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DESIGN

DESIGNREVIEW
REVIEWBOARD
BOARDRECOMMENDATION MEETING|| CAPITOL HILL TOD
RECOMMENDATIONMEETING
SECOND EAST DESIGN REVIEW BOARD MEETING ON OCTOBER 11, 2017

PROJECT INFORMATION

Project Site DPD # Site Address

Site A 3021140 118 Broadway E, Seattle, WA 98102

Site B-North 3021177 923 E John St, Seattle, WA 98102

Site B-South 3021179 123 10th Ave E, Seattle, WA 98102

Site C 3021149 1830 Broadway, Seattle, WA 98102
COVER INFORMATION

PROJECT INFORMATION TABLE OF CONTENTS
SITE A SITE B-NORTH SITE B-SOUTH SITE C INTRODUCTION 03

FIRST RECOMMENDATION MEETING PRIORITIES 04
ADDRESS 118 Broadway E, 923 E John St, 123 10th Ave E, 1830 Broadway, AND BOARD RECOMMENDATIONS
Seattle WA 98102 Seattle WA 98102 Seattle WA 98102 Seattle WA 98102
DESIGN PROPOSAL
SDCI PROJECT NO. 3021140 3021177 3021179 3021149 PUBLIC REALM 07
BUILDING A 13
LEGAL DESCRIPTION NAGLES ADD PCL A SEATTLE NAGLES 2ND ADD PCL C NAGLES 2ND ADD PCL D NAGLES ADD LOT A SEATTLE BUILDING C 33
BLA #3015588 REC SEATTLE BLA #3015588 REC SEATTLE BLA #3015588 REC BLA #3015592 REC BUILDING B-NORTH 52
#20131113900003 SD BLA #20131113900003 SD BLA #20131113900003 SD BLA #20131113900005 SD BLA BUILDING B-SOUTH 60
DAF LOTS 1 THRU 6 BLOCK 46 DAF LOTS 7 THRU 12 BLOCK DAF LOTS 7 THRU 12 BLOCK DAF LOTS 4-5-6 BLOCK 35 OF
OF SD ADD TGW LOTS 7 THRU 46 OF SD ADD TGW LOTS 1 46 OF SD ADD TGW LOTS 1 SD ADD DEPARTURES 66
12 BLOCK 46 NAGLES 2ND THRU 6 BLOCK 46 NAGLES THRU 6 BLOCK 46 NAGLES
ADD ADD ADD

PARCEL NO. 6003002025 6003501105 6003501135 6003001380

APPLICANT TEAM

DEVELOPERS gerding edlen development capitol hill housing
1477 nw everett street 1620 12th Ave # 205,
portland, or 97209 Seattle, WA 98122
(503) 299.6000 (206) 329.7303
contact: jill sherman contact: jeremy wilkening

ARCHITECTS schemata workshop hewitt architects
1720 12th avenue 101 stewart st #200
seattle, wa 98122 seattle, wa 98101
(206) 285.1589 (206) 624.8154
contact: grace kim contact: paul shema

LANDSCAPE ARCHITECT berger partnership
1720 12th avenue
seattle, wa 98122
(206) 285.1589
contact: jonathan morley

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 2
INTRODUCTION

BACKGROUND AND DEVELOPMENT OBJECTIVES OVERALL SITE A SITE SITE SITE C
B-NORTH B-SOUTH

The project is sited on Capitol Hill within the Capitol Related to design review, Section 10.3.1 of the NO. OF RESIDENTIAL UNITS 428 150 110 74 94
Hill Station Area Overlay District (“Overlay District”), DA contemplates a coordinated development
east of Broadway E. and south of E. John Street. proposal for all sites, and it requires only one % OF AFFORDABLE UNITS (#) 41% (176) 21% (31) 100% (110) 21% (15) 22% (20)
The project site surrounds the Capitol Hill Station design alternative (in addition to the developer’s
(“Station”), recently opened as part of the University initial proposal) to be presented at the Early Design
Link light rail project between downtown Seattle and Guidance meeting. The DA also allows SDCI TOTAL COMMERCIAL/COMMUNITY SF 39,150 SF 22,865 SF 1,400 SF 3,000 SF 11,960 SF
the University of Washington. during the MUP review process, to approve Minor NO. OF PARKING STALLS 216 140 0 55 21
Variations to the Development Agreement that are
Beginning in 2006, the City of Seattle and Sound consistent with its intent (several Minor Variations NO. OF RESIDENTIAL BICYCLE STALLS 254 115 55 55 40
Transit engaged with the Capitol Hill community are contemplated, but not finalized at this time). DA
to plan for transit-oriented project (“TOD Project”) Minor Variations are not design departures, so SUSTAINABILITY OBJECTIVES LEED for Homes Platinum LEED for Homes LEED for Homes LEED for Homes LEED for Homes
on the parcels within the Overlay District that they are not subject to review and approval by the Platinum Platinum Platinum Platinum
were surplus to the Station needs. This planning Design Review Board. Rather, they are reviewed ESDS v3.0
process included development of the Capitol Hill and approved by SDCI as part of the Master Use
Light Rail Station Sites Urban Design Framework Permit process based on the specific approval
(“UDF”), which expressed the community’s vision criteria outlined in the DA.
for development of the properties. Sound Transit
subsequently developed a Coordinated Development Sound Transit has selected Gerding Edlen
Plan (“CDP”) in May 2013, which was intended Development (“GED”), one of the nation’s leading
to provide flexibility for developers to comply with real estate investment and development firms, to
the vision of the UDF while responding to market develop this TOD Project. Capitol Hill Housing, an
conditions and Sound Transit’s requirements. The affordable housing developer focused on the Capitol
CDP identifies five sites: A, B-North, B-South, Hill community, has assumed the rights to develop
C and D. All five sites are zoned Neighborhood the housing project on Site B-North. Sound Transit,
Commercial, and the Broadway-facing areas of GED, and CHH have collaborated extensively to
Sites A, C, and D are within a Pedestrian-Designated create a cohesive site design intended to build
overlay zone. community, encourage transportation alternatives,
create vital gathering spaces and pedestrian
In 2013, the City of Seattle and Sound Transit opportunities, and realize the TOD vision established
entered into a Development Agreement (“DA”) that by the Capitol Hill community a decade ago.
controls development of Sites A, B-North, B-South,
C, and D. Site D is not included in this proposed
development. Seattle Municipal Code (“SMC”)
Zoning provisions apply only to the extent the SMC is
consistent with the DA.

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FIRST RECOMMENDATION MEETING
1 - GENERAL
PRIORITIES & BOARD RECOMMENDATIONS

SITING AND DESIGN GUIDANCE FROM THE AUGUST 16, 2017 RECOMMENDATION MEETING, AS
EXCERPTED FROM PAGES 10-14 OF 26 OF THE “FIRST RECOMMENDATION OF THE EAST DESIGN
REVIEW BOARD” REPORT.

HIGHLIGHTED SECTIONS INDICATE GUIDANCE THAT IS FURTHER EXPLORED FOR THE SECOND
RECOMMENDATION MEETING.

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FIRST RECOMMENDATION MEETING PRIORITIES & BOARD RECOMMENDATIONS
PRIORITIES & BOARD RECOMMENDATIONS 5) The Board was pleased with the resolution of the northwest corner as 2) The Board applauded the technique of the color fade and wrapping
a district landmark and station marker [120-121]. (DC2-S-II; DC2-S- of the color, however, they echoed public comment and were concerned
After visiting the site, considering the analysis of the site and context provided V-i) that the color scheme is less timeless than the rest of the building
by the proponents, and hearing public comment, the Design Review Board forms and pattern found elsewhere on the development. This should be
members (the Board) provided the following siting and design guidance. explored further. (CS2-S-III-I; DC2-B & C &D2, DC2-S-V-iii)
b. Building B South:
1) The Board agreed that the design of this building offered the most 3) The Board was very supportive of the use of brick at the base and well-
All [page references] below are to the REC booklet dated 8/16/2017;
successful design concept and material integration. (DC2) designed residential entryway on 10th Ave. (DC4-A, DC4-S-I)
(guideline citations):
2) The majority of the Board accepted the residential use at the 4) The Board was satisfied with the door location to the community room
southeast corner of the south elevation given the transitional being located on 10th Ave as shown. (CS2-I)
1 GENERAL: scale to the more residential 10th Ave, along with the convincing 5) The Board was supportive of the two departure requests from
explanation of the ability for the two corner residential units to have commercial height and depth. See Departure section below. (PL3-S,
a. The Board applauded the applicants for creating a very clear and complete flexible conversion to a commercial use in the future should such DC2-B)
presentation and booklet on four sites and a complex project. The Board demand arise [140]. For this reason, the Board was supportive of the
was also pleased with the thoughtful presentation of the material and departure request from ground level residential setback at grade. See
positive evolution of the project since the EDG. Departure section below. (PL3-S-I) d. Building C:

3) The Board expressed some concern with the relationship between B 1) The Board continued to have concerns with the future potential lack
2 MASSING & FORMS: North and B South and suggested the use of the darker brick color of street activation of the proposed daycare use on Broadway. They
(clinker brick from B North) at the base to further tie into B North and recommended further minimizing this frontage and would support a
The Board provided specific feedback on each building massing and form as departure from the commercial depth standards to help achieve this
more dramatically differentiate between the floating mass above the
follows: frontage activation issue. (CS2-S-I; PL3-C-1, PL3-C-2, PL3-I-iii)
base of B South. (DC2-B)
a. Building A: 2) The Board was concerned that the effect of the “lantern” elements were
4) The Board was very pleased with the integration of the accent color
1) The Board appreciated the use and expression of the concrete piers to from B north at the vertical notch on the West elevation of B South. not fully realized and should be expressed further to create strong focal
help break down the length of the building, as well as the change of (DC2-B) points and create a strong architectural concept for the buildings along
storefront color window system to accentuate these breaks in the length Broadway. These lantern elements should read as glassy boxes that
5) The Board supported strong ground level residential character have a higher proportion of glazing to allow them to better read as lit
of this building. (DC2-A-2)
expression along 10th Avenue. (CS2-A-1, CS2-S-III-i) beacon elements. Specifically, the cap/parapet proportion is too heavy
2) The Board was concerned that the effect of the “lantern” elements were
6) The Board was pleased with how the ground level of the west and should appear lighter and glassier. Resolution of this design element
not fully realized and should be expressed further to create strong focal
elevation interacted with the plaza design and program. (PL3-S-I-ii) will better reinforce the contemporary, shifting and subtractive language
points and create a strong architectural concept for the buildings along
shown at EDG at the Broadway building corners, midblock, tall ground
Broadway. These lantern elements should read as glassy boxes that have
floors, and expressing the upper setbacks and lanterns [119, 131].
a higher proportion of glazing to allow them to better read as lit beacon c. Building B North: (DC2-C & D; DC2-S-V-iii) See also Building A.
elements [119, 131]. Resolution of this design element will better
1) The Board appreciated the building height step between Buildings 3) The Board noted that the east elevation that serves as a visible backdrop
reinforce the contemporary, shifting and subtractive language shown at
B North and B South, but was concerned with the overall flatness to the headhouse should be treated similarly to the west elevation in
EDG of the Broadway building corners, midblock, tall ground floors, and
of the elevation and lack of articulation and/or special residential terms of visual interest and modulation. (DC2-S-I)
expressing the upper setbacks and lanterns. (DC2-C & D; DC2-S-V-iii)
character. The Board suggested the use of Juliet balconies, setbacks,
See also Building C. 4) At the EDG, the Board noted the selective and legible use of color. While
modulation, lanterns, etc. to emphasize the residential character and
3) At the EDG, the Board noted the selective and legible use of color. While provide more texture. This direction was also reiterated at the EDG the Board was supportive of the use of color as an accent, they agreed
the Board was supportive of the use of color as an accent, they agreed noting that other vertical notches and reveals are critical to modulate that the number of different accent colors and materials appears overly
that the number of different accent colors and materials appears overly the long walls. (CS2-S-III-I; DC2-B & C &D2, DC2-S-V-iii) busy and should be reduced. (DC2-S-I) See also Building A.
busy and should be reduced. (DC2-S-I) 5) The Board supported the lantern-amenity room at the roof provided the
a) The Board also noted that this building feels very different from the
4) The Board was pleased with how the ground level of the east elevation rest of the development and elements that could tie it into the whole lantern qualities are emphasized per the guidance above. (DC2-S-IV-i)
interacted with the plaza design and program, especially the grade should be explored. The Board agreed that Building B North and B
change to the raised plinth with a leaning table bar overlooking the plaza. South should return for another meeting to ensure the entire site
(DC3-S-I) worked as a whole with an integrated concept. (CS3-I, DC2-S-I)

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3 GROUND FLOOR USES: b. The Board echoed public comment and was excited by the art plan c. The Board continued to support the folding and integrated canopies along
concepts and mix of physical and digital installations and ability for Broadway, and encouraged emphasis of these elements. (CS3-I-ii; DC2-C;
a. Site C: The Board was pleased with the revised sizing and location of the flexibility of displays over time. See also Streetscapes, ‘Gaps’, Lighting PL2-C)
day care entry and stair on Nagle Place to include a waiting space for the and Public Art below. (CS2-A; CS3-B-2; DC2-S-V-ii)
daycare drop & pick-up queues [134]. (DC1-A) d. At EDG, the Board noted that these prominent structures should be clad in
c. The Board was very supportive with artful screening of the vent shaft durable, quality materials (likely not cement panels), and include superior
b. Site C: The Board was pleased with the decreased width of the vehicle and stressed the importance of the element. (CS2-A; CS3-B-2) detailing and architectural features. At the Recommendation meeting,
portal and drive on the east portion and maximized lobby and pedestrian the Board reviewed a material palette for Buildings A and C that included
scaled elements at the street [134]. (DC1-I) d. The Board continued to support the vertical elements marking the pass-
throughs on Broadway, and plaza side of Sites A [122] and B [123]. colored cement composite panels with varied finishes and textures, natural
c. Site A: The Board was very supportive of the revised and minimized (CS2-S-II-i) wood colored phenolic panels, metal balconies, vinyl residential windows,
residential lobby/lease space shown on the pass through and wrapped concrete, metal trellis and storefront glazing system and metal canopies
by active retail uses to create a market hall retail space with numerous e. The Board enthusiastically supported the manner in which both [53, 60, 76-77, 79]. For Buildings B North, the material palette included
openings to the sidewalks, plaza area and pass through corridors [136]. Buildings A and B South framed and integrated the plaza area with color cement panels, storefront glazing and spandrel panel, dark and light
(CS2-S-II-ii; PL3-S-I; PL3-S-I-1, ii, & iii) active edges [137]. (PL3-S-I-ii) brick, residential vinyl windows and wood soffit for the metal canopies
d. Site A & B: The Board continued to support the locations, alignment, [87]. For Building B South, the material palette included colored composite
and basic shapes of the two pass-throughs, and minimum 15ft width at 5 NAGLE PLACE EXTENSION (NPE), BETWEEN panels of different finishes, metal panels, brick, concrete, vinyl windows,
narrowest part, opening wider at the perimeters to respond to pedestrian E DENNY WAY AND E JOHN STREET: storefront glazing, metal accents and wood soffits [102]. (DC4-I & II;
flows. They also supported the different scales of pass throughs shown. a. The Board again discussed this public realm element at length; it is a DC4-S) See Massing and Forms recommendations above.
The Board was also pleased that the treatment of the pass-through walls private driveway providing vehicle access to Site A and Sound Transit 7 STREETSCAPES, ‘GAPS’, LIGHTING AND PUBLIC ART:
offer transparency, with active uses inside, to promote a mixing zone [126- facilities. It is also accommodating sizable pedestrian and bike flows to
128, 138]. (CS2-S-II-ii; PL1-S-III) the station, plaza and Cal Anderson Park. The south portion will be an a. At EDG, the Board discussed the treatment of the easement gaps
e. Site B: The Board was pleased with the consolidated required service and occasional expansion of the plaza. The Board ultimately recommended between the proposed and existing buildings that create awkward design
utility functions located opposite the vent box and vehicle ramp. (DC1-II) that the NPE drive aisle be treated similarly to the plaza treatment to conditions and maintenance liabilities. At the First Recommendation
emphasize pedestrian realm over the vehicle. (DC1-S-I; DC3-S-V-iv; meeting, the Board was satisfied with the “gap” space on Building A
f. Site B: The Board continued to support the community room use along the DC4-D-4) which has been screened with a perforated metal gate with key viewing
north frontage of B-north, and agreed the two story, inset, transparent
b. Along the NPE, the Board was pleased with the use of trees and planting openings towards the bio-digesters [161-162].
expression as shown on page 142 is the proper scale and proportion on
the busy E John Street. The Board was satisfied that the room as managed beds to border and soften the driveway, overhead catenary lighting, and b. On Site C, the Board was very pleased with the thoughtful treatment of the
by Capitol Hill Housing is likely to be steadily used, thus providing active the use of specialty paving at the mouth of the driveway to delineate the space between the headhouse and the east elevation of the building that
use at the street edge [142]. (PL3-S) crossing over the sidewalk [28]. (PL2-III-ii; DC3-S-V) included a garden style gate and raised planting beds [159]. (DC2-C-3)
c. The Board heard public comment and was excited to see the art concept
4 PLAZA, LANDSCAPE & OPEN SPACES: 6 BUILDING CHARACTER & MATERIALITY: integrated throughout the plaza area with site specific, integrated art
features using different mediums (augmented reality, vertical screens,
a. The Board unanimously agreed that the plaza and landscape design a. At EDG, the proposal included glass details (lanterns and glass seating, integrated and overhead lighting, murals), and technologies
throughout the site were masterfully done and very responsive and columns) that were present in all buildings (A, B North, B South, and [163-165]. The Board was also supportive of the efforts to maintain the
thoughtful in their evolution since EDG. The Board agreed that the C). The Board agreed that this was an elegant design feature that existing street artwork (Broadway mosaic tile strip and Dance Steps)
modified shaped from a zig-zag concept to a softer elliptical curve better unified the project design and added an iconic detail. The Board also [24]. (DC2-S-V-ii)
accommodates the site’s grade changes, relationship to Cal Anderson agreed that this effect was significantly diminished in the proposal
Park, and variety of uses planned for this space [144]. The Board presented and as a consequence, the project unity and character was d. The Board was enthusiastic about the proposed feature wall screening
specifically supported the use of specialty paving to provide visual interest also diminished. This was the primary reason the Board requested the blank wall of the vent shaft (that is not part of the subject site) as a
and demarcate the zones (hexagon pavers with various colors distributed the applicant return for another meeting. See also Massing and Forms unique focal point [164].
to create a gradient that reinforces the plaza as the focal point), integrated above. (DC2-C & D; DC2-S-V-iii) e. The Board was also supportive of the innovative lighting plan as shown
seating and site furniture, integrated, vertical and catenary lighting for b. At the EDG, the Board agreed the four buildings should be compatible throughout the site [34, 147]. (PL2-B-2)
safety, and trees [23-25, 29, 145]. The Board was also supportive of but exhibit distinct characters, largely carried out with materials, f. The Board was supportive of the conceptual signage plan as shown
the varied and interesting combination of native and drought tolerant textures and tones. The Board was generally pleased with the different throughout the site [35]. (PL2-D-1)
vegetation proposed through the site [26-27]. (DC3-S-I; DC3-S-V; building characters and compatibility, however, they noted some key g. The Board was pleased to see that the vertical bike racks proposed at
DC4-D-4; PL1-A & C; PL1-S-IV-1 ⅈ PL1-S-II; PL2-III; DC3-B; DC3-S-V; issues with color and texture articulated under Massing and Forms EDG have since been removed. (PL4-B; PL3-I-iii)
DC4-D) above. (DC2-S-I)
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PUBLIC REALM

