiopian Restaurant Office Treats, Union Coffee
12. Neighbor Lady
5
EXISTING SITE ANALYSIS
Existing location of
James Washington Jr.
fountain
EXISTING SITE PL AN &
SITE ANALYSIS
Setback Requirements
A 5-0 ground level setback along 24th Ave, a

minimum upper level setback of 15-0 above 35-0
NC2P-55(M) NC2P-65
height. Both of these setbacks start 120-0 from
intersection of 24th Avenue and E Union St.
Traffic and Circulation
23rd Avenue is a largely auto-oriented commercial

thoroughfare
SF 5000
E Union St is neighborhood arterial street
24th Avenue is a residential access street with
parking on both sides
Topography
Minimal slope along 23rd property line: 2% slope,

ascending to the north
Minimal slope along E Union property line: 2% slope,
Minimal slope along 24th property line: 2% slope,
NC2-75
Solar Access
45-0 Union Street; 35-0 24th Avenue to centerline of

right-of-way on the north and west property lines
provides good access to light and air
Trees
Trees 6” or greater in diameter as measured 4-6

above the ground are identified on the site plan by
diameter and species
120’-0”
SF 5000 NC2P-55(M)
LEGEND
15-0 setback above 35-0

5-0 ground level setback

Project No. 3028872 07.18.2018
NEW SITE PLAN
SUMMARY OF PROJEC T ’S PROPOSED

SITEPL AN:
Retail
Entries Provide a mixed-use, mixed income development that
provides:
Retail
Entry
Active street front with walkable shops that enrich
Retail
the street experience
Entries
Affordable and mix of housing choices
Economic opportunity and diversity with
opportunities for small business spaces by providing
Residential a variety of types of commercial spaces. Lake Union
Entry Partners are excited about the partnership with
Africatown to create an equitable and inclusive
Retail
Entry development.
Retail
Entries Develop the generous pedestrian ways (or gateways)
become site of intense activation to “invite” the
public into the square.
Using dynamic setbacks at the pedestrian ways to
further encourage public access to the project from
the two main corners; 23rd and E Union and 24th
Retail
and E Union.
Entry Using the thru block connections to break down
Residential
monolithic character of a full block development.
Entry
Main
Public community gathering spaces at grade
Parking and Loading access placed at north end of
block; less than 120-0 from E Union and well within
Residential
the Commercial zoned portion of 24th Avenue.

Parking
Transition between existing single family zone and
Retail
Entry
higher density development
Townhouse Townhouse Townhouse Townhouse Townhouse Vehicular

Entry Entry Entry Entry Entry Entry
105’-0”
20’ 15’ 69’-9”
120’
TO END OF COMMERCIAL ZONING
7
ZONING SUMMARY
P R E L I M I N A R Y S E AT T L E Z O N I N G C O D E A N A LY S I S
PARCEL NOS 7228500162, 7228500170, 7228500175, 7217400750, 7217400760, 7217400772

LOT AREA 82,860-SF (1.90-acres)
ZONING NC2P-75(M1) / NC2-75(M1)
PERMITTED USES • Retail sales and services, general ≤50,000-SF
• Restaurant, offices ≤25,000-SF
• Residential uses permitted outright 23.47A.004.C
STREET LEVEL STANDARDS • Non-residential street level frontage to comply with blank façade provisions. Project complies with all except:
• Transparency requirements modified to apply to façade between 2-0 and 8-0 above the sidewalk. Requesting departure for:
• Street level nonresidential required to have 13-0 floor to ceiling height - street facade within 10’
• Min of 80% of the width of street-level street-facing facade on principal pedestrian street shall be occupied by uses listed in 23.47A.005D.1 - percent of non-residential use at street
• Width of driveway (not to exceed 25’, up to 30’ when combined with loading berth) may be subtracted from the width of the street-facing facade. - size of curb cut
• At least one street-level street-facing facade containing residential use shall have a visually prominent pedestrian entry.
• Dwelling units along the street-level street facing facade shall be min. 4’ above or 4’ below sidewalk grade, or set back min. 10’ from sidewalk.
STRUCTURE HEIGHT • 75’ as zoned. Project Complies
• Open railings, planters, skylights, clerestories, greenhouses, solariums, parapets and firewalls permitted up to 4’ above height limit
• Mech. equipment, Stair and elevator penthouses allowed to extend up to 15’ above height limit, total coverage of features 25% of roof area.
FAR • Total FAR for any single use within a mixed-use building 5.0 414,300-sf Max. Area for Single-Use
• Total FAR for mixed use building 5.5 455,730-sf Max. Area for Mixed-Use
• Gross floor area below grade is not chargeable against allowable FAR Below-Grade parking exempted
• Portions of a story no more than 4’ above existing or finished grade, whichever is lower, excluding access Project Complies
SETBACKS • No setbacks along 23rd Avenue and East Union Street Project Complies
• No setback along 24th Avenue for first 120-0 from East Union Street, the remainder of the block has the following setbacks:
-- 5-0 setback at grade level
-- 15-0 setback for portions of building above 35-0 above grade
PARKING • No minimum parking required for Urban Center Village Project Complies
• Bike parking
-- Eating and drinking: long term: 1 per 12,000 sf; short term: 1 per 4,000 sf
-- Sales and Service: long term: 1 per 12,000 sf; short term: 1 per 4,000 sf
-- Residential: long term: 1 per 4 dwelling units; short term: none
AMENITY AREA • Amenity spaces equivalent to 5% of residential gross floor area required for residential uses
-- Common amenity area: min area 250-sf; 10’ min horizontal dimension Project Complies
-- Private balconies: min area 60-sf; 6’ min horizontal dimension
-- All residents must access at a common or private amenity area
PARKING ACCESS • If no alley and lot abuts two or more streets, access permitted across one of the side street lot lines per 23.47A.032.C; curb cuts permitted per 23.54.030.F.2.A.1 24th Avenue is only street not designated a
• Access to parking shall be from a street that is not a principal pedestrian street principal pedestrian street per 23.47A.005.D.2, all
vehicular access from 24th within 120’ of E Union
LOADING • For uses with <16,000 sf that provides a loading space on a street or alley, the loading berth reqs. may be waived by director if SDOT finds that the street or alley berth is Project Complies
adequate.
• Medium demand, 10,000 sf – 60,000 sf: 1 loading berth required
-- Width and clearance: 10’ wide and 4’ vertical clearance
-- Minimum length: 35’ long

Project No. 3028872 07.18.2018
SUPPORTED EDG - MASSING
SUPPORTED EDG CONCEPT
SUMMARY
Stories: 7 (5-over-2 + 1 below grade)
Unit Count: 429
Floor Area: 272,989-sf Residential

78,312-sf Parking
Parking: 258 Stalls
PRIMARY ADVANTAGES/DISADVANTAGES
Single vehicular access off 24th within commercial
zoning
The monolithic proportions of a full block
development have been broken down into 4
“buildings” by providing pedestrian ways or gateways
to the at -grade public square
The pedestrian ways are accented with change in
setbacks along sidewalk
The tall base transforms along 24th Avenue into
two-story ground-related dwelling units evoking the
townhouse form
9
SUPPORTED EDG - MASSING
1 ALTERNATE 3 - LOOKING AT NORTH FACADE (UNION ST) 2 ALTERNATE 3 - LOOKING AT EAST FACADE (24TH AVENUE) FROM EAST UNION STREET
3
1
2
SITE
3 ALTERNATE 3 - LOOKING AT NORTH FACADE (UNION ST) 4 ALTERNATE 3 - LOOKING AT EAST FACADE (24TH AVENUE) FROM EAST SPRING

Project No. 3028872 07.18.2018
SUPPORTED EDG - SHADOW STUDY
9:00 AM 12:00 PM 3:00 PM
JUNE 21
MARCH/SEPTEMBER 21
DECEMBER 21
11
SUMMARY OF EDG GUIDANCE Rev:
MID
2301
6 SEA
ST.
Proje
U N I O N
LAK
2030
SEAT
206-8
206-2
www.
E
© 2018
prepar
They a
1 other lo
of the A
2
3 P
5
OPEN TO
PUBLIC SQUARE
4 CO
24TH AVENUE ELEVATION

1 MASSING
EAST ELEVATION (SOUTH BUILDING)
SCALE: 3/32" = AND CONTEXT 3 RELATIONSHIP TO ABUTTING NEIGHBOR 5 ACTIVE USES
1 EXTERIOR ELEVATION EAST
1'-0" AP
The Board noted that it is imperative that the design be respectful of ad- In further consideration of connecting the site with its context, the Board The Board agreed with public comment that the site is an important
jacent properties – especially to single-family development east, across discussed the possibility of a pedestrian connection from this courtyard destination for the community, and ought to include pedestrian-focused
24th Ave. The board supported the proposed setbacks and suggested to the future project to the south, Africatown. While some Board mem- neighborhood commercial with a mix of commercial and residential
that all setbacks include the ground and second levels. The Board agreed bers felt this strong connection is important, other members acknowl- uses, grounded by locally-owned businesses and institutions. Issue
that the use of appropriately scaled residential elements were encour- edged the benefits of maintaining a private courtyard for residents. The
aged to better relate to the human scale. Board requested further exploration of providing a connection between Response: A continuous, tall, and highly transparent street level is Date
the site and the future Africatown development to the south. patterned to provide logical locations for entries to accommodate a
Response: The project utilizes a five-over-two massing strategy on all variety of business types and sizes along 23rd Ave. The activation of Shee
sides, including setbacks at the base and above along 24th Ave and Response: The placement of ground-floor-accessible units along the street level continues along E Union Street with an integrated bus
Shee
an overhang on either side of the corner of 23rd Ave and E Union St. the south elevation prevents direct accessibility between the pub- stop, a clearly marked (and active) residential entry and leasing office, 1
lic square and the future Africatown site, therefore maintaining a and several small commercial spaces with operable storefront that
private square between the two projects. This private square allows are sited to allow for sidewalk seating by future tenants.
2 NEIGHBORHOOD CHARACTER outdoor patio space for the ground floor units and shared access to
The Board agreed with public comment that the proposed development both projects.
6 COURTYARD
ought to respond to the unique Central Area historical character and
identity by retaining, respecting, and encouraging the extension of exist- Public comment noted the importance of sunlight within the central
ing positive attributes of the surrounding neighborhood character. 4 ACCESS courtyard, and the activation of the courtyard was identified by public
The Board agreed the proposed location of the driveway on 24th Ave comment and the Board as a priority. The Board recommended further
Response: The design character of the project is thought out to near E Union St offered the best response to the context and was sup- development of the courtyard space, with careful attention paid to how
provide a contemporary response to the changing character of this ported. The Board recommended the driveway width be as narrow non-rectilinear solutions might influence the space.
neighborhood’s transitional area, while at the same time relating the as possible.
project’s base with the architectural scale and character of the nearby Response: All public spaces (public sidewalks and the internal
historical commercial structures along E Union St. In response to Response: The driveway on 24th Ave serves both the parking ga- square) have been designed to accommodate the needs of expected
neighborhood discussions, the project incorporates a public square rage entry and loading/move-in at a maximum width of 35-0 and are users, ensuring the functionality and flexibility of each space to ac-
that relates to the significance the site has to the community by grouped together to minimize pedestrian/vehicular interactions. Ad- count for natural changing needs. While the shapes of the square and
creating a space for multiple public activities. Several art installations ditionally, there will be landscaped buffers at either side and change structures remain rectilinear, the landscape design within creates jux-
within the project will reference the local history, including a new in paving pattern to further define vehicular vs. pedestrian areas. taposition using concentric and organic forms, creating more irreg-
highly visible location for the fully restored James Washington Jr. ular spaces and a more natural environment. Additionally, all of the
fountain that has been a focal point of the neighborhood. The addi- pedestrian ways connecting the public right-of-way with the square
tion of masonry and the first 24-0 of the project harkens back to the will be lined with landscaping, transparent and operable storefronts,
1-1/2 story commercial retail building typical of the district. and public seating.

Project No. 3028872 07.18.2018
SUMMARY OF EDG GUIDANCE
ST.
8
E. U N I O N
OPEN TO
PUBLIC SQUARE
23RD AVENUE ELEVATION

EXTERIOR ELEVATION WEST
2 SCALE: 3/32" = 1'-0"
7 CORNERS 8 BREEZEWAYS AND PORTALS 9 MATERIALS

The encouragement of human interaction and activity along the streets The Board expressed concern that the width of the portals was not The Board encouraged a common palette of materials expressed dif-
was also identified as a priority. Specifically, the Board expressed concern sufficient to clearly communicate to pedestrians that these are a public ferently across the project. Materials of a high-quality are expected. In
that the proposed drug store use at the northwest corner was not porous entry into a shared courtyard. The Board agreed that the success of the support of public comment, the Board agreed the design concept should
enough and that the re-location of the James Washington Memorial courtyard rested on the success of the portal spaces, and that making embody the history of the site as well as the future history of the site. In-
Fountain could be better suited to the courtyard. these spaces feel public is important. clude in the Recommendation packet material details. Provide a detailed
materials and colors board at the Recommendation phase.
Response: Consistent with the goals of the 23rd Ave Action Plan and Response: The southeast/southwest building was shifted 3-0 farther
the Urban Design Framework, the proposed design seeks to foster south to expand the square and pedestrian way entries along 23rd Response: Exterior building materials have been carefully selected
the types of activity and vitality desired at the intersection of 23rd and 24th Avenues. All portal/pedestrian ways have opening dimen- to assure their durability and maintainable properties. They have also
Ave and E Union Street. The drug store at corner of 23rd has been set- sions that are minimum 18-0 width (wider than a typical alley), allow- been devised to be detailed in ways to highlight their appearance
back further to create a new public plaza at the corner. The proposal ing ample space for two-way pedestrian traffic, interactive landscap- and textures. The masonry base throughout the project relates to the
also designates the corner of E Union St and 24th Ave as a new highly ing, and public benches. High transparency at the pedestrian bridges historic neighborhood fabric consisting of two-story brick commer-
visible plaza for the fully restored James Washington Jr. fountain that will improve visibility between the street and internal square. cial structures.
has been a focal point of the neighborhood.
A V E N U E
A V E N U E
2 3 R D
2 4 T H
13
OPEN TO
PUBLIC SQUARE
1a MASSING & CONTEXT (CS2-D) MIN

The Board noted that it is imperative that the 65’-0” 5’-0”10’-0”
design be respectful of adjacent properties –
especially to single-family development east,
across 24th Ave. In response to this context, the
proposed massing included ground level setbacks
of five-feet with upper-level massing setting back
an additional 10-feet from the west property line
(page 19 of the EDG Packet). The Board appreci-
ated these setbacks and residential stoops for the
townhouses fronting 24th Ave. The Board agreed
that the use of appropriately scaled residential
elements were encouraged to better relate to the
human scale.
Response: At 24th Ave, the project changes in
bulk and scale with a series of townhouses that
set back a minimum of 5-0 from the property
line to acknowledge the residential scale. Above 24th AVE
Level 2 and under 35-0, the building is setback
over 15-0 from the property line to meet the Ur- SECTION C
ban Design Framework guidelines and provide
relief from the larger scale of the high-density
project.
MIN
65’-0” 5’-0”10’-0” 8’-0”
1a
9
24th AVE
SECTION D D C
24TH AVENUE

Project No. 3028872 07.18.2018
2a NEIGHBORHOOD CHARACTER (CS3-A, CS3-B)

The Board agreed with public comment that the
proposed development ought to respond to the
unique Central Area historical character and
identity by retaining, respecting, and encouraging
the extension of existing positive attributes of the
surrounding neighborhood character.
Response: The neighborhood surrounding the
2a project site is in transition, with some adjacent
sites under design, undeveloped, or not devel-
oped to their potential – particularly to the east
and south. The design character of the project is
thought out to provide a contemporary response
to the changing character of this neighborhood’s
transitional area, while at the same time relating
the project’s base with the architectural scale
and character of the nearby historical commer-
cial structures along E Union St. The addition of
masonry and the first 24-0 of the project harkens
back to the 1-1/2 story commercial retail building
typical of the district. (See Central Area Design
Guidelines diagrams)
9 MATERIALS (DC4-A)
The Board encouraged a common palette of
materials expressed differently across the project.
Materials of a high-quality are expected. In support
9
of public comment, the Board agreed the design
concept should embody the history of the site as
well as the future history of the site. Include in the
Recommendation packet material details. Provide a
detailed materials and colors board at the Recom-
mendation phase.
Response: Exterior building materials have been

carefully selected to assure their durability and
maintainable properties. They have also been
devised to be detailed in ways to highlight their
appearance and textures. The masonry base
throughout the project relates to the historic
neighborhood fabric consisting of two-story
brick commercial structures.
CENTRAL DISTRICT HISTORIC PHOTOS
15
1b MASSING & CONTEXT (CS2-D) 4 ACCESS (PL1-B)

The massing at the corner of 23rd Ave and E Union The Board agreed the proposed location of the
St responded with a setback at ground level only, driveway on 24th Ave near E Union St offered the
resulting in a second through sixth floor mass best response to the context and was supported.
cantilevering above. The Board expressed concern The Board recommended the driveway width be as
that this created a somewhat ominous form to the narrow as possible.
corner. The Board requested further development
of this corner response, with additional details and Response: The driveway on 24th Ave serves
study presented at the next meeting. both the parking garage entry and loading/
move-in at a maximum width of 55-0 and are
Response: The massing at the corner of 23rd Ave grouped together to minimize pedestrian/ve- 7a
and E Union St has been revised to include set- hicular interactions. Additionally, there will be
backs at both ground and second levels, utilizing landscaped buffers at either side and change
a five-over-two massing strategy. This provides in paving pattern to further define vehicular vs.
a covered walkway wrapping the retail space pedestrian areas.
on that corner. Additionally, there is overhead
protection, columns supporting the cantilever, MARKET IMAGERY
benches, landscaping, and new street trees to
provide a more pedestrian scale.
2b NEIGHBORHOOD CHARACTER (CS3-A, CS3-B)

Public comment described the site as a cultural
anchor for the surrounding area. In response, the
Board agreed the project should enhance the Cen-
tral Area’s identity and sense of arrival by providing
street furniture, public art, landscape elements,
pedestrian lighting, varied paving materials, and
open space at grade to expand the width of the
right-of-way. The design, siting and selection of
these elements should be informed by 1d above. 1b
Response: In response to neighborhood discus-

sions, the project incorporates a public square
that relates to the significance the site has to the SEATING IMAGERY
community by creating a space for multiple pub-
lic activities. Several art installations within the
project will reference the local history, including
a new highly visible location for the fully restored
James Washington Jr. fountain that has been
a focal point of the neighborhood. The Public
Square, with its multiple public access points of
all the streets bordering the project, allows an
extension of the public realm to reinforce the CORNER OF 23RD AVE & E UNION ST
sense of place within community.

Project No. 3028872 07.18.2018
59 november 30 2016

Dr. James W. Washington, Jr. & Mrs. Janie Rogella Washington Foundation
PO Box 22952 Seattle WA 98122 206 • 709-4241 commercial zones
www.jameswashington.org 501(c)3 Tax Exempt
In summary, we support the fountain relocation shown at the corner of 24th and Union in the current EDG packet
7a CORNERS (PL3-C)
OOO provide layering and define
and support the project advancing to full design review. We are also very pleased that LUP chose to partner with
us to help restore Dr. Washington’s sculpture and return it to the 23rd and Union site. Alternating planting bands to
James Kelly, Executive Director Should you have any further questions, please feel free to contact me at 206-709-4241 or by email at
In addition to activating the courtyard, the encourage-
jkelly3357@gmail.com.
Reverend Dr. LaVerne C. Hall
Dr. James W. Washington &
ment of human interaction and activity along the streets
Sincerely,
7b Janie Rogella Washington Foundation
1816 26th Avenue was also identified as a priority. Specifically, the Board
Seattle, WA 98122
expressed concern that the proposed drug store use at
April 9, 2018
City of Seattle Department of Construction & Inspection, ATTN: Carly Guillory

James Kelly Reverend Dr. LaVerne C. Hall the northwest corner was not porous enough, and risks
Executive Director President, Board of Directors
700 5th Avenue, Suite 2000
P.O. Box 34019
Dr. James W. Washington, Jr. &
Janie Rogella Washington Foundation
Dr. James W. Washington, Jr. &
Janie Rogella Washington Foundation Commercial turning its back on the corner and community. Oppor-
Seattle, WA 98124
tunity for operable, roll-up doors at this corner were
Re: 2301 E Union St. Project # 3026788 –
To Whom It May Concern:

described by the applicant. The Board supported such a
By way of introduction, our names are James Kelly and Reverend Dr. LaVerne Hall. We are the Executive
response, and recommended the corner design include
Trash
Director and Board Member (respectively) of the Dr. James W. Washington & Janie Rogella Washington
Foundation (the Washington Foundation), a Seattle-based organization whose mission is to promote and preserve greater porosity to avoid an insular retail space. Bench-
the art and legacy of James and Janie Washington Jr. to inspire creativity and build community. Located at 1816
26th Avenue in Seattle, the Washington Foundation is also part of Seattle Central Area Cultural District which was es, lean rails, and/or other seating at this corner and at
created by Mayor Murray in 2015.
We are pleased to submit this letter of support for the 2301 E Union St Project at 23rd and Union St in the Central
the bus stop on E Union St were also recommended. The
District. As a historic partnership for redevelopment, the 2301 E Union St. project represents a historic
opportunity to create a new equity model putting the community in a power position within a large-scale project. Board recommended additional details be presented at
the next meeting that describe the 23rd Ave and E Union
2b As part of the project, developer Lake Union Partners (LUP) has also agreed to work with The Washington
Commercial
Foundation to restore and return the historic ‘The Fountain of Triumph’ sculpture to the Midtown site. Created corner response. The wider sidewalks proposed were
by late renowned local sculptor, painter and writer James Washington, Jr., the sculpture is very important to the
community and our neighborhood’s cultural history. We’re very pleased the LUP team is working proactively
with us for the following:
supported.
• Prominent location for public view
• Proximity and visibility to/from Liberty Bank Response: Consistent with the goals of the 23rd Ave
Lobby
• Connection to storm water infrastructure and opportunity for education
JAMES WASHINGTON FOUNTAIN WASHINGTON FOUNDATION LETTER Action Plan and the Urban Design Framework, the
proposed design seeks to foster the types of activity
Commercial and vitality desired at the intersection of 23rd Ave and
E Union Street. A continuous, tall, and highly transpar-
ent street level is patterned to provide logical loca-
tions for entries to accommodate a variety of business
types and sizes along 23rd Ave and E Union St.
busy street frontage 7b CORNERS (DC3-B)
Public comment expressed concern about the re-lo-
Robust buffering of
cation of the James Washington Memorial Fountain,
proposed at the corner of E Union St and 24th Ave, and
recommended locating the fountain within the court-
Commercial Lounge yard instead, well away from the proposed curb cut on
LIBERTY BANK
Resident 24th Ave. The Board acknowledged public concern about
BUILDING the possible pedestrian/vehicle traffic conflicts in this
orkshop
area, and recommended the applicant explore locating
the fountain elsewhere, such as in the courtyard as was
esident
suggested by the public. The location should encourage
7b pedestrian interaction with the fountain.
4 Response: The corner of E Union St and 24th Ave pro-
vides the most visible and publicly accessible location
for the fully restored James Washington Memorial
Fountain, allowing it to remain a focal point of the
neighborhood. The corner location also promotes
interaction with more pedestrians and passersby at
the activated plaza. The size of the plaza is 45-0 and is
connect public and private spaces well protected from the only garage entry by a series
Courtyard trees extend out to right-of-way to of planters and distinct change in paving. A letter
from the Washington Foundation specifying the loca-
CORNER OF 24TH AVE & E UNION ST tion will be provided at the meeting. e Plans
17
3 RELATIONSHIP TO ABUTTING NEIGHBOR

(PL1-B)
The project proposed an internal courtyard,
accessible via a portal from 23rd Ave, E Union St,
and 24th Ave. This publicly accessible courtyard
provides connections through the site, supporting
pedestrian connections within and outside the proj-
ect. In further consideration of connecting the site
with its context, the Board discussed the possibility
of a pedestrian connection from this courtyard to
the future project to the south, Africatown. The ap-
plicant described the future Africatown courtyard
as intended to be for private use by the residents.
While some Board members felt this strong connec-
tion is important, other members acknowledged
the benefits of maintaining a private courtyard for
residents. In conclusion, the Board requested fur-
ther exploration of providing a connection between
the site and the future Africatown development to
the south.
Response: The placement of ground-floor-acces-
sible units along the south elevation prevents di-
rect accessibility between the public square and
the future Africatown site, therefore maintaining 3
a private square between the two projects. This
private square allows outdoor patio space for
the ground floor units. Screening at the private
square will be setback from 23rd/24th Ave to
reduce its impact from the sidewalks. The goal
is to provide a path of access for the residents of
both projects through the building to the public
square.
SITE PLAN

Project No. 3028872 07.18.2018
6d COURTYARD (DC3-B)
Public comment described the courtyard as exhib-
iting a more Western rectilinear response, and rec-
ommended further study of alternative solutions.
The Board was curious about this observation, and
agreed that further exploration was necessary. The
Board recommended further development of the
courtyard space, with careful attention paid to how
non-rectilinear solutions might influence the space.
Response: All exterior spaces have been de-
signed with consideration of the changing nature
of Seattle’s environmental conditions; overhead
protection, trees and vegetation, operable
storefronts that allow the expanse of sidewalk,
and the Public Square inside commercial spac-
es. While the shape of the Public Square and its
surrounding buildings remain rectilinear, the
landscape design within creates juxtaposition us-
ing concentric and organic forms, creating more
irregular spaces and a more natural environment.
This allows for a logical unit layout above to be
paired with a dynamic interior open space.
6d
PUBLIC SQUARE FACING 23RD AVENUE & E UNION STREET PEDESTRIAN WAYS
19
OPEN
TO
ST.
CORR
OPEN
SUMMARY OF EDG GUIDANCE - ART LOCATIONS

TO
E. U N I O N
CORR
OPEN
TO
CORR
2b NEIGHBORHOOD CHARACTER (CS3-A, CS3-B) OPEN

TO
CORR
Public comment described the site as a cultural
anchor for the surrounding area. In response, the OPEN
TO
1 PUBLIC SQUARE ART WALL
Board agreed the project should enhance the Cen- CORR
tral Area’s identity and sense of arrival by providing The Public Square, with its multiple public access
street furniture, public art, landscape elements, OPEN TO
points of all the streets bordering the project,
pedestrian lighting, varied paving materials, and
23RD AVE.
allows an extension of the public realm to rein-
OPEN TO
E UNION ST 1
open space at grade to expand the width of the force the sense of place within community. The
right-of-way. The design, siting and selection of blank wall on the east elevation of the northwest
these elements should be informed by 1d above. EAST ELEVATION OF NORTHWEST BUILDING commercial space as well as other blank walls
EAST ELEVATION - WEST BUILDING within the square and pedestrian ways will hold
Response: In response to neighborhood discus-
4 SCALE: 3/32" = 1'-0"
art installations that reference the local history of
sions, the project incorporates a public square the site.
that relates to the significance the site has to the
community by creating a space for multiple pub- 2 PAVING Rev: Date: Issue:
lic activities. Several art installations within the

MID-LUP
project will reference the local history, including The street level is patterned to provide logical
a new highly visible location for the fully restored 3 locations for entries to accommodate a variety
James Washington Jr. fountain that has been of business types and sizes along 23rd Ave and
a focal point of the neighborhood. The Public E Union St.
2301Differentiation
E UNION ST
SEATTLE, WA
in paving will empha-
Square, with its multiple public access points of size the new, highly-visible location for the fully
all the streets bordering the project, allows an restored James Washington Jr. fountain that has
Project No. 17007
extension of the public realm to reinforce the been a focal point of the neighborhood.
sense of place within community. LAKE UNION PARTNERS LLC
The driveway on 24th Ave serves both the
2030 DEXTER AVE N, SUITE 100
8b BREEZEWAYS AND PORTALS (DC2-B) parking garage

SEATTLE, WAentry
98109 and loading/move-in at a
206-829-9452
maximum206-299-9614
width of 35-0 and are grouped togeth-
Page 52 of the EDG packet described the east ele-
er to minimize pedestrian/vehicular interactions.
www.lakeunionpartners.com
vation of the northwest corner commercial spaces
A V E N U E
© 2018 Weinstein A+U - These documents have been
1 Additionally, there will be landscaped buffers

prepared specifically for the above named project.
as a feature wall, for possible use as a movie wall or They are not suitable for use on other projects or in
at either side and change in paving pattern to

other locations without the approval and participation
of the Architect.
display for community artwork. The Board supported 3 further define vehicular vs. pedestrian areas.
this concept, and recommended it be designed as an
integral part of the design concept. The Board agreed PRELIMINARY
with public comment and recommended using 3 SIGNAGENOT FOR
2 3 R D
resulting blank walls and surfaces for public expres- CONSTRUCTION
All of the pedestrian ways connecting the public
sion of art that references the history, heritage, and
right-of-way with the square will be lined with
culture of the community. (DC2-B)
landscaping, transparent and operable store-
Response: The blank wall on the east elevation of fronts, and public seating. The transparency at
DEDICATED
the northwest commercial space as well as other the base and the bridges
APPROVAL STAMPwill allow more views
blank walls within the public square connecting and light between the square and street front.
SPACE
pedestrian alleys and its portals will hold art instal- Additionally, custom signage on all entries to the
lations that reference the local history of the site. pedestrian ways will emphasize the openness of
the Square,Issuewhich will not
DD Setbe gated and will be
5
open 24/7.
4 Date 7/5/18
1
EAST ELEVATION - SOUTH BUILDING NORTH ELEVATION A - SOUTH BUILDING

2 SCALE: 3/32" = 1'-0" 1 SCALE: 3/32" = 1'-0"
2
3
Sheet Title BUILDING ELEVATIONS -
COURTYARD
3 Sheet A304
2

Project No. 3028872 07.18.2018
SUMMARY OF EDG GUIDANCE - ART INSPIRATION
PUBLIC SQUARE ART WALL
PAVING
SIGNAGE
21
5 ACTIVE USES (PL3-C)

The Board agreed with public comment that the site
is an important destination for the community, and
ought to include pedestrian-focused neighborhood
commercial with a mix of commercial and residen-
tial uses, grounded by locally-owned businesses
and institutions. The applicant described incubator
focuses commercial spaces at grade, including a
possible shared commercial kitchen opportunity for
use by a number of independent restaurant users.
The Board and public supported incubator type
spaces described at this location.
DAY: TYPICAL USE
Response: Consistent with the goals of the 23rd
Ave Action Plan and the Urban Design Frame-
work, the proposed design seeks to foster the
types of activity and vitality desired at the inter-
section of 23rd Ave and E Union Street. A contin-
uous, tall, and highly transparent street level is 5
patterned to provide logical locations for entries
to accommodate a variety of business types and
sizes along 23rd Ave. The activation of the street
level continues along E Union Street with an
integrated bus stop, a clearly marked (and active)
residential entry and leasing office, and several
small commercial spaces with operable store-
front that are sited to allow for sidewalk seating
by future tenants. DAY: MARKET USE
NIGHT: EVENT USE

Project No. 3028872 07.18.2018
COURTYARD (PL3-C)
6b
The activation of the courtyard was identified by
public comment and the Board as a priority. The
applicant described a possible fitness room facing
the courtyard. The Board discussed this use within
the courtyard and agreed it ought not be only a
residential amenity space/fitness room for residents
only, and should rather be a use available for the
community that will help to activate the courtyard.
Response: The planned fitness space occupying

Retail at south end of square with direct access
RETAIL MINIMUM: 7 to the square would be a community resource
under separate ownership, not only available to
residents of the project. All the retail spacesare
planned to be for smaller, locallu owned busi-
nesses that are open to the entire neighborhood.
6b
RETAIL TOTAL: 11
RETAIL TOTAL: 15 RETAIL MAXIMUM: 17
23
JUNE 21ST, 12:00 PM
286 SF
104 FEET
PUBLIC SQUARE SHADING WITH CURRENT SCHEME
396 SF
108 FEET
DIFFERENCE IN AREA BETWEEN BOTH OPTIONS PUBLIC SQUARE SHADING WITH 10-0 SETBACK

Project No. 3028872 07.18.2018
MARCH 21ST, 12:00 PM

6a COURTYARD / PUBLIC SQUARE (CS2-D)
Public comment noted the importance of sunlight
within the central courtyard, and recommended up-
per level setbacks along the south mass to allow for
E. UNION
greater availability of sunlight. The Board supported
6a this concept, and recommended further exploration
of massing moves to allow for a greater availability
of sunlight in the central courtyard. Provide explo-
ration studies at the next meeting, including sun
studies.
Response: The project site is zoned NC2P-75 and
NC2-75, which allows a 75-0 height limit. The proj-
ect takes into consideration height, bulk, and scale
of neighboring buildings by breaking its mass
into separate buildings; and the square has been
oriented such that the north end will sunny most
of the year. The transparency at the base and the
bridges will allow more views and light between
58 FEET
the square and street front. Lighter materials along
the south end of the square will help brighten the
space.
PUBLIC SQUARE SHADING WITH CURRENT SCHEME
E. UNION
COURTYARD SHADING WITH NO SETBACK
67 FEET
PUBLIC SQUARE SHADING WITH 10-0 SETBACK
25
6c COURTYARD (DC3-B)
The programming of the courtyard was identi-
fied as a priority. Agreeing with public comment,
the Board recommended uses at grade that will
activate the courtyard during all times of the day.
Further, the programming of the courtyard itself 6c
ought to provide amenities appropriate to the
community, such as multi-generational and family
oriented activities.
Response: All public spaces (public sidewalks
and the internal Public Square) have been de- 8c
signed to accommodate the needs of expected
users, ensuring the functionality and flexibility
of each space to account for natural changing 8a
needs. Additionally, all of the pedestrian ways
connecting the public right-of-way with the
square will be lined with landscaping, transpar-
ent and operable storefronts, and public seating.
8a BREEZEWAYS AND PORTALS / PEDESTRIAN

WAYS (DC4-B)
The use of breezeways, portals, and through-block

connections help to lessen the mass of the overall
building and add to the existing network of pedestri-
an pathways. The Board discussed the three portals
proposed, each offering pedestrian connection from
the public right-of-way to the internal courtyard.
The Board expressed concern that the width of the PEDESTRIAN WAY FROM E UNION ST
portals was not sufficient to clearly communicate
to pedestrians that these are a public entry into a
shared courtyard. The Board agreed that the success
of the courtyard rested on the success of the portal
spaces, and that making these spaces feel public is
important. The Board requested additional details be
presented at the next meeting. See additional guid-
ance provided under DC4 below.
Response: The southeast/southwest building was PUBLIC SQUARE
shifted 3-0 farther south to expand the square

and pedestrian way entries along 23rd and 24th
Avenues. All portal/pedestrian ways have opening
dimensions that are minimum 18-0 width (wider
than a typical alley), allowing ample space for two-
way pedestrian traffic, interactive landscaping, and
public benches.
PEDESTRIAN WAYS INTO PUBLIC SQUARE

Project No. 3028872 07.18.2018
8b BREEZEWAYS AND PORTALS / PEDESTRIAN

WAYS (DC4-B)
Page 52 of the EDG packet described the east ele-
vation of the northwest corner commercial spaces
as a feature wall, for possible use as a movie wall or
display for community artwork. The Board support-
ed this concept, and recommended it be designed
as an integral part of the design concept. The Board
agreed with public comment and recommended
using resulting blank walls and surfaces for public
expression of art that references the history, heri-
tage, and culture of the community.
Response: The blank wall on the east elevation

of the northwest commercial space as well as
other blank walls within the square and pedestri-
an ways will hold art installations that reference
the local history of the site. See images for exam-
ples of pedestrian ways.
8c BREEZEWAYS AND PORTALS / PEDESTRIAN

WAYS (DC4-B)
As noted in guidance for CS2-D above, the Board
expressed concern that the width of the portals was
not sufficient to clearly communicate to pedes-
trians that these are a public entry into a shared
courtyard: the success of the courtyard rested on
the success of the portals. The applicant described
that a high level of transparency is being consid-
ered for the pedestrian bridges within the portals
(providing for internal circulation). The Board
supported this material response, and requested
additional details be presented at the next meeting.
Details should include precedent photos of exam-
8b ples that are closer in scale to the proposal –the
Board was not satisfied that the examples shown
on page 17 of the EDG packet were of a comparable
scale.
Response: High transparency at the pedestrian

bridges will improve visibility between the street
and internal square. Two of the three pedestrian
bridges will be open air with porous, artistic rail-
ings to increase transparency and interaction.
PEDESTRIAN WAY EXAMPLES
27
COMMUNIT Y OUTREACH & FINDINGS
LURC BOARD MEETING: LURC OPEN COMMUNIT Y MEETING:

KEY POINTS 7/18/2017 KEY POINTS 10/25/2017
23rd and Union: Buildings:

3 It is important to hold the edge at the corner of 23rd “Like multiple buildings…use different materials on PRELIMINARY AFRICATOWN
Ave & E Union St; it helps distinguish that corner from each and warm colors!” 1
MASSING CONCEPT
the open pedestrian ways. Use brick.
There is some concern about the articulation of the The walk-up rowhouses/townhouses are good.
undercutting; details to be provided.
“Brew Pubs are for white gentrifiers, not the families
who have lived here.”A community kitchen is better.
1
PEDESTRIAN WAYS AND OPEN SPACE:
4 1
Given that the open space is interior to the site, PEDESTRIAN WAYS AND PUBLIC SQUARE:
it is very important to make the pedestrian way 4
Create well-lit public spaces; show that the square
entrances obvious and inviting.
won’t be dark most of the year.
Consider alternatives to gates.
Widen and/or make pedestrian ways feel welcome.
It was suggested to set the stage for a market place
Think about the security in a historically targeted and
similar to Pike Place.
racially profiled neighborhood.
Garage access is in the right location.
4 Program the square. Collaborate with youth programs

KEY POINTS 10/02/2017 and prioritize renting/hiring people from the neigh-
borhood.
Retail:
2
Small local retail is good, hardware store is good, nail
A marketing/PR arm will be important to keep the
salon is bad. Keep the post office.
market and small businesses activated.
Provide a good neighborhood joint-type restaurant
Retail spaces should be much smaller if they are
(surrogate hostess cited).
intended for incubated retail and potentially flexible
in size. Collaborate with local art schools and artists for the
public art.
Food Hall/Brewery space is better to be less
prescribed – possibly food vendors sharing a
common space?
LURC OPEN COMMUNIT Y MEETING:

1 PEDESTRIAN WAYS AND OPEN SPACE:
KEY POINTS 6/27/2018
4 Study proportions of pedestrian ways to ensure the
square feels open. Buildings:
Modulations, porches, and materiality could vary Use of color.
between sections of buildings (as if “divided” by
Distinguish the separate building palettes better.
bridges).
Modern that is less rigid and culturally expressive.
Ideas for program as a “performance wall” include
music, movie screens, murals, and art. Native plants and water features.
Provide awnings or canopies along East Union below Coyote Central - engage youth in outdoor design.
undercut to provide a more pedestrian scale. Concern regarding small businesses not having
street presence.

Project No. 3028872 07.18.2018
AFRIC ATOWN CIPHER 1 AFRIC ATOWN CIPHER 2

11/18/2017 12/02/2017
3
3 Key takeaways included the street front, corners, and Use the idea of the site as a “third place” (home, work,
plaza activity. The street as a stage for life; the inter- 4 third place).
section as a place of ritual. What is the best way to
engage and encourage people to use the streetscape The barbershop and Starbucks currently serve this
and plaza? function.
Example: In Little Saigon, most residents live outside
3 The intersection of 23rd Ave and E Union St is critical the neighborhood, but many people still gather for
to the neighborhood. Define the corners of 23rd and shopping, everyday needs, services, and events.
24th Avenue and E Union St; and give each corner
their own character, making them wider and more
inviting. Treat the street as the stage for the collective
performance life.
4 The community desires activities and meeting places
for all ages. The Public Square should have well-
1 designed outdoor public seating that is the same as
the restaurant seating.
1 It is very important that pedestrian ways into
the square feel inviting and connected through
4 2 landscaping, seating, and programming – possibly
food vendors? A series of benches and plantings?
It is important that project is weaving people
through the block – equal access for all. Treat them
as pedestrian ways similar to Dominican Republic
Alleys.
Include small, local retail – wellness center, fitness
2
area, essentials for the neighbors (barbershop, hair
2 products, market, more ‘mom and pop’ shops).
TAGS
1 Activate the pedestrian ways with direct access to retail spaces through transparent storefronts and multiple
2 entries, landscaping, and public seating. See page 26-27 for further details on the activation.
1
2 Retail spaces can be divided into smaller spaces. The Owner is committed to locally-owned, small businesses
throughout the project. See page 23 for options to divide retail spaces.
3 The project enlarged the plazas at both corners and furnished them with landscaping and public benches at
3
both corners to encourage public gatherings and meetings. See pages 16-17 for more details on the plazas.
4 The public square is designed for quality programming and flexibility with good lighting, plenty of seating,
areas for public gathering and stage for concerts and movies. See page 22 for activation in this area. See
page 20-21 for public art opportunities in this area.
29
How can the public square celebrate the Central District's history
and diversity?
LaVerne Hall
Dec 19, 2017
Annual ethnic festivals; ethnic restaurants and clothing shops; locals showcasing and
selling their art, etc.
 11 Supporters
Lake Union Partners

Dec 20, 2017
Thanks, LaVerne! We're really interested in this too. Do you have any
recommendations on specific groups that we should reach out to and try to
partner with?
 1 Supporter
LaVerne Hall
Ryan Griffiths Dec 20, 2017
Dec 22, 2017 The James Washington Foundation. 206-709-4242, Esther Ervin, LaVerne Hall or
Art/murals by artists of color. POC owned businesses. James Kelly
 7 Supporters
Lake Union Partners
Dec 22, 2017
Will do! We're looking forward to continuing our work to bring restore the fountain
Jaclyn Koenig and will provide an update once the restoration is complete.
Dec 23, 2017
 3 Supporters
Minority owned retail, celebrations, etc
 6 Supporters LaVerne Hall
Dec 23, 2017
Lake Union Partners JOSHUA CHAMBERS
Thanks MUCH.
Ryan Griffiths Jan 2, 2018 Jan 11, 2018
Dec 22, 2017
Hey Jaclyn - Yep, minority owned retail is important to us. If you have any By recognizing not only the community from 45 years ago, but the community from 90
Art/murals by artists of color. POC owned businesses. specific small businesses you'd like to recommend or want to introduce to us, years ago that built many of the houses. And most importantly recognizing the full
 7 Supporters please send them our way. Thanks. community that lives here now in all it's diversity.
 2 Supporters
JOSHUA CHAMBERS
Jaclyn Koenig Ellen Eskenazi Johan Lysne
Jan 11, 2018
Dec 23, 2017 Dec 20, 2017 Jan 21, 2018
By recognizing not only the community from 45 years ago, but the community from 90
Minority owned retail, celebrations, etc This neighborhood has a rich and vibrant history. African American, Sephardic and I'd likeis to see our neighborhood be estate
developed for access byplanners
all without bias or
years ago that
coUrbanize built
an many
online of the
platform houses.
connecting realAnd most importantly
developers recognizing
& municipal thethe
with fullcommunity.
Ashkenazic Jews, Italian, Chinese, Japanese immigrants. The red line brought many race alignment. It is time
courbanize.com to move
| 745 Atlanticinto
Ave, 2020
Boston,inMA
unity.
02111Art, pricing, safety, fresh
| +1-888-562-9952
 6 Supporters community that lives here now in all it's diversity.
people together. Maybe there can be some historical art pieces to remind and educate. healthy food available for all - United we 1 stand.
 2 Supporters
Room for youth programs would be terrific.
Lake Union Partners
Jan 2, 2018  5 Supporters
Johan Lysne
Hey Jaclyn - Yep, minority owned retail is important to us. If you have any Julie Parrett
Jan 21, 2018
Lake Union Partners Dec 22, 2017
specific small businesses you'd like to recommend or want to introduce to us, I'd like to see our neighborhood be developed for access by all without bias or
Dec 20, 2017
please send them our way. Thanks. It couldrace
appear in multiple
alignment. It isways
time to- the materials
move andintextures,
into 2020 naming,
unity. Art, pricing,artwork. There is
safety, fresh
Hi Ellen - We do want to get some youth programming in the space. Let us know an art plan
healthyfor the
foodcentral district
available that
for all was prepared
- United with significant community input that
we stand.
if you have any specific groups that we should be reaching out to. would be worth referencing.
 1 Supporter
Ellen Eskenazi
30 Dec2301
20, 2017
East Union Street Design Recommendation Julie Parrett
Project No.
This neighborhood has3028872 07.18.2018
a rich and vibrant history. African American, Sephardic and Dec 22, 2017
Ashkenazic Jews, Italian, Chinese, Japanese immigrants. The red line brought many It couldmegan
appearwittenberg
in multiple ways - the materials and textures, naming, artwork. There is
people together. Maybe there can be some historical art pieces to remind and educate. Dec 22,
an art plan for 2017
the central district that was prepared with significant community input that
CENTRAL AREA GUIDELINES
SUMMARY OF CENTRAL AREA NEIGHBORHOOD DESIGN GUIDELINES