• NAGLE PLACE EXTENSION PAVING

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RECOMMENDATION 1 | COMPOSITE LANDSCAPE/HARDSCAPE PLAN - GROUND PLANE | PUBLIC REALM

BROADWAY

E DENNY FESTIVAL STREET
BUILDING C BUILDING A BUILDING A

ST
BIKE CAGE
EXISTING SOUTH STATION ENTRY EXISTING NORTH STATION ENTRY
EXISTING
VENT

EAST JOHN STREET
PLAZA TOWER

NAGLE PLACE NAGLE PLACE EX.

BUILDING BUILDING B NORTH
BUILDING B SOUTH
B SOUTH

CAL ANDERSON PARK

10TH AVENUE EAST

N

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RECOMMENDATION 2 | COMPOSITE LANDSCAPE/HARDSCAPE PLAN - GROUND PLANE | PUBLIC REALM
5. A. NAGLE PLACE
ENTENSION (NPE),
BETWEEN E DENNY WAY
BROADWAY
AND E JOHN STREET
PAGE 7 OF 18

The Board again discussed this public

E DENNY FESTIVAL STREET
realm element at length; it is a private
BUILDING C BUILDING A BUILDING A
driveway providing vehicle access to Site
A and Sound Transit facilities. It is also
accommodating sizable pedestrian and bike
flows to the station, plaza and Cal Anderson
ST Park. The south portion will be an occasional
BIKE CAGE
EXISTING SOUTH STATION ENTRY EXISTING NORTH STATION ENTRY expansion of the plaza. The Board ultimately
EXISTING recommended that the NPE drive aisle be
VENT treated similarly to the plaza treatment to

EAST JOHN STREET
PLAZA TOWER
emphasize pedestrian realm over the vehicle.
NAGLE PLACE NAGLE PLACE EX. (DC1-S-I; DC3-S-V-iv; DC4-D-4)

RESPONSE:
Nagle place extension is being proposed to
remain cast in place concrete for durability
BUILDING B SOUTH
BUILDING BUILDING B NORTH
(as shown during the first recommendation
B SOUTH meeting); however, an integral color with a
smaller joint pattern and a gradation to relate
to the specialty pavers has been introduced
CAL ANDERSON PARK to provide a more pedestrian-friendly
appearance.

10TH AVENUE EAST

N

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L2.10BS - PLANTING PLAN, ROOF RECEPTACLES.
L2.00BS - PLANTING PLAN BUT NOT LIMITED TO BENCHES, BIKE RACKS, LEAN RAILS, AND WASTE/RECYCLING
STONE PAVING, TYPE A L1.10BS - LANDSCAPE LAYOUT PLAN, ROOF 3) SITE FURNISHINGS TO INCLUDE PREFABRICATED AND CUSTOM FURNISHINGS INCLUDING
L1.00BS - LANDSCAPE LAYOUT PLAN 2) ANY PAINTED METALS TO BE TREATED WITH ZINC-PRIMER AND TNEMEC PAINT.
SAMPLES FOR REVIEW PRIOR TO FABRICATION.
SITE B SOUTH
LIGHTING, POWER, AND WATER IN PLAZA. CONTRACTOR TO PROVIDE SHOP DRAWINGS &
PAVING, SEE CIVIL RAMPS AS WELL AS MISCELLANEOUS METAL EDGING, PLANTER WALLS, ARMATURES FOR
NEW VEHICULAR CONCRETE 1) SITE HANDRAILS & GUARDRAILS WHERE REQUIRED ALONG CIRCULATION PATHWAYS AND
L5.01A - IRRIGATION PLAN - ROOF
L5.00A - IRRIGATION PLAN SITE FURNISHINGS & METALS

RECOMMENDATION 1 | MATERIALS | PUBLIC REALM
PAVING L4.00BN - SITE DETAILS
NEW PEDESTRIAN CONCRETE L3.10BN - PLANTING DETAILS
L3.00BN - PLANT LIST
L2.10BN - PLANTING PLAN, ROOF 7) PROVIDE EXPANSION JOINTS AT PROPERTY LINE.
TO REMAIN L2.00BN - PLANTING PLAN MATERIAL.
COUPLERS.
EXISTING CONCRETE SIDEWALK L1.10BN - LANDSCAPE LAYOUT PLAN, ROOF 6) PROVIDE EXPANSION JOINT AT ALL VERTICAL SURFACES AND AT ALL CHANGES IN
TUBING, BUBBLERS, VALVES, VALVE BOXES, LOW VOLTAGE CONTROL WIRES, AND QUICK
L1.00BN - LANDSCAPE LAYOUT PLAN MODULAR PAVERS, NOMINALLY 3" x 18" x 4" AS MANUFACTURED BY STONESTONE, INC.
3) SYSTEM TO TO CONSIST OF MAIN LINE AND LATERAL PIPING, DRIP IRRIGATION AND
5) PRECAST CONCRETE PAVERS SIZING AND PATTERN TBD. ASSUME MORTAR-SET NARROW
REMAIN SITE B NORTH MODELS, ETC. TBD.
SHALL BE PER CITY OF SEATTLE STANDARD DETAILS.
STATION, AND SOIL SENSORS TO REDUCE POTABLE WATER USE. SPECIFIC EQUIPMENT,
EXISTING STREET LIGHT TO JOINTS. ASSUME 6" THICKNESS FOR ALL PEDESTRIAN AREAS. ALL VEHICULAR AREAS
2) SYSTEM TO CONSIST OF HIGH EFFICIENCY CONTROLLERS, WEATHER MONITORING

10 2 5 2 10 1
MEDIUM ACID ETCH AS WELL AS CUSTOM PATTERN OF SAWCUT JOINTS AND EXPANSION
1) ALL LANDSCAPE AREAS ARE TO BE IRRIGATED.

BROADWAY
L5.02A - IRRIGATION PLAN ROOF - A SOUTH 4) CONCRETE FLATWORK TO HAVE WATER-BASED SURFACE RETARDER FINISH SIMILAR TO
L5.01A - IRRIGATION PLAN ROOF - A NORTH
L4.12A - SITE DETAILS
SMOOTH SURFACES.
CEMENT, AND AGGREGATE MIX. FORMWORK SHALL BE ARCHITECTURAL QUALITY WITH
IRRIGATION NOTES
L4.11A - SITE DETAILS ARCHITECTURAL QALITY WITH CONTROLLED SPECIFICATION OF CONCRETE COLOR,
3) EXPOSED CONCRETE WALLS, STAIRS, AND OTHER VERTICAL ELEMENTS SHALL BE OF
PLANTING AREAS L4.10A - SITE DETAILS
SIZE AND SHAPE.
L4.01A - SECTIONS & ELEVATIONS 2) FOR NATURAL STONE PAVERS, ASSUME SLIP-RESISTANT FINISH W/ CUSTOM FABRICATED
L4.00A - SECTIONS & ELEVATIONS REVIEW PRIOR TO CONSTRUCTION. 10) ALL NEW TREES TO BE STAKED OR GUYED BELOW GRADE.
L3.20A - PLANTING DETAILS STONE WITH SPECIFIED FINISH(ES) FOR REVIEW AND CONSTRUCT 48" X 48" MOCK-UP FOR ARE 1 GALLON PLANTED AT 12" O.C.
L3.10A - PLANTING DETAILS 1) FOR NATURAL STONE VENEER WALLS & PAVING, CONTRACTOR TO PROVIDE SAMPLES OF 9) ALL PLANTING AREAS TO CONSIST OF SHRUBS, GRASSES, AND GROUNDCOVERS THAT

HARDSCAPE / PAVING NOTES
EQUALLING 5" CAL. TOTAL / PER TREE.
L3.00A - PLANT LIST
8) ALL NEW TREES WITHIN THE PROPERTY LINES TO BE MIN. 3" CALIPER OR MULT-STEM
L2.11A - PLANTING PLAN, ROOF - A SOUTH 7) ALL NEW STREET TREES TO BE 5" CALIPER.
PROPOSED TREES L2.10A - PLANTING PLAN, ROOF - A NORTH 6) ROOFTOP URBAN AGRICULTURE AREAS TO RECEIVE 6" MIN. DEPTH GROWING MEDIA.
L2.01A - PLANTING PLAN - A SOUTH 5) VEGETATED ROOFS TO RECEIVE MIN. 4" DEPTH GROWING MEDIA.
L2.00A - PLANTING PLAN - A NORTH SEATTLE STORMWATER CODE.

E DENNY FESTIVAL STREET
UNLESS OTHERWISE NOTED. STORMWATER PLANTERS PER TYPES AND DEPTHS SPECIFIED IN THE CURRENT CITY OF
L1.11A - LANDSCAPE LAYOUT PLAN, ROOF - A SOUTH 8) SEE SDOT / CITY OF SEATTLE STANDARD DETAILS FOR ALL R.O.W. IMPROVEMENTS THE CITY OF SEATTLE STORMWATER MANUAL PLANT LISTS. SOIL AND MULCH FOR
L1.10A - LANDSCAPE LAYOUT PLAN , ROOF - A NORTH 7) SEE CIVIL FOR ALL GRADING IN R.O.W. FOR STORMWATER PLANTERS TO BE SELECTED BASED ON THE CURRENT VERSION OF
L1.01A - LANDSCAPE LAYOUT PLAN - A SOUTH 6) SEE CIVIL FOR ALL ROAD WORK, CURBS, CURB CUTS AND DRIVEWAYS, TYP. 4) NON-INFILTRATING STORMWATER PLANTERS AS SHOWN IN PLANS. PLANTING PALETTE
REQUIREMENTS L1.00A - LANDSCAPE LAYOUT PLAN - A NORTH 5) TREES TO BE REMOVED TO BE POSTED AT LEAST 14 DAYS PRIOR TO REMOVAL. COMPOST MULCH.
PROTECT IN PLACE PER SDOT SITE A DURATION OF CONSTRUCTION. 3) ALL PLANTING AREAS WILL RECEIVE A MINIMUM OF 12" NEW PLANTING SOIL AND 2"
AFFECTED SITES TO BE PROTECTED PER SDOT STANDARD DETAILS THROUGHOUT
EXISTING TREE TO REMAIN, 2) PLANTING TO CONSIST OF A MINIMUM 25% DROUGHT TOLERANT SPECIES.

BUILDING C
4) ALL EXISTING STREET TREES SHOWN TO BE RETAINED IN PROJECT SITES AND ADJACENT

BUILDING A
MICROCLIMATES.

BUILDING A
3) STREET TREE SPECIES AND LAYOUT TO BE COORDINATED WITH SDOT URBAN FORESTRY. PLANT COMBINATIONS APPROPRIATE FOR ADJACENT GROUND FLOOR USES AND
L0.10 OVERALL SITE PERMIT. AND DECIDUOUS TREES, SHURBS, GRASSES, GROUNDCOVERS, AND PERENNIALS WITH
PROPERTY LINE ALL PROJECT SITES 1) ALL PROPOSED IMPROVEMENTS IN THE PUBLIC R.O.W. WILL REQUIRE A R.O.W. USE 1) THE PLANTING WILL CONSIST OF NATIVE AND ADAPTIVE DROUGHT TOLERANT EVERGREEN
LEGEND LANDSCAPE SHEET LIST RIGHT-OF-WAY IMPROVEMENT NOTES PLANTING & SOILS NOTES
SCALE: 1"=20'-0" NORTH

DN 0 20' 40'
UP

ST

EAST JOHN STREET
BIKE CAGE
EXISTING SOUTH STATION ENTRY 8 EXISTING NORTH STATION ENTRY
1 EXISTING
VENT TOWER
7 PLAZA
5
3 9 2 1 NAGLE PLACE 5
9
NAGLE PLACE EX.
3

9

BUILDING
BUILDING B SOUTH BUILDING B NORTH
6 B SOUTH 2
CAL ANDERSON PARK

LEGEND
9
1 EXISTING CONCRETE SIDEWALK
2 SDOT SIDEWALK W/ MODIFIED SCORING PATTERN
3 VEHICULAR CONCRETE PAVING 10TH AVENUE EAST
SITE PLAN
1 SCALE: 1" = 20'-0"

4 SAND SET PAVERS AT CURB EDGE 2 4 6 9 5 3 2 9 40 6
UP

DN 20' 40'

SCALE: 1"=20'-0" NORTH

5 SPECIALTY PAVING LEGEND LANDSCAPE SHEET LIST RIGHT-OF-WAY IMPROVEMENT NOTES PLANTING & SOILS NOTES
1) THE PLANTING WILL CONSIST OF NATIVE AND ADAPTIVE DROUGHT TOLERANT EVERGREEN
PROPERTY LINE ALL PROJECT SITES 1) ALL PROPOSED IMPROVEMENTS IN THE PUBLIC R.O.W. WILL REQUIRE A R.O.W. USE
PERMIT. AND DECIDUOUS TREES, SHURBS, GRASSES, GROUNDCOVERS, AND PERENNIALS WITH
L0.10 OVERALL SITE PLANT COMBINATIONS APPROPRIATE FOR ADJACENT GROUND FLOOR USES AND
3) STREET TREE SPECIES AND LAYOUT TO BE COORDINATED WITH SDOT URBAN FORESTRY.