ADOPTED MARCH-APRIL 2018
CENTRAL AREA GUIDELINES MET IN THIS PROJECT RESPONSE
CORNER PLAZAS CS1-2, CS3-1, PL1-2, PL1-3, DC3-1, A.1-1, A.1-2, A.2-1 Careful detailing has been paid to the building’s first two levels where brick masonry and articulated storefronts reinforce a commercial
pedestrian scale, particularly at the corners. At the corner of 24th Ave and E Union St, vegetation is used to create a “room” between the
street and building. This corner is also the new highly-visible location for the restored James Washington Jr fountain, which has been a fo-
cal point of the neighborhood. Widening of the sidewalks from 12-0 to 20-0 to accommodate heavy pedestrian traffic has been provided
at the intersections of 23rd Ave and E Union St / 24th Ave and E Union St. The corner conditions also include overhead protection, vegeta-
tion, and operable storefronts to foster public interaction.
PEDESTRIAN PATHS CS1-2, CS2-1, PL1-1, PL1-2, PL1-3, PL3-2, DC3-1, A.1-1, The building mass has been articulated to create multiple through-block connections, adding to the existing network of pedestrian
A.1-2, A.2-1 pathways. These pathways lead to an internal public square, providing access and active usage of the square while ensuring visibility from
all streets. Wider walkways allow for solar access into the pedestrian ways and square; space for furniture and vegetation promotes more
street-level interaction.
PROGRAM ACTIVATION & TRANSPARENCY CS3-1, PL1-1, PL1-2, PL1-3, PL3-1, PL3-2, DC2-1, A continuous, tall, and highly transparent street level is patterned to provide logical locations for entries to accommodate a variety of
DC4-1, DC4-3 business types and sizes along 23rd Avenue. The activation of the street level continues along E Union St with an integrated bus stop, a
clearly marked (and active) residential entry and leasing office, and a small commercial space with operable storefront that is sited to al-
low for sidewalk seating by a future tenant. Wide sidewalks and the public square can house cultural and place-specific activities, with the
use of lighting, art, and future to ensure activity. The public square will be programmed and activated by the surrounding retail spaces; all
frontages will provide “eyes on the street” transparency.
SETBACKS CS1-2, CS2-1, CS3-1, PL3-1, PL3-2, DC2-1, DC4-2, At 24th Avenue, the project changes in scale with a series of townhouses that set back a minimum of 5-0 from the property line to ac-
DC4-3, A.1-2 knowledge the residential scale. Above level 2, the building is set back over 15-0 from the property line to provide relief from the larger
scale of the high-density project. The retail on the corner of 23rd Ave and E Union St includes a setback on either side, providing overhead
protection and an exaggerated entry.
*We are not required to follow these guidelines, but we feel they are an important document that the neighborhood has created to clarify their
wants and needs for sites in the area. The next two pages show how the project is meeting several particular guidelines.
31
PUBLIC SQUARE PUBLIC SQUARE
CORNER PL A Z AS PEDESTRIAN PATHS

CS1-2, CS3-1, PL1-2, PL1-3, DC3-1, A.1-1, A.1-2, A.2-1 CS1-2, CS2-1, PL1-1, PL1-2, PL1-3, PL3-2, DC3-1, A.1-1, A.1-2, A.2-1
Response: Careful detailing has been paid to the building’s first two levels where Response: The building mass has been articulated to create multiple through-
brick masonry and articulated storefronts reinforce a commercial pedestrian scale, block connections, adding to the existing network of pedestrian pathways. These
particularly at the corners. At the corner of 24th Ave and E Union St, vegetation pathways lead to an internal public square, providing access and active usage of
is used to create a “room” between the street and building. This corner is also the the square while ensuring visibility from all streets. Wider walkways allow for solar
new highly-visible location for the restored James Washington Jr fountain, which access into the pedestrian ways and square; space for furniture and vegetation
has been a focal point of the neighborhood. Widening of the sidewalks from 12-0 promotes more street-level interaction.
to 20-0 to accommodate heavy pedestrian traffic has been provided at the inter-
sections of 23rd Ave and E Union St / 24th Ave and E Union St. The corner condi-
tions also include overhead protection, vegetation, and operable storefronts to
foster public interaction.

Project No. 3028872 07.18.2018
RETAIL
ENTRY
RESIDENTIAL
EXTENT OF ENTRY
PENTHOUSE AT
ROOF LEVEL
PROPOSED 7-STORY
MIXED-USE BUILDING
ZONING NC2P-75
RETAIL
ENTRY RETAIL
ENTRY
RETAIL
ENTRY
PUBLIC SQUARE PUBLIC SQUARE

RETAIL
ENTRY
RETAIL
ENTRY
PROPOSED 7-STORY
MIXED-USE BUILDING
RESIDENTIAL BIKE RM RETAIL RETAIL ZONING NC2P-75
ENTRY ENTRY ENTRY ENTRY RESIDENTIAL
ENTRY
EXTENT OF
PENTHOUSE AT
ROOF LEVEL
EXTENT OF
PENTHOUSE AT
ROOF LEVEL
RESIDENTIAL
ENTRY
PROPOSED 7-STORY
MIXED-USE BUILDING
ZONING NC2P-75
PARKING LOADING
TH ENTRIES TH ENTRIES TH ENTRIES TH ENTRIES TH ENTRIES GARAGE BERTH
ENTRY OVERHEAD
DOOR
PROGRAM AC TIVATION & TRANSPARENC Y SETBACKS

CS3-1, PL1-1, PL1-2, PL1-3, PL3-1, PL3-2, DC2-1, DC4-1, DC4-3 CS1-2, CS2-1, CS3-1, PL3-1, PL3-2, DC2-1, DC4-2, DC4-3, A.1-2
Response: A continuous, tall, and highly transparent street level is patterned to Response: At 24th Avenue, the project changes in scale with a series of townhous-
provide logical locations for entries to accommodate a variety of business types es that set back a minimum of 5-0 from the property line to acknowledge the res-
and sizes along 23rd Avenue. The activation of the street level continues along idential scale. Above level 2, the building is set back over 15-0 from the property
E Union St with an integrated bus stop, a clearly marked (and active) residential line to provide relief from the larger scale of the high-density project. The retail on
entry and leasing office, and a small commercial space with operable storefront the corner of 23rd Ave and E Union St includes a setback on either side, providing
that is sited to allow for sidewalk seating by a future tenant. Wide sidewalks and overhead protection and an exaggerated entry.
the public square can house cultural and place-specific activities, with the use of
lighting, art, and future to ensure activity. The public square will be programmed
and activated by the surrounding retail spaces; all frontages will provide “eyes on
the street” transparency.
33
BUILDING PLAN - BASEMENT LEVEL
S S M M M S S S M S M S S S M M S S S S S S S S S S S S
C
204 205 206 207 208 209 210 211 212 213 214 215 216 217 218 219 220 221 222 223 224 225 226 227 228 229 230 231 232
203
202
S
49
S S
201
S S
152
M
21
S
16
131
71
S S
111
91
L
48
S S
S S
151
200
S
15
UP M
26
S
70
S
130
110
90
S
47
S S L
199
150
S S S L
129
25
S
109
68
14
89
S S
46
M
198
149
169
S S S S
S
128
S S
108
183
14
68
88
S S S
S
197
44
168
148
S M S M
182
S
107
S
87
66
12
127
S S S
196
167
147
S M S M
181
S
106
86
67
11
S S S S
S
44
24
195
166
146
126
S
S
180
M M S VAN
105
10
85
67
S S
S S S
43
194
165
145
125
S
179
M M M S M
23
S
104
9
84
64
S S
42
S S
193
164
144
124
S
178
M M M M S
22
103
83
63
S S S S
41
S
8
192
163
143
123
S
177
M M M M S
21
S
102
S S S
82
62
S
40
7
191
162
142
122
S
176
M M M
S S S S
S
101
81
61
190
6
161
141
121
M S
S
20
175
39
S S M M M S
S S
100
80
60
189
5
160
140
120
M S
S
174
19
38
M M S
S S S S M
188
4
159
139
119
99
79
59
S S
M
173
37
18
S S
M
187
3
158
S 138 M M M M M
118
98
78
172
58
S S
S
36
17
186
2
M
157
S M M M M M
171
137
117
97
77
57
S S
S
35
185
UP
S
170
M
M M M M
136
116
UP
76
96
156
S
S
184
56
S
M M S M
34
95
135
115
75
TURN
AROUND S
55
S M
M M
94
134
114
74
S
7'-6"
S
54
UP
33
S M
93
73
S S
S
7'-6"
133
113
53
32
S M S S
92
72
S S S S S
S
132
112
52
31
15'-0"
51 50
153 154 155
S
30
7'-6"
S
29
S
DN
28
15'-0"
233 234 235 236 237 238 239 240 241 242 243 244 245 246 247 248 249 250 251 252 253 254 255
S
27
S S S S S S S S S S S S S S S S S S S S S S
TURN
AROUND

Project No. 3028872 07.18.2018
BUILDING PLAN - STREET LEVEL
N N
N N N N N N
N
N
W/D
N
DW F
UP DN N
N
N W/D
N
N
F
N
N
DW
DW
N N
N
F
W/D
N
W/D
N N
F
N
N
DW
N N
DW
N N
F
UP
W/D
DN
N DW
F
W/D
UP DN
UP
UP
W/D W/D W/D W/D W/D W/D W/D W/D W/D W/D
N
N F F F F F F F F F F
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
UP UP UP UP UP UP UP UP UP UP
N
N
UP UP UP UP UP
E E E E N N N
E
35
BUILDING PLAN - SECOND LEVEL
DW
DW
DW
DW
DW
F
DW
F
DW
DW
DW
DW
DW
DW
W/D
F
W/D W/D W/D W/D
W/D W/D W/D W/D W/D W/D
W/D F F F F F F
F DW
DN UP
F
W/D
W/D
F
DW F
W/D W/D W/D

W/D
F
F
DW
DW
DW
DW
DW
W/D
DW
DW
W/D
DW
DW
DW
DW
W/D
DW
F
F DW
F
F
W/D
DW
DW
W/D
DW
F
F DW
DW
W/D
F
W/D
W/D
F
DW
DW
W/D
W/D
W/D
W/D
F
DW
F
F DW F DW
W/D
F
W/D
F
W/D
DW
DW
DW
DW
W/D
F
F
DW
DN
W/D W/D DW
F
UP
F DW
W/D
F
DW
DW
DW
DW
DW
DW
DW
F
DW
DW
F DN UP
F
F
W/D W/D W/D W/D W/D W/D W/D W/D W/D
W/D
F
DW F F DW W/D
C C
W/D F
DW
W/D W/D
W/D
DW F W/D
DN DN DN DN DN DN DN DN DN DN
F
F
DW
DW
Project No. 3028872 07.18.2018
BUILDING PLAN - TYPICAL RESIDENTIAL LEVEL (3-6)
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW DW DW
F F F
F
W/D W/D W/D W/D F F F F F F
W/D W/D W/D
W/D W/D W/D W/D

W/D W/D
F DW
F DW
DN
UP W/D
W/D W/D W/D W/D W/D W/D W/D W/D

W/D
F
DW F
W/D W/D W/D
F
W/D
DW
DW
DW
DW
DW
DW
DW
W/D
DW
DW
DW
DW
F
F DW
DW
F
W/D
F DW
W/D
W/D
F
DW
DW
W/D
DW
F
F DW
DW
W/D
F
W/D
W/D
F
DW
DW
W/D
W/D
W/D
W/D
F
DW
F
F DW F DW
F W/D
W/D
F
W/D
DW
DW
DW
DW
W/D
F
F
W/D
DN
W/D DW
F
UP
F DW
W/D
DW
DW
DW
DW
DW
DW
DW
DW
DW
F
DW
DN
DW
F UP
F
F
F W/D W/D W/D W/D W/D W/D W/D W/D
W/D
W/D
W/D
W/D
W/D W/D W/D

W/D W/D W/D W/D F
DW
F
F
W/D
F
F
DW F W/D
DW
DW
DW
DW
DW
DW
F
DW
DW
DW
DW
W/D W/D W/D W/D
F
DW
DW
37
BUILDING PLAN - SEVENTH LEVEL WITH AMENITY
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW
DW DW DW
F F F
F
W/D W/D W/D W/D F F F F F F

W/D W/D W/D
F DW
F DW
DN UP W/D
W/D W/D W/D W/D W/D W/D W/D W/D

W/D
F
DW F
W/D W/D W/D
F
W/D
DW
DW
DW
DW
DW
DW
DW
W/D
DW
DW
DW
DW
F
F DW
DW
F
W/D
F DW
W/D
W/D
F
DW
DW
W/D
DW
F
F DW
DW
W/D
W/D
F
W/D
W/D
W/D
DW
F
F DW F DW
W/D
F
W/D
DW
DW
F
W/D
DN
W/D DW
F
UP
F DW
W/D
DW
DW
DW
DW
DW
DW
DW
DW
DW
F
DW
DW
F DN UP
F
F
F W/D W/D W/D W/D W/D W/D W/D W/D W/D
W/D
W/D
W/D
W/D
W/D W/D W/D W/D W/D W/D F
DW
F
F
W/D
F
F
DW F W/D
DW
DW
DW
DW
DW
DW
F
DW
DW
DW
DW
W/D W/D W/D W/D
F
DW
DW
Project No. 3028872 07.18.2018
BUILDING PLAN - ROOF LEVEL
MECH
EQUIP
PIDDLE PATCH
(AMENITY)
200 sq ft
SOLAR PANELS MECH

(SEE ELEC FOR EXTENTS) EQUIP
DN
GREEN ROOF
MECH
EQUIP
ROOF DECK
2,101.2 sq ft
GREEN ROOF
ROOF DECK
1,836.3 sq ft
GREEN ROOF
DN
MECH
EQUIP DN
MECH
EQUIP
MECH
EQUIP PIDDLE PATCH
(AMENITY)
200 sq ft
39
ELEVATIONS - CONTEXT
The design character of the project provides a con-

temporary response to the changing character of this
neighborhood’s transitional area, while at the same
time relating the project’s base with the architectural
scale and character of the nearby historical commer-
cial structures along E Union St. In response to neigh-
borhood discussions, the project incorporates a public
square that relates to the significance the site has to
the community by creating a space for multiple public
activities. Several art installations within the project
will reference the local history, including a new highly
visible location for the fully restored James Wash-
ington Jr. fountain that has been a focal point of the
neighborhood. The addition of masonry in the first
24-0 of the project height harkens back to the 1-1/2
story commercial retail building typical of the district.
CENTRAL DISTRICT HISTORIC PHOTOS

Project No. 3028872 07.18.2018
ELEVATIONS - DEVELOPMENT
HORIZONTAL FRAGMENTATION
HORIZONTAL FRAGMENTATION - MULTIPLE
- MULTIPLE BUILDINGS BUILDINGS PATTERN
PATTERN
Pedestrian Datum
24’-0”
TEXTURE (See next page for options)
VERTICAL STRATIFICATION
VERTICAL STRATIFICATION TEXTURE
RELIEF
RELIEF EMBELLISHMENT
EMBELLISHMENT
2 BDM 1 BDM 1 BDM 1 BDM 1 BDM 2 BDM OPEN 1 BDM OPEN 1 BDM OPEN 1 BDM 2 BDM
COLOR
RHYTHM
RHYTHM
41
ELEVATIONS - INSPIRATION
casual | textural | layered
global grid

Project No. 3028872 07.18.2018
ELEVATIONS - INSPIRATION
LTURAL PATTERN CONCEPT IMAGERY - Earth Tones, Weave, Pattern, Texture
LL Hawkins - Portland - Storefront Variation + Individual Bldgs +

White Brick & Wood Tone
43
ELEVATIONS - MATERIALS
NORTHWEST BLDG.
ELS CEDAR PLANKS
COLORED PANEL
OLYMPIC STAINS:
SEMI-TRANSPARENT
RIVER’S RUN
METAL FRAME
OLYMPIC STAINS: SIDING PANEL
SEMI-TRANSPARENT
OXFORD BROWN
TEXTURED PANELS
TEXTURED PANEL: WOOD BRICK

SEE MATERIAL
BOARD FOR
ACTUAL MA-
TERIALS AND
COLORS

Project No. 3028872 07.18.2018
ST.
E. U N I O N
OPE
PUBLIC
WEST ELEVATION - NORTHWEST BUILDING

2 SCALE: 3/32" = 1'-0"
45
NORTHEAST BLDG.
AEP SPAN FLEX PANEL
SOUTH BLDG. NORTHWEST BLDG.
SNAP-CLAD PANELS CEDAR PLANKS
A V E N U E
COLORED PANEL
METAL FRAME
2 4 T H
TEXTURED PANEL
AEP SPAN
COOL MATTE BLACK
SIDING PANEL
TEXTURED PANEL: METAL BOX PLEAT BRICK

SEE MATERIAL
BOARD FOR
ACTUAL MA-
TERIALS AND
COLORS

EXTERIOR ELEVATION NORTH
Project No. 3028872 07.18.2018
1 SCALE: 3/32" = 1'-0"
A V E N U E
2 4 T H
OPEN TO
PUBLIC SQUARE
NORTH ELEVATION - NORTHEAST BUILDING

1 SCALE: 3/32" = 1'-0"
47
EL ELEVATIONS - MATERIALS
SOUTH BLDG. NORTHWEST BLDG.
SNAP-CLAD PANELS CEDAR PLANKS
COLORED PANEL
METAL FRAME
SIDING PANEL
PAC-CLAD
STONE WHITE
TEXTURED PANELS
TEXTURED PANEL: METAL STANDING SEAM BRICK
SEE MATERIAL
BOARD FOR
ACTUAL MA-
TERIALS AND
COLORS

Project No. 3028872 07.18.2018
OPEN T
PUBLIC SQU
EAST ELEVATION - SOUTHEAST BUILDING

EXTERIOR ELEVATION EAST
1 SCALE: 3/32" = 1'-0"
49
ELEVATIONS
AERIAL VIEW

Project No. 3028872 07.18.2018
ELEVATIONS - 23RD AVENUE
ST.
E. U N I O N
OPEN TO
PUBLIC SQUARE

WEST ELEVATION - NORTHWEST & SOUTHWEST BUILDINGS
2 SCALE: 3/32" = 1'-0"
51
E N U E
E N U E
2 SCALE: 3/32" = 1'-0"
ELEVATIONS - E UNION STREET
A V E N U E
A V E N U E
2 3 R D
2 4 T H
OPEN TO
PUBLIC SQUARE
1 EXTERIOR ELEVATION NORTH

SCALE: 3/32" = 1'-0"
NORTH ELEVATION - NORTHEAST & NORTHWEST BUILDINGS

Project No. 3028872 07.18.2018
ELEVATIONS - 24TH AVENUE
EXTERIOR ELEVATION SOUTH EXTERIOR ELEVATION SOUTH A EXTERIOR ELEVATION SOUTH B

4 SCALE: 3/32" = 1'-0" 3 SCALE: 3/32" = 1'-0" 2 SCALE: 3/32" = 1'-0"
ST.
U N I O N
E
OPEN TO
PUBLIC SQUARE
EAST ELEVATION - SOUTHEAST & NORTHEAST BUILDINGS

EXTERIOR ELEVATION EAST
1 SCALE: 3/32" = 1'-0"
53
ELEVATIONS - PRIVATE COURTYARD
A V E N U E
A V E N U E
2 3 R D
2 4 T H
SOUTH ELEVATION - SOUTHWEST/SOUTHEAST BUILDING
EXTERIOR ELEVATION SOUTH EXTERIOR ELEVATION SOUT
4 SCALE: 3/32" = 1'-0" 3 SCALE: 3/32" = 1'-0"

Project No. 3028872 07.18.2018
ELEVATIONS - PUBLIC SQUARE
OPEN OPEN
TO TO
CORR CORR
OPEN OPEN
A V E N U E
A V E N U E
TO TO
ST.
CORR CORR
OPEN OPEN
TO TO
E. U N I O N
CORR CORR
OPEN OPEN
TO TO
CORR CORR
2 3 R D
2 3 R D
OPEN OPEN
TO TO
CORR CORR
OPEN OPEN
TO TO
CORR CORR
OPEN TO OPEN TO
23RD AVE. 23RD AVE.
OPEN TO OPEN TO
E UNION ST E UNION ST
1 SOUTH ELEVATION - NORTHWEST BUILDING 2 EAST ELEVATION - NORTHWEST BUILDING

SOUTH ELEVATIONSOUTH
- WESTELEVATION
BUILDING - WEST BUILDING EAST ELEVATION EAST
- WESTELEVATION
BUILDING - WEST BUILDING
5 5
SCALE: 3/32" = 1'-0" SCALE: 3/32" = 1'-0" 4 4
SCALE: 3/32" = 1'-0" SCALE: 3/32" = 1'-0"
A V E N U E
A V E N U E
55
D
GENERA
1. PRELIM
SOLID TO
PURPOSE
REFLECT
2. ALL WI
3. SEE G0
ABBREVI
4. ALL SP
RELATIVE
SHEET AS
5. DIMEN
• FACE O
• FACE O
UNLESS
6. SEE A4
SEE A701
OPEN OPEN
TO TO
CORR CORR
OPEN OPEN
A V E N U E
A V E N U E
TO TO
ST.
ST.
CORR CORR
OPEN OPEN
TO TO
E. U N I O N
E. U N I O N
CORR CORR
OPEN OPEN
TO TO
CORR CORR
2 4 T H
2 4 T H
OPEN OPEN
TO TO
CORR CORR
OPEN OPEN
TO TO
CORR CORR
OPEN TO OPEN TO
OPEN TO OPEN TO
24TH AVE 24TH AVE
E UNION ST E UNION ST
1 WEST ELEVATION - NORTHEAST BUILDING 2 SOUTH ELEVATION - NORTHEAST BUILDING

WEST ELEVATION - NORTH BUILDING
WEST ELEVATION - NORTH BUILDING SOUTH ELEVATION - NORTH BUILDING
SOUTH ELEVATION - NORTH BUILDING
4 SCALE: 3/32" = 1'-0" 4 SCALE: 3/32" = 1'-0" 3 SCALE: 3/32" = 1'-0" 3 SCALE: 3/32" = 1'-0"
Rev: D
2
MID-
2301
SEAT
Projec
A V E N U E
A V E N U E
LAKE
56 2301 East Union Street Design Recommendation 2030 D

Project No. 3028872 07.18.2018 SEATT
206-82
206-29
www.la
H
© 2018 W
OPEN TO OPEN TO
OPEN TO
23RD AVE.

24TH AVE
OPEN TO E UNION ST
E UNION ST
WEST ELEVATION - NORTH BUILDING SOUTH ELEVATION - WEST BUILDING SOUTH ELEVATION - NORTH BUILDING EAST ELEVATION - WEST BUILDING
4 SCALE: 3/32" = 1'-0" 5 SCALE: 3/32" = 1'-0" 3 SCALE: 3/32" = 1'-0" 4 SCALE: 3/32" = 1'-0"
A V E N U E
A V E N U E
2 3 R D
2 4 T H
OPEN TO
24TH AVE
1 WEST ELEVATION - SOUTHEAST BUILDING 2 NORTH ELEVATION - SOUTHWEST BUILDING
NORTH ELEVATION B - SOUTH BUILDING EAST ELEVATION - SOUTH BUILDING NORTH ELEVATION A - SOUTH BUILDING
WEST ELEVATION - EAST BUILDING 3 SCALE: 3/32" = 1'-0" 2 SCALE: 3/32" = 1'-0" 1 SCALE: 3/32" = 1'-0" NORTH ELEVATION - EAST BUILDING
2 SCALE: 3/32" = 1'-0" 1 SCALE: 3/32" = 1'-0"
2 3
2 1
57
3. SEE G000 FOR GENERA
ABBREVIATIONS
4. ALL SPOT ELEVATIONS
ELEVATIONS - SKY BRIDGES

RELATIVE TO PROJECT DA
SHEET AS001
5. DIMENSIONS ARE TO:
• FACE OF CONCRETE (FO
• FACE OF STUD (FOS)
UNLESS OTHERWISE NOT
6. SEE A401 FOR EXTERIO
SEE A701 FOR INTERIOR A
CUSTOM PERFORATED CUSTOM PERFORATED

METAL PANELS METAL PANELS
A V E N U E
2 3 R D
OPEN TO OPEN TO
OPEN TO PUBLIC SQUARE PUBLIC SQUARE
PUBLIC SQUARE
23RD AVENUE PEDESTRIAN WAY E UNION STREET PEDESTRIAN WAY 24TH AVENUE PEDESTRIAN WAY
DING)

Project No. 3028872 07.18.2018
RENDERINGS - AERIAL VIEW
59
RENDERINGS - CORNER OF 24TH AVE & E UNION ST

Project No. 3028872 07.18.2018
RENDERINGS - CORNER OF E UNION ST & 23RD AVE
61
RENDERINGS - CORNER PLAZA AT 24TH AVE & E UNION ST

Project No. 3028872 07.18.2018
RENDERINGS - CORNER PLAZA AT E UNION ST & 23RD AVE
63
RENDERINGS - PEDESTRIAN WAY ENTRY ON E UNION ST

Project No. 3028872 07.18.2018
RENDERINGS - PUBLIC SQUARE
65
SECTION
142’-0” 70’-0”
SQUARE
TO 23rd
E UNION ST
Section A
142’-0” 70’-0”
SQUARE
A A
TO 23rd E UNION ST
B B
Section B

Project No. 3028872 07.18.2018
SECTION
MIN
65’-0” 5’-0”10’-0”
84’-0” 70’-0”
SQUARE
24th AVE 23rd AVE
Section C
MIN
65’-0” 5’-0”10’-0” 8’-0”
84’-0” 70’-0”
SQUARE
D C
23rd AVE
24th AVE
Section D
67
LIGHTING FIXTURES - SITE
E1 Catenary Lighting
E9 E9
E9
E9
E4 SMOOTHY 5.0
datasheet
E2 Recessed Landscape Uplights
Features
E5
E7 Recessed (ceiling, wall, floor) Luminaire for outdoor applica-
tions. Utilizing five power LEDs with multiple color temperatures
and optics. IP67 ingress protection, IK08 impact resistant.
E1 E9
Construction
• Anodized aluminum body, trim in AISI 316L stainless steel
• Tempered glass lens
E3 • Mounting accesories required. See page 2.
E1 E4
E6 E9 Data
Technical Mounting Dimensions
E3 Wattage 10W
4.29”
E3 Surface Mounted.12”Landscape Uplights
Current/Input Voltage 24Vdc
E7 Power Supply Sold seperately, See page 2
3.03”
CCT 2700K, 3000K, 4000K, 5000K
CRI >80
E2 Delivered Lumens 557 lm (3000K) 2.83”
3.78”
2205lb 1.76lb
E3
E5 E8
SY5000 - - - I
E7 E9 E4 Bridge Downlighting with custom grille, design TBD

Item Number LED Color Optics Rim
SY5000 F - 2700K D - Diffuse I - Stainless Steel

5 - 3000K L - 40°
E4
9 - 4000K M - 25°
E9 0 - 5000K S - 10°
D = sandblasted lens
L, M, S = clear lens
E1 Mounting accessories required. Must be ordered with fixture. See page 2.
Product Code: Job Name/Date:
E5 E5 E5 E5 E5 E10 E9
E5 Recessed Downlights at Soffit
sales@designplan.com 79 Trenton Avenue, Frenchtown NJ 08825 F: 908-996-7042
www.designplan.com © Copyright 2018 Designplan Lighting, Inc. P: 908-996-7710
E7 E7 E7 E7 E7 Modified: June 14, 2018 10:51 AM 1 of 2

Project No. 3028872 07.18.2018
LIGHTING PLAN & FIXTURES - ROOF
E6 Flexible Rope Light at Ledge of Courtyard Stage and Deck
S U P E R N E O N X ® F L AT
27 0 0 K 1 F T
I F I C A T I O N
ed Runs of Continuous Solid Lines of Light.

ng solution that offers a low profile and easily
t ’s line of light (opposite bend to Super Neon
xible, bends easily, free from any form of shape
LED STEP LIGHT

endless contours, forms, lines, curves and shapes
d light. Transparent ends allows for unlimited run
ed with integral “No Tool” connectors and simple
cables. UV protected IP67 Wet Location Rated.
LED FORMS
PHYS IC AL
s 116.56 Applications Accent Linear / Curved Surfaces, Architectural Highlights
2700K - 2 Step MacAdam Ellipse Length 1’ 11 4/5” (300mm)
Dimensions Width 2/5” (11mm)
x: 0.4781 y: 0.4345 u: 0.2635 v: 0.5388 Height 4/5” (21mm)
Weight
nce + 3% / -3% The4.8innovation
oz (136g)
of this design comes from its recessed installation. This step
24.91 Construction light will beTough
UV Resistant perfectly integrated
White Flexible PVC into stairs and can also be used on decks.
88
Thermal Management Cool to Touch, Free Air Convection
70,000 Hours L70 @ 25°C
Optics N/A
90,000 Hours L50 @ 25°C
nce
50,000 Hours L70 @ 50°C Fixture Connections Male
INDOOR and Female Barrel Connectors
OUTDOOR
70,000 Hours L50 @ 50°C
Operating Temperature -4ºF ~ 113ºF (-20ºC ~ 45ºC)
Light Data LM-79-08 & LM-80-08
E7 Recessed Step LightsStorage Temperature -4ºF ~ 122ºF (-20ºC ~ 50ºC)
Humidity 0-95% Non Condensing
24v DC
DIM EN S ION S
1’ 11 4/5” (300mm)
ion 4.68w (0.04A)
≤1 3/5”
E3
(16mm)
100 - 277v 0-10v & Magnetic Low Voltage
SL7 Channel
N/A
Extruded aluminum profile
7/10” 7/10”
(18mm) (18mm)
OMATICITY LU M I N AN CE DATA
( c d / s q. m )
The SL7 Channel
CONNECTOR DIMENSIONS is a linear aluminum extrusion that has been designed to fit many LED lighting needs. Multiple E7
Angle in
Degrees
Average
0-Deg
Average
45-Deg
Average
90-Deg mounting
Bottom Feed
and lens Side
options
Feed
allow for great flexibility and adaptability for any application. Extrusion and diffuser lenses
2/5” 2/5”
570
45 4681 3422 3307
are also field cuttable. Substantial aluminum mass in profile provides excellent heat sink for high power LEDs. Mounting
(11mm) (11mm)
55 4428 3235 3192

580
715, 0.4276
590
600
610
620
630
640
650
65 4073 3088 3116
brackets and endcaps are available in multiple finishes and can be ordered separately (page 2). Linear connector
4/5”
(21mm)
3/5”
(15mm)
4/5”
(21mm)
7/10”
available for extending extrusion runs.

660
(18mm)
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EMC
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Options: Indoor and outdoor use 0.49” E3

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Technical information
Finish: Silver anodized
E9 Diffuser
Overhead lens: Weather Protection
polycarbonate, snap-in-place,Downlight
UV resistant E7
Mounting: multiple mounting brackets (page 2) 0.31”
gel color filter - half linear linear linear
39 78 118 frosted lens (actual clear lens half frosted frosted lens
gel provided by lens
Actual 39.40” 78.75” 118.19” customer must be
length 0.395” wide)
Mounting minimum 3 minimum 3 minimum 4 E7 E7
brackets 0.35” 0.47”
Available clear clear clear medium narrow

lenses half frosted half frosted half frosted frosted lens frosted lens
frosted frosted frosted
medium medium medium
narrow narrow narrow
gel color
Outdoor Uplights
Suelo RJ
Ordering code
E10 Recessed Ingrade Uplight (Adjustable) at
JamesMODEL
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Fountain DIFFUSER FINISH
SL7 36 C SA
Light management:
SL7 - SL7 aluminum extrusion 39 - 39.40“
Resistant aesthetics: sturdy
C - Clear SA - Silver anodized
protective shade with black
silk-screened pattern along
78 - 78.75“
flange available in three
different material and finish
F - Frosted
the edge for glare reduction versions
118 -118.19“ HF - 50% frosted
M - Medium
N - Narrow
G - Gel color filter
(view table above for length compatibility)
Passive heat dissipation:
anodized aluminum
dissipating casing
REV3.4 page 1 of 2 www.luminii.com tel: 224-333-6033

Directional optics
system protected by an
684-0533 FAX (805) 566-9474 www. bega-us . com 40° extra-clear toughened
69
glass shade
inter-lux.com
een
LANDSCAPE - CULTURAL CONTEXT

ound.
The following principles have been gathered from a short-list of contemporary

Scheme
AFRICATOWN’S #3: Midblock
PREFERRED OPTIONS Activation CONCEPT - ESHU Cultural Identity in Design architects that have written or commented on the subject of Afrocentric
Architecture.
SPIRIT OF CROSSROADS AND GATEWAYS
A distinctive manifestation Distinctive use of form
breaks down the block scale.
• Dynamic setbacks introduce several “corner” conditions in the midblock. Eshu: Crossroads and Gateways Concept
of form, imagery and space
in the modern built
for function
– David Hughes, FAIA
environment which is
derived from the culture,
brings back the corner as •public space
Portals while sites of intense activation that continues into the courtyard.
become environmental and
Eshu is the West African / Caribbean / South
historical origins of the
za. American spirit of crossroads and gateways.
continent of Africa
Abstract use of traditional Features public

n the street and interior spaces. More green form and materials
gathering spaces
– Donald King, FAIA
.
e to offset square footage loss on the ground.

Eshu: Crossroads and Gateways Concept Relates to the earth in
grounded form and massing
Has balanced asymmetry
– Donald King, FAIA & Sharon Sutton, FAIA

American spirit of crossroads and gateways.
Based on Scenario # 3 from Community Cipher
Strong expressions of Rhythm of fenestration and

shelter in roof lines an appearance of the inside
– Donald King, FAIA program out
Eshu: Crossroads and Gateways Concept

American spirit of crossroads and gateways.
Use of warm colors, earth tones Connects earth and sky;
– Donald King, FAIA recycles for innovation
– Sharon Sutton, FAIA
170’
Based on Scenario # 3 from Community Cipher Exhibits a continuous back and
forth rhythm
– Sharon Sutton, FAIA
30’
30’
40’
25’ 30’ 30’

1262 sq ft
38’ 50’
30’
Simplicity makes knowledge Duality or irony of the condi-

25’
of the design accessible, tion of members of the African

thus a larger portion of the diaspora's attempts to co-ex-
community will be able to ist within a dominant culture
participate in the planning that, by nature, is in direct
and design conflict with it, is an ongoing
– Jack Travis, FAIA theme in their lives and in the
make-up of their communities
– Jack Travis, FAIA
Based on Scenario # 3 from Community Cipher Legacy/identity includes Visual/tactile/materiali-

information, symbolism, and ty/skin is essential in ex-
physical memory of past pressing the spatial/formal
legacy and achievement of content that elevates the
peoples, events, places and aesthetic quality of black
Eshu: Crossroads and Gateways Concept dates that act as reminders lives, the intensity of
Africatown Preferred Option incorporating color, pattern,
of what has gone before and
are therefore critical to and texture in intensities
January 17, 2018 DRAFT making a cultural place that rival if not surpass all
– Jack Travis, FAIA other cultures
– Jack Travis, FAIA

Project No. 3028872 07.18.2018
LANDSCAPE - CULTURAL CONTEXT
EARTH TONES | SATURATED COLORS BALANCED ASYMETRY ABSTRACT SYMBOLISM AND FORM
TRADITIONAL PATTERN
MODERNIZED PATTERN - TERRA FIRMA
71
LANDSCAPE - SITE PLAN
PLAN NOTES
A PUBLIC SQUARE
H B 23RD & UNION PLAZA
C PEDESTRIAN STREET - URBAN

2 (100% HARDSCAPE)
D PEDESTRIAN STREET - RESIDENTIAL

(70% HARDSCAPE | 30% LANDSCAPE)
B
E COURTYARD STAGE & FEATURE WALL
C (FLEXIBLE EVENT STAGE | MOVIE WALL | COMMUNITY ARTWORK)
F RESIDENTIAL COURTYARD
G FOUNTAIN PLAZA
H URBAN STREETSCAPE
E C
I RESIDENTIAL STREETSCAPE
K
F FUTURE LIBERTY BANK PLAZA
A J
K FUTURE AFRICATOWN DEVELOPMENT
1
D
3
PLAN ENLARGEMENT REFERENCES
1 PUBLIC SQUARE ENLARGEMENT

G
J
I I 2 23RD & UNION PLAZA ENLARGEMENT
3 JAMES WASHINGTON PLAZA ENLARGEMENT

Project No. 3028872 07.18.2018
LANDSCAPE - ROOF PLAN
F
E
A
B
D
E
PLAN NOTES
A GROUP SEATING | DINING D RAISED SUN DECK | EVENT SPACE
B FLEXIBLE ROOMS | SEATING E KITCHEN | STORAGE
C FIRE PIT (EVENING GATHERING) F ACCESS TO ROOF TERRACES
73
LANDSCAPE - OPEN SPACE DIAGRAMS
23RD AVENUE 23RD AVENUE
E B
A
E. SPRING ST
E. SPRING ST
E. UNION ST
E. UNION ST
C D
24TH AVENUE 24TH AVENUE
PUBLIC OPEN SPACE CONTEXT PUBLIC SQUARE
• ESTABLISH OPEN SPACES AT STREET CORNERS, CLAIM NEIGHBORHOOD TRADITIONAL SPACES • DEDICATED 15,000 SF PUBLIC PLAZA - OPEN 24 HOURS TO PUBLIC A
FOR SOCIALIZATION.
• PROVIDE FLEXIBLE EVENT, NEIGHBORHOOD, AND ACTIVE RETAIL MARKET SPACE FOR
• CONNECT TO FUTURE AFRICATOWN CULTURAL PLAZA AND DEVELOPMENT TO OPEN SPACE COMMUNITY.
NETWORK IN-BLOCK
• ACTIVATE WITH RETAIL AT EDGES & PEDESTRIAN STREET CONNECTORS
• CONNECT TO FUTURE LIBERTY BANK CULTURAL PLAZA, CONNECTING JAMES WASHINGTON
FOUNTAIN PLAZA OVER E. UNION STREET. • SOFTEN DESIGN MOVES, REDUCE RIGIDITY AND HARDLINES OF ARCHITECTURE AT PEDESTRIAN
LEVEL OF INTERACTION
• DEVELOP RETAIL STREETS AS ACTIVE OPEN SPACE CONNECTORS FOR ALL OPEN SPACES
• 23RD & UNION PLAZA = 5200 SF

B A + B + C
• JW FOUNTAIN PLAZA = 2600 SF
C • TOTAL PUBLIC OPEN SPACES = 22,800 SF
(DOES NOT INCLUDE STREETSCAPES OR PRIVATE OPEN SPACE)

Project No. 3028872 07.18.2018
LANDSCAPE - OPEN SPACE DIAGRAMS
23RD AVENUE 23RD AVENUE
A E F
E. SPRING ST
E. SPRING ST
E. UNION ST
E. UNION ST
H
24TH AVENUE 24TH AVENUE
PUBLIC OPEN SPACE CONNECTIONS RESIDENTIAL OPEN SPACE
• PEDESTRIAN STREETS CONNECT OPEN SPACES - OPEN 24 HOURS • 24TH AVE DEVELOPED AT RESIDENTIAL SCALE - CONNECT TO NEIGHBORHOOD
• WIDTH OF CONNECTORS PROVIDE FOR EXPANDED EVENT / MARKETS • PRIVATE COURTYARD AT GRADE TO BE DEVELOPED IN CONCERT WITH AFRICATOWN DEVELOPMENT - INTENT
TO SHARE SECURED OPEN SPACE FOR RESIDENTS
• DAILY SCALE OF CONNECTORS IS PEDESTRIAN, FOCUSED ON SMALL GROUP INTERACTIONS AND RETAIL
INTERFACE. • PRIVATE COURTYARD USERS TO HAVE ACCESS TO PUBLIC SQUARE THROUGH BUILDING
• DESIGN | MATERIALS EXTEND TO ROW TO INVITE NEIGHBORHOOD INWARD
DIAGRAM KEY NOTES

A PUBLIC SQUARE E FUTURE AFRICATOWN PLAZA | COURTYARD
B 23RD & UNION PLAZA F RESIDENTIAL COURTYARD
C FOUNTAIN PLAZA G URBAN STREETSCAPE
D FUTURE LIBERTY BANK PLAZA H RESIDENTIAL STREETSCAPE

75
23RD AVE STREETSCAPE
LANDSCAPE • ACTIVE RETAIL STREET
• AFRICATOWN CONNECTION
PLAZA
• DISTRICT SOCIAL GATHERINGS / HUB
• STREET FAIRS / MARKETS
• CULTURAL EVENTS
COMMUNITY
MURAL
SQUARE
• EVENTS / CONCERTS / FESTIVALS
• RETAIL / FOOD
• COMMUNITY GATHERING / INTERNAL HUB
• FESTIVALS
• PLAY
UNION STREETSCAPE
• ACTIVE RETAIL STREET
• RESIDENTIAL ENTRY
• EXTENSION OF MIDTOWN PORCH (EVENTS)
JW FOUNTAIN PLAZA
• ACTIVE RETAIL EDGE
• CULTURAL | ENVIRONMENTAL LEARNING
• NEIGHBORHOOD SOCIAL HUB SOCIAL
• EXTENSION OF LIBERTY BANK PLAZA
MUSICAL OUTDOOR CULTURAL

MARKET MOVIES
EVENTS RETAIL FESTIVAL

Project No. 3028872 07.18.2018
LANDSCAPE
Daily Users (typical courtyard use) Night Use (max retail use) Event Use (Market | Concert | Etc.)
77
LANDSCAPE - PUBLIC SQUARE
ENLARGEMENT KEY NOTES
A SPECIMEN TREE E RAISED PLANTERS (CONCRETE)
B VINE MAPLE GROVES F WOOD DECKING AT GRADE
C STAGE | MURAL WALL | MOVIES G CONCRETE WITH COMMUNITY PATTERNS
D MARKET HALL (CONCEPT) H RAISED WOOD DECK AT TREE PIT

A
D
E
C
H
G
F B
A
F
H
E
B
PUBLIC SQUARE
F G

Project No. 3028872 07.18.2018
LANDSCAPE - CORNER PLAZAS
2 CORNER OF 23RD AVE & E UNION ST
A
F
E F C
D
C
B
E
C
F
B
ENLARGEMENT KEY NOTES
A FLEXIBLE SEATING AND PLANTERS

E EXISTING FOUNTAIN (JW)
B RETAIL / PUBLIC SEATING
SPECIALTY PAVING F PROPOSED WATER ELEMENT

D C
3 CORNER OF 24TH AVE & E UNION ST
EXISTING ARTWORK F MARKET EVENT (DIAGRAM)
D
79
2 SCALE: 3/32" = 1'-0"
EXTERIOR SIGNAGE - E UNION ST
2 1
3
2 1 2 1 2
A V E N U E
A V E N U E
2 3 R D
2 4 T H
2 1 2 1 2 2 1
OPEN TO
PUBLIC SQUARE

1 SCALE: 3/32" = 1'-0"
1 Canopy-mounted signage
2 Business blade sign - maximum of 1 sign per facade per business
3 Main Public Square signage, to be designed by Artist

Project No. 3028872 07.18.2018
EXTERIOR SIGNAGE - 23RD AVE
2 2 3
3 1
ST.
E. U N I O N
2 2 3 2 1
OPEN TO
PUBLIC SQUARE

2 SCALE: 3/32" = 1'-0"
1 Canopy-mounted signage
2 Business blade sign - maximum of 1 sign per

facade per business
3 Main Public Square signage, to be designed

by Artist
A V E N U E
V E N U E
81
DESIGN DEPARTURES
DESIGN STANDARD TYPE I ADMINISTRATIVE DECISION REQUEST RATIONALE FOR REQUESTED DEPARTURE
SMC 23.47A.008.A.3 Street Level Facades See G102 for locations. This a Type I Administrative Decision presented to the Design Review Board for guidance.
1 Street-level street-facing facades shall be located within 10 The portals are integral part of the public access to the courtyard. They will to be inviting to the
feet of the street lot line, unless wider sidewalks, plazas, or public through lighting, plantings and lined with retail spaces.
other approved landscaped or open spaces are provided.
(Design Guidelines PL1-I/II: Publicaly Assessible Open Space/Connection Back to the Community,
CS2-iv: Add Portals, CS2-B2: Strong Connection to the Street, DC1-B1: Pedestrian Activity)
2 SMC 23.54.030.D.3 Driveway Slope Allow a shared driveway with a slope up to 20%. This a Type I Administrative Decision presented to the Design Review Board for guidance.
Maximum slope for driveway is 15%. See below. (Design Guidelines DCI--C.1 Below Grade Parking, DC1-C.2 Visual Impacts)
DESIGN STANDARD DEPARTURE REQUEST RATIONALE FOR REQUESTED DEPARTURE

1 SMC 23.47A.005.C.1.a Residential Uses at Street Level Allow 30% residential streetfront. The residential lobby entry on E Union St is the only residential street frontage on either of the site’s
Residential uses may occupy, in the aggregate, no more principal pedestrian streets (E Union St and 23rd Avenue). The combined residential frontage will be
than 20 percent of the street-level street-facing facade in a less than 20% of the total streetfront usage on the two pedestrian streets.
pedestrian-designated zone, facing a designated principal
pedestrian street.
2 SMC 23.54.030.D.2 Driveways Allow non-residential driveway width of 20’. The proposed driveway width is 2-feet narrower than the minimum required to minimize the
For non-residential uses, the minimum width of driveways See below. presence of the driveway and serve as a traffic calming measure. This is also to slow down the
for two-way traffic shall be 22-feet vehicles as they cross to 24th Avenue to the benefit the pedestrian environment that includes a new
pedestrian plaza at the corner of East Union and 24th.
(Design Guidelines CS2-B.1 Access Location, DC1-C.2 Visual Impacts)
3 SMC 23.54.030.F.2.b Curb cut widths Allow a single 55-foot wide curb cut to serve the parking Per 23.54.030 Table A, the project’s street frontage would allow up to 4 curb cuts. The project will
The maximum curb cut width for two-way traffic is 25 feet, garage entry, loading berth, and loading/trash pickup area. be eliminating the existing 5 curbcuts along 24th Avenue (total width of 128-0 linear feet). The
except that the maximum width may be increased to 30 feet See diagram below. project will only need one of 4 allowed to provide access for all vehicles (including residential and
if truck and auto access are combined. commerical parking, trash/recycling and loading).
(Design Guidelines DC1-C.4 Parking and Service Uses, Service Uses)
z