6 PRE-CAST CONCRETE PAVERS EXISTING TREE TO REMAIN,
PROTECT IN PLACE PER SDOT SITE A
4) ALL EXISTING STREET TREES SHOWN TO BE RETAINED IN PROJECT SITES AND ADJACENT
AFFECTED SITES TO BE PROTECTED PER SDOT STANDARD DETAILS THROUGHOUT
DURATION OF CONSTRUCTION.
2)
3)
MICROCLIMATES.
PLANTING TO CONSIST OF A MINIMUM 25% DROUGHT TOLERANT SPECIES.
ALL PLANTING AREAS WILL RECEIVE A MINIMUM OF 12" NEW PLANTING SOIL AND 2"
REQUIREMENTS L1.00A - LANDSCAPE LAYOUT PLAN - A NORTH 5) TREES TO BE REMOVED TO BE POSTED AT LEAST 14 DAYS PRIOR TO REMOVAL. COMPOST MULCH.
4) NON-INFILTRATING STORMWATER PLANTERS AS SHOWN IN PLANS. PLANTING PALETTE
L1.01A - LANDSCAPE LAYOUT PLAN - A SOUTH 6) SEE CIVIL FOR ALL ROAD WORK, CURBS, CURB CUTS AND DRIVEWAYS, TYP.
FOR STORMWATER PLANTERS TO BE SELECTED BASED ON THE CURRENT VERSION OF

7 PAVEMENT MARKERS
L1.10A - LANDSCAPE LAYOUT PLAN , ROOF - A NORTH 7) SEE CIVIL FOR ALL GRADING IN R.O.W.
8) SEE SDOT / CITY OF SEATTLE STANDARD DETAILS FOR ALL R.O.W. IMPROVEMENTS THE CITY OF SEATTLE STORMWATER MANUAL PLANT LISTS. SOIL AND MULCH FOR
L1.11A - LANDSCAPE LAYOUT PLAN, ROOF - A SOUTH STORMWATER PLANTERS PER TYPES AND DEPTHS SPECIFIED IN THE CURRENT CITY OF
UNLESS OTHERWISE NOTED.
L2.00A - PLANTING PLAN - A NORTH SEATTLE STORMWATER CODE.
L2.01A - PLANTING PLAN - A SOUTH 5) VEGETATED ROOFS TO RECEIVE MIN. 4" DEPTH GROWING MEDIA.
PROPOSED TREES L2.10A - PLANTING PLAN, ROOF - A NORTH 6) ROOFTOP URBAN AGRICULTURE AREAS TO RECEIVE 6" MIN. DEPTH GROWING MEDIA.

8 WOOD & STONE SEAT STEPS & STEPS HARDSCAPE / PAVING NOTES
L2.11A - PLANTING PLAN, ROOF - A SOUTH 7) ALL NEW STREET TREES TO BE 5" CALIPER.
8) ALL NEW TREES WITHIN THE PROPERTY LINES TO BE MIN. 3" CALIPER OR MULT-STEM
L3.00A - PLANT LIST
EQUALLING 5" CAL. TOTAL / PER TREE.
L3.10A - PLANTING DETAILS 1) FOR NATURAL STONE VENEER WALLS & PAVING, CONTRACTOR TO PROVIDE SAMPLES OF 9) ALL PLANTING AREAS TO CONSIST OF SHRUBS, GRASSES, AND GROUNDCOVERS THAT
L3.20A - PLANTING DETAILS STONE WITH SPECIFIED FINISH(ES) FOR REVIEW AND CONSTRUCT 48" X 48" MOCK-UP FOR

N
ARE 1 GALLON PLANTED AT 12" O.C.
L4.00A - SECTIONS & ELEVATIONS REVIEW PRIOR TO CONSTRUCTION. 10) ALL NEW TREES TO BE STAKED OR GUYED BELOW GRADE.

9 CIP CONCRETE WALL L4.01A - SECTIONS & ELEVATIONS 2) FOR NATURAL STONE PAVERS, ASSUME SLIP-RESISTANT FINISH W/ CUSTOM FABRICATED
PLANTING AREAS SIZE AND SHAPE.
L4.10A - SITE DETAILS
0 0 20' 20' 40' 40' 3) EXPOSED CONCRETE WALLS, STAIRS, AND OTHER VERTICAL ELEMENTS SHALL BE OF
L4.11A - SITE DETAILS ARCHITECTURAL QALITY WITH CONTROLLED SPECIFICATION OF CONCRETE COLOR,
L4.12A - SITE DETAILS
SCALE: 1"=20'-0"
SCALE: 1"=20'-0" NORTH NORTH L5.01A - IRRIGATION PLAN ROOF - A NORTH
CEMENT, AND AGGREGATE MIX. FORMWORK SHALL BE ARCHITECTURAL QUALITY WITH
SMOOTH SURFACES. IRRIGATION NOTES

HT-OF-WAY
WAY IMPROVEMENT
IMPROVEMENT
NOTESNOTES
10 BROADWAY
PLANTING &ART
PLANTING &(EXISTING)
SOILS SOILS
NOTESNOTES EXISTING STREET LIGHT TO
L5.02A - IRRIGATION PLAN ROOF - A SOUTH 4) CONCRETE FLATWORK TO HAVE WATER-BASED SURFACE RETARDER FINISH SIMILAR TO
MEDIUM ACID ETCH AS WELL AS CUSTOM PATTERN OF SAWCUT JOINTS AND EXPANSION
JOINTS. ASSUME 6" THICKNESS FOR ALL PEDESTRIAN AREAS. ALL VEHICULAR AREAS
1)
2)
ALL LANDSCAPE AREAS ARE TO BE IRRIGATED.
SYSTEM TO CONSIST OF HIGH EFFICIENCY CONTROLLERS, WEATHER MONITORING
STATION, AND SOIL SENSORS TO REDUCE POTABLE WATER USE. SPECIFIC EQUIPMENT,
REMAIN SHALL BE PER CITY OF SEATTLE STANDARD DETAILS.
1) THE PLANTING
1) THE
WILLPLANTING
CONSIST OF WILL
NATIVE
CONSISTANDOFADAPTIVE
NATIVE AND
DROUGHT
ADAPTIVE
TOLERANT
DROUGHT EVERGREEN
TOLERANT EVERGREEN
SITE B NORTH 5) PRECAST CONCRETE PAVERS SIZING AND PATTERN TBD. ASSUME MORTAR-SET NARROW
MODELS, ETC. TBD.
PROVEMENTS
PROPOSED IMPROVEMENTS
IN THE PUBLIC IN
R.O.W.
THE PUBLIC
WILL REQUIRE
R.O.W. AWILL
R.O.W.
REQUIRE
USE A R.O.W. USE L1.00BN - LANDSCAPE LAYOUT PLAN 3) SYSTEM TO TO CONSIST OF MAIN LINE AND LATERAL PIPING, DRIP IRRIGATION AND
MIT. AND DECIDUOUS ANDTREES,
DECIDUOUS
SHURBS, TREES,
GRASSES,
SHURBS,
GROUNDCOVERS,
GRASSES, GROUNDCOVERS,
AND PERENNIALS ANDWITH
PERENNIALS WITH MODULAR PAVERS, NOMINALLY 3" x 18" x 4" AS MANUFACTURED BY STONESTONE, INC.
EXISTING CONCRETE SIDEWALK L1.10BN - LANDSCAPE LAYOUT PLAN, ROOF TUBING, BUBBLERS, VALVES, VALVE BOXES, LOW VOLTAGE CONTROL WIRES, AND QUICK

NOTE: SEE NEXT PAGE FOR MATERIALS KEY
EET
IES AND
TREELAYOUT
SPECIESTOAND
BE LAYOUT
COORDINATED
TO BE COORDINATED
WITH SDOT URBANWITHFORESTRY.
SDOT URBAN FORESTRY. PLANT COMBINATIONS
PLANT COMBINATIONS
APPROPRIATE FOR APPROPRIATE
ADJACENTFOR GROUND
ADJACENT
FLOOR GROUND
USES AND FLOOR USES AND 6) PROVIDE EXPANSION JOINT AT ALL VERTICAL SURFACES AND AT ALL CHANGES IN
TO REMAIN COUPLERS.
EXISTING
ET TREES STREET
SHOWNTREES
TO BE SHOWN
RETAINEDTOINBE
PROJECT
RETAINEDSITES
IN PROJECT
AND ADJACENT
SITES AND ADJACENT MICROCLIMATES.MICROCLIMATES. L2.00BN - PLANTING PLAN MATERIAL.
O
ECTED
BE PROTECTED
SITES TO BEPER
PROTECTED
SDOT STANDARD
PER SDOTDETAILS
STANDARD
THROUGHOUT
DETAILS THROUGHOUT 2) PLANTING2)TO CONSIST
PLANTING OFTOA MINIMUM
CONSIST OF25%A DROUGHT
MINIMUM 25% TOLERANT
DROUGHT SPECIES.
TOLERANT SPECIES. L2.10BN - PLANTING PLAN, ROOF 7) PROVIDE EXPANSION JOINTS AT PROPERTY LINE.
STRUCTION.
ATION OF CONSTRUCTION. 3) ALL PLANTING
3) AREAS
ALL PLANTING
WILL RECEIVE
AREASAWILL
MINIMUM
RECEIVE
OF A12"
MINIMUM
NEW PLANTING
OF 12" NEW
SOILPLANTING
AND 2" SOIL AND 2" L3.00BN - PLANT LIST
COMPOST MULCH.COMPOST MULCH. NEW PEDESTRIAN CONCRETE
OVED
ES TOTOBEBE REMOVED
POSTED TOAT BE
LEAST
POSTED
14 DAYS
AT LEAST
PRIOR14TODAYS
REMOVAL.
PRIOR TO REMOVAL. L3.10BN - PLANTING DETAILS
ROAD
CIVIL FOR
WORK, ALLCURBS,
ROAD WORK,
CURB CUTS
CURBS,ANDCURB
DRIVEWAYS,
CUTS AND TYP.
DRIVEWAYS, TYP. 4) NON-INFILTRATING
4) NON-INFILTRATING
STORMWATER PLANTERS
STORMWATER AS SHOWN
PLANTERS IN PLANS.
AS SHOWNPLANTING
IN PLANS.
PALETTE
PLANTING PALETTE PAVING L4.00BN - SITE DETAILS
SITE FURNISHINGS & METALS
GRADING
CIVIL FORIN ALL
R.O.W.
GRADING IN R.O.W. FOR STORMWATERFOR PLANTERS
STORMWATER TO BE
PLANTERS
SELECTED TOBASED
BE SELECTED
ON THEBASED
CURRENTON VERSION
THE CURRENTOF VERSION OF
THE CITY OF SEATTLE
THE CITYSTORMWATER
OF SEATTLE MANUAL
STORMWATERPLANTMANUAL
LISTS. SOIL
PLANTANDLISTS.
MULCHSOILFOR
AND MULCH FOR L5.00A - IRRIGATION PLAN
SDOT
SEATTLE
/ CITY
STANDARD
OF SEATTLE
DETAILS
STANDARD
FOR ALLDETAILS
R.O.W.FOR
IMPROVEMENTS
ALL R.O.W. IMPROVEMENTS
ESS
E NOTED.
OTHERWISE NOTED. STORMWATER PLANTERS
STORMWATER PERPLANTERS
TYPES ANDPER DEPTHS
TYPESSPECIFIED
AND DEPTHS IN THE
SPECIFIED
CURRENT IN CITY
THE CURRENT
OF CITY OF L5.01A - IRRIGATION PLAN - ROOF
SEATTLE STORMWATER
SEATTLE CODE.
STORMWATER CODE. NEW VEHICULAR CONCRETE 1) SITE HANDRAILS & GUARDRAILS WHERE REQUIRED ALONG CIRCULATION PATHWAYS AND
5) VEGETATED5) ROOFS
VEGETATED
TO RECEIVE
ROOFS MIN.
TO4"RECEIVE
DEPTH GROWING
MIN. 4" DEPTH
MEDIA.GROWING MEDIA. PAVING, SEE CIVIL RAMPS AS WELL AS MISCELLANEOUS METAL EDGING, PLANTER WALLS, ARMATURES FOR
6) ROOFTOP6)URBANROOFTOP
AGRICULTURE
URBAN AREAS
AGRICULTURE
TO RECEIVE
AREAS6" MIN.
TO RECEIVE
DEPTH GROWING
6" MIN. DEPTHMEDIA.
GROWING MEDIA. LIGHTING, POWER, AND WATER IN PLAZA. CONTRACTOR TO PROVIDE SHOP DRAWINGS &
SITE B SOUTH SAMPLES FOR REVIEW PRIOR TO FABRICATION.
PE
DSCAPE
/ PAVING
/ PAVING
NOTESNOTES
7) ALL NEW 7)
STREET
ALLTREES
NEW STREET
TO BE 5"TREES
CALIPER.
TO BE 5" CALIPER.
8) ALL NEW 8)
TREESALL
WITHIN
NEW THE
TREESPROPERTY
WITHIN THE
LINES
PROPERTY
TO BE MIN.LINES
3" CALIPER
TO BE MIN.OR 3"
MULT-STEM
CALIPER OR MULT-STEM
L1.00BS - LANDSCAPE LAYOUT PLAN 2) ANY PAINTED METALS TO BE TREATED WITH ZINC-PRIMER AND TNEMEC PAINT.
STONE PAVING, TYPE A L1.10BS - LANDSCAPE LAYOUT PLAN, ROOF
EQUALLING 5" CAL.
EQUALLING
TOTAL /5"PER
CAL.
TREE.
TOTAL / PER TREE. 3) SITE FURNISHINGS TO INCLUDE PREFABRICATED AND CUSTOM FURNISHINGS INCLUDING
NENATURAL
VENEERSTONE
WALLSVENEER
& PAVING,WALLS
CONTRACTOR
& PAVING, TOCONTRACTOR
PROVIDE SAMPLES
TO PROVIDE
OF SAMPLES OF 9) ALL PLANTING
9) AREAS
ALL PLANTING
TO CONSIST
AREAS OFTO
SHRUBS,
CONSIST GRASSES,
OF SHRUBS,ANDGRASSES,
GROUNDCOVERSAND GROUNDCOVERS
THAT THAT L2.00BS - PLANTING PLAN BUT NOT LIMITED TO BENCHES, BIKE RACKS, LEAN RAILS, AND WASTE/RECYCLING
NE
FIED WITH
FINISH(ES)
SPECIFIEDFORFINISH(ES)
REVIEW AND FORCONSTRUCT
REVIEW AND 48"
CONSTRUCT
X 48" MOCK-UP
48" XFOR
48" MOCK-UP FOR ARE 1 GALLON ARE
PLANTED
1 GALLON
AT 12"PLANTED
O.C. AT 12" O.C. L2.10BS - PLANTING PLAN, ROOF RECEPTACLES.
EW
ONSTRUCTION.
PRIOR TO CONSTRUCTION. 10) ALL NEW 10)
TREESALL
TONEW
BE STAKED
TREES TOOR BE
GUYED
STAKEDBELOW
OR GUYED
GRADE.BELOW GRADE. STONE VENEER SEAT STEPS & L3.00BS - PLANT LIST 4) ASSUME FULL HEIGHT CABLE TRELLIS SYSTEM AT PERIMETER OF VENT SHAFT. INOX LINE
NENATURAL
PAVERS,STONE
ASSUME PAVERS,
SLIP-RESISTANT
ASSUME SLIP-RESISTANT
FINISH W/ CUSTOMFINISH
FABRICATED
W/ CUSTOM FABRICATED STONE PAVING TYPE B L3.10BS - PLANTING DETAILS
WALL-MOUNTED, STAINLESS STEEL TRELLIS SYSTEM (AKA VERTICAL PLANT LADDERS).
AND SHAPE. 5) ASSUME DECORATIVE TRENCH GRATES AS REQUIRED.
OSED
TE WALLS,
CONCRETE
STAIRS,WALLS,
AND OTHERSTAIRS,VERTICAL
AND OTHERELEMENTS
VERTICALSHALL
ELEMENTS
BE OF SHALL BE OF L4.00BS - SITE DETAILS
ALITY
HITECTURAL
WITH CONTROLLED
QALITY WITH SPECIFICATION
CONTROLLED SPECIFICATION
OF CONCRETE OF COLOR,
CONCRETE COLOR, L5.00A - IRRIGATION PLAN
PRECAST CONCRETE PAVERS
REGATE
ENT, AND
S.
MIX.
AGGREGATE
OTH SURFACES.
FORMWORK MIX.
SHALL
FORMWORK
BE ARCHITECTURAL
SHALL BE ARCHITECTURAL
QUALITY WITH QUALITY WITH
IRRIGATION
IRRIGATION
NOTESNOTES 0 20' 40'
L5.01A - IRRIGATION PLAN - ROOF