Project No. 3028872 07.18.2018
public through lighting, plantings and lined with retail spaces.
other approved landscaped or open spaces are provided.
DESIGN DEPARTURES
Maximum slope for driveway is 15%. See below. (Design Guidelines DCI--C.1 Below Grade Parking, DC1-C.2 Visual Impacts)

1 SMC 23.47A.005.C.1.a Residential Uses at Street Level Allow 30% residential streetfront. The residential lobby entry on E Union St is the only residential street frontage on either of the site’s
Residential uses may occupy, in the aggregate, no more principal pedestrian streets (E Union St and 23rd Avenue). The combined residential frontage will be
than 20 percent of the street-level street-facing facade in a less than 20% of the total streetfront usage on the two pedestrian streets.
pedestrian-designated zone, facing a designated principal
pedestrian street.
2 SMC 23.54.030.D.2 Driveways Allow non-residential driveway width of 20’. The proposed driveway width is 2-feet narrower than the minimum required to minimize the
For non-residential uses, the minimum width of driveways See below. presence of the driveway and serve as a traffic calming measure. This is also to slow down the
3 SMC 23.54.030.F.2.b Curb cut widths Allow a single 55-foot wide curb cut to serve the parking Per 23.54.030 Table A, the project’s street frontage would allow up to 4 curb cuts. The project will
The maximum curb cut width for two-way traffic is 25 feet, garage entry, loading berth, and loading/trash pickup area. be eliminating the existing 5 curbcuts along 24th Avenue (total width of 128-0 linear feet). The
except that the maximum width may be increased to 30 feet See diagram below. project will only need one of 4 allowed to provide access for all vehicles (including residential and
z
83
MIDPOINT C
SIDE c: 308'-0"
DESIGN DEPARTURES 3 GRADEPLANE CALCULATION

SCALE: 1/32" = 1'-0"
TYPE 1 ADMINISTRATIVE DECISION #1

Street Level Facades (SMC 23.47A.008.A.3)
Development Standard
Street-level street-facing facades shall be located
within 10-0 of the street lot line, unless wider side-
walks, plazas, or other approved landscaped or open
spaces are provided. SEE G101 FOR CALCULATIONS
Departure Request
Opening in the street facade to internal public square.
4'-0" 4'-0"
6'-0"
See diagrams for locations.
2'-0"
SEE G101 FOR CALCULATIONS
STREET-LEVEL FACADE
Rationale AREA 2' - 8' ABOVE SIDEWALK
18'-10" 11'-9" 32'-0" 8'-0" 32'-0" 11'-9" 18'-10" 22'-10" 52'-1" 10'-3" 13'-6" 1'-3"
This is a Type I Administrative Decision presented to

GLAZING BLANK GLAZING BLANK GLAZING BLANK GLAZING GLAZING BLANK GLAZING BLANK
OPENING IN STREET
FACADE TO PUBLIC
the Design Review Board for guidance.
4'-0" 4'-0"
6'-0"
SQUARE, SEE
40'-6" 62'-1" 30'-8" DEPARTURE #1 77'-0"
NON-RESIDENTIAL USE RESIDENTIAL USE NON-RESIDENTIAL USE NON-RESIDENTIAL USE STREET-LEVEL FACADE WIDTH: 210'-3"
The pedestrian ways are an integral part of the public
2'-0"
STREET-LEVEL FACADE
access to the square. They will be inviting to the pub- AREA 2' - 8' ABOVE SIDEWALK
18'-10" 11'-9" 32'-0" 8'-0" 32'-0" 11'-9" 18'-10" 22'-10" 52'-1" 10'-3" 13'-6" 1'-3"
lic through lighting and plantings and lined with retail TRANSPARENCY
GLAZING VS BLANK
BLANK WALLS, EAST
GLAZING UNION STREET
BLANKELEVATIONGLAZING BLANK GLAZING GLAZING BLANK GLAZING BLANK
spaces.
2 SCALE: 1/16" = 1'-0" OPENING IN STREET
FACADE TO PUBLIC
SQUARE, SEE
40'-6" 62'-1" 30'-8" DEPARTURE #1 77'-0"
NON-RESIDENTIAL USE RESIDENTIAL USE NON-RESIDENTIAL USE NON-RESIDENTIAL USE STREET-LEVEL FACADE WIDTH: 210'-3"
Design Guidelines
Proposed East Union Street Elevation
PL1-I/II Publicly Accessible Open Space/Connection
Back to the Community 2 TRANSPARENCY VS BLANK WALLS, EAST UNION STREET ELEVATION
SCALE: 1/16" = 1'-0"
CS2-iv Add Pedestrian Streets/ DC1-B1 Pedestrian

Activity
CS2-B2 Strong Connection to the Street
DESIGN DEPARTURE #1
Residential Uses at Street Level
(SMC 23.47A.005.C.1.a) SEE G101 FOR CALCULATIONS
Residential uses may occupy, in the aggregate, no OPEN TO
more than 20 percent of the street-level street-facing
6'-0"
PUBLIC SQUARE
facade in a pedestrian-designated zone, facing a des-
2'-0"
SEE G101 FOR CALCULATIONS
ignated principal pedestrian street.
11'-3" 10'-9" 19'-0" 10'-9" 7'-6" 10'-9" 19'-0" 10'-9" 7'-6" 10'-9" 19'-0" 10'-9" 10'-10" 20'-5" 19'-9" 56'-6" 13'-3" 19'-3" STREET-LEVEL FACADE
BLANK GLAZING BLANK GLAZING BLANK GLAZING BLANK GLAZING BLANK GLAZING BLANK GLAZING BLANK GLAZING GLAZING BLANK GLAZING
Departure Request
AREA 2' - 8' ABOVE SIDEWALK
OPENING IN STREET
FACADE TOTO
OPEN PUBLIC
Allow 30% residential streetfront at E Union only.
6'-0"
SQUARE,
PUBLIC SEE
SQUARE
179'-0" DEPARTURE #1 89'-0"
NON-RESIDENTIAL USE NON-RESIDENTIAL USE STREET-LEVEL FACADE WIDTH: 268'-0"
2'-0"
Rationale Proposed 23rd Avenue Elevation
The residential lobby entry on E Union St is the only 1 TRANSPARENCY VS 11'-3"
BLANK WALLS,
SCALE: 1/16" = 1'-0"
10'-9"
BLANK
23RD19'-0"
AVENUE ELEVATION
GLAZING
10'-9" 7'-6"
BLANK GLAZING BLANK
10'-9"
GLAZING
19'-0"
BLANK
10'-9"
GLAZING
7'-6"
BLANK
10'-9"
GLAZING
19'-0"
BLANK
10'-9"
GLAZING
10'-10"
BLANK
20'-5"
GLAZING
19'-9" 56'-6"
GLAZING
13'-3"
BLANK
19'-3"
GLAZING
STREET-LEVEL FACADE
AREA 2' - 8' ABOVE SIDEWALK
residential street frontage on either of the site’s princi-

OPENING IN STREET
FACADE TO PUBLIC
SQUARE, SEE
pal pedestrian streets (E Union St and 23rd Avenue). 179'-0"
NON-RESIDENTIAL USE
DEPARTURE #1 89'-0"
NON-RESIDENTIAL USE STREET-LEVEL FACADE WIDTH: 268'-0"
The combined residential frontage will be less than
20% of the total streetfront usage on the two pedes-
trian oriented streets. 1 TRANSPARENCY VS BLANK WALLS, 23RD AVENUE ELEVATION
SCALE: 1/16" = 1'-0"
Design Guidelines
CS2-B2 Strong Connection to the Street/ DC1-B1 Pe-
destrian Activity
Project No. 3028872 07.18.2018
REQUIRED ROOFDECK NORTH
QTY (PIDDLE PATCH)
TYPE 2,689
LOCATION 1 2,689
NON-RESIDENTIAL ROOFDECKS2 LONG-TERM 1,828 1
COMMERCIAL PARKING 1,828
(COVERED)
PARKING GARAGE ENTRY RETAIL TRASH 7 SHORT-TERM UNION ST. 23RD AVE AND 25TH AVE SIDEWALK (NOT COVERED)
RESIDENTIAL TOTAL AMENITY
107 SPACE PROVIDED:
LONG-TERM 17,567
BIKE ROOM AT FIRST FLOOR (COVERED)
MIN CLR
DESIGN DEPARTURES
8'-2"
+317'-0" LEVEL 1 ROOF AREA
+316'-5" REF. SMC 23.47A.024
TOTAL ROOF PENTHOUSE MAX
RAMP SECTION RESIDENTIALREQUIREMENT
AMENITY CALCULATIONS AREA (SF) AREA (SF) % ALLOW
ELEVATOR/STAIR PENTHOUSES 52,293 SF 1,883 SF 4% 25% COMPLIES
AMENITY AREAS AND OTHER OPEN SPACES
+306'-2" REF. SMC 23.47A.024
GROSS REQ'D REQ'D
+305'-9"
REQUIREMENT AREA (SF) RATIO AREA (SF)
LEVEL 2 GARAGERESIDENTIAL
LEVEL USE – FLOOR 1-7 120,819 SF TYPE 1 ADMINISTRATIVE DECISION #2
3.54.030.F.2.A.1 24th Avenue is only street not designated a MECHANICAL EXCLUSION 5,672 SF
principal pedestrian street per 23.47A.005.D.2 APPLICABLE GROSS AREA 115,147 5% Driveway Slope
5,757 SF
the street or
5'-0" 56'-2" 5'-0" QUALIFYING AMENITY SPACES
DN
AREA (SF) QTY TOTAL (SF)

CREST 20% SAG CENTRAL PUBLIC SQUARE 13,050 1 (SMC 23.54.030.D.3)
13,050
12% 8%
ROOFDECK NORTH (PIDDLE PATCH) 2,689 1 2,689
66'-2"
PARKING GARAGE ENTRY OVERALL RAMP RETAIL TRASH
ROOFDECKS 1,828 1
1,828
TOTAL AMENITY SPACE PROVIDED: 17,567
MIN CLR
Maximum slope for a driveway is 15%.
8'-2"
LEVEL 1
Departure Request
Allow a shared driveway with
ROOFaPLAN:
slope up to 20%.
DN
AMENITY AREA
Rationale
DN
PENTHOUSE AREA
This is a Type I Administrative Decision presented to
DN
GARAGE LEVEL
the Design Review Board for guidance.
5'-0" 56'-2" 5'-0" Design Guidelines

CREST 20% SAG
12% 8%
66'-2"
OVERALL RAMP
DC1-C.1 Below Grade Parking
DC1-C.2 Visual Impacts
DN
Proposed Garage Ramp Section, Type 1 Administrative Decision #2 DN
CURB CUTS & DRIVEWAY PLAN STREET-LEVEL DEVELOPMENT STANDARDS CALCULATIONS

DESIGN DEPARTURE #2
BLANK FACADE CALCULATIONS ROOF PLAN:
REF. SMC 23.47A.008 A.2
SEE DIAGRAMS, SHEET G102, FOR MORE INFORMATION
Driveways AMENITY AREA
TOTAL BLANK TOTAL FACADE (SMC

% 23.54.030.D.2)
MAX
STREET FACADE WIDTH WIDTH BLANK ALLOW.
23RD AVENUE 107'-4" 268'-0" 40% 40% COMPLIES
UNION STREET 43'-0" 210'-3" Development
20% 40% Standard
COMPLIES
TRANSPARENCY CALCULATIONS For non-residential uses, the minimum width of drive-

REF. SMC 23.47A.008 B.2
SEE DIAGRAMS, SHEET G102, FOR MORE INFORMATION ways for two-way traffic shall be 22-0.
Departure Request
NON-RES.
STREET-LEVEL TRANSPARENT % MIN
STREET FACADE AREA FACADE AREA TRANSPARENT REQ'D
17'-3" 20'-0" 10'-0" 23RD AVENUE 1,605.0 SF 960.2 SF Allow
60% non-residential
60% driveway
COMPLIES width of 20-0.
CLR CLR UNION STREET 1,262.3 SF 899.6 SF 71% 60% COMPLIES
CURB CUTS & DRIVEWAY PLAN STREET-LEVEL DEVELOPMENT STANDARDS CALCULATIONS
STREET LEVEL USES IN PEDESTRIAN-DESIGNATED ZONES Rationale
REF. SMC 23.47A.005 C.1 AND D.1
BLANK FACADE CALCULATIONS The proposed driveway width is 2-feet narrower than
E UNION STREET
REF. SMC 23.47A.008 A.2
FACADE RES. USE the minimum requiredRETAIL to minimize
USE WIDTH the presence of
WIDTH IN WIDTH IN MAX ON PRINCIPAL MIN
PARKING
GARAGE
LOADING STREET
TOTAL BLANK
PED. ZONE
TOTAL FACADE %
PED. ZONE the
MAX
% driveway and
ALLOW. serve as a traffic
PED. STREET % calming
REQ'D measure.
BERTH
ENTRY STREET
23RD AVENUE
FACADE WIDTH WIDTH
UNION STREET
268'-0"
210'-3"
N/A
BLANK
62'-1"
This
0%
ALLOW.
30%
is also to
20%
20%
slow down the
268'-0"
148'-2"
vehicles
100%
70%
as
80%
80%
they cross to
COMPLIES
SEE DEPARTURE #2
23RD AVENUE
UNION STREET
92'-1"
40'-10"
278'-11"
206'-3"
33%
20% 24th
40%
40% Avenue to
COMPLIES
COMPLIES the benefit of the pedestrian envi-
COMBINED FRONTAGE 478'-3" 62'-1" 13% 20% 416'-2" 87% 80% COMPLIES
TRANSPARENCY CALCULATIONS
ronment that includes a new pedestrian plaza at the
REF. SMC 23.47A.008 B.2 corner of East Union Street and 24th Avenue.
NON-RES. Design Guidelines

STREET-LEVEL TRANSPARENT % MIN
STREET
23RD AVENUE
FACADE AREA
1,673.5 SF
FACADE AREA
997.3 SF
TRANS.
60
CS2-B.1 Access
REQ'D
60 COMPLIES
Location
20'-0" 10'-0"
CLR CLR UNION STREET 1,237.5 SF 886.3 SF 72 60 COMPLIES
STREET LEVEL USES IN PEDESTRIAN-DESIGNATED ZONES

DC1-C.2 Visual Impacts
REF. SMC 23.47A.005 C.1 AND D.1
55'-0" +/- 69'-8 1/2" E UNION STREET FACADE RES. USE RETAIL USE WIDTH
NEW CURBCUT
PARKING WIDTH IN WIDTH IN MAX ON PRINCIPAL MIN
LOADING STREET PED. ZONE PED. ZONE % ALLOW. PED. STREET % REQ'D
GARAGE
BERTH
Proposed Curb Cut Plan, Departure #2
ENTRY
24TH AVENUE
23RD AVENUE
UNION STREET
278'-11"
206'-3"
N/A
51'-10"
0% 20% 278'-11"
155'-3"
100% 80% COMPLIES
85
DESIGN DEPARTURES
DESIGN DEPARTURE #3
Curb Cut Widths
(SMC 23.54.030.F.2.b)
The maximum curb cut width for two-way traffic is 25-
0, except that the maximum width may be increased
to 30-0 if truck and auto access are combined.
Departure Request
Allow a single 35-0 wide curb cut to serve the parking
garage entry and loading berth.
Rationale
Per 23.54.030 Table A, the project’s street frontage
would allow up to four curb cuts. The project will be
eliminating the existing five curbcuts along 24th Ave-
nue (total width of 128-0 linear feet). The project will
only need one of four allowed to provide access for all ALTERNATE LOAD/ PARKING GARAGE LOADING DOCK
vehicles (including residential and commercial park- UNLOAD AREA RAMP ENTRY/EXIT ENTRY/EXIT
ing, trash/recycling/compost pickup, and loading).
Due to E Union and 23rd being pedestrian oriented
streets, 24th is the only street that can have vehicular
access. The vehicular access is required to be within
120-0 of E Union to keep the access away from the sin-
gle family. There are over 20,000 SF of retail and over
400 units to be serviced. If possible, a curbcut that
allows for alternate load/unload area at the portal
would allow for more service calls without impacting
the other streets.
Design Guidelines
55’-0”
DC1-C.4 Parking and Service Uses, Service Uses
EXTENDED CURB CUT
Proposed Curb Cut Plan and Trash Pickup, Departure #3
0 20
SCALE: 1"=20'-0"
NORTH
Project No. 3028872 07.18.2018
APPENDIX
2301 E UNION STREET

Early Design Guidance Meeting • January 24, 2018
Project No. 3026788
Weinstein A+U / Berger Partnership / Lake Union Partners 2301 E Union Street: Early Design Guidance | 1 87
THIS PAGE INTENTIONALLY LEFT BLANK.
CONTENTS
Contents
Site Context 1
Development Objectives & Context 2
Site Context: Land Use 3
Site Context: Transit Modes 4
Site Context: Existing Zoning 5
Context: Future Development Zoning Envelopes 6
Context: Zoning Envelope 7
Context: E Union Street 8
Context: 23rd Avenue 9
Context: 24th Avenue 10
Context: E. Spring Street 11
South Lake Union Capitol Hill Urban Madison-
Urban Center Existing Site Plan & Site Analysis 12
Center Village Miller
Residential Design Review Board & Community Feedback 13
Urban Commercial Locations & Activation Diagrams 14
Village Courtyard Precedence 15
Public Access Diagram 16
Denny Triangle
Portal Studies 17
Urban Center VICINITY
Village Pike/Pine Proposed Site Plan 18
Urban Village 24th Avenue Scale Adaptation 19
Section Studies 20-21
SITE Preliminary Zoning Summary 22-23
Potential Design Guidelines 24-37
Central
First Hill
Area Design Alternate 1 (No Departure) 38-41
Design Alternate 2 42-45
Urban Center
Commercial 12th Design Alternate 3 Preferred 46-49
Village
Core Urban Ave 23rd & Union- Shadow Study 50
Center Village Urban Jackson Design Alternate Summary 51
Center Residential Street Plan, Sections, and Perspectives 52-65 Street
Village Urban Village Plan, Sections, and Perspectives 52-65
Requested Development Standard Departures 66
Representative Projects 67
Project Information
Pioneer Square Property Address: 2301 E Union St, Seattle WA

Urban Center Chinatown-International
Owner: 23rd & Union LLC
Village District Urban Center
Village
Developer: Lake Union Partners
T (206) 829-9452
Architect: Weinstein A+U LLC

T (206) 443-8606
Landscape: Berger Partnership

T (206) 325-6877
Weinstein A+U / Berger Partnership / Lake Union Partners 2301 E Union Street: Early Design Guidance | 1
DEVELOPMENT OBJECTIVES AND CONTEXT
MLK JR WAY
22ND AVE
23RD AVE
18TH AVE
19TH AVE
20TH AVE
24TH AVE
25TH AVE
26TH AVE
27TH AVE
21ST AVE
Development Objectives
The proposed project is a seven-story apartment
building measuring 75-feet in height and
approximately 437,000-sf in area. The building will
provide 410-435 residential units, resident lobbies
and amenity spaces, several street-level commerical
resturant spaces, a street-level publicly accessible
exterior courtyard, a roof deck for building residents,
resident storage, and 250-270 structured parking E MADISON ST
spaces located below-grade.
The project development objectives are as follows:
• Provide a high quality living environment for
residents with access to public transportation, E PINE ST
retail, restaurants, and outdoor amenities;
• Provide a pedestrian-oriented streetfront on 23rd
Avenue and E Union Street with features that will
benefit the neighborhood, including:
16
-- Widened sidewalksto encourage retail activity
-- Landscaping and street trees to buffer the
sidewalk
-- A strong, appropriately scaled street edge E PIKE ST
• Expand upon the residential character of 24th
Avenue: 15
-- Individual townhouse entry stoops
-- Multiple entries to provide eyes on the street 14
-- Deep landscaped yards reminiscent of the
single-family neighbors 2 1 13
3 12 17
-- Provide a safe and attractive parking access
-- Screen trash and recycling storage E UNION ST
4 5 6 11 18
1. East Union Apartments 7
17
SITE
2. Central Cinema, Hollow Earth Radio,
Rare Medium, 20/20 Bicycle Shop 8
3. Katy’s Corner Cafe
10
4. Chucks Hop Shop
5. Union Market
6. Adey Abeba Eithiopian Restaurant
9
7. Central Apartments, Electric Lady Bicycle Shop,
E SPRING ST
Squirrel Chops Coffee
8. Casey Family Programs Field Office
9. Entre Hermanos
10. US Post Office (former location)
11. Noble Spirits Seattle, Earl’s Cuts & Style, US Post
Office
12. Neighbor Lady
13. Uncle Ike’s CD and Uncle Ike’s Glass & Goods
14. Mt. Calvary Church E MARION ST
15. Uncle Ike’s Carwash
16. Seattle City Light Electrical Substation
17. Liberty Bank Building
18. Stencil Apartments, Feed Co. Burgers, Street
Treats, Union Coffee
2 | 2301 E Union Street: Early Design Guidance

CONTEXT: PRESENT LAND USE
MLK JR WAY
22ND AVE
23RD AVE
18TH AVE
19TH AVE
20TH AVE
24TH AVE
25TH AVE
26TH AVE
27TH AVE
21ST AVE
The site is bounded by public rights-of-way to the
east (24th Avenue), north (E Union Street), and west
(23rd Avenue). Soon to be under construction across
E OLIVE ST E. Union Street is a new six-story mixed use building,
Liberty Bank (zoned NC2P-65 via a contract rezone
granted in April 2017). Existing buildings across E.
Union Street include retail, Uncle Ike’s, and a bar, The
Neighbor Lady (both zoned NC2P-55). The Stencil,
a four-story mixed-use buliding is located to the
east of the site across 24th Avenue (zoned NC2-55)
and has several commercial spaces at street level
E PINE ST including Feed Co. facing the site. Directly south of
The Stencil continuing on 24th Avenue and along
E Spring Street are one and two story single-family
homes (zoned LR2 and SF5000). Buildings across
23rd Avenue include Entre Hermanos and Casey
Family Programs, both non-proft organization, with a
parking lot located mid-block (zoned NC2P-55). Two
six-story mixed-use buildings, The Central and East
E PIKE ST Union, are located to the west of the site across 23rd
Avenue and on the opposite side of the intersection
at 24th and Union (zoned NC2P-65 via a Contract
Rezone granted in July 2008).
E UNION ST
SITE
Legend
E SPRING ST
23rd Avenue UDF Union Core
Future Development
Single Family Residential
Multi Family Residential
Mixed Use
Retail
Office
E MARION ST Surface Parking

School / Institutional
Utility
Parks/Open Space
CONTEXT: TRANSIT MODES
MLK JR WAY
22ND AVE
23RD AVE
18TH AVE
19TH AVE
20TH AVE
24TH AVE
25TH AVE
26TH AVE
27TH AVE
21ST AVE
The project site is served by two King County
Metro bus lines—the #2 and the #48—providing 12
connections west to Downtown, south to Mt. Baker
84
and north to the University District and Ballard. The 12 8 8
48
entirety of the project site falls within the Frequent 11
Transit Corridor designation shown shaded to the 84 E OLIVE ST
12 8
right. 11
E MADISON ST
Exisiting bike lanes along E Union Street and MLK
Jr Way provide modal choices to the neighborhood
and are supplemented by the Central Area Greenway
located along 22nd Avenue.
48
E PINE ST
Due to the intended commercial focus of the Union 48
Core, most of the properties in the immediate
vicinity of the project site fall within a Pedestrian
Overlay. The relative flatness of the neighborhood
promotes walkability with several largely residential
blocks located within a five minute walking distance
of the project site.
E PIKE ST
48
2 22 2
E UNION ST
2 2 2
8 8
2
SITE
48
Legend
E SPRING ST
Principal Arterial / Regional Connector
Minor Arterial / Commercial Connector
Frequent Transit Corridors
Pedestrian Overlay
5 Minute Pedestrian Walkshed (approx.)