ORK
CRETETO FLATWORK
HAVE WATER-BASED
TO HAVE WATER-BASED
SURFACE RETARDER SURFACE FINISH
RETARDER
SIMILARFINISH
TO SIMILAR TO
1) ALL LANDSCAPE
1) ALL
AREAS
LANDSCAPE
ARE TO AREAS
BE IRRIGATED.
ARE TO BE IRRIGATED.
IUM
AS WELL
ACID ETCH
AS CUSTOM
AS WELL PATTERN
AS CUSTOMOF SAWCUT
PATTERN JOINTS
OF SAWCUT
AND EXPANSION
JOINTS AND EXPANSION WOOD CLAD SEAT STEPS SITE C
2) SYSTEM TO
2) CONSIST
SYSTEM OFTO
HIGH
CONSIST
EFFICIENCY
OF HIGH
CONTROLLERS,
EFFICIENCY CONTROLLERS,
WEATHER MONITORING
WEATHER MONITORING SCALE: 1"=20'-0"
TS.
THICKNESS
ASSUMEFOR 6" THICKNESS
ALL PEDESTRIAN
FOR ALL AREAS.
PEDESTRIAN
ALL VEHICULAR
AREAS. ALLAREAS
VEHICULAR AREAS NORTH
LLOFBESEATTLE
PER CITYSTANDARD
OF SEATTLE DETAILS.
STANDARD DETAILS.
STATION, AND SOIL
STATION,
SENSORS
AND SOIL
TO REDUCE
SENSORS POTABLE
TO REDUCE
WATERPOTABLE
USE. SPECIFIC
WATER USE.
EQUIPMENT,
SPECIFIC EQUIPMENT, L1.00C - LANDSCAPE LAYOUT PLAN
MODELS, ETC. TBD.
MODELS, ETC. TBD. L1.10C - LANDSCAPE LAYOUT PLAN, ROOF
TE
CASTPAVERS
CONCRETE
SIZINGPAVERS
AND PATTERN
SIZING TBD.
AND ASSUME
PATTERNMORTAR-SET
TBD. ASSUMENARROW
MORTAR-SET NARROW
CUSTOM WALL-MOUNTED WOOD
PLANTING & SOILS NOTES
3) SYSTEM TO
3) TOSYSTEM
CONSIST TOOFTO
MAIN
CONSIST
LINE AND
OF MAIN
LATERAL
LINEPIPING,
AND LATERAL
DRIP IRRIGATION
PIPING, DRIP
ANDIRRIGATION AND L2.00C - PLANTING PLAN
ULAR
NOMINALLY
VIDE
N JOINT
PAVERS,
EXPANSION
3" xNOMINALLY
18" x 4" AS MANUFACTURED
AT ALL VERTICAL
JOINT ATSURFACES
ALL VERTICAL ANDSURFACES LANDSCAPE SHEET LIST
3" x 18" x 4" AS MANUFACTURED
BY STONESTONE,
AT ALL CHANGES
BY STONESTONE,
AND AT IN
INC.
ALL CHANGES IN
INC.
TUBING, BUBBLERS,
COUPLERS.
TUBING,
VALVES,
COUPLERS.
BUBBLERS,
VALVEVALVES,
BOXES, LOW
VALVEVOLTAGE
BOXES, LOW
CONTROL
VOLTAGE
WIRES, RIGHT-OF-WAY IMPROVEMENT NOTES
CONTROL
AND QUICK
WIRES, AND QUICK BENCH L2.10C - PLANTING PLAN, ROOF
ERIAL. 1) THE PLANTING WILL CONSIST OF NATIVE AND ADAPTIVE DROUGHT TOLERANT L3.00C - PLANT LIST
EVERGREEN
VIDE
N JOINTS
EXPANSION
AT PROPERTY
JOINTSLINE.
AT PROPERTY LINE. ALL PROJECT SITES 1) ALL PROPOSED IMPROVEMENTS IN THE PUBLIC R.O.W. WILL REQUIRE A R.O.W. USE
L3.10C - PLANTING DETAILS
PERMIT. AND DECIDUOUS TREES, SHURBS, GRASSES, GROUNDCOVERS, AND PERENNIALS WITH
L0.10 OVERALL SITE BIKE RACKS

10
PLANT COMBINATIONS APPROPRIATE FOR ADJACENT GROUND FLOOR USESL4.00C AND - SECTIONS & ELEVATIONS

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017
3) STREET TREE SPECIES AND LAYOUT TO BE COORDINATED WITH SDOT URBAN FORESTRY.
4) ALL EXISTING STREET TREES SHOWN TO BE RETAINED IN PROJECT SITES AND ADJACENT MICROCLIMATES. L4.10C - SITE DETAILS
2) PLANTING TO CONSIST OF A MINIMUM 25% DROUGHT TOLERANT SPECIES.
AFFECTED SITES TO BE PROTECTED PER SDOT STANDARD DETAILS THROUGHOUT L5.00A - IRRIGATION PLAN
ISHINGS
FURNISHINGS
& METALS
& METALS
SITE A
L1.00A - LANDSCAPE LAYOUT PLAN - A NORTH 5)
DURATION OF CONSTRUCTION.
TREES TO BE REMOVED TO BE POSTED AT LEAST 14 DAYS PRIOR TO REMOVAL.
PREFABRICATED WOOD & STEEL
SEATS & BENCHES
3) ALL PLANTING
COMPOST
AREAS
MULCH.
WILL RECEIVE A MINIMUM OF 12" NEW PLANTING SOIL AND 2"
L5.01A - IRRIGATION PLAN - ROOF
4) NON-INFILTRATING STORMWATER PLANTERS AS SHOWN IN PLANS. PLANTING PALETTE
GUARDRAILS
HANDRAILS &WHERE
GUARDRAILS
REQUIRED
WHERE
ALONG
REQUIRED
CIRCULATION
ALONGPATHWAYSL1.01A
CIRCULATION - LANDSCAPE
ANDPATHWAYS AND LAYOUT PLAN - A SOUTH 6) SEE CIVIL FOR ALL ROAD WORK, CURBS, CURB CUTS AND DRIVEWAYS, TYP.
7) SEE CIVIL FOR ALL GRADING IN R.O.W. FOR STORMWATER PLANTERS TO BE SELECTED BASED ON THE CURRENT VERSION OF
PS
MISCELLANEOUS
AS WELL AS MISCELLANEOUS
METAL EDGING,METAL
PLANTER
EDGING,
WALLS,
PLANTER L1.10A
ARMATURES
WALLS,
FOR - LANDSCAPE
ARMATURES FOR LAYOUT PLAN , ROOF - A NORTH
THE CITY OF SEATTLE STORMWATER MANUAL PLANT LISTS. SOIL AND MULCH FOR
AND
TING,WATER
POWER,IN AND
PLAZA.
WATER
CONTRACTOR
IN PLAZA. TO
CONTRACTOR
PROVIDE SHOP
TO PROVIDE
DRAWINGS
SHOP
L1.11A& - DRAWINGS
LANDSCAPE& LAYOUT PLAN, ROOF - A SOUTH 8) SEE SDOT / CITY OF SEATTLE STANDARD DETAILS FOR ALL R.O.W. IMPROVEMENTS
UNLESS OTHERWISE NOTED. STORMWATER PLANTERS PER TYPES AND DEPTHS SPECIFIED IN THE CURRENT CITY OF
EW
PLESPRIOR
FOR REVIEW
TO FABRICATION.
PRIOR TO FABRICATION.
L2.00A - PLANTING PLAN - A NORTH SEATTLE STORMWATER CODE.
LS
PAINTED
TO BE METALS
TREATEDTO WITH
BE TREATED
ZINC-PRIMER
WITHAND
ZINC-PRIMER
TNEMEC PAINT.
AND TNEMEC PAINT.
L2.10BS - PLANTING PLAN, ROOF RECEPTACLES.
L2.00BS - PLANTING PLAN BUT NOT LIMITED TO BENCHES, BIKE RACKS, LEAN RAILS, AND WASTE/RECYCLING
STONE PAVING, TYPE A L1.10BS - LANDSCAPE LAYOUT PLAN, ROOF 3) SITE FURNISHINGS TO INCLUDE PREFABRICATED AND CUSTOM FURNISHINGS INCLUDING
L1.00BS - LANDSCAPE LAYOUT PLAN 2) ANY PAINTED METALS TO BE TREATED WITH ZINC-PRIMER AND TNEMEC PAINT.
SAMPLES FOR REVIEW PRIOR TO FABRICATION.
SITE B SOUTH
LIGHTING, POWER, AND WATER IN PLAZA. CONTRACTOR TO PROVIDE SHOP DRAWINGS &
PAVING, SEE CIVIL RAMPS AS WELL AS MISCELLANEOUS METAL EDGING, PLANTER WALLS, ARMATURES FOR
NEW VEHICULAR CONCRETE 1) SITE HANDRAILS & GUARDRAILS WHERE REQUIRED ALONG CIRCULATION PATHWAYS AND
L5.01A - IRRIGATION PLAN - ROOF
L5.00A - IRRIGATION PLAN SITE FURNISHINGS & METALS

RECOMMENDATION 2 | MATERIALS | PUBLIC REALM
PAVING L4.00BN - SITE DETAILS
NEW PEDESTRIAN CONCRETE L3.10BN - PLANTING DETAILS
L3.00BN - PLANT LIST
L2.10BN - PLANTING PLAN, ROOF 7) PROVIDE EXPANSION JOINTS AT PROPERTY LINE.
TO REMAIN L2.00BN - PLANTING PLAN MATERIAL.
COUPLERS.
EXISTING CONCRETE SIDEWALK L1.10BN - LANDSCAPE LAYOUT PLAN, ROOF 6) PROVIDE EXPANSION JOINT AT ALL VERTICAL SURFACES AND AT ALL CHANGES IN
TUBING, BUBBLERS, VALVES, VALVE BOXES, LOW VOLTAGE CONTROL WIRES, AND QUICK
L1.00BN - LANDSCAPE LAYOUT PLAN MODULAR PAVERS, NOMINALLY 3" x 18" x 4" AS MANUFACTURED BY STONESTONE, INC.
3) SYSTEM TO TO CONSIST OF MAIN LINE AND LATERAL PIPING, DRIP IRRIGATION AND
5) PRECAST CONCRETE PAVERS SIZING AND PATTERN TBD. ASSUME MORTAR-SET NARROW
REMAIN SITE B NORTH MODELS, ETC. TBD.
SHALL BE PER CITY OF SEATTLE STANDARD DETAILS.
STATION, AND SOIL SENSORS TO REDUCE POTABLE WATER USE. SPECIFIC EQUIPMENT,

5. A. NAGLE PLACE
EXISTING STREET LIGHT TO JOINTS. ASSUME 6" THICKNESS FOR ALL PEDESTRIAN AREAS. ALL VEHICULAR AREAS
2) SYSTEM TO CONSIST OF HIGH EFFICIENCY CONTROLLERS, WEATHER MONITORING

10 2 5 2 10 1
MEDIUM ACID ETCH AS WELL AS CUSTOM PATTERN OF SAWCUT JOINTS AND EXPANSION
1) ALL LANDSCAPE AREAS ARE TO BE IRRIGATED.

BROADWAY
L5.02A - IRRIGATION PLAN ROOF - A SOUTH 4) CONCRETE FLATWORK TO HAVE WATER-BASED SURFACE RETARDER FINISH SIMILAR TO
L5.01A - IRRIGATION PLAN ROOF - A NORTH
L4.12A - SITE DETAILS
SMOOTH SURFACES.
CEMENT, AND AGGREGATE MIX. FORMWORK SHALL BE ARCHITECTURAL QUALITY WITH
IRRIGATION NOTES
ARCHITECTURAL QALITY WITH CONTROLLED SPECIFICATION OF CONCRETE COLOR,

ENTENSION (NPE),
L4.11A - SITE DETAILS
3) EXPOSED CONCRETE WALLS, STAIRS, AND OTHER VERTICAL ELEMENTS SHALL BE OF
PLANTING AREAS L4.10A - SITE DETAILS
SIZE AND SHAPE.
L4.01A - SECTIONS & ELEVATIONS 2) FOR NATURAL STONE PAVERS, ASSUME SLIP-RESISTANT FINISH W/ CUSTOM FABRICATED
L4.00A - SECTIONS & ELEVATIONS REVIEW PRIOR TO CONSTRUCTION. 10) ALL NEW TREES TO BE STAKED OR GUYED BELOW GRADE.
L3.20A - PLANTING DETAILS STONE WITH SPECIFIED FINISH(ES) FOR REVIEW AND CONSTRUCT 48" X 48" MOCK-UP FOR ARE 1 GALLON PLANTED AT 12" O.C.

BETWEEN E DENNY WAY
L3.10A - PLANTING DETAILS 1) FOR NATURAL STONE VENEER WALLS & PAVING, CONTRACTOR TO PROVIDE SAMPLES OF 9) ALL PLANTING AREAS TO CONSIST OF SHRUBS, GRASSES, AND GROUNDCOVERS THAT

HARDSCAPE / PAVING NOTES
EQUALLING 5" CAL. TOTAL / PER TREE.
L3.00A - PLANT LIST
8) ALL NEW TREES WITHIN THE PROPERTY LINES TO BE MIN. 3" CALIPER OR MULT-STEM
L2.11A - PLANTING PLAN, ROOF - A SOUTH 7) ALL NEW STREET TREES TO BE 5" CALIPER.
PROPOSED TREES L2.10A - PLANTING PLAN, ROOF - A NORTH 6) ROOFTOP URBAN AGRICULTURE AREAS TO RECEIVE 6" MIN. DEPTH GROWING MEDIA.
L2.01A - PLANTING PLAN - A SOUTH 5) VEGETATED ROOFS TO RECEIVE MIN. 4" DEPTH GROWING MEDIA.

AND E JOHN STREET
L2.00A - PLANTING PLAN - A NORTH SEATTLE STORMWATER CODE.

E DENNY FESTIVAL STREET
UNLESS OTHERWISE NOTED. STORMWATER PLANTERS PER TYPES AND DEPTHS SPECIFIED IN THE CURRENT CITY OF
L1.11A - LANDSCAPE LAYOUT PLAN, ROOF - A SOUTH 8) SEE SDOT / CITY OF SEATTLE STANDARD DETAILS FOR ALL R.O.W. IMPROVEMENTS THE CITY OF SEATTLE STORMWATER MANUAL PLANT LISTS. SOIL AND MULCH FOR
L1.10A - LANDSCAPE LAYOUT PLAN , ROOF - A NORTH 7) SEE CIVIL FOR ALL GRADING IN R.O.W. FOR STORMWATER PLANTERS TO BE SELECTED BASED ON THE CURRENT VERSION OF
L1.01A - LANDSCAPE LAYOUT PLAN - A SOUTH 6) SEE CIVIL FOR ALL ROAD WORK, CURBS, CURB CUTS AND DRIVEWAYS, TYP. 4) NON-INFILTRATING STORMWATER PLANTERS AS SHOWN IN PLANS. PLANTING PALETTE
REQUIREMENTS L1.00A - LANDSCAPE LAYOUT PLAN - A NORTH 5) TREES TO BE REMOVED TO BE POSTED AT LEAST 14 DAYS PRIOR TO REMOVAL. COMPOST MULCH.

PAGE 7 OF 18
PROTECT IN PLACE PER SDOT SITE A DURATION OF CONSTRUCTION. 3) ALL PLANTING AREAS WILL RECEIVE A MINIMUM OF 12" NEW PLANTING SOIL AND 2"
AFFECTED SITES TO BE PROTECTED PER SDOT STANDARD DETAILS THROUGHOUT
EXISTING TREE TO REMAIN, 2) PLANTING TO CONSIST OF A MINIMUM 25% DROUGHT TOLERANT SPECIES.

BUILDING C
4) ALL EXISTING STREET TREES SHOWN TO BE RETAINED IN PROJECT SITES AND ADJACENT

BUILDING A
MICROCLIMATES.

BUILDING A
3) STREET TREE SPECIES AND LAYOUT TO BE COORDINATED WITH SDOT URBAN FORESTRY. PLANT COMBINATIONS APPROPRIATE FOR ADJACENT GROUND FLOOR USES AND
L0.10 OVERALL SITE PERMIT. AND DECIDUOUS TREES, SHURBS, GRASSES, GROUNDCOVERS, AND PERENNIALS WITH
PROPERTY LINE ALL PROJECT SITES 1) ALL PROPOSED IMPROVEMENTS IN THE PUBLIC R.O.W. WILL REQUIRE A R.O.W. USE 1) THE PLANTING WILL CONSIST OF NATIVE AND ADAPTIVE DROUGHT TOLERANT EVERGREEN
LEGEND LANDSCAPE SHEET LIST RIGHT-OF-WAY IMPROVEMENT NOTES PLANTING & SOILS NOTES

DN 0
SCALE: 1"=20'-0"

20' 40'
NORTH
The Board again discussed this public
realm element at length; it is a private
UP

ST driveway providing vehicle access to Site

EAST JOHN STREET
BIKE CAGE A and Sound Transit facilities. It is also
EXISTING SOUTH STATION ENTRY 8 EXISTING NORTH STATION ENTRY
accommodating sizable pedestrian and bike
1 EXISTING flows to the station, plaza and Cal Anderson
VENT TOWER
7 PLAZA Park. The south portion will be an occasional
NAGLE PLACE
5
5 expansion of the plaza. The Board ultimately
3 9 2 1 NAGLE PLACE EX.
9 3 recommended that the NPE drive aisle be
treated similarly to the plaza treatment to
emphasize pedestrian realm over the vehicle.