E MARION ST
Bus Routes
Bus Lines 2 8
Current Bicycle Routes 48 8
Central Area Greenway

CONTEXT: ZONING
MLK JR WAY
22ND AVE
23RD AVE
18TH AVE
19TH AVE
20TH AVE
24TH AVE
25TH AVE
26TH AVE
27TH AVE
21ST AVE
LR3
Based on previous recommendations included in the
NC3P-60 23rd Avenue UDF, the site was rezoned to change
NC2-40
LR2 the allowable height from forty-feet (NC2P-40) to
LR1
E OLIVE ST seventy-five feet (NC2P-75). The increase in allowable
height also increases the maximum development
density for a mixed-use building from an FAR of 3.25
to an FAR of 5.5, but does not change the underlying
limitations on commercial uses in NC2 zones. The
LR3 existing Pedestrian Overlay remains in place.
RSL/TC
NC3-65 NC2-40
E PINE ST
Rezone from
NC2P-40 to
LR1 NC2P-75(M1)
E PIKE ST
Rezone from
NC2P-40 to
SF 5000 NC2P-55(M)
Rezone from
LR2 SFNC2-40
5000 to
NC2-55(M)
NC1-30
LR3 LR1 E UNION ST
NC2-40
SITE
SF 5000
LR2 Rezone from
SF 5000 NC2-40 to
NC2-55(M)
Zoning Legend
E SPRING ST
NC2-65
Rezone from
Rezone from Rezone from NC2P-40 to NC2-40
NC2P-30 to NC2P-30 to NC2P-75(M1)
NC2P-40(M) NC2P-55(M1) NC2-30
Rezone from Rezone from NC2-30
NC2P-40 to NC2P-40 to
23RD & UNION - JACKSON
NC2P-55(M) NC2P-75(M1) LR1 & LR2
RESIDENTIAL URBAN VILLAGE
LR3
RSL/TC
LR1
E MARION ST 23rd & Union-Jackson RUV
Zone Boundaries
23rd Avenue UDF Union Core
Pedestrian Overlay
LR2
CONTEXT: FUTURE DEVELOPMENT ZONING ENVELOPES
East Union
Zoning: NC2-65
6-story mixed-use
140 apartments
Under construction
E
T AV
21S
E
D AV
N
22
E
AV
RD
23
E
AV
TH
The Central 24
Zoning: NC2-65
6-story mixed-use
92 apartments
E
Built 2016 AV Liberty Bank Building
H
25T Zoning: NC2-40
Project Site 6-story mixed-use
Zoning: NC2-75 115 apartments
7-story mixed-use Under construction
±430 apartments
Africatown / CHH
Zoning: NC2-75 EP
7-story mixed-use IKE
±120 apartments ST
EU
NI
NO
ST
Zoning Envelopes
The Stencil
Project Site Zoning: NC2-40
4-story mixed-use
Neighboring Developments 39 apartments
Built 2016
NC-zoned Parcels
Note: diagram depicts allowable zoning envelopes—not actual building forms (not to scale)

CONTEXT: ZONING ENVELOPE
EAST UNION AND EAST SPRING STREET SECTION A-A - Looking West
Change
Zoning
Change
Zoning
Change
Zoning
75’-0” Height (NC2P-75) LR1
RSL / TC
NC1-30 SF5000
E Union St
Pine St
Project Site
E Spring St
Future
Marion St
Development
23RD AND 24TH AVENUE SECTION B-B - Looking North
Change
Zoning
Change
Zoning
Change
Zoning
75’-0” Height (NC2P-75)
SF5000
SF5000
20th Ave
21st Ave
Project Site
22nd Ave
24th Ave
23rd Ave
25th Ave
26th Ave
A
B
SITE B
A
SITE CONTEXT: E UNION STREET
E Union Street defines the northern edge of the site

and serves as an opportunity to extend the small
commercial node located slightly uphill and to the
west of the site. The street’s topography adjacent
to the site is comparatively flat, rising slightly
to the west with a slope less than one-half of a
percent before crossing 22nd Avenue and gaining
approximately 19-feet over the next block. To the
east, the street maintains its flatness until crossing
24th Avenue and steeply sloping downward after
that.
Despite E Union Street’s wide right-of-way,

the street’s lower traffic volumes and more
convenient access to the surrounding residential 1
neighborhoods have nurtured a small, block long
24th Avenue PROJECT SITE 23rd Avenue
neighborhood center between 20th and 21st
Avenues characterized by small, two-story mixed-
use buildings and featuring local businesses such
as Central Cinema, 20/20 Cycle, Hollow Earth Radio,
Katy’s Café, Chuck’s Hop Shop, and Union Market.
The properties within this existing commercial
center and extending east to 24th Avenue are all
zoned Neighborhood Commercial (varying from
NC2-40 to NC2-75) and are within the Pedestrian
Overlay.
2
23rd Avenue OPPOSITE OF PROJECT SITE 24th Avenue
31
12
11
4
1 15
SITE
3 4 5

SITE CONTEXT: 23RD AVENUE
23rd Avenue forms the western edge of the site

and is the neighborhood’s primary north-south
connection. The street’s topography in the vicinity
of the site is nearly flat with a slight rise from south
to north of just under one percent slope. Zoning of
the properties along 23rd Avenue match the site’s
Neighborhood Commercial zoning (NC2-75) and are
part of the Pedestrian Overlay. Due to the street’s
width, traffic volumes, and it’s easy connections with
neighborhoods to the north and south, 23rd Avenue
is a largely auto-oriented commercial thoroughfare.
The neighborhood’s automobile orientation has

influenced its existing built form in stark contrast
1 to the adjacent residential streets. Small one and
two-story buildings are located on the commercially
E Union Street PROJECT SITE
zone lots to the north and west of the site along
either side of 23rd Avenue. Surface parking lots
occur with regularity either between neighboring
buildings or between the building and it’s street lot
line. The 23rd Avenue Corridor Complete Streets
Project recently reconfigured the right-of-way along
23rd Avenue (reducing it from four lanes to three)
to better accommodate public transit, bicyclists and
pedestrians.
The buildings located on the west side of 23rd Avenue

and immediately proximate to the site house social
service organizations focused on disadvantaged
youths and foster children. These organizations
include a teen center run by Mount Calvary Christian
Center, located in a single-story commercial building
2 and unclear if still active; the Friends of the Children
King County, located in a small two-story single-family
OPPOSITE OF PROJECT SITE E Union Street
residence; and the Casey Family Programs Office,
located in two-story office building (circa 1999).
12
SITE3
1
11
1
4
1
3 4 5
SITE CONTEXT: 24TH AVENUE
The eastern edge of the property is bounded by 24th

Avenue. The street’s topography adjacent to the site
is comparatively flat, falling slightly to the south with
a slope less than one-half percent. The grade rises
slightly, a two and a half percent slope from mid
street up to the property line near the south end
of the site. Both sides of 24th are lined with street
trees.
The east side of 24th is zoned for Single Family

residential (SF) and is lined with single-family
homes(image 2) with the exception of the corner of
23rd and Union which contains a small multi-family
project, The Stencil (image 4). The west side of 24th
avenue currently contains an array of single story 1
commercial buildings including Midtown Center, an
automobile repair shop, a post office (out of service), Spring Street PROJECT SITE
a small coffee house, and a collection of parking lots.
Three single family homes are located on the corner
of 24th avenue and Spring street.
2
E Union Street OPPOSITE OF PROJECT SITE E Spring Street
1
3
4
1
SITE
2
5
1
3 4 5

SITE CONTEXT: E SPRING STREET
The southern edge of the property is bounded by

Spring Street. The topography along Spring street
has less than a half percent slope.
The south side of Spring street is lined with trees

and contains single family housing (SF) with a
round-a-bout at the intersection of Spring and 23rd
avenue. The north side of Spring street contains a
large one story commercial building that is currently
unnocupied with a solid wall covering half of the
block. A cluster of trees remain in front of the single
family homes located on the property at the east
end of the street.
1
23rd Avenue PROJECT SITE BEYOND THIS PARCEL 24th Avenue
24th Avenue OPPOSITE OF PROJECT SITE
SITE
1
4
1
1
2
3 4 5 6 6 3
1
1
EXISTING SITE PLAN & SITE ANALYSIS Existing location of
James Washington Jr.
fountain
Setback Requirements
• A 5-ft ground level setback along 24th Ave, a
minimum upper level setback of 15-ft above 35-ft
height. Both of these setbacks start 120-0 from
intersection of 24th Avenue and E Union St.
Traffic and Circulation

• 23rd Avenue is a largely auto-oriented commercial
thoroughfare
• E Union St is neighborhood arterial street
• 24th Avenue is a residential access street with
parking on both sides
Topography
• Minimal slope along 23rd property line: xx% slope,
• Minimal slope along E Union property line: xx%
slope, ascending to the north
• Minimal slope along24th property line: xx% slope,
Solar Access
• 45’ feet Union Street; 35 feet 24th Avenue to
centerline of right-of-way on the north and west
property lines provides good access to light and
air
Exceptional Trees
• Trees 6” or greater in diameter as measured 4.5’
above the ground are identified on the site plan
by diameter and species
Legend
15 foot setback above 35 feet
5 foot ground level setback 120’-0”

DESIGN REVIEW BOARD AND COMMUNITY FEEDBACK
Summary of comments from board regarding

previous schemes:
Provide a mixed-use, mixed income development
THRU BLOCK
that provides:
CONNECTIONS TO
ALL MAJOR STREETS -Inclusionary development celebrating the diverse
cultural history of the Central District
-Active street front
-Economic opportunity and diversity with
oppotunities for small business spaces
-Walkable shops that enrich the street experience
-Affordable and mix of housing choices
PROJECT SITE
-Generous thru block connections; concerns with
CHH AFRICATOWN SITE monolithic character of a full block development.
Encourage additional breakdown in scale.
-Public community gathering spaces at grade
-Parking and Loading located near commercial uses
away from residential areas; encouraging vehicular
(loading and parking) access via 23rd or if via 24th
Avenue, place north end of block near East Union St.
-Transition between existing single family zone and
General concensus from recent public

PUBLIC GATHERING
SPACE AT GRADE engagement events including the LURC board,
aLURC public meeting and an Africatown
organized public “design cipher”:
-Excited about the partnership with Africatown and
there is strong support for an equitable and inclusive
development
-Corner of 23rd and Union is central in the
neighborhood; the street is where life happens.
-Public and semi-public spaces need to meet and
embrace the street
- Develop the portals (or gateways) become site
of intense activation to “invite” the public into the
courtyard
-Consider dynamic setbacks at the public access
points to further encourage public access to the
project
-Incubate small, local businesses to have
prominence throughout the block
-Generous thru-block connections, streetscapes,
and public spaces; higher porousity and connection
between the street and interior semi-public spaces.
-Wayfinding
Legend
Semi Public Spaces
Thru Block Connections
Active Street Front
COMMERCIAL LOCATIONS AND ACTIVATION DIAGRAMS AFRICATOWN SITE PROJECT SITE
Summary of project considerations for this site:

-Neighborhood retail
-Active street front with walkable shops that enrich
opportunities for small business spaces. Incubate
small, local businesses to have prominence
throughout the block by providing a critical mass
of retail spaces. Use high-yield tenant to allow for
incubator spaces for the rest; this allows for small,
local businesses to have prominence throughout the
block
Central Courtyard option:

-Allows for over twice as much commerical frontage;
this provides a critical mass to attract good
businesses and gneral public
-Encourages additional breakdown in scale by
using the building’s underlying organization to
breakdown the monolithic proportions of a full block
development.
- Develop generous portals (or gateways) to become
site of intense activation to “invite” the public into Shadow Study (noon on June 21st)
23rd Avenue Commercial Frontage = 558 Linear Feet
the courtyard AFRICATOWN SITE PROJECT SITE
-Consider dynamic setbacks at the public access
points to further encourage public access86’
to the 23rd Avenue
192’
project
32’
72’
72’
54’ 32’
144’
84’
E. Spring St.
E. Union St.
Private Public
Courtyard Plaza
60’
E Union Street
32’
Legend
E Spring Street
154’
132’
40’
Commercial Frontage
Commercial Activation
Multi Family Residential

44’
Commercial Frontage
1,200 linear feet
24th Avenue
Commercial Activation Diagram
0 20 40 80 Commercial Activation
20’ open space zone Central Plaza Alternative
Midtown Development Conceptual Master Plan for Lake Union Partners

November 30, 2017 © Weinstein A+U
24th Avenue
Shadow Study (noon on June 21st) Commercial Frontage = 1,200 Linear Feet

COURTYARD PRECEDENCE
Summary of courtyard precedence:

-Public community gathering spaces at grade -
provide sizable space for a variety of events similar
to one held in Occidential Plaza; open markets,
festivals, movies, small concerts and general
relaxing. It would be a space protected from traffic
but welcoming.
-Incubate small, local businesses to have
prominence throughout the portals and surrounding
the courtyard; similar to Occidential Plaza.
-Orientation of the long dimension in the North
South direction affords access to sunand daylight at
Photo of Current Plaza at Midtown Photo of Occidental Mall all times of the year, like both of the other examples.
82’-0” 84’-0”
50’-0”
Section of Current Plaza at Midtown Section of Occidental Mall Section of Midtown Project
84’-0”
50’-0” 82’-0”
120’-0”
243’-0”
142’-0”
Plan of Current Plaza at Midtown Site Plan of Occidental Mall Plan of Midtown Project
PUBLIC ACCESS DIAGRAM

previous schemes:
that provides:
-Provide public community gathering spaces at
grade
-Active street front and allow for connections
(portals) through the block.
- Develop the generous portals to also become sites 23rd Avenue
of intense activation to “invite” the public into the
courtyard
-Using dynamic setbacks at the portals to further
encourage public access to the project from the
two main corners; 23rd and E Union and 24th and E
Union
-Using the thru block connections to break down
E Spring Street
E Union Street
24th Avenue

PORTAL STUDIES
Local Comparative Portal Study

To better understand and study the dimensions
of our portals, we compared nearby examples
like the Belroy and Chophouse Row. Notice
that the proposed portals are almost as high
as the portal at Chophouse Row, but ours have
almost twice its width. In addition, Midotwns
proposed portals are less deep -- and somewhat
transparent -- thus allowing more natural light.
PROPOSED SITE PLAN
Summary of project’s proposed siteplan:

that provides:
-Active street front with walkable shops that enrich
-Affordable and mix of housing choices
opportunities for small business spaces by providing 23rd Avenue
a variety of tpyes of commerical spaces. Lake Union
Partners are excited about the partnership with
Africatown to create an equitable and inclusive
development.
- Develop the generous portals (or gateways)
become site of intense activation to “invite” the
public into the courtyard.
-Using dynamic setbacks at the portals to further
encourage public access to the project from the
two main corners; 23rd and E Union and 24th and E
Union.
-Using the thru block connections to break down
-Parking and Loading access placed at north end of
block; less than 120-0 from E Union and well within
the Commerical zoned portion of 24th Avenue. E Spring Street
E Union Street
Residential
Entry
Vehicular
24th Avenue
Entry

24TH AVENUE SCALE ADAPTATION

previous schemes:
65’-0” 5’-0” 10’-0” 65’-0” 5’-0” 10’-0”
24th AVE 24th AVE
SECTION STUDIES
142’-0” 70’-0”
COURTYARD
TO 23rd
E UNION ST
Section A
142’-0” 70’-0”
COURTYARD
A A
TO 23rd E UNION ST
B B
Section B

SECTION STUDIES
65’-0” 84’-0” 70’-0”

COURTYARD
23rd AVE
24th AVE
Section C
65’-0” 84’-0” 70’-0”

COURTYARD
D C
Section D
D C
PRELIMINARY ZONING SUMMARY
PRELIMINARY SEATTLE ZONING CODE ANALYSIS

PARCEL NOs 7228500162, 7228500170, 7228500175, 7217400750, 7217400760, 7217400772
LOT AREA 82,860-SF (1.90-acres)
ZONING NC2P-75(M1) / NC2-75(M1)
PERMITTED • Retail sales and services, Multi-purpose (Grocery Store) ≤50,000-SF

USES • Restaurant, entertainment, offices ≤25,000-SF (as conditional use)
• Residential uses permitted outright 23.47A.005.C
STREET LEVEL • Non-residential street level frontage to comply with blank façade provisions.
STANDARDS • Transparency requirements modified to apply to façade between 2 and 8 feet above the sidewalk.
• Street level nonresidential required to have 13-ft floor to ceiling height
• Min of 80% of the width of street-level street-facing facade on principal pedestrian street shall be occupied by uses listed in 23.47A.005D.1
• Width of driveway (not to exceed 25’, up to 30’ when combined with loading berth) may be subtracted from the width of the street-facing facade.
• At least one street-level street-facing facade containing residential use shall have a visually prominent pedestrian entry.
• Dwelling units along the street-level street facing facade shall be min. 4’ above or 4’ below sidewalk grade, or set back min. 10’ from sidewalk.
STRUCTURE • 75’ as zoned.

HEIGHT • Open railings, planters, skylights, clerestories, greenhouses, solariums, parapets and firewalls permitted up to 4’ above height limit
• Mech. equipment, Stair and elevator penthouses allowed to extend up to 15’ above height limit, total coverage of features 25% of roof area.
FAR • Total FAR for any single use within a mixed-use building 5.0 414,300-sf Max. Area for Single-Use
• Total FAR for mixed use building 5.5 455,730-sf Max. Area for Mixed-Use
• Gross floor area below grade is not chargeable against allowable FAR Below-Grade parking exempted
• Portions of a story no more than 4’ above existing or finished grade, whichever is lower, excluding access
SETBACKS • No setbacks along 23rd Avenue and East Union Street

• No setback along 24th Avenue for first 120-0 from East Union Street, the remainder of the block has the folowing setbacks:
- 5-0 setback at grade level
-15-0 setback for portions of building above 35-0 above grade
PARKING • No minimum parking required for Urban Center Village

• Bike parking
- Eating and drinking: long term: 1 per 12,000 sf; short term: 1 per 4,000 sf
- Sales and Service: long term: 1 per 12,000 sf; short term: 1 per 4,000 sf
- Residential: long term: 1 per 4 dwelling units; short term: none
AMENITY AREA • Amenity spaces equivalent to 5% of residential gross floor area required for residential uses
- Common amenity area: min area 250-sf; 10’ min horizontal dimension
- Private balconies: min area 60-sf; 6’ min horizontal dimension
- All residents must access at a common or private amenity area
PARKING • If no alley and lot abuts two or more streets, access permitted across one of the side street lot lines per 23.47A.032.C; curb cuts permitted per 23.54.030.F.2.A.1 24th Avenue is only street not designated a
ACCESS • Access to parking shall be from a street that is not a principal pedestrian street principal pedestrian street per 23.47A.005.D.2
LOADING • For uses with <16,000 sf that provides a loading space on a street or alley, the loading berth reqs. may be waived by director if SDOT finds that the street or
alley berth is adequate.
• Medium demand, 10,000 sf – 60,000 sf: 1 loading berth required
- Width and clearance: 10’ wide and 4’ vertical clearance
- Minimum lenght: 35’ long

SEATTLE DESIGN GUIDELINES DESIGN RESPONSE
CS1 Natural Systems and Site Features B2 Sunlight & Natural Ventilation, Daylight and Shading The proposed design prioritizes natural light at interior spaces by providing
Use natural systems and features of the site and its surroundings as a Maximize daylight for interior and exterior spaces and minimize ample windows within individual living spaces and at strategic moments in
starting point for project design shading on adjacent sites through the placement and/or design of residential corridors to provide relief and views. At street level, the design
structures on the site of the commercial frontage emphasizes transparency and its greater than
required floor-to-floor height admits light above the continuous overhead
weather protection and deep into to the commercial spaces.
The public courtyard has been oriented to maximize the days of natural light
and sunshine.
CS2 Urban Pattern and Form A1 Location in the City and Neighborhood, Sense of Place The proposed development promotes activity along its 23rd Avenue and E
Strengthen the most desirable forms, characteristics, & patterns of the Emphasize attributes that give Seattle, the neighborhood, and/or Union Street frontages with greater than required transparency, continuous
streets, block faces, & open spaces in the surrounding area the site its distinctive sense of place. Design the building and open overhead weather protection and an integrated bus stop.
spaces to enhance areas where a strong identity already exists, and The ground-related dwelling units along 24th Avenue respond to the
create a sense of place where the physical context is less established residential character of the street through scale, additional landscaping, and
stoops at each unit.
A2 Location in the City and Neighborhood, Architectural Presence

Evaluate the degree of visibility or architectural presence that is
appropriate or desired given the context, and design accordingly.
B1 Urban Pattern and Form, Adjacent Sites, Streets, and Open 23rd Avenue and E Union Street are both busy arterials with public
Spaces, Site Characteristics transportation service making these logical locations for commercial activity.
Allow characteristics of sites to inform the design, especially where The building’s corners have been identified as key locations for commercial
the street grid and topography create unusually shaped lots that can space due to their prominent exposure, height, and high transparency. The
add distinction to the building massing. building’s location at the intersection of these arterials also supports the
location of its main residential entry where it is visible and readily identifiable.
The proximity of the building to the existing bus stop on E Union Street offers
another opportunity for the building to actively engage its surrounding
environs by integrating the stop into the building design.
Conversely, 24th Avenue is a narrower and quieter residential street, more

conducive to ground-related housing and a secondary residential entry. The
reduced traffic volumes and speed encountered on 24th Avenue are a better
location for the garage entry and loading berth. The location of the garage
entry is supported by zoning code regulations SMC 23.47A.005.D.2 (which
identifies 23rd Avenue and E Union Street as principal pedestrian streets), and
SMC 23.47A.032.A.2a (which designates access to parking is to occur from
streets not designated as principal pedestrian streets).
B2 Location in the City and Neighborhood, Connection to the Please refer to the Design Response to CS2-B.1 above
Street
Identify opportunities for the project to make a strong connection
to the street and public realm.
B3 Location in the City and Neighborhood, Character of Open Please refer to the Design Response to CS2-B.1 above
Space
Contribute to the character and proportion of surrounding open
spaces.
POTENTIAL DESIGN GUIDELINES

The citywide Seattle Design Guidelines guide the
C1 Urban Pattern and Form, Relationship to the Block, Corner Sites Please refer to the Design Response to CS2-B.1 above
design and development of the project, along with
Corner sites can serve as gateways or focal points; both require
the 23rd Avenue Urban Design Framework. The 23rd
careful detailing at the first three floors due to their high visibility
UDF does identify specific design considerations
from two or more streets and long distances.
and ambitions for the site that should be taken
into consideration. Potential applicable Design D1 Urban Pattern and Form,Height Bulk and Scale, Existing The project site is zoned NC2P-75 and NC2-75, which allows a 75’ height limit.
Guidelines have been identified to the right. Development & Zoning
Alignment with the ambitions expressed in the 23rd Review the height, bulk, and scale of neighboring buildings as well
Avenue UDF are indicated with a Yes. as the scale of development anticipated by zoning for the area to
determine an appropriate complement and/or transition.
D3 Urban Pattern and Form , Height Bulk and Scale, Zone The zoning changes to single family across the street from the project for
Transitions all but 120-0 of the 24th Avenue facade. The project changes in bulk and
For projects located at the edge of different zones, provide an scale after the portal at 120-0 to series of townhouses setback a min. of 5-0
appropriate transition or complement to the adjacent zone(s). from the properyline. The levels above level 2 are setback over 15-0 from
Projects should create a step in perceived height, bulk and scale the propertyline to meet the UDF guidelines and provide relief from the
between the anticipated development potential of the adjacent larger scale of the higher denity project. See page 62 for a description of
zone and the proposed development. the minimum required setbacks and the setbacks provided by the proposed
project.
D4 Urban Pattern and Form, Height, Bulk, and Scale, Massing Please refer to the Design Response to CS2-D.3 above
Choices
Strive for a successful transition between zones where a project
abuts a less intense zone.
D5 Urban Pattern and Form, Height Bulk and Scale, Respect for A five-foot wide landscape buffer and a green wall structure are proposed
Adjacent Sites between the driveway and adjacent walkway to clearly demarcate the drive
Respect adjacent properties with design and site planning to lane for drivers and mitigate the presence of the driveway for pedestrians.
minimize disrupting the privacy and outdoor activities of residents
in adjacent buildings

CS3 Architectural Context and Character A2 Architectural Context & Character, Emphasizing Positive
Contribute to the architectural character of the neighborhood Neighborhood Attributes, Contemporary Design
Explore how contemporary designs can contribute to the
development of attractive new forms and architectural styles as
expressed through use of new materials or other means.
A4 Architectural Context & Character, Emphasizing Positive

Neighborhood Attributes, Evolving Neighborhoods
In neighborhoods where architectural character is evolving or
otherwise in transition, explore ways for new development to
establish a positive and desirable context for others to build upon in
the future.
PL1 Connectivity A2 Connectivity, Network of Open Spaces, Adding to Public Life Consistent with the goals of the 23rd Avenue Action Plan and the Urban
Complement and contribute to the network of open spaces around the Seek opportunities to foster human interaction through an increase Design Framework, the proposed design seeks to foster the types of activity
site and the connections among them in the size and quality of project-related open space available for and vitality desired at the intersection of 23rd Avenue and E Union Street. A
public life. continuous, tall, and highly transparent street level is patterned to provide
logical locations for entries to accommodate a variety of business types and
sizes along 23rd Avenue. The activation of the street level continues along
E Union Street with an integrated bus stop, a clearly marked (and active)
residential entry and leasing office, and a small commercial space with
operable storefront that is sited to allow for sidewalk seating by a future tenant.
These design considerations also contribute to Design Guidelines PL3-C.1,
PL3-C.2, PL3-C.3
PL3 Street-Level Interaction A1 Street-Level Interaction , Entries, Design Objectives The building’s location at the intersection of 23rd Avenue and E Union Street
Encourage human interaction and activity at the street-level with clear Design primary entries to be obvious, identifiable, and distinctive supports the location of its main residential entry where it is visible and
connections to building entries and edges with clear lines of sight and lobbies visually connected to the street. readily identifiable from both streets. The lobby will be highly transparent
and programmed in ordre to contribute to the activation of the adjacent
streetscape.
A2 Street-Level Interaction , Entries, Common Entries Please refer to the Design Response to PL3-A.1
Multi-story residential buildings need to provide privacy and
security for residents, but also be welcoming and identifiable to
visitors.
A3 Street-Level Interaction, Entries, Individual Entries The project proposes ground-related housing along 24th Avenue where this
Ground-related housing should be scaled and detailed use is in keeping with the residential scale and character of the east side of
appropriately to provide for a more intimate type of entry. the street. A landscaped setback provides separation and privacy between
the dwelling units and the public realm by clearly articulating the boundary
between public and private. The landscaped buffer maintains the privacy of
the unit.
A4 Street-Level Interaction, Entries, Ensemble of Elements

Design the entry as a collection of coordinated elements including
the door(s), overhead features, ground surface, landscaping,
lighting, and other features.
B2 Street-Level Interaction, Residential Edges, Ground-level Please refer to the Design Response to PL3-A.3
Residential
Privacy and security issues are particularly important in buildings
with ground-level housing, both at entries and where windows are
located overlooking the street.
C1 Street-Level Interaction, Retail Edges, Porous Edges Please refer to the Design Response to PL1-A.2
Engage passersby with opportunities to interact visually with the
building interior using glazing and transparency. Create multiple
entries where possible and make a physical and visual connection
between people on the sidewalk and retail activities in the building
C2 Street-Level Interaction, Retail Edges, Visibility Please refer to the Design Response to PL1-A.2
Maximize visibility into the building interior and merchandise
displays. Consider fully operational glazed wall-sized doors that can
be completely opened to the street, increased height in lobbies,
and/or special lighting for displays
C3 Street-Level Interaction, Retail Edges, Ancillary Activities Please refer to the Design Response to PL1-A.2
Allow space for activities such as sidewalk vending, seating, and
restaurant dining to occur. Consider setting structures back from the
street or incorporating space in the project design into which retail
uses can extend.
PL4 Active Transportation A1 Active Transportation, Entry Locations and Relationships, The building design carefully considers the pedestrian environment at
Incorporate design features that facilitate active forms of transportation Serving all Modes of Travel each of the building’s frontages. Transparency and multiple openings along
such as walking, bicycling and use of transit Provide safe and convenient access points for all modes of travel. 23rd Avenue and E Union Street promote safety and imbue the streets with
activity. New continuous planting strips along both frontages provide a buffer
between the sidewalk and street traffic. The residential character of 24th
Avenue is reinforced by the presence of ground-related units with stoops and
landscaping. Vehicular access on 24th Avenue will be clearly indicated with a
change in paving pattern.
Bicyclists can access the building’s bicycle facilities (a secured storage room, a
repair room, and a washing room) at the secondary residential entry accessed
off 24th Avenue. The bicycle facilities are located at street level and adjacent to
the building’s core.
B3 Active Transportation, Planning Ahead for Bicyclists, Bike
Facilities
Facilities such as bike racks and storage, bike share stations, shower
facilities and lockers for bicyclists should be located to maximize
convenience, security, and safety
B3 Active Transportation, Planning Ahead for Bicyclists, Bike

Connections
Facilitate connections to bicycle trails and infrastructure around and
beyond the project.

DC1 Project Uses and Activities B1 Project Uses and Activities, Vehicular Access and Circulation, Pedestrian activity is encouraged along all three building frontages, but
Optimize the arrangement of uses and activities on site Access location and Design 23rd Avenue and E Union Street are both identified as principal pedestrian
Choose locations for vehicular access, service uses, and delivery streets thus requiring to be parking accessed from 24th Avenue (refer to SMC
areas that minimize conflict between vehicles and non-motorists 23.47A.005.D.2 & 23.47A.032.A.2a). To accommodate vehicle circulation while
wherever possible. Emphasize use of the sidewalk for pedestrians, safeguarding pedestrian, the design provides parking users with a landscape
and create safe and attractive conditions for pedestrians, bicyclists, strip of approximately 6’ between the edge of ramp and the sidewalk as
and drivers. a buffer before crossing the sidewalk. An adjacent loading berth has also
been sized and configured to accommodate delivery vehicles internal to the
building and utilize the same curb cut and sidewalk crossing.
To minimize the outward appearance of the garage entry and loading berth
the widths of both have been minimized. The project proposes the use of
carefully located landscaping, narrow drive lines, and textured pavement to
mitigate potential pedestrian-automobile conflicts.
Trash and recycling collection and storage for commercial and residential
uses occur internal to the building. Commercial trash and recycling storage
is located adjacent to the portal connecting to 24th Avenue. Residential
trash and recycling storage occurs in the below-grade parking level. Building
management will move trash and recycling containers for curbside pick-up on
collections days.
C1 Project Uses and Activities, Parking and Service Uses, Below- A single below-grade parking level is proposed with separate accommodations
Grade Parking for commercial and residential users.
Locate parking below grade wherever possible. Where a surface
parking lot is the only alternative, locate the parking in rear or side
yards, or on lower or less visible portions of the site.
C2 Parking and Service Uses, Visual Impacts Please refer to the Design Response to DC1-C.1.
Reduce the visual impacts of parking lots, parking structures,
entrances, and related signs and equipment as much as possible.
C3 Project Uses and Activities, Parking and Service Uses, Multiple The proposed parking is internal to the building and is nearly exclusively
Uses parking (mechanical, utility, and trash storage uses are co-located with the
Design parking areas to serve multiple uses such as children’s play parking). The appearance of the parking garage entry is minimized at street
space, outdoor gathering areas, sports courts, woonerf, or common level. Please refer to the Design Response to DC1-B.1.
space in multifamily projects.
C4 Parking and Service Uses, Service Uses Please refer to the Design Response to DC1-B.
Locate and design service entries, loading docks, and trash
receptacles away from pedestrian areas or to a less visible portion
of the site to reduce possible impacts of these facilities on building
aesthetics and pedestrian circulation.
DC2 Architectural Concept A1 Massing, Site Characteristics and Uses Please refer to the Design Responses to CS1-B.2 and CS2-D.3
Develop an architectural concept that will result in a unified & functional Arrange the mass of the building taking into consideration the
design that fits well on the site & within its surroundings characteristics of the site and the proposed uses of the building and
its open space.
A2 Architectural Concept, massing, Reducing Perceived Mass The proposed design employs a number of strategies to imbue the building’s
Use secondary architectural elements to reduce the perceived mass massing with a relatable, human scale. The strategies employed are a result
of larger projects. of the building’s underlying organization. The monolithic porportions of a full
block developemnt have been broken down into 4 “buildings” by providing
generous portals or gateways to the at grade public courtyard. A tall, glassy
street level along 23rd Avenue and E Union Street establishes a distinctly
different order at the base of the building that distinguishes the commercial
uses from the residential levels above. A continuous undercut at the corner
“building” along 23rd Avenue and E Union serves to further articulate the base,
while providing overhead weather protection and an opportunity for signage.
The two ‘building’ on either side of th portals framing the corner building
have been brought out to the propertyline to provide dynamic change in the
setback to cue pedestrians to the upcoming portal. The tall base transforms
along 24th Avenue into two-story ground-related dwelling units evoking the
townhouse form.
At the residential levels, inset decks are used along the 23rd Avenue, E Union
Street, and 24th Avenue frontages to provide intrinsic modulation that creates
a multi-layered façade and embeds directionality to the units and the façade’s
ordering. Where inset decks would result in impractically sized residential
units, railings are employed to maintain a relationship to the exterior as well as
continue the layered façade organization.
D1 Scale and Texture, Human Scale Please refer to the Design Response to DC2-A.2
Incorporate architectural features, elements, and details that are
of human scale into the building facades, entries, retaining walls,
courtyards, and exterior spaces in a manner that is consistent with
the overall architectural concept.
SEATTLE DESIGN GUIDELINES CENTRAL AREA SUPPLEMENTAL GUIDANCE DESIGN RESPONSE

CS1 Natural Systems and Site Features I Local Topography Yes
Use natural systems and features of the site and its surroundings as a i. Respond to local topography with terraces, stoops, stepping facades,
starting point for project design or similar approaches. Use appropriately scaled rockeries, stairs, and
landscaping to transition between the sidewalk, building façade, and
entrances in keeping with local topographic conditions, and existing
neighboring approaches.
ii. If fencing or screening is included in the design, it should step along
with the topography.

II Connection to Nature Yes
i. Be sensitive to the project’s impact on solar access to adjacent
streets, sidewalks, and buildings. Where possible, consider setting
taller buildings back at their upper floors, or pushing buildings back
from the street and providing wider sidewalks so sunlight can reach
pedestrian level spaces and neighboring properties. Ensure sunlight
reaches building entrances whenever possible.
ii. Provide vegetated spaces throughout the project. Vertical green walls
are encouraged in addition to landscape beds.
iii. Incorporate edible gardens and urban farming opportunities within
the design, both at grade, and on the roof for larger buildings.
iv. Unify streets through street trees and landscaping.
a. Consider tree species as a unifying feature to provide identifiable
character to a street or project.
b. Incorporate an irrigation plan for the trees and other landscaping
proposed to ensure maintainability of the plants, or include low-
maintenance, drought-resistant species.
v. Create protected sidewalks by utilizing planter strips with lush
landscaping, to help create a “room” between the street and the
building.
CS2 Urban Pattern and Form I. Transition and Delineation of Zones The project will be considering these items as it develops the design; in
Strengthen the most desirable forms, characteristics, & patterns of the i. Where denser zones transition to lower density residential zones, particular along 24th where development is across the street from single
streets, block faces, & open spaces in the surrounding area provide adequate grade separation for ground related entrances, family zoning.
porches, and stoops on façades facing the less dense residential zone.
ii. In addition to building height, use building massing and articulation
to transition to single-family scaled fabric. Other acceptable methods
include setbacks, building footprint size and placement on the site,
building width, façade modulation, and roof line articulation.
iii. The use of appropriately scaled residential elements, such as bay
windows and balconies, on larger buildings next to single- family
zones are encouraged to better relate to the human scale. This is
especially important for buildings four stories and lower.
iv. Along with smaller building massing, the use of breezeways, portals,
and through-block connections help to lessen the mass of the overall
building, and add to the existing network of pedestrian pathways.
A2 Location in the City and Neighborhood, Architectural Presence
Evaluate the degree of visibility or architectural presence that is
appropriate or desired given the context, and design accordingly. A
site may lend itself to a “high-profile” design with significant presence
and individual identity, or may be better suited to a simpler but
quality design that contributes to the block as a whole. Buildings that
contribute to a strong street edge, especially at the first three floors,
are particularly important to the creation of a quality public realm
that invites social interaction and economic activity. Encourage all
building facades to incorporate design detail, articulation and quality
materials
B1 Adjacent Sites Streets and Open Spaces, Site Characteristics NA
Allow characteristics of sites to inform the design, especially where
the street grid and topography create unusually shaped lots that can
add distinction to the building massing
B2 Location in the City and Neighborhood, Connection to the Street Yes, wherever possible
Identify opportunities for the project to make a strong connection
to the street and carefully consider how the building will interact
with the public realm. Consider the qualities and character of the
streetscape— its physical features (sidewalk, parking, landscape strip,
street trees, travel lanes, and other amenities) and its function (major
retail street or quieter residential street)—in siting and designing the
building
B3 Location in the City and Neighborhood, Character of Open Space Yes, wherever possible
Contribute to the character and proportion of surrounding open
spaces. Evaluate adjacent sites, streetscapes, trees and vegetation,
and open spaces for how they function as the walls and floor of
outdoor spaces or “rooms” for public use
C1 Relationship to the Block, Corner Sites Yes, wherever possible
Corner sites 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 for pedestrians and a generous entry, or build
out to the corner to provide a strong urban edge to the block
C2 Relationship to the Block, Mid-Block Sites NA
Look to the uses and scales of adjacent buildings for clues about how
to design a mid-block building. Continue a strong street-edge where
it is already present, and respond to datum lines created by adjacent
buildings at the first three floors. Where adjacent properties are
undeveloped or underdeveloped, design the party walls to provide
visual interest through materials, color, texture, or other means
C3 Relationship to the Block, Full Block Sites Yes, wherever possible
Break up long facades of full-block buildings to avoid a monolithic
presence. Provide detail and human scale at street-level, and include
repeating elements to add variety and rhythm to the façade and
overall building design. Consider providing through-block access
and/or designing the project as an assemblage of buildings and
spaces within the block
CS3 Architectural Context and Character I. Neighborhood Context
Contribute to the architectural character of the neighborhood i. Retain, respect, and encourage the extension of existing positive Yes, wherever possible
attributes of the surrounding neighborhood character.
ii. Where appropriate, encourage the preservation, rehabilitation, NA
adaptive reuse, and/or addition to existing structures as a means to
honor the existing neighborhood fabric.
iii. Include high ceilings in ground floor spaces of new structures Yes, Ceilings will be as high as possible
consistent with older character structures in the vicinity. Floor
to ceiling heights of at least 15 feet with clerestory windows are
encouraged for commercial ground floors.

PL1 Connectivity I. Publicly Accessible Open Space Yes, wherever possible
Complement and contribute to the network of open spaces around the i. Provide safe and well connected open spaces. Utilize walkways and
site and the connections among them linkages to visually and physically connect pedestrian paths with
neighboring projects and public spaces. Use linkages to create and
contribute to an active and well- connected open space network.
ii. Larger projects around important neighborhood nodes should
dedicate more public open space, while projects along dense
business corridors should maintain a continuous street wall definition
contributing to the area’s urban feel (see Cultural Placemaker map on
page 17 for node locations).
iii. Incorporate transparent and open indoor community meeting spaces
at the ground level of larger projects. Avoid having any window
coverings or window film that permanently obscure views in to or out
of the space.
II. Connection Back to the Community Yes, wherever possible
i. Provide cultural and place-specific open spaces that can be used for
a variety of uses including social gathering, festivals, and other larger
celebrations.
ii. When providing open gathering spaces for the community, include
weather protection to ensure the space can remain active all year
long.
iii. Enhance gathering places so that the scale of the art and special
features are commensurate with the scale of the new development.
iv. Ensure exclusive rooftop, private, or gated open spaces are not the
only form of open space provided for the project. Prioritize publicly
accessible, ground level open space at the building street fronts and/
or with courtyards that are not restricted or hidden from public view.
v. Not all open spaces need to be landscaped; hardscapes are
encouraged when sized and designed to encourage active usage.
At these locations, building edges should be inviting while creating
well defined open spaces for public use. These spaces are especially
important close to prominent intersections, streets, and Cultural
Placemaker locations (shown on page 17). In areas where it is not
feasible to be open to physical pedestrian access, visual openness
should be provided.
vi. When providing vegetation at the roof level, consider urban
agriculture instead of a passive green roof as a means to provide
residents access to fresh produce.
III. Livability for Families and Elderly Yes, wherever possible
i. Provide safe areas for children to play where they can be seen.
Incorporate seating areas nearby for parents, guardians, and other
community members to congregate.
ii. Consider utilizing building rooftops as an opportunity for family
gathering and gardening.
iii. Where applicable, preserve alleys for pedestrian access and service
use. Provide adequate lighting, transparency and entrances to ensure
active usage.
iv. Provide multi-generational public gathering spaces for young and old
to recreate and converse together.
PL3 Street-Level Interaction I. Frontages Yes, wherever possible
Encourage human interaction and activity at the street-level with clear i. Encourage color, material, and signage variation in storefront design.
connections to building entries and edges ii. Design ground floor frontages in commercial and mixed- use areas
that emulate or improve upon the surrounding pedestrian-oriented
context, while acknowledging the pedestrian patterns that exist.
iii. Promote transparency and “eyes on the street.” No reflective or
obscure glass should be used. Discourage retailers from putting
display cases or window film up against windows to maintain
transparency into commercial spaces.
iv. Avoid grade separations at retail. Storefronts should step along with
the grade (ex: 30’ max length of any floor level on a sloping frontage)
with a focus on accessibility.
v. In pedestrian-oriented commercial areas, provide frequent entrances
and expressed breaks along storefronts through columns or pilasters
at regular intervals of 25 to 30 feet, to accommodate and encourage
smaller retailers and community-oriented businesses.
vi. Live/work spaces should be designed in a way that clearly defines
which spaces are conducive to working versus living.
vii. At residential projects, provide coupled entries where possible to
foster a sense of community and interest in building entryways.
Provide large enough porches at these entries to encourage sitting
and watching the street.
viii. Provide exterior access to ground floor residential units. This interior/
exterior connection should occur frequently with entrances placed at
a regular interval.