1S1A
191B

155
153

154
191C

9 (DC1-S-I; DC3-S-V-iv; DC4-D-4)
191A

152
BUILDING
BUILDING B SOUTH BUILDING B NORTH RESPONSE:

15 B
6 B SOUTH 2
CAL ANDERSON PARK
See page 9 for response.
LEGEND
9

152
157

1 EXISTING CONCRETE SIDEWALK
2 SDOT SIDEWALK W/ MODIFIED SCORING PATTERN
3 VEHICULAR CONCRETE PAVING 10TH AVENUE EAST
SITE PLAN
1 SCALE: 1" = 20'-0"

4 SAND SET PAVERS AT CURB EDGE 2 4 6 9 5 3 2 9 40 6
UP

DN 20' 40'

SCALE: 1"=20'-0" NORTH

5 SPECIALTY PAVING LEGEND LANDSCAPE SHEET LIST RIGHT-OF-WAY IMPROVEMENT NOTES PLANTING & SOILS NOTES
1) THE PLANTING WILL CONSIST OF NATIVE AND ADAPTIVE DROUGHT TOLERANT EVERGREEN
PROPERTY LINE ALL PROJECT SITES 1) ALL PROPOSED IMPROVEMENTS IN THE PUBLIC R.O.W. WILL REQUIRE A R.O.W. USE
PERMIT. AND DECIDUOUS TREES, SHURBS, GRASSES, GROUNDCOVERS, AND PERENNIALS WITH
L0.10 OVERALL SITE PLANT COMBINATIONS APPROPRIATE FOR ADJACENT GROUND FLOOR USES AND

6 PRE-CAST CONCRETE PAVERS
3) STREET TREE SPECIES AND LAYOUT TO BE COORDINATED WITH SDOT URBAN FORESTRY.
4) ALL EXISTING STREET TREES SHOWN TO BE RETAINED IN PROJECT SITES AND ADJACENT MICROCLIMATES.
EXISTING TREE TO REMAIN, AFFECTED SITES TO BE PROTECTED PER SDOT STANDARD DETAILS THROUGHOUT 2) PLANTING TO CONSIST OF A MINIMUM 25% DROUGHT TOLERANT SPECIES.
PROTECT IN PLACE PER SDOT SITE A DURATION OF CONSTRUCTION. 3) ALL PLANTING AREAS WILL RECEIVE A MINIMUM OF 12" NEW PLANTING SOIL AND 2"
REQUIREMENTS L1.00A - LANDSCAPE LAYOUT PLAN - A NORTH 5) TREES TO BE REMOVED TO BE POSTED AT LEAST 14 DAYS PRIOR TO REMOVAL. COMPOST MULCH.
4) NON-INFILTRATING STORMWATER PLANTERS AS SHOWN IN PLANS. PLANTING PALETTE
L1.01A - LANDSCAPE LAYOUT PLAN - A SOUTH 6) SEE CIVIL FOR ALL ROAD WORK, CURBS, CURB CUTS AND DRIVEWAYS, TYP.
FOR STORMWATER PLANTERS TO BE SELECTED BASED ON THE CURRENT VERSION OF

7 PAVEMENT MARKERS L1.10A - LANDSCAPE LAYOUT PLAN , ROOF - A NORTH 7) SEE CIVIL FOR ALL GRADING IN R.O.W.
8) SEE SDOT / CITY OF SEATTLE STANDARD DETAILS FOR ALL R.O.W. IMPROVEMENTS THE CITY OF SEATTLE STORMWATER MANUAL PLANT LISTS. SOIL AND MULCH FOR
L1.11A - LANDSCAPE LAYOUT PLAN, ROOF - A SOUTH STORMWATER PLANTERS PER TYPES AND DEPTHS SPECIFIED IN THE CURRENT CITY OF
UNLESS OTHERWISE NOTED.
L2.00A - PLANTING PLAN - A NORTH SEATTLE STORMWATER CODE.
L2.01A - PLANTING PLAN - A SOUTH 5) VEGETATED ROOFS TO RECEIVE MIN. 4" DEPTH GROWING MEDIA.
PROPOSED TREES L2.10A - PLANTING PLAN, ROOF - A NORTH 6) ROOFTOP URBAN AGRICULTURE AREAS TO RECEIVE 6" MIN. DEPTH GROWING MEDIA.

8 WOOD & STONE SEAT STEPS & STEPS HARDSCAPE / PAVING NOTES
L2.11A - PLANTING PLAN, ROOF - A SOUTH 7) ALL NEW STREET TREES TO BE 5" CALIPER.
8) ALL NEW TREES WITHIN THE PROPERTY LINES TO BE MIN. 3" CALIPER OR MULT-STEM
L3.00A - PLANT LIST
EQUALLING 5" CAL. TOTAL / PER TREE.
L3.10A - PLANTING DETAILS 1) FOR NATURAL STONE VENEER WALLS & PAVING, CONTRACTOR TO PROVIDE SAMPLES OF 9) ALL PLANTING AREAS TO CONSIST OF SHRUBS, GRASSES, AND GROUNDCOVERS THAT
L3.20A - PLANTING DETAILS STONE WITH SPECIFIED FINISH(ES) FOR REVIEW AND CONSTRUCT 48" X 48" MOCK-UP FOR

N
ARE 1 GALLON PLANTED AT 12" O.C.
L4.00A - SECTIONS & ELEVATIONS REVIEW PRIOR TO CONSTRUCTION. 10) ALL NEW TREES TO BE STAKED OR GUYED BELOW GRADE.

9 CIP CONCRETE WALL L4.01A - SECTIONS & ELEVATIONS 2) FOR NATURAL STONE PAVERS, ASSUME SLIP-RESISTANT FINISH W/ CUSTOM FABRICATED
PLANTING AREAS SIZE AND SHAPE.
0 0 20' 20' 40' 40' L4.10A - SITE DETAILS
3) EXPOSED CONCRETE WALLS, STAIRS, AND OTHER VERTICAL ELEMENTS SHALL BE OF
L4.11A - SITE DETAILS ARCHITECTURAL QALITY WITH CONTROLLED SPECIFICATION OF CONCRETE COLOR,
L4.12A - SITE DETAILS
SCALE: 1"=20'-0"
SCALE: 1"=20'-0" NORTH NORTH L5.01A - IRRIGATION PLAN ROOF - A NORTH
CEMENT, AND AGGREGATE MIX. FORMWORK SHALL BE ARCHITECTURAL QUALITY WITH
SMOOTH SURFACES. IRRIGATION NOTES
HT-OF-WAY
WAY IMPROVEMENT
IMPROVEMENT
NOTESNOTES
10 BROADWAY
PLANTING &ART
PLANTING &(EXISTING)
SOILS SOILS
NOTESNOTES EXISTING STREET LIGHT TO
L5.02A - IRRIGATION PLAN ROOF - A SOUTH 4) CONCRETE FLATWORK TO HAVE WATER-BASED SURFACE RETARDER FINISH SIMILAR TO
MEDIUM ACID ETCH AS WELL AS CUSTOM PATTERN OF SAWCUT JOINTS AND EXPANSION
JOINTS. ASSUME 6" THICKNESS FOR ALL PEDESTRIAN AREAS. ALL VEHICULAR AREAS
1)
2)
ALL LANDSCAPE AREAS ARE TO BE IRRIGATED.
SYSTEM TO CONSIST OF HIGH EFFICIENCY CONTROLLERS, WEATHER MONITORING
STATION, AND SOIL SENSORS TO REDUCE POTABLE WATER USE. SPECIFIC EQUIPMENT,
REMAIN SHALL BE PER CITY OF SEATTLE STANDARD DETAILS.
1) THE PLANTING
1) THE
WILLPLANTING
CONSIST OF WILL
NATIVE
CONSISTANDOFADAPTIVE
NATIVE AND
DROUGHT
ADAPTIVE
TOLERANT
DROUGHT EVERGREEN
TOLERANT EVERGREEN SITE B NORTH 5) PRECAST CONCRETE PAVERS SIZING AND PATTERN TBD. ASSUME MORTAR-SET NARROW
MODELS, ETC. TBD.
PROVEMENTS
PROPOSED IMPROVEMENTS
IN THE PUBLIC IN
R.O.W.
THE PUBLIC
WILL REQUIRE
R.O.W. AWILL
R.O.W.
REQUIRE
USE A R.O.W. USE 3) SYSTEM TO TO CONSIST OF MAIN LINE AND LATERAL PIPING, DRIP IRRIGATION AND
AND DECIDUOUS ANDTREES,
DECIDUOUS
SHURBS, TREES,
GRASSES,
SHURBS,
GROUNDCOVERS,
GRASSES, GROUNDCOVERS,
AND PERENNIALS ANDWITH
PERENNIALS WITH L1.00BN - LANDSCAPE LAYOUT PLAN MODULAR PAVERS, NOMINALLY 3" x 18" x 4" AS MANUFACTURED BY STONESTONE, INC.
MIT. EXISTING CONCRETE SIDEWALK TUBING, BUBBLERS, VALVES, VALVE BOXES, LOW VOLTAGE CONTROL WIRES, AND QUICK
L1.10BN - LANDSCAPE LAYOUT PLAN, ROOF

NOTE: SEE NEXT PAGE FOR MATERIALS KEY
EET
IES AND
TREELAYOUT
SPECIESTOAND
BE LAYOUT
COORDINATED
TO BE COORDINATED
WITH SDOT URBANWITHFORESTRY.
SDOT URBAN FORESTRY. PLANT COMBINATIONS
PLANT COMBINATIONS
APPROPRIATE FOR APPROPRIATE
ADJACENTFOR GROUND
ADJACENT
FLOOR GROUND
USES AND FLOOR USES AND 6) PROVIDE EXPANSION JOINT AT ALL VERTICAL SURFACES AND AT ALL CHANGES IN
TO REMAIN COUPLERS.
EXISTING
ET TREES STREET
SHOWNTREES
TO BE SHOWN
RETAINEDTOINBE
PROJECT
RETAINEDSITES
IN PROJECT
AND ADJACENT
SITES AND ADJACENT MICROCLIMATES.MICROCLIMATES. L2.00BN - PLANTING PLAN MATERIAL.
O
ECTED
BE PROTECTED
SITES TO BEPER
PROTECTED
SDOT STANDARD
PER SDOTDETAILS
STANDARD
THROUGHOUT
DETAILS THROUGHOUT 2) PLANTING2)TO CONSIST
PLANTING OFTOA MINIMUM
CONSIST OF25%A DROUGHT
MINIMUM 25% TOLERANT
DROUGHT SPECIES.
TOLERANT SPECIES. L2.10BN - PLANTING PLAN, ROOF 7) PROVIDE EXPANSION JOINTS AT PROPERTY LINE.
3) ALL PLANTING
3) AREAS
ALL PLANTING
WILL RECEIVE
AREASAWILL
MINIMUM
RECEIVE
OF A12"
MINIMUM
NEW PLANTING
OF 12" NEW
SOILPLANTING
AND 2" SOIL AND 2"
STRUCTION.
ATION OF CONSTRUCTION. L3.00BN - PLANT LIST
OVED
ES TOTOBEBE REMOVED
POSTED TOAT BE
LEAST
POSTED
14 DAYS
AT LEAST
PRIOR14TODAYS
REMOVAL.
PRIOR TO REMOVAL. COMPOST MULCH.COMPOST MULCH. NEW PEDESTRIAN CONCRETE
4) NON-INFILTRATING
4) NON-INFILTRATING
STORMWATER PLANTERS
STORMWATER AS SHOWN
PLANTERS IN PLANS.
AS SHOWNPLANTING
IN PLANS.
PALETTE
PLANTING PALETTE
L3.10BN - PLANTING DETAILS
ROAD
CIVIL FOR
WORK, ALLCURBS,
ROAD WORK,
CURB CUTS
CURBS,ANDCURB
DRIVEWAYS,
CUTS AND TYP.
DRIVEWAYS, TYP. PAVING L4.00BN - SITE DETAILS
FOR STORMWATERFOR PLANTERS
STORMWATER TO BE
PLANTERS
SELECTED TOBASED
BE SELECTED
ON THEBASED
CURRENTON VERSION
THE CURRENTOF VERSION OF
GRADING
CIVIL FORIN
SDOT
SEATTLE
ALL
/ CITY
R.O.W.
GRADING IN R.O.W.
STANDARD
OF SEATTLE
DETAILS
STANDARD
FOR ALLDETAILS
R.O.W.FOR
IMPROVEMENTS
ALL R.O.W. IMPROVEMENTS THE CITY OF SEATTLE
THE CITY
STORMWATER PLANTERS
STORMWATER
STORMWATER
OF SEATTLE MANUAL
PERPLANTERS
STORMWATER
TYPES ANDPER
PLANTMANUAL
DEPTHS
LISTS. SOIL
TYPESSPECIFIED
AND DEPTHS
PLANTAND
IN THE
LISTS.
MULCH
SPECIFIED
CURRENT
SOILFOR
AND MULCH FOR
IN CITY
THE CURRENT
OF CITY OF
L5.00A - IRRIGATION PLAN
L5.01A - IRRIGATION PLAN - ROOF
SITE FURNISHINGS & METALS
ESS
E NOTED.
OTHERWISE NOTED.
SEATTLE STORMWATER
SEATTLE CODE.
STORMWATER CODE. NEW VEHICULAR CONCRETE 1) SITE HANDRAILS & GUARDRAILS WHERE REQUIRED ALONG CIRCULATION PATHWAYS AND
5) VEGETATED5) ROOFS
VEGETATED
TO RECEIVE
ROOFS MIN.
TO4"RECEIVE
DEPTH GROWING
MIN. 4" DEPTH
MEDIA.GROWING MEDIA. PAVING, SEE CIVIL RAMPS AS WELL AS MISCELLANEOUS METAL EDGING, PLANTER WALLS, ARMATURES FOR
6) ROOFTOP6)URBANROOFTOP
AGRICULTURE
URBAN AREAS
AGRICULTURE
TO RECEIVE
AREAS6" MIN.
TO RECEIVE
DEPTH GROWING
6" MIN. DEPTHMEDIA.
GROWING MEDIA. LIGHTING, POWER, AND WATER IN PLAZA. CONTRACTOR TO PROVIDE SHOP DRAWINGS &
SITE B SOUTH
PE
DSCAPE
/ PAVING
/ PAVING
NOTESNOTES
7) ALL NEW 7)
STREET
ALLTREES
NEW STREET
TO BE 5"TREES
CALIPER.
TO BE 5" CALIPER. SAMPLES FOR REVIEW PRIOR TO FABRICATION.
8) ALL NEW 8)
TREESALL
WITHIN
NEW THE
TREESPROPERTY
WITHIN THE
LINES
PROPERTY
TO BE MIN.LINES
3" CALIPER
TO BE MIN.OR 3"
MULT-STEM
CALIPER OR MULT-STEM L1.00BS - LANDSCAPE LAYOUT PLAN 2) ANY PAINTED METALS TO BE TREATED WITH ZINC-PRIMER AND TNEMEC PAINT.
STONE PAVING, TYPE A L1.10BS - LANDSCAPE LAYOUT PLAN, ROOF
EQUALLING 5" CAL.
EQUALLING
TOTAL /5"PER
CAL.
TREE.
TOTAL / PER TREE. 3) SITE FURNISHINGS TO INCLUDE PREFABRICATED AND CUSTOM FURNISHINGS INCLUDING
NENATURAL
VENEERSTONE
WALLSVENEER
& PAVING,WALLS
CONTRACTOR
& PAVING, TOCONTRACTOR
PROVIDE SAMPLES
TO PROVIDE
OF SAMPLES OF 9) ALL PLANTING
9) AREAS
ALL PLANTING
TO CONSIST
AREAS OFTO
SHRUBS,
CONSIST GRASSES,
OF SHRUBS,ANDGRASSES,
GROUNDCOVERSAND GROUNDCOVERS
THAT THAT L2.00BS - PLANTING PLAN BUT NOT LIMITED TO BENCHES, BIKE RACKS, LEAN RAILS, AND WASTE/RECYCLING
NE
FIED WITH
FINISH(ES)
SPECIFIEDFORFINISH(ES)
REVIEW AND FORCONSTRUCT
REVIEW AND 48"
CONSTRUCT
X 48" MOCK-UP
48" XFOR
48" MOCK-UP FOR ARE 1 GALLON ARE
PLANTED
1 GALLON
AT 12"PLANTED
O.C. AT 12" O.C. L2.10BS - PLANTING PLAN, ROOF RECEPTACLES.
EW
ONSTRUCTION.
PRIOR TO CONSTRUCTION. 10) ALL NEW 10)
TREESALL
TONEW
BE STAKED
TREES TOOR BE
GUYED
STAKEDBELOW
OR GUYED
GRADE.BELOW GRADE. STONE VENEER SEAT STEPS & L3.00BS - PLANT LIST 4) ASSUME FULL HEIGHT CABLE TRELLIS SYSTEM AT PERIMETER OF VENT SHAFT. INOX LINE
NENATURAL
PAVERS,STONE
ASSUME PAVERS,
SLIP-RESISTANT
ASSUME SLIP-RESISTANT
FINISH W/ CUSTOMFINISH
FABRICATED
W/ CUSTOM FABRICATED STONE PAVING TYPE B WALL-MOUNTED, STAINLESS STEEL TRELLIS SYSTEM (AKA VERTICAL PLANT LADDERS).
AND SHAPE. L3.10BS - PLANTING DETAILS
5) ASSUME DECORATIVE TRENCH GRATES AS REQUIRED.
OSED
TE WALLS,
CONCRETE
STAIRS,WALLS,
AND OTHERSTAIRS,VERTICAL
AND OTHERELEMENTS
VERTICALSHALL
ELEMENTS
BE OF SHALL BE OF L4.00BS - SITE DETAILS
ALITY
HITECTURAL
WITH CONTROLLED
QALITY WITH SPECIFICATION
CONTROLLED SPECIFICATION
OF CONCRETE OF COLOR,
CONCRETE COLOR, L5.00A - IRRIGATION PLAN
PRECAST CONCRETE PAVERS
REGATE
ENT, AND
S.
MIX.
AGGREGATE
OTH SURFACES.
FORMWORK MIX.
SHALL
FORMWORK
BE ARCHITECTURAL
SHALL BE ARCHITECTURAL
QUALITY WITH QUALITY WITH
IRRIGATION
IRRIGATION
NOTESNOTES 0 20' 40'
L5.01A - IRRIGATION PLAN - ROOF

ORK
CRETETO FLATWORK
HAVE WATER-BASED
TO HAVE WATER-BASED
SURFACE RETARDER SURFACE FINISH
RETARDER
SIMILARFINISH
TO SIMILAR TO
1) ALL LANDSCAPE
1) ALL
AREAS
LANDSCAPE
ARE TO AREAS
BE IRRIGATED.
ARE TO BE IRRIGATED.
IUM
AS WELL
ACID ETCH
AS CUSTOM
AS WELL PATTERN
AS CUSTOMOF SAWCUT
PATTERN JOINTS
OF SAWCUT
AND EXPANSION
JOINTS AND EXPANSION
2) SYSTEM TO
2) CONSIST
SYSTEM OFTO
HIGH
CONSIST
EFFICIENCY
OF HIGH
CONTROLLERS,
EFFICIENCY CONTROLLERS,
WEATHER MONITORING
WEATHER MONITORING
WOOD CLAD SEAT STEPS SITE C
TS.
THICKNESS
ASSUMEFOR 6" THICKNESS
ALL PEDESTRIAN
FOR ALL AREAS.
PEDESTRIAN
ALL VEHICULAR
AREAS. ALLAREAS
VEHICULAR AREAS SCALE: 1"=20'-0" NORTH
STATION, AND SOIL
STATION,
SENSORS
AND SOIL
TO REDUCE
SENSORS POTABLE
TO REDUCE
WATERPOTABLE
USE. SPECIFIC
WATER USE.
EQUIPMENT,
SPECIFIC EQUIPMENT, L1.00C - LANDSCAPE LAYOUT PLAN
LLOFBESEATTLE
PER CITYSTANDARD
OF SEATTLE DETAILS.
STANDARD DETAILS.
MODELS, ETC. TBD.
MODELS, ETC. TBD. L1.10C - LANDSCAPE LAYOUT PLAN, ROOF
TE
CASTPAVERS
CONCRETE
SIZINGPAVERS
AND PATTERN
SIZING TBD.
AND ASSUME
PATTERNMORTAR-SET
TBD. ASSUMENARROW
MORTAR-SET NARROW
CUSTOM WALL-MOUNTED WOOD
PLANTING & SOILS NOTES
3) SYSTEM TO
3) TOSYSTEM
CONSIST TOOFTO
MAIN
CONSIST
LINE AND
OF MAIN
LATERAL
LINEPIPING,
AND LATERAL
DRIP IRRIGATION
PIPING, DRIP
ANDIRRIGATION AND
L2.00C - PLANTING PLAN
ULAR
NOMINALLY
VIDE
N JOINT
PAVERS,
EXPANSION
3" xNOMINALLY
18" x 4" AS MANUFACTURED
AT ALL VERTICAL
JOINT ATSURFACES
ALL VERTICAL ANDSURFACES LANDSCAPE SHEET LIST
3" x 18" x 4" AS MANUFACTURED
BY STONESTONE,
AT ALL CHANGES
BY STONESTONE,
AND AT IN
INC.
ALL CHANGES IN
INC.
TUBING, BUBBLERS,
COUPLERS.
TUBING,
VALVES,
COUPLERS.
BUBBLERS,
VALVEVALVES,
BOXES, LOW
VALVEVOLTAGE
BOXES, LOW
CONTROL
VOLTAGE
WIRES, RIGHT-OF-WAY IMPROVEMENT NOTES
CONTROL
AND QUICK
WIRES, AND QUICK BENCH L2.10C - PLANTING PLAN, ROOF
ERIAL. 1) THE PLANTING WILL CONSIST OF NATIVE AND ADAPTIVE DROUGHT TOLERANT L3.00C - PLANT LIST
EVERGREEN
VIDE
N JOINTS
EXPANSION
AT PROPERTY
JOINTSLINE.
AT PROPERTY LINE. ALL PROJECT SITES 1) ALL PROPOSED IMPROVEMENTS IN THE PUBLIC R.O.W. WILL REQUIRE A R.O.W. USE
PERMIT. AND DECIDUOUS TREES, SHURBS, GRASSES, GROUNDCOVERS, AND PERENNIALS L3.10C - PLANTING DETAILS
WITH
L0.10 OVERALL SITE BIKE RACKS

11
PLANT COMBINATIONS APPROPRIATE FOR ADJACENT GROUND FLOOR USESL4.00C AND - SECTIONS & ELEVATIONS

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017
3) STREET TREE SPECIES AND LAYOUT TO BE COORDINATED WITH SDOT URBAN FORESTRY.
MICROCLIMATES.
4) ALL EXISTING STREET TREES SHOWN TO BE RETAINED IN PROJECT SITES AND ADJACENT L4.10C - SITE DETAILS
AFFECTED SITES TO BE PROTECTED PER SDOT STANDARD DETAILS THROUGHOUT 2) PLANTING TO CONSIST OF A MINIMUM 25% DROUGHT TOLERANT SPECIES.
L5.00A - IRRIGATION PLAN
ISHINGS
FURNISHINGS
& METALS
& METALS
SITE A
L1.00A - LANDSCAPE LAYOUT PLAN - A NORTH 5)
DURATION OF CONSTRUCTION.
TREES TO BE REMOVED TO BE POSTED AT LEAST 14 DAYS PRIOR TO REMOVAL.
3) ALL PLANTING
PREFABRICATED WOOD & STEEL
SEATS & BENCHES COMPOST
AREAS
MULCH.
WILL RECEIVE A MINIMUM OF 12" NEW PLANTING SOIL AND 2"
L5.01A - IRRIGATION PLAN - ROOF
4) NON-INFILTRATING STORMWATER PLANTERS AS SHOWN IN PLANS. PLANTING PALETTE
GUARDRAILS
HANDRAILS &WHERE
GUARDRAILS
REQUIRED
WHERE
ALONG
REQUIRED
CIRCULATION
ALONGPATHWAYSL1.01A
CIRCULATION - LANDSCAPE
ANDPATHWAYS AND LAYOUT PLAN - A SOUTH 6) SEE CIVIL FOR ALL ROAD WORK, CURBS, CURB CUTS AND DRIVEWAYS, TYP.
7) SEE CIVIL FOR ALL GRADING IN R.O.W. FOR STORMWATER PLANTERS TO BE SELECTED BASED ON THE CURRENT VERSION OF
PS
MISCELLANEOUS
AS WELL AS MISCELLANEOUS
METAL EDGING,METAL
PLANTER
EDGING,
WALLS,
PLANTER L1.10A
ARMATURES
WALLS,
FOR - LANDSCAPE
ARMATURES FOR LAYOUT PLAN , ROOF - A NORTH
THE CITY OF SEATTLE STORMWATER MANUAL PLANT LISTS. SOIL AND MULCH FOR
AND
TING,WATER
POWER,IN AND
PLAZA.
WATER
CONTRACTOR
IN PLAZA. TO
CONTRACTOR
PROVIDE SHOP
TO PROVIDE
DRAWINGS
SHOP
L1.11A& - DRAWINGS
LANDSCAPE& LAYOUT PLAN, ROOF - A SOUTH 8) SEE SDOT / CITY OF SEATTLE STANDARD DETAILS FOR ALL R.O.W. IMPROVEMENTS
UNLESS OTHERWISE NOTED. STORMWATER PLANTERS PER TYPES AND DEPTHS SPECIFIED IN THE CURRENT CITY OF
EW
PLESPRIOR
FOR REVIEW
TO FABRICATION.
PRIOR TO FABRICATION.
L2.00A - PLANTING PLAN - A NORTH SEATTLE STORMWATER CODE.
LS
PAINTED
TO BE METALS
TREATEDTO WITH
BE TREATED
ZINC-PRIMER
WITHAND
ZINC-PRIMER
TNEMEC PAINT.
AND TNEMEC PAINT.
THIS PAGE INTENTIONALLY LEFT BLANK

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 12
BUILDING A

• “LANTERN” EXPRESSION
• ACCENT COLORS

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 13
RECOMMENDATION 1 | AXONOMETRIC | BUILDING A

K
ON PAR
ERS
AND
CAL

Bs
C
Bn

A

ED
EN
NY
WA
N

Y
Y
A DWA
BRO
EJ
OH
NS
T

RECOMMENDATION 1 | ISOMETRIC SITE VIEW LOOKING EAST

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 14
RECOMMENDATION 2 | AXONOMETRIC | BUILDING A

2. A. MASSING & FORMS
PAGE 10 OF 26

2) The Board was concerned that the effect

ED
of the “lantern” elements were not fully

EN
realized and should be expressed further

NY
to create strong focal points and create a
strong architectural concept for the buildings

WA
along Broadway. These lantern elements

Y
should read as glassy boxes that have a

A higher proportion of glazing to allow them
to better read as lit beacon elements [119,
131]. Resolution of this design element will
better reinforce the contemporary, shifting
and subtractive language shown at EDG at
the Broadway building corners, midblock,
tall ground floors, and expressing the upper
setbacks and lanterns. (DC2-C & D; DC2-S-
V-iii) See also Building C.

RESPONSE:
Blue dashed areas indicate where the
DW AY “lantern” elements have been amplified on
B ROA Building A. Orange dashed area indicates
a “lantern” element already present at the
EJ

existing North Station Entry.
OH
NS
T

N

RECOMMENDATION 2 | ISOMETRIC SITE VIEW LOOKING EAST

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 15
RECOMMENDATION 2 | WEST ELEVATION COMPARISION | BUILDING A

2. A. MASSING & FORMS
PAGE 10 OF 26

PROPERTY LINE

PROPERTY LINE
2) The Board was concerned that the effect
COVENANT

4' - 0"
of the “lantern” elements were not fully
A - MAX BLDG HT A - MAX BLDG HT
419' - 50"1/2" 419'419'
- 5 1/2"
- 0" realized and should be expressed further

- 1- 5/8"
7"
to create strong focal points and create a

9' - 9 5/8" 9' - 9 5/8" 9' - 9 5/8" 10' - 9 5/8" 12'12'
A - L 07
406' - 10 1/2" strong architectural concept for the buildings
A - L 06
396' - 0 7/8"
along Broadway. These lantern elements
should read as glassy boxes that have a
75'-0" FIRE TRUCK ACCESS

A - L 05
386' - 3 1/4"
higher proportion of glazing to allow them
74' - 11 5/8"

A - L 04
376' - 5 5/8" to better read as lit beacon elements [119,
A - L 03 131]. Resolution of this design element will
366' - 8"
better reinforce the contemporary, shifting

9' - 6"
E JOHN ST

A - L 02
and subtractive language shown at EDG at

E DENNY WAY
357' - 2"
PASSTHROUGH
PASSTHROUGH
A - 01 MEZZ the Broadway building corners, midblock,
18' - 6"

0"
21' - 2"
17' - 7"
347' - 6"

12' - 1"
OPEN
OPEN TO
TO

336.00'
BEYOND
BEYOND
336.17'
336.00' tall ground floors, and expressing the upper
A - L 01
A - GRADE PLANE
334' - 50"1/2" (334.46')
(334.00')
336' - 2"
0" setbacks and lanterns. (DC2-C & D; DC2-S-

2"
10' - 0"
LOW POINT @ DENNY WAY
331' - 10 7/8"
3/4" (331.91')
(331.90') A - P 01 V-iii) See also Building C.
326' - 0"

9' - 0"
A - P 02
RECOMMENDATION 1 |WEST ELEVATION 317' - 0"
RESPONSE:

9' - 0"
A - P 03
308' - 0" To the left are comparison west elevations
showing the “lantern” expression differences
PROPERTY LINE

PROPERTY LINE
between recommendation meetings
#1 & #2. Also shown is a reduction in
A - MAX BLDG HT
419' - 5 1/2"
A - MAX BLDG HT
419' - 5 1/2" the quantity of recessed accent colors.
Previously (4) accent colors were being

12' - 7"
A - L 07
406' - 10 1/2" used, which has been reduced to (2).

9' - 9 5/8" 9' - 9 5/8" 9' - 9 5/8" 10' - 9 5/8"
A - L 06
396' - 0 7/8"
75'-0" FIRE TRUCK ACCESS

A - L 05
386' - 3 1/4"
74' - 11 5/8"

A - L 04
376' - 5 5/8"

A - L 03
366' - 8"

9' - 6"
E JOHN ST

A - L 02

E DENNY WAY
357' - 2"
PASSTHROUGH
A - 01 MEZZ

21' - 0"
17' - 7"
347' - 6"
12' - 1"

OPEN TO
BEYOND
336.00' 336.17'
A - L 01
A - GRADE PLANE 336' - 2"
334' - 5 1/2" (334.46')

10' - 2"
LOW POINT @ DENNY WAY
331' - 10 7/8" (331.91') A - P 01
326' - 0"

9' - 0"
A - P 02
317' - 0"

9' - 0"
RECOMMENDATION 2 |WEST ELEVATION A - P 03
308' - 0"

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 16
RECOMMENDATION 2 | RENDERINGS | BUILDING A

“upper northwest lantern” at level L07 residential unit -
see additional information on p. 19-21 “upper southwest lantern” at level L07 common
amenity room - see p. 21

1 RECOMMENDATION 2 | VIEW LOOKING EAST FROM BROADWAY AVE
“Lower southwest lantern” at level L02
residential unit - see p. 23-25

1

BROADWAY

C A

E DENNY WAY

E JOHN ST
NAGLE PL

Bs Bn
10TH AVE E

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 17
RECOMMENDATION 1 |RENDERINGS | BUILDING A

2. A. MASSING & FORMS
PAGE 10 OF 26

2) The Board was concerned that the effect
of the “lantern” elements were not fully
realized and should be expressed further
to create strong focal points and create a
strong architectural concept for the buildings
along Broadway. These lantern elements
should read as glassy boxes that have a
higher proportion of glazing to allow them
to better read as lit beacon elements [119,
131]. Resolution of this design element will
better reinforce the contemporary, shifting
and subtractive language shown at EDG at
the Broadway building corners, midblock,
tall ground floors, and expressing the upper
setbacks and lanterns. (DC2-C & D; DC2-S-
V-iii) See also Building C.

RESPONSE:
The image to the left represents the propsal
presented at the first recommendation
meeting as referenced by the board above.
Please see the following page for the second
recommendation meeting’s response to the
boards direction.

1
BROADWAY

1 RECOMMENDATION 1 | VIEW LOOKING SE FROM E JOHN & BROADWAY C A

E DENNY WAY

E JOHN ST
NAGLE PL

Bs Bn
10TH AVE E

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 18
RECOMMENDATION 2 |RENDERINGS | BUILDING A

existing “lower lantern” building c “upper lantern” beyond
2. A. MASSING & FORMS
proposed “upper northwest lantern” proposed “upper southwest PAGE 10 OF 26
lantern amenity”

2) The Board was concerned that the effect
of the “lantern” elements were not fully
realized and should be expressed further
to create strong focal points and create a
strong architectural concept for the buildings
along Broadway. These lantern elements
should read as glassy boxes that have a
higher proportion of glazing to allow them
to better read as lit beacon elements [119,
131]. Resolution of this design element will
better reinforce the contemporary, shifting
and subtractive language shown at EDG at
the Broadway building corners, midblock,
tall ground floors, and expressing the upper
setbacks and lanterns. (DC2-C & D; DC2-S-
V-iii) See also Building C.

RESPONSE:
The “upper northwest lantern” as seen on
the left wraps the corner of the living, dining
and kitchen of the corner unit and passes
in front of the roof / ceiling assembly. It is
intended to directly compliment the “lower
lantern” that exists above the existing station
entry. While the “lantern” at the station has
translucent glazing, the proposed “upper
lantern” glazing would have a 30% reflective
film of a “light silver” color to hold its form
during daylight hours.

Please see concept details on the following
pages for further information.