II. Streetscape Treatment Yes, wherever possible
i. Pay close attention to the relationship between buildings and their
entrances to the street, pedestrians, and neighboring buildings both
adjacent and across the street. Provide special treatment through
paving or building materials to highlight each business’s presence
along the street.
ii. Provide recessed business entries to encourage a slower pedestrian
pace where people have sheltered space to stop and gather.
iii. Provide awnings or overhead weather protection at all non-
residential frontages, neighborhood nodes, and on west- facing
facades with a minimum depth of 6’. Larger commercial projects
should have deeper coverage, with a minimum depth of 8’ at all street
frontages, especially street corners.
iv. Encourage a quality pedestrian environment that provides safe,
comfortable routes for pedestrians that reflects the existing character
of the building fabric.
v. Encourage activation of the planter zone to include community
gardens, as well as street trees and pedestrian furniture.
vi. Limit the placement of solid barriers or blank walls next to the
sidewalk. Consider using landscape buffers instead.
vii. Provide space abutting the sidewalk right-of-way for businesses
to utilize (ex: cafes, produce markets, street markets, fish vendors,
buskers, pop-up shops, etc.).
viii. Encourage a safe, comfortable environment for pedestrians with
components of complete streets (ex: wide planter zones, wide
sidewalks, buildings setback to allow for usable porches, stoops, and
outdoor seating).
ix. Porches and stoops are the life of the street. Encourage human
activity by providing opportunities for neighbors to connect, walk,
and talk together on the sidewalk.
x. To facilitate usable stoops and patios, and to encourage pedestrian-
to-resident interaction, buffer private outdoor spaces from the public
sidewalk with low walls, planters and landscape layering that defines
the private space yet allows for face to face conversations. Tall ‘privacy
walls’ or fences are not acceptable.
xi. If floor levels and site grading allows, the private stoop at residential
units should be raised above sidewalk grade, using 30” as an average
height, ideally with universal access to the unit included elsewhere.
xii. Residential patio levels recessed more than 18” below the adjacent
sidewalk grades are discouraged and should be used discerningly, as
they can hinder interaction, and may create safety and maintenance
issues.
DC2 Architectural Concept I. Building Layout and Massing Yes, wherever possible
Develop an architectural concept that will result in a unified & functional i. Project concepts should be intelligible and clear. Clarity makes
design that fits well on the site & within its surroundings knowledge of the design accessible, thus a larger portion of the
community will be able to participate in the planning and design
process.
ii. Building design should relate to the earth in grounded form and
massing.
iii. Smaller and varied building forms are encouraged. Larger building
forms should divide their mass up so that it does not appear as one,
monolithic building. These breaks in massing and differentiation
should take cues from the surrounding fabric. Vertical and horizontal
datums and patterns can help provide a guide for how to articulate
and break down the overall massing. Modulated façades for large
buildings keep the building inviting, and respectful of the finer-grain
fabric. Projects should use 50’ – 75’ massing widths as a guide for
modulation.
iv. Appropriately scale buildings so that they relate to the scale and
form of the adjacent public realm (i.e. the width of the streets and/or
affronting open spaces and adjacent smaller scale zones).
v. Consider all sides of the building and the impacts each façade has on
its immediate neighboring context. If building on a slope, consider
the project’s roofscape as well.
vi. Consider how each façade may respond to climate conditions such as
solar shading and prevailing winds.
vii. Consider upper floor setbacks along secondary retail zones. In
these less dense areas, tall does not always mean urban. Walkable
urban places can be achieved at a smaller scale with buildings that
have visual texture through their retail frontage, pedestrian scaled
signage, tile details, and accented knee walls, as demonstrated by the
businesses along Union St, west of 23rd Avenue.
viii. Where compatible with the surrounding streetscape, family sized,
ground related apartment units (2 and 3 bedrooms) with meaningful
adjacent open spaces are encouraged.
ix. Encourage clusters of local businesses together.
a. Reduce the scale of commercial façades so that they are
conducive to small business tenants.
b. Include commercial spaces with smaller footprints to promote
and accommodate local establishments at street level.
c. Set the maximum length of street frontage for individual
businesses to be consistent with the existing business character
of the area.
d. Where there is not a strong existing character for the area, follow
guidance provided in frontage section (PL3-I).

DC3 Open Space Concept I. Semi-public Spaces Yes, wherever possible
Integrate open space design with the design of the building so that each i. Where possible, provide semi-public courtyards and spaces that are
complements the other publicly visible and accessible. These spaces should be activated and
layered, so that there is a graduation from private outdoor space, to
the fully public realm.
ii. Encourage courtyard housing and bungalow courts which use
landscaping as the delineation between public and private spaces,
instead of fencing.
iii. Increase common, open space above minimum code requirements to
include semi-public courtyards and yards as extensions of the public
realm.
DC4 Exterior Elements and Finishes I. Screening Yes, wherever possible
Use appropriate and high-quality elements and finishes for the building i. When screening or fencing is used, it should be viewed as an artistic
and its open spaces opportunity.
ii. Design screening height, porosity, and materials to allow for views in
and out of the site, and visual interaction with the public realm.
II. Building Materials Yes, wherever possible
i. Consider vibrant and bold uses of color, materials, texture, and light
to reinforce local cultural references.
ii. Encourage variation in building materials with an emphasis on high
quality materials.
iii. Salvage building materials from the site when possible. If reusable
materials, such as brick, are removed from demolished buildings, use
them in the new development as visible building components.
III. Building Details and Elements Yes, wherever possible
i. Provide operable windows in a way that promotes natural ventilation.
ii. Relate building details to the human scale and the human role of the
building process (ex: use of brick or wood for exterior cladding).
iii. Incorporate elements such as bay windows, columns, and deep
awnings which add human scale and façade texture.
iv. Façades should exhibit a rhythm of fenestration, and transparency of
the inside program out to the public realm.
A1 Additional Guidance I. History and Heritage Yes, wherever possible
Citywide Guidance CS. B: Contribute to architectural and placemaking i. Provide opportunities to honor the African and Black American
character with local history and cultural references presence within the neighborhood. Create pockets of culture to
represent both the Black American identity within the Central Area,
as well as other heritages that have had a large impact on the Central
Area’s past.
ii. Consider including visual arts as an integral part of the design
concept along main street building façades, within highly trafficked
pedestrian areas, and within open spaces.
iii. Use any resulting blank walls and surfaces for public expression of art
that references the history, heritage, and culture of the community.
iv. Include interpretive opportunities (through visual art, signage,
markers, etc.) that tell the story of the neighborhood’s history in
engaging ways.
v. Encourage the building design to reflect the racial, economical, and
multi-generational character of the community.
vi. Provide amenities appropriate to the community, such as basketball
hoops, chess boards, or other family oriented activities. When other
amenities such as bicycle parking are required, they should be
viewed as a placemaking opportunity while ensuring basic design
requirements for security and usability are being met.
II. For 23rd and Union Character Area Yes, wherever possible
i. Community characteristics that are unique to this area include:
a. A cohesive neighborhood feel with historic character that
establishes the area as a destination for the surrounding
community.
b. An established, pedestrian-focused neighborhood- commerical
area, with a mix of both commercial and residential uses,
grounded by locally-owned businesses and institutions.
c. Hub of the African and Black American community.
d. Diverse range of shops, restaurants, entertainment, and places of
worship. Specific buildings to note are:
• Central Cinema (1411 21st Ave)
• Katy’s Cafe (2000 E Union St)
ii. In this area it is especially important to provide additional open space
and community gathering opportunities.
II. For 23rd and Cherry Character Area NA
a. Smaller-scaled fabric with many culturally specific restaurants, as
well as community and youth-centered resources.
b. Specific places to note are;
• Garfield High School (400 23rd Ave)
• Garfield Community Center (2323 E Cherry St)
• Quincy Jones Performing Arts Center (400 23rd Ave)
• Medgar Evers Pool (500 23rd Ave)
• Eritrean Community Center (2402 E Spruce St)

III. For 23rd and Jackson Character Area NA
a. Larger-scale, mixed-use commercial district with opportunities
for startups, and both large and small scaled businesses.
b. Both a local and regional destination due to its commercial
developments, social services, community assets, and shops for
daily household needs.
c. Specific places to note are;
• Pratt Fine Arts Center (1902 S Main St)
• Wood Technology Center (2310 S Lane St)
• Seattle Vocational Institute (2120 S Jackson St)
• Langston Hughes Perming Arts Institute (104 17th Ave S)
• Douglass Truth Library (2300 E Yesler Way)
A2 Additional Guidance I. Central Area Supplemental Guidance: Cultural Placemakers Yes, wherever possible
Citywide Guideline CS. B: Contribute to architectural and placemaking i. Celebrate Cultural Placemakers within the community.
character with local history and cultural references The Cultural Placemaker map identifies several locations throughout
the Central Area that serve as cultural anchors for their surrounding
areas. Projects at these locations should create activities and visual
interest to enhance the Central Area’s identity and a sense of arrival,
such as:
a. Providing street furniture, public art, landscape elements,
pedestrian lighting, mosaics, varied paving patterns, etc.
b. Creating façade enhancements at prominent building corners.
c. Creating a building layout and setbacks that provide
opportunities for open space that expand the width of the right-
of-way.
d. Providing larger landscape buffers at placemakers along heavier
trafficked streets.
DESIGN PROPOSAL: ALTERNATE 1
Design Alternate 1 arranges commercial street-level

uses along 23rd Ave and E Union Street, and the
ground related residential units along 24th Avenue.
This proposal requires no departures from

Development Standards, however, has a few key
disadvantages
Summary
Unit Count: 455
78,312-sf Parking
Parking: 258 stalls
Potential Departures
• No departures
Primary Advantages/Disadvantages
• Provides series of private decks to create
modulation
• Vehicular (including loading/trash/recycling)
access limited to 1 curbcut.
• Vehicular access provided within commerical
zoning on 24th Avenue; creating safe and open
pedestrian sidewalks along 23rd and E Union.
• Little to no public spaces, courtyard shown is for
residents only.
• Scale of building is monolithic; does not take into
consideration scale of it’s neighbors.
• Maximizes the development potential for the
developer; highest unit count and rentable area of
all the alternates.
ALTERNATE 1 - Birds Eye view looking southwest

Level 1 : ALTERNATE 1 (No Departures) Level 3-6 : ALTERNATE 1 (No Departures)
Program Legend
Residential
Commercial
Circulation
Green Space
Rooftop
Level 2 : ALTERNATE 1 (No Departures) Roof Level : ALTERNATE 1 (No Departures)
1 ALTERNATE 1 - Looking at North facade (Union St)
3
1
1
1
2
1
SITE
4
1
3 ALTERNATE 1 - Looking at North Facade (Union St)

2 ALTERNATE 1 - Looking at East facade (24th avenue) from East Union Streetth Ave)
4 ALTERNATE 1 - Looking at East Facade (24th avenue) from East Spring Street

This proposal provides large public courtyard at
grade with a series of portals or gatewsys to the
courtyard and through the project.
This proposal requires several departures from

disadvantages
Summary
Unit Count: 432
78,312-sf Parking
Parking: 258 stalls
• Street Level Facades
• Driveway Slope and Width
• Curb Cut width
modulation
• Provides public access courtyard in center with
series of street level portals.
• Scale of building is broken down into 3 parts
along longer facades to respond to the scale of it’s
neighbors.

Level 1 : ALTERNATE 2 Level 3-6 : ALTERNATE 2
Program Legend
Residential
Commercial
Circulation
Green Space
Rooftop
Level 2 : ALTERNATE 2 Roof Level : ALTERNATE 2
3
1
1
1
2
1
SITE
4
1

DESIGN PROPOSAL: ALTERNATE 3 (PREFERRED)

This proposal provides large public courtyard at
grade with a series of generous, activated portals or
gateways to the courtyard and through the project.
This proposal requires several departures from

advantages.
Summary
Unit Count: 429
78,312-sf Parking
Parking: 258 stalls
• Street Level Facades
• Driveway Slope and Width
• Curb Cut width
modulation
• The monolithic porportions of a full block
development have been broken down into 4
“buildings” by providing generous, open to the
sky portals or gateways to the at grade public
courtyard.
• A continuous undercut at the corner “building”
along 23rd Avenue and E Union serves to further
articulate the base, while providing overhead
weather protection and an opportunity for
signage. The two ‘building’ on either side of the
portals framing the corner building have been
brought out to the propertyline to provide
dynamic change in the setback to cue pedestrians
to the upcoming portal.
• The tall base transforms along 24th Avenue into
two-story ground-related dwelling units evoking
the townhouse form.

Level 1 : ALTERNATE 3 (Preferred) Level 3-6 : ALTERNATE 3 (Preferred)
Program Legend
Residential
Commercial
Circulation
Green Space
Rooftop
Level 2 : ALTERNATE 3 (Preferred) Roof Level : ALTERNATE 3 (Preferred)
DESIGN PROPOSAL: ALTERNATE 3 (PREFERRED)
3
1
1
1
2
1
SITE
4
1

SHADOW STUDY: ALTERNATE 3 (PREFERRED)
9 AM NOON 3 PM
JUNE 21
MARCH/SEPTEMBER 21
DECEMBER 21

DESIGN ALTERNATES SUMMARY
Alternate 1 (No Departures) Alternate 2 Alternate 3 (Preferred)
Summary Summary Summary

Stories: 7 (5-over-2 + 1 below grade) Stories: 7 (5-over-2 + 1 below grade) Stories: 7 (5-over-2 + 1 below grade)
Unit Count: 455 Unit Count: 432 Unit Count: 429
Floor Area: 289,533-sf Residential Floor Area: 274,898-sf Residential Floor Area: 272,989-sf Residential
78,312-sf Parking 78,312-sf Parking 78,312-sf Parking
Parking: 258 stalls Parking: 258 stalls Parking: 258 stalls
Potential Departures Potential Departures Potential Departures

• No departures • Street Level Facades • Street Level Facades
• Driveway Slope and Width • Driveway Slope and Width
• Curb Cut width • Curb Cut width
• Provides series of private decks to create modulation
Primary Advantages/Disadvantages Primary Advantages/Disadvantages
• Single Vehicular Access off 24th within Commerical zoning • Single Vehicular Access off 24th within Commerical zoning • Single Vehicular Access off 24th within Commerical zoning
• Little to no public spaces, courtyard shown is for residents only. • Public Courtyard with public access from all three streets • The monolithic proportions of a full block development have been broken down into 4
• Scale of building is monolithic; does not take into consideration scale of it’s neighbors. • Full block development broken down with series of private decks and notches “buildings” by providing portals or gateways to the at grade public courtyard.
• Maximizes the development potential of the site for the developer. • The tall base transforms along 24th Avenue into two-story ground-related dwelling units • The portals are accented with change in setbacks along sidewalk.
• The tall base transforms along 24th Avenue into two-story ground-related dwelling units evoking the townhouse form. • The tall base transforms along 24th Avenue into two-story ground-related dwelling units
evoking the townhouse form. evoking the townhouse form.
STREET PLAN, SECTION AND PERSPECTIVES
23rd AVENUE
E. SPRING STREET H
E. UNION STREET
B
I D
E
A
DIAGRAM KEY NOTES
A MIDTOWN MARKET SQUARE
B URBAN STREETSCAPE PORTAL

(100% HARDSCAPE)
C RESIDENTIAL STREETSCAPE PORTAL

(70% HARDSCAPE | 30% LANDSCAPE)
D FEATURE WALL
(FLEXIBLE EVENT STAGE | MOVIE WALL | COMMUNITY ARTWORK)
E RESIDENTIAL COURTYARD
H
C
F JAMES WASHINGTON MEMORIAL FOUNTAIN
G UNION STREET LANDING
H URBAN STREETSCAPE
I RESIDENTIAL STREETSCAPE
24th AVENUE I
0 16 32 64
Weinstein A+U SITE PLAN 2301 E Union Street: Early Design Guidance | 1

A Midtown Market Square
D Feature Wall | Event Backdrop Above | Ceiling
F James Washington Fountain Plaza G Urban Streetscape H Residential Streetscape
Weinstein A+U OPEN SPACE CONCEPTUAL IMAGES 2301 E Union Street: Early Design Guidance | 2
Daily Users (typical courtyard use) Night Use (max retail use) Event Use (Market | Concert | Etc.)
Weinstein A+U COURTYARD PROGRAM ANALYSIS 2301 E Union Street: Early Design Guidance | 4
COURTYARD SECTION
142’-0” 70’-0”
COURTYARD
TO 23rd E UNION ST
A A
CORNER OF 23RD AVENUE AND UNION STREET
12’ Existing
Sidewalk
11
2
1

PORTAL FROM UNION STREET
23RD AVENUE ACTIVATION AND PORTAL TO THE COURTYARD
1
1

23RD AVENUE FROM CORNER
SECTION AND PLAN THROUGH COURTYARD
1
1

PERSPECTIVE OF COURTYARD
CORNER OF 24TH AVE AND E UNION ST
120’-0”
50’-0”
70’-0”
Plan of Current Plaza at Midtown Site
105’-0”
35’-0”
1
1

CORNER OF 24TH AVE AND E UNION ST
GROUND RELATED RESIDENTIAL ALONG 24TH AVE
Required 5’-0 Required 15’

Setback Setback
Right of Way
Additional
Setback
Additional
Setback

24TH AVE
REQUESTED DEVELOPMENT STANDARD DEPARTURES
The following Development Standard Departures

have been identified as potentially necessary to
achieve the preferred design alternate. If the Design 1 SMC 23.47A.008.A.3 Street Level Facades This a Type I Administrative Decision presented to the Design Review Board for guidance.
Reveiw Board indicates a willingness to consider Street-level street-facing facades shall be located within 10 The portals are integral part of the public access to the courtyard. They will to be inviting to the
the identified departures the design team will feet of the street lot line, unless wider sidewalks, plazas, or public through lighting, plantings and lined with retail spaces.
prepare additional information illustrating how other approved landscaped or open spaces are provided.
the requested departures make for a better design,
increase functionality, and successfully meet the
intent of the design guidelines for the Design
Recommendation Meeting.
Maximum slope for driveway is 15%. (Design Guidelines DCI--C.1 Below Grade Parking, DC1-C.2 Visual Impacts)
3 SMC 23.54.030.D.2 Driveways Allow non-residential driveway width of 20’ The proposed driveway width is 2-feet narrower than the minimum required to minimize the
For non-residential uses, the minimum width of driveways presence of the driveway and serve as a traffic calming measure. This is also to slow down the
4 SMC 23.54.030.F.2.b Curb cut widths Allow a single 35-foot wide curb cut to serve the parking Per 23.54.030 Table A, the project’s street frontage would allow up to 4 curb cuts. The projecg will
The maximum curb cut width for two-way traffic is 25 feet, garage entry and loading berth. be eliminating the existing 5 curbuts along 24th Avenue (total width of 128-0 linear feet). The
except that the maximum width may be increased to 30 feet project will only need one of 4 allowed to provide access for all vehicles (including residential and
REPRESENTATIVE PROJECTS
Weinstein A+U is recognized as one of the

Northwest’s leading design firms and has continually
demonstrated design excellence on a broad array of
projects for State, City, Federal, private, and not-for-
profit clients. We are passionate about our city and
the shaping of its urban neighborhoods through
the integration of architecture and urban design is
central to our practice.
Well-designed and thoughtful urban housing is
a special concern of ours, and we have worked
aggressively to advance the expectations of
mixed-use projects in Seattle, both technically
and aesthetically. While each project presents very
specific challenges, a number of recurring themes
1 2 3 inform much of our work and form the basis of our
approach to housing design:
• All of our buildings are situational and are insepa-
rable from their sites. They sit comfortably within
their established neighborhoods, drawing from
established precedents while looking to the future
• Well-designed unit plans are essential to the suc-
cess of a housing project. While the functionality
of each unit type is important, the organization
of units across a floor plate and their influence on
building elevations is equally important
• Appropriately located and proportioned open
space is a significant design determinant for most
mixed-use and urban housing projects
• We avoid arbitrary façade embellishment. Instead,
we utilize the organization of individual units
and their aggregation to establish the pattern
and rhythm of multi-family facades that is further
informed by site organization and orientation.
4 5 6 • The constrained budgets for typical mixed-use
projects demand careful consideration of a
project’s primary orientation and configuration to
provide cost effective sustainable design strategies
• The scale and proportion of new mixed-use
buildings must address, but need not directly
1 Agnes Lofts, 1433 12th Avenue
reflect, those of adjacent structures. Plan, section,
2 19th and Mercer Mixed-Use Building, 526
and elevation strategies should be integrated to
19th Avenue E
provide a comprehensible “read” of the building’s
3 2026 E Madison Mixed-Use Building,
composition and organization
(unbuilt)
4 The Rooster Mixed-Use Building, 900 NE
65th Street (under construction)
5 Ventana at the Market, 2100 Western Ave
6 SCCA Patient House, 207 Pontius Ave N
7 Compass Center Housing, 1753 NW
56th Street
8 Belroy Apartments, 703 Bellevue Ave E
7 8 9 9 Banner Building, 2600 Western Avenue
Weinstein A+U 2200 Western Avenue, Suite 301 t 206.443.8606
Architects + Urban Designers Seattle, Washington 98121 w weinsteinau.com

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MIDTOWN: PUBLIC SQUARE

2301 East Union Street Design Recommendation

PROPERTY ADDRESS ARCHITECT Site  4 Renderings 59

South Lake Union Capitol Hill Urban Madison-

4 2301 East Union Street Design Recommendation

The project development objectives are as follows:

 A 5-0 ground level setback along 24th Ave, a

Traffic and Circulation

 23rd Avenue is a largely auto-oriented commercial

 Minimal slope along 23rd property line: 2% slope,

 45-0 Union Street; 35-0 24th Avenue to centerline of

 Trees 6” or greater in diameter as measured 4-6

15-0 setback above 35-0

6 2301 East Union Street Design Recommendation

SUMMARY OF PROJEC T ’S PROPOSED

the Commercial zoned portion of 24th Avenue.

 Transition between existing single family zone and

Townhouse Townhouse Townhouse Townhouse Townhouse Vehicular

20’ 15’ 69’-9”

PARCEL NOS 7228500162, 7228500170, 7228500175, 7217400750, 7217400760, 7217400772

8 2301 East Union Street Design Recommendation

SUPPORTED EDG CONCEPT

Unit Count: 429

Floor Area: 272,989-sf Residential

Parking: 258 Stalls

10 2301 East Union Street Design Recommendation

24TH AVENUE ELEVATION

12 2301 East Union Street Design Recommendation

23RD AVENUE ELEVATION

7 CORNERS 8 BREEZEWAYS AND PORTALS 9 MATERIALS

1a MASSING & CONTEXT (CS2-D) MIN

14 2301 East Union Street Design Recommendation

2a NEIGHBORHOOD CHARACTER (CS3-A, CS3-B)

Response: Exterior building materials have been

CENTRAL DISTRICT HISTORIC PHOTOS

1b MASSING & CONTEXT (CS2-D) 4 ACCESS (PL1-B)

2b NEIGHBORHOOD CHARACTER (CS3-A, CS3-B)

Response: In response to neighborhood discus-

16 2301 East Union Street Design Recommendation

SUMMARY OF EDG GUIDANCE

City of Seattle Department of Construction & Inspection, ATTN: Carly Guillory

To Whom It May Concern:

3 RELATIONSHIP TO ABUTTING NEIGHBOR

18 2301 East Union Street Design Recommendation

SUMMARY OF EDG GUIDANCE - ART LOCATIONS

2b NEIGHBORHOOD CHARACTER (CS3-A, CS3-B) OPEN

lic activities. Several art installations within the

8b BREEZEWAYS AND PORTALS (DC2-B) parking garage

vation of the northwest corner commercial spaces

1 Additionally, there will be landscaped buffers

at either side and change in paving pattern to

EAST ELEVATION - SOUTH BUILDING NORTH ELEVATION A - SOUTH BUILDING

20 2301 East Union Street Design Recommendation

5 ACTIVE USES (PL3-C)

NIGHT: EVENT USE

22 2301 East Union Street Design Recommendation

Response: The planned fitness space occupying

RETAIL TOTAL: 15 RETAIL MAXIMUM: 17

JUNE 21ST, 12:00 PM

PUBLIC SQUARE SHADING WITH CURRENT SCHEME

24 2301 East Union Street Design Recommendation

MARCH 21ST, 12:00 PM

PUBLIC SQUARE SHADING WITH CURRENT SCHEME

PUBLIC SQUARE SHADING WITH 10-0 SETBACK

PROPERTY ADDRESS ARCHITECT Site 4 Renderings 59

A 5-0 ground level setback along 24th Ave, a

23rd Avenue is a largely auto-oriented commercial

Minimal slope along 23rd property line: 2% slope,

45-0 Union Street; 35-0 24th Avenue to centerline of

Trees 6” or greater in diameter as measured 4-6

Transition between existing single family zone and