1
BROADWAY

1 RECOMMENDATION 2| VIEW LOOKING SE FROM E JOHN & BROADWAY C A

E DENNY WAY

E JOHN ST
NAGLE PL

Bs Bn
10TH AVE E

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 19
curtain wall head cap RECOMMENDATION 2 |NW UPPER LANTERN | BUILDING A
“shadow box” - painted metal backpan past
curtain wall frame behind

horizontal mullion (uncaptured)
2. A. MASSING & FORMS
PAGE 10 OF 26
operable lite
vertical mullion (captured) 2) The Board was concerned that the effect
vertical concept section of the “lantern” elements were not fully
realized and should be expressed further
to create strong focal points and create a
strong architectural concept for the buildings
along Broadway. These lantern elements
should read as glassy boxes that have a
higher proportion of glazing to allow them
to better read as lit beacon elements [119,
131]. Resolution of this design element will
better reinforce the contemporary, shifting
and subtractive language shown at EDG at
the Broadway building corners, midblock,
tall ground floors, and expressing the upper
setbacks and lanterns. (DC2-C & D; DC2-S-
V-iii) See also Building C.

RESPONSE:
Additional information regarding the
23' - 8"
proposed “lantern” construction is described
at the left to resemble a “glassy box” related
to the existing station entry below.

Please see additional glazing precedents and
material descriptions following this page.

12' - 10"
CURTAIN WALL

LIGHT COVE ABOVE

AREA UNDER THE "LANTERN"

RECOMMENDATION 2 | ‘CONCEPT’ “LANTERN” LEVEL L07 PLAN

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 20
RECOMMENDATION 2 |LANTERN PRECEDENTS, MATERIALS AND DETAILING| BUILDING A

ROOFING OVER RIGID INSUL
HSS POST translucent (darker) glazing 2. A. MASSING & FORMS
CW HEAD CAP PAGE 10 OF 26
glazing with partially reflective film
CONT STEEL PLATE (“light silver”) - proposed for all of
LINEAR LED the “lanterns” 2) The Board was concerned that the effect
2" STRIP FIXTURE
of the “lantern” elements were not fully

1' - 10 1/4"
PAINTED BRAKE
METAL BACKPAN realized and should be expressed further
PSL PER STRUC to create strong focal points and create a

3' - 6 1/2"
TJI PER STRUC comparision of translucent and strong architectural concept for the buildings
VISION GLAZING glazing specified with a partially along Broadway. These lantern elements
reflective film on the interior of the
ROLLER SHADE
insulated glazing unit. should read as glassy boxes that have a
higher proportion of glazing to allow them
to better read as lit beacon elements [119,
131]. Resolution of this design element will
A - MAX BLDG HT “shadow box” head detail better reinforce the contemporary, shifting
419' - 5 1/2"
HSS POST BEYOND daytime view of partialy reflective and subtractive language shown at EDG at
film glazing the Broadway building corners, midblock,
14' - 9 1/4"
tall ground floors, and expressing the upper
“shadow box” sill detail
setbacks and lanterns. (DC2-C & D; DC2-S-
HORI. SSG MULLION V-iii) See also Building C.
PER MANUF.

RESPONSE:
To achieve a “glassy box” lantern effect
during the day, the selection of glass is
7"
BRAKE METAL SILL
proposed to have a a “light silver” reflective
film on the interior (#2) surface of the
1/2"

insulated glass panels. This 30% (+/-)
1' - 3 1/2"

1/2"

reflective film offers both transparent glass
and form to the surface at the same time
“uncaptured” mullion detail depending on the angle of view and daylight
A - L 07
406' - 10 1/2"
conditions. Please see examples of this
to the left. Other images on the left show
examples of “shadow box” detailing at the
“shadow box” sill detail curtain wall heads and sills to amplify the
glass box expression.

An example of performance
specifications for a
particially reflective glazing
unit - actual glass type and
specifications - TBD
RECOMMENDATION 2 | ‘CONCEPT’ “LANTERN” DETAIL; SECTION LOCATED AT RED
SECTION LINE SHOWN ON PREVIOUS PAGE (NOTE: ALL DETAILS TO BE USED FOR DESIGN CONCEPT ONLY)

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 21
RECOMMENDATION 2 | “LOWER NORTHWEST LANTERN” | BUILDING A

2. A. MASSING & FORMS
recessed accent panels framing the “upper PAGE 10 OF 26
northwest lantern” and offsetting the existing
“lower lantern” at the station entry
2) The Board was concerned that the effect
of the “lantern” elements were not fully
realized and should be expressed further
to create strong focal points and create a
strong architectural concept for the buildings
along Broadway. These lantern elements
should read as glassy boxes that have a
higher proportion of glazing to allow them
to better read as lit beacon elements [119,
131]. Resolution of this design element will
better reinforce the contemporary, shifting
and subtractive language shown at EDG at
the Broadway building corners, midblock,
2 RECOMMENDATION 2| VIEW LOOKING SE FROM E JOHN & BROADWAY existing “lower lantern” at the north station entry tall ground floors, and expressing the upper
setbacks and lanterns. (DC2-C & D; DC2-S-
recessed accent contrasting existing “lantern” V-iii) See also Building C.

RESPONSE:
The proposal for recommendation meeting
#2 is to clad the corner at level L02 with
the same material used as recessed accents
on Building A. This accent recess provides
a frame to the “northwest lantern” above
and contrasts with the existing “lantern” at
the station entry. This contrast is intended
as a means to not compete with the existing
glazing of the adjacent station entry.

1 2
BROADWAY

C A

E DENNY WAY

E JOHN ST
NAGLE PL

Bs Bn
10TH AVE E

1 RECOMMENDATION 2| PEDESTRIAN LEVEL VIEW LOOKING E FROM BROADWAY

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 22
RECOMMENDATION 2 |”LOWER SOUTHWEST LANTERN”| BUILDING A
2. A. MASSING & FORMS
PAGE 10 OF 26

2) The Board was concerned that the effect
of the “lantern” elements were not fully
realized and should be expressed further
to create strong focal points and create a
strong architectural concept for the buildings
along Broadway. These “lantern” elements
should read as glassy boxes that have a
higher proportion of glazing to allow them
to better read as lit beacon elements [119,
131]. Resolution of this design element will
better reinforce the contemporary, shifting
WALL ASSEMBLY PER PLAN
and subtractive language shown at EDG at
the Broadway building corners, midblock,
2 RECOMMENDATION 2| VIEW LOOKING E FROM BROADWAY
WRB tall ground floors, and expressing the upper
PAINTED METAL FURRING setbacks and “lanterns.” (DC2-C & D; DC2-
A - L 03
366' - 8"
S-V-iii) See also Building C.
1/4"

CONCRETE SLAB PER STRUC. 23' - 9 1/4"

R-10 (1 1/2") RIGID PLOLYISO CURTAIN WALL RESPONSE:
INSULATION 4' - 9 3/8" 4' - 9 3/8" 4' - 9 3/8" 4' - 9 3/8"
Corner unit living and dining area above the
1' - 10"

EXTERIOR CLADDING PER
ELEVATIONS south retail has been detailed to the left. For
2" the location of the section, please see partial
HSS MEMBER PER STRUC.
CANOPY BELOW
plan provided.
OPERABLE WINDOW
BREAK METAL THROUGH FLASHING FACE OF BUILDING ABOVE
HEAD TRANSOM PER MANUF.
2' - 9 1/4"

ROLLER SHADE
(top down roller shade option
for additional privacy)

VERTICAL MULLION PER MANUF.
1"
FLOOR FINISH AS SCHEDULED
CURTAIN WALL
13' - 6 1/2"

BRAKE METAL SILL 3 3/4"

VISION GLAZING
3 1/4"

A - L 02
357' - 2"
HORIZ. MULLION PER MANUF.
ANCHOR SUPPORT TO CONCRETE
SLAB, PER STRUC.
2' - 1 1/4"

CONCRETE SLAB PER STRUC.
1
OPERABLE WINDOW
PAINTED BRAKE METAL BACKPAN
FACE OF BUILDING ABOVE BROADWAY
PER MANUF. 4' - 1 5/8"
METAL STUD FRAMING PER C A
STRUCTURAL
1 RECOMMENDATION 2| LIVING AND DINING ROOM PLAN

E DENNY WAY

E JOHN ST
NAGLE PL

REINFORCED BOTTOM MEMBER, PER AT LEVEL 02 LANTERN Bs Bn
STRUCTURAL / MANUFACTURER
BREAK METAL FLASHING 10TH AVE E

PAINTED METAL FURRING
SOFFIT, FINISH AS SCHEDULED

3 RECOMMENDATION 2| SECTION DETAIL AT LANTERN (NOTE: ALL DETAILS TO BE USED FOR DESIGN CONCEPT ONLY)
gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 23
RECOMMENDATION 1 | RENDERINGS | BUILDING A

2. A. MASSING & FORMS
PAGE 10 OF 26

2) The Board was concerned that the effect
of the “lantern” elements were not fully
realized and should be expressed further
to create strong focal points and create a
strong architectural concept for the buildings
along Broadway. These “lantern” elements
should read as glassy boxes that have a
higher proportion of glazing to allow them
to better read as lit beacon elements [119,
131]. Resolution of this design element will
better reinforce the contemporary, shifting
and subtractive language shown at EDG at
the Broadway building corners, midblock,
tall ground floors, and expressing the upper
setbacks and “lanterns.” (DC2-C & D; DC2-
S-V-iii) See also Building C.

RESPONSE:
Image to the left is the corner level L02 unit
as proposed at Recommendation meeting
#1. The balcony and residential windows as
shown were viewed by the board as being
too residential in quality rather than a glassy
“lantern” expression used as an architectural
concept as described above at EDG.

Please see the following page for
Recommendation meeting #2’s response.

1 RECOMMENDATION 1 | PEDESTRIAN VIEW LOOKING NE FROM E DENNY WAY
1 BROADWAY

C A

E DENNY WAY

E JOHN ST
NAGLE PL

Bs Bn
10TH AVE E

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 24
RECOMMENDATION 2 | “LOWER SOUTHWEST LANTERN” | BUILDING A

2. A. MASSING & FORMS
PAGE 10 OF 26

2) The Board was concerned that the effect
of the “lantern” elements were not fully
realized and should be expressed further
to create strong focal points and create a
strong architectural concept for the buildings
along Broadway. These “lantern” elements
should read as glassy boxes that have a
higher proportion of glazing to allow them
to better read as lit beacon elements [119,
131]. Resolution of this design element will
better reinforce the contemporary, shifting
and subtractive language shown at EDG at
the Broadway building corners, midblock,
tall ground floors, and expressing the upper
setbacks and “lanterns.” (DC2-C & D; DC2-
S-V-iii) See also Building C.

RESPONSE:
The corner level L02 unit living and dining
area above the south retail detailed as a
glassy “lantern.” Setback above the canopy
suggests a relationship to the glazing on the
street, while the bay of the glass box to the
south projects out to the face of the building,
reinforcing the entry at the corner retail at
the street.

1 RECOMMENDATION 2 | PEDESTRIAN VIEW LOOKING NE FROM E DENNY WAY
1 BROADWAY

C A

E DENNY WAY

E JOHN ST
NAGLE PL

Bs Bn
10TH AVE E

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 25
RECOMMENDATION 1 | RENDERINGS | BUILDING A

2. A. MASSING & FORM
PAGE 10 OF 26

3) At the EDG, the Board noted the selective
and legible use of color. While the Board was
supportive of the use of color as an accent,
they agreed that the number of different
accent colors and materials appears overly
busy and should be reduced (DC2-S-I)

RESPONSE:

To the left is the design proposed at
Recommendation meeting #1.

Please see following page for
Recommendation meeting #2 proposal.

1 RECOMMENDATION 1 | VIEW LOOKING NE FROM BROADWAY AVE & E DENNY WAY
1
BROADWAY

C A

E DENNY WAY

E JOHN ST
NAGLE PL

Bs Bn
10TH AVE E

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 26
RECOMMENDATION 2 | RENDERINGS | BUILDING A

2. A. MASSING & FORM
PAGE 10 OF 26

3) At the EDG, the Board noted the selective
and legible use of color. While the Board was
supportive of the use of color as an accent,
they agreed that the number of different
accent colors and materials appears overly
busy and should be reduced (DC2-S-I)

RESPONSE:
Previously (4) wood decor phenolic panels
were used as accents. This has been
reduced to (2), along with the high-gloss
red in the pass-through. One accent is being
used for the ground level south retail to
relate to BS across the plaza and a second
on the upper level recesses.

Please see materials pages for additional
information.

1 RECOMMENDATION 2 | VIEW LOOKING NE FROM BROADWAY AVE & E DENNY WAY
1
BROADWAY

C A

E DENNY WAY

E JOHN ST
NAGLE PL

Bs Bn
10TH AVE E

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 27
RECOMMENDATION 1 | MATERIALS AND COLOR PALETTE BUILDING A

12

11 C 6

3 D 3 D

11 C 4 A

7
2

1

3 D 3 C 3 C
3 C

5 5
8

12

11 B 9 9 11 A
9

1 RECOMMENDATION 1 | PEDESTRIAN VIEW LOOKING EAST FROM BROADWAY

Pre-engineered metal
1 Rain screen cladding 2 Rain screen cladding A B
A 3
Rain screen cladding system - 10mm thk;
A Rain screen cladding system - 10mm thk; 5
system - 8mm thk; system - 10mm thk; phenolic panels; matte finish; exposed fasteners 4 through colored cement composite panels;
balcony with glazed
to match; multiple panel decors as follows: guardrails; frame
through colored cement through colored cement high gloss finish; exposed fasteners; color ‘clear’
composite panels; composite panels with A natural wood décor pattern ‘raw umber’ or similar colors as follows:
matte finish; panel vertical grooved embossed C D natural wood décor pattern ‘burnt umber’ or similar
B A ‘mars red’ or similar
color “white;” exposed surface; matte finish; panel
fasteners to match color ‘gray C natural wood décor pattern ‘raw sienna or similar
D natural wood décor pattern ‘burnt sienna’ or similar

Guardrail System - Exposed Cast-In- Metal-Framed Trellis -
6 7
Vinyl Window System Canopy Frame - metal channel; 9 10
metal frame; glazed; -white frame 8 color ‘dark bronze;’
Place Concrete color ‘clear’ to match
color; ‘clear’ composite metal
panels on building C,
Canopy soffit - 10mm thk;
please see p.77
phenolic panel; color ‘burnt
umber - see material 3B
1
BROADWAY

C A

Storefront glazing system:

E DENNY WAY
Canopy Frame -

E JOHN ST
11 mullion colors as follows:
12 Rain screen cladding 13 NAGLE PL
system – 5/16” thk panited metal color
A south retail, building A – ‘dark bronze’ cement panels; ‘white’ Bs Bn
matte finish; paint
B north retail , building A – ‘clear’ 10TH AVE E
‘Tricorn black’ or Canopy soffit -
C ground level retail, Building C; upper level glazing similar perforated painted
system – ‘light satin’ metal to match frame

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 28
RECOMMENDATION 2 | MATERIALS AND COLOR PALETTE BUILDING A

12

14 6

3 C 3 C

14 4 A

7
2

1

3 C 14
3 C
5 5
8

13

11 B 9 9 11 A
9

1 RECOMMENDATION 2 | PEDESTRIAN VIEW LOOKING EAST FROM BROADWAY

Pre-engineered metal
1 Rain screen cladding 2 Rain screen cladding A B
A 3
Rain screen cladding system - 10mm thk;
A Rain screen cladding system - 10mm thk; 5
system - 8mm thk; system - 10mm thk; phenolic panels; matte finish; exposed fasteners 4 through colored cement composite panels;
balcony with glazed
to match; multiple panel decors as follows: guardrails; frame
through colored cement through colored cement high gloss finish; exposed fasteners; color ‘clear’
composite panels; composite panels with A natural wood décor pattern ‘raw umber’ or similar colors as follows:
matte finish; panel vertical grooved embossed C D natural wood décor pattern ‘burnt umber’ or similar
B A ‘mars red’ or similar
color “white;” exposed surface; matte finish; panel
fasteners to match color ‘gray C natural wood décor pattern ‘raw sienna or similar
D natural wood décor pattern ‘burnt sienna’ or similar

Guardrail System - Exposed Cast-In- Metal-Framed Trellis -
6 7
Vinyl Window System Canopy Frame - metal channel; 9 10
metal frame; glazed; -white frame 8 color ‘dark bronze;’
Place Concrete color ‘clear’ to match
color; ‘clear’ composite metal
panels on building C,
Canopy soffit - 10mm thk;
please see p.77
phenolic panel; color ‘burnt
umber - see material 3B
1
BROADWAY

C A

Storefront glazing system:

E DENNY WAY
Canopy Frame - 14 Curtain wall glazing

E JOHN ST
11 mullion colors as follows:
12 Rain screen cladding 13 NAGLE PL
system – 5/16” thk panited metal color system
A south retail, building A – ‘dark bronze’ cement panels; ‘white’ mullion color - ‘light satin’ Bs Bn
matte finish; paint vision glass - ‘Guardian
B north retail , building A – ‘clear’ 10TH AVE E
‘Tricorn black’ or Canopy soffit - AG 50’ (or similar) - 30%
C ground level retail, Building C; upper level glazing similar perforated painted reflectance outside;
system – ‘light satin’ metal to match frame ‘light silver’ color on #2

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 29
RECOMMENDATION 1 | RENDERINGS | BUILDING A

10

12­

6

3 A
1
7

2
11 C

4 A

3 C 7
5 5 3 C
9
8
8
11 A 11 B
3 B

11 A 9

1 RECOMMENDATION 1 | PEDESTRIAN VIEW LOOKING NW FROM CAL ANDERSON PARK TO PLAZA
Pre-engineered metal
1 Rain screen cladding 2 Rain screen cladding A B
A 3
Rain screen cladding system - 10mm thk;
A Rain screen cladding system - 10mm thk; 5
system - 8mm thk; system - 10mm thk; phenolic panels; matte finish; exposed fasteners 4 through colored cement composite panels;
balcony with glazed
to match; multiple panel decors as follows: guardrails; frame
through colored cement through colored cement high gloss finish; exposed fasteners; color ‘clear’
composite panels; composite panels with A natural wood décor pattern ‘raw umber’ or similar colors as follows:
matte finish; panel vertical grooved embossed C D natural wood décor pattern ‘burnt umber’ or similar
B A ‘mars red’ or similar
color “white;” exposed surface; matte finish; panel
fasteners to match color ‘gray C natural wood décor pattern ‘raw sienna or similar
D natural wood décor pattern ‘burnt sienna’ or similar

Guardrail System - Exposed Cast-In- Metal-Framed Trellis -
6 7
Vinyl Window System Canopy Frame - metal channel; 9 10
metal frame; glazed; -white frame 8 color ‘dark bronze;’
Place Concrete color ‘clear’ to match
color; ‘clear’ composite metal
panels on building C,
Canopy soffit - 10mm thk;
please see p.77
phenolic panel; color ‘burnt
umber - see material 3B
BROADWAY

C A

Storefront glazing system:

E DENNY WAY
Canopy Frame -

E JOHN ST
11 mullion colors as follows:
12 Rain screen cladding 13 NAGLE PL
system – 5/16” thk panited metal color 1
A south retail, building A – ‘dark bronze’ cement panels; ‘white’ Bs Bn
matte finish; paint
B north retail , building A – ‘clear’ 10TH AVE E
‘Tricorn black’ or Canopy soffit -
C ground level retail, Building C; upper level glazing similar perforated painted
system – ‘light satin’ metal to match frame

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 30
RECOMMENDATION 2 | RENDERINGS | BUILDING A

10

12

6

3 C
1

7
4 A
2

7
3 C
3 C 5
8

8 9 3 B

11 A 11 A 11 B

1 RECOMMENDATION 2 | PEDESTRIAN VIEW LOOKING NW FROM CAL ANDERSON PARK TO PLAZA
Pre-engineered metal
1 Rain screen cladding 2 Rain screen cladding A B
A 3
Rain screen cladding system - 10mm thk;
A Rain screen cladding system - 10mm thk; 5
system - 8mm thk; system - 10mm thk; phenolic panels; matte finish; exposed fasteners 4 through colored cement composite panels;
balcony with glazed
to match; multiple panel decors as follows: guardrails; frame
through colored cement through colored cement high gloss finish; exposed fasteners; color ‘clear’
composite panels; composite panels with A natural wood décor pattern ‘raw umber’ or similar colors as follows:
matte finish; panel vertical grooved embossed C D natural wood décor pattern ‘burnt umber’ or similar
B A ‘mars red’ or similar
color “white;” exposed surface; matte finish; panel
fasteners to match color ‘gray C natural wood décor pattern ‘raw sienna or similar
D natural wood décor pattern ‘burnt sienna’ or similar

Guardrail System - Exposed Cast-In- Metal-Framed Trellis -
6 7
Vinyl Window System Canopy Frame - metal channel; 9 10
metal frame; glazed; -white frame 8 color ‘dark bronze;’
Place Concrete color ‘clear’ to match
color; ‘clear’ composite metal
panels on building C,
Canopy soffit - 10mm thk;
please see p.77
phenolic panel; color ‘burnt
umber - see material 3B
BROADWAY

C A

Storefront glazing system:

E DENNY WAY
Canopy Frame - 14 Curtain wall glazing

E JOHN ST
11 mullion colors as follows:
12 Rain screen cladding 13 NAGLE PL
system – 5/16” thk panited metal color system 1
A south retail, building A – ‘dark bronze’ cement panels; ‘white’ mullion color - ‘light satin’ Bs Bn
matte finish; paint vision glass - ‘Guardian
B north retail , building A – ‘clear’ 10TH AVE E
‘Tricorn black’ or Canopy soffit - AG 50’ (or similar) - 30%
C ground level retail, Building C; upper level glazing similar perforated painted reflectance outside;
system – ‘light satin’ metal to match frame ‘light silver’ color on #2

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 31
THIS PAGE INTENTIONALLY LEFT BLANK

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 32
BUILDING C

• “LANTERN” EXPRESSION

• ACCENT COLORS

• STREET LEVEL USE | BROADWAY AVE EXPERIENCE

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 33
RECOMMENDATION 1 | AXONOMETRIC | BUILDING C

K
ON PAR
ERS
AND
CAL

Bs
C
Bn

A

ED
EN
NY
WA
N

Y
Y
A DWA
BRO
EJ
OH
NS
T

2 RECOMMENDATION 1 | ISOMETRIC SITE VIEW LOOKING EAST

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership N capitol hill TOD | second design recommendation meeting | 11 october 2017 34
RECOMMENDATION 2 | AXONOMETRIC | BUILDING C
“lower southeast lantern” at level L02 stairwell -
see p. 41 2. D. MASSING & FORMS
“upper southeast lantern” at the common PAGE 7 OF 18
amenity room - see p. 41
2) The Board was concerned that the effect
of the “lantern” elements were not fully
PA RK realized and should be expressed further
SON
ER to create strong focal points and create
AND a strong architectural concept for the
CAL buildings along Broadway. These lantern
elements should read as glassy boxes that
have a higher proportion of glazing to allow
them to better read as lit beacon elements.
Specifically, the cap/parapet proportion is
too heavy and should appear lighter and
glassier. Resolution of this design element

C
will better reinforce the contemporary,
shifting and subtractive language shown
at EDG at the Broadway building corners,
midblock, tall ground floors, and expressing
the upper setbacks and lanterns [119, 131].
(DC2-C & D; DC2-S-V-iii) See also Building
A.

RESPONSE:

Like Building A, Building C per the board’s
direction above, has increaed the expres-
AY sion of lantern like elements in three loca-
ED

D W
BR OA tions, one at the intersection of E Denny and
EN

Broadway and two on Nagle Place opposite
NY

from Cal Anderson Park
N
WA
Y

“upper northwest lantern” at level L07 residential
unit. see additional information on p. 21.

1 RECOMMENDATION 2 | ISOMETRIC SITE VIEW LOOKING EAST

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 35
RECOMMENDATION 2 | WEST ELEVATION | BUILDING C

PROPERTY LINE

PROPERTY LINE
2. D. MASSING & FORMS
PAGE 7 OF 18

2' - 11 1/2"
C - MAX BLDG HT C - MAX BLDG HT
413' - 10 1/2" 413' - 10 1/2"
C - R01 C - R01
410' - 11 1/8" 410' - 11 1/8" 2) The Board was concerned that the effect

9' - 7" 9' - 10 3/8"9' - 10 3/8"9' - 10 3/8"9' - 10 3/8" 10' - 9 5/8"
C - L07 C - L07
of the “lantern” elements were not fully
400' - 1 1/2" 400' - 1 1/2" realized and should be expressed further
C - L06
390' - 3 1/8"
to create strong focal points and create
C - L05
a strong architectural concept for the
380' - 4 3/4" buildings along Broadway. These lantern
C - L04 elements should read as glassy boxes that
FIRE TRUCK ACCESS

370' - 6 3/8"
have a higher proportion of glazing to allow
75' - 0"

C - L03
360' - 8" them to better read as lit beacon elements.
E DENNY WAY

Specifically, the cap/parapet proportion is

PARKING LOT
C - L02
351' - 1"

EXISTING
too heavy and should appear lighter and

13' - 1"
C - L01B
338' - 0" glassier. Resolution of this design element

1' - 0"9' - 0" 3' - 0"
C - L01A
C - GRADE PLANE 335.00'
335.00'
335' - 0" will better reinforce the contemporary,
328' - 10 1/2" C - P01B
Low Point @ NAGLE PL 326' - 0" shifting and subtractive language shown
325' - 1 1/2" (325.12')
Top of Ped Tunnel Slab
C - P01A
325' - 0" at EDG at the Broadway building corners,
Top of Ped Tunnel Slab
322' - 0" (322.00')
322' - 0" (322.00') midblock, tall ground floors, and expressing
2 RECOMMENDATION 1 | WEST ELEVATION
the upper setbacks and lanterns [119, 131].
(DC2-C & D; DC2-S-V-iii) See also Building
A.
PROPERTY LINE

PROPERTY LINE
required setback on levels l06-l07
setback wrapping the corner RESPONSE:
An “amplified” expression of a “lantern”

2' - 11 1/2"
C - MAX BLDG HT C - MAX BLDG HT
413' - 10 1/2" 413' - 10 1/2" element is proposed at the intersection of
C - R01 C - R01
410' - 11" 410' - 11" E Denny and Broadway at level L07. A

9' - 7" 9' - 10 3/8"9' - 10 3/8"9' - 10 3/8"9' - 10 3/8" 10' - 9 1/2"
C - L07 C - L07
required setback on E Denny on levels
400' - 1 1/2" 400' - 1 1/2"
L06-L07 is wrapped around to the Broadway
C - L06
390' - 3 1/8"
facade with anodized metal panels, similar to
C - L05
those on Nagle Place.
380' - 4 3/4"

C - L04
FIRE TRUCK ACCESS

370' - 6 3/8"
75' - 0"

C - L03
360' - 8"
E DENNY WAY

PARKING LOT
C - L02
351' - 1"
EXISTING
15' - 8"

C - L01B
339'
C -- 1L01A
1/2"
C - GRADE PLANE 335.42' 335' - 5"
1' - 6"8' - 11"

328' - 10 143/256" 335.42' C - P01B
Low Point @ NAGLE PL 326' - 6"
325' - 1 113/256" (325.12') C - P01A
Top of Ped Tunnel Slab 325' - 0"
322' - 0" (322.00') Top of Ped Tunnel Slab
322' - 0" (322.00')

1 RECOMMENDATION 2 | WEST ELEVATION

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 36
RECOMMENDATION 2 | EAST ELEVATION | BUILDING C
2. D. MASSING & FORMS

COVENANT LINE
PROPERTY LINE

PROPERTY LINE
PAGE 7 OF 18

3) The Board noted that the east elevation

2' - 11 1/2"
C - MAX BLDG HT that serves as a visible backdrop to the
4' - 0" 413' - 10 1/2"
C - MAX BLDG HT
413' - 10 1/2" C - R01 headhouse should be treated similarly to
410' - 11 1/8"
the west elevation in terms of visual interest

9' - 7" 9' - 10 3/8"9' - 10 3/8"9' - 10 3/8"9' - 10 3/8" 10' - 9 5/8"
C - L07 and modulation. (DC2-S-I)

1' - 6"
400' - 1 1/2"

C - L06 5) The Board supported the lantern-amenity
390' - 3 1/8"
room at the roof provided the lantern
C - L05
380' - 4 3/4" qualities are emphasized per the guidance
C - L04 above. (DC2-S-IV-i)
FIRE TRUCK ACCESS

370' - 6 3/8"
75' - 0"

C - L03
360' - 8" RESPONSE:

E DENNY WAY
An “amplified” expression of a “lantern”
PARKING LOT

C - L02
351' - 1"
element is proposed at the level L07
EXISTING

13' - 1"
C - L01B

335.00'
338' - 0" common amenity on Nagle Place.

10' - 0" 3' - 0"
C - L01A
C - GRADE PLANE 335' - 0"
328' - 10 1/2"
Low Point @ NAGLE PL 325.00' C - P01B
326' - 0"
325' - 1 1/2" (325.12')
Top of Ped Tunnel Slab
326.00' STORE FRONT GARAGE EXHAUST
Top of Ped Tunnel Slab
322' - 0" (322.00') C - P01A White accent panels with a high gloss
GLAZING LOUVER 325' - 0"
322' - 0" (322.00')
PLANTER TRANSFORMER STORE FRONT GLAZING reflective finish have been added to the east
EXHAUST LOUVER RES BIKE STORAGE GLAZING elevation between the amenity “lantern”
RECOMMENDATION 1 | EAST ELEVATION
and the bay at the north facade. An“A-B-A”
pattern to these accent panels matches the
COVENANT LINE
PROPERTY LINE

PROPERTY LINE
west elevation on Broadway. The cladding
on the bay at the north end replaces the
through colored white concrete panels with

2' - 11 1/2"
C - MAX BLDG HT
the same anodized aluminium cladding
4' - 0"

C - MAX BLDG HT 413' - 10 1/2"
413' - 10 1/2" C - R01
410' - 11" proposed for the amenity “lantern.”

9' - 7" 9' - 10 3/8"9' - 10 3/8"9' - 10 3/8"9' - 10 3/8" 10' - 9 1/2"
C - L07
The light blue (“pool”) accent panel on

1' - 6"
400' - 1 1/2"

C - L06
390' - 3 1/8"
the southwest portion of the facade on
C - L05
Broadway has also been replaced with the
380' - 4 3/4" anodized aluminium panel system to match
C - L04 the amenity lantern on the east. See west
FIRE TRUCK ACCESS

370' - 6 3/8"
elevation on p. 36.
75' - 0"

C - L03
E DENNY WAY 360' - 8"
PARKING LOT

C - L02
351' - 1"
EXISTING

15' - 8"

C - L01B
339'
C -- 1L01A
1/2"
C - GRADE PLANE 335' - 5"
10' - 5"

328' - 10 143/256"
Low Point @ NAGLE PL 325.00' C - P01B
325' - 1 113/256" (325.12') 326' - 6"
326.50' Top of Ped Tunnel Slab
STORE FRONT GARAGE EXHAUST 322' - 0" (322.00') C - P01A
Top of Ped Tunnel Slab
GLAZING LOUVER 325' - 0"
322' - 0" (322.00')
PLANTER TRANSFORMER STORE FRONT GLAZING
EXHAUST LOUVER RES BIKE STORAGE GLAZING

RECOMMENDATION 2 | EAST ELEVATION

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 37
RECOMMENDATION 1 | RENDERINGS | BUILDING C

2. D. MASSING & FORMS
PAGE 12 OF 26

2) The Board was concerned that the effect
of the “lantern” elements were not fully
realized and should be expressed further
to create strong focal points and create
a strong architectural concept for the
buildings along Broadway. These lantern
elements should read as glassy boxes that
have a higher proportion of glazing to allow
them to better read as lit beacon elements.
Specifically, the cap/parapet proportion is
too heavy and should appear lighter and
glassier. Resolution of this design element
will better reinforce the contemporary,
shifting and subtractive language shown
at EDG at the Broadway building corners,
midblock, tall ground floors, and expressing
the upper setbacks and lanterns [199, 131].
(DC2-C & D; DC2-S-V-iii) See also Building
A.

RESPONSE:
On the left, the proposal presented at the
first recommendation meeting. See opposite
page for response to the Board’s direction
as described above.

1 BROADWAY

C A
1 RECOMMENDATION 1 | VIEW LOOKING SW FROM E DENNY WAY

E DENNY WAY

E JOHN ST
NAGLE PL

Bs Bn
10TH AVE E

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 38
RECOMMENDATION 2 | RENDERINGS | BUILDING C

2. D. MASSING & FORMS
PAGE 12 OF 26

2) The Board was concerned that the effect
of the “lantern” elements were not fully
realized and should be expressed further
AREA OF LANTERN ABOVE to create strong focal points and create
a strong architectural concept for the
buildings along Broadway. These lantern
elements should read as glassy boxes that
have a higher proportion of glazing to allow
them to better read as lit beacon elements.
Specifically, the cap/parapet proportion is
too heavy and should appear lighter and
glassier. Resolution of this design element
will better reinforce the contemporary,
shifting and subtractive language shown
at EDG at the Broadway building corners,
midblock, tall ground floors, and expressing
the upper setbacks and lanterns [199, 131].
2 RECOMMENDATION 2 | PLAN AT “LANTERN” ON BROADWAY
(DC2-C & D; DC2-S-V-iii) See also Building
A.

RESPONSE:
Similar to Building A, a curtain wall “upper
northwest lantern” element is proposed.
Due to the massing, rather than setting the
“lantern” back from the face of the facade,
as proposed on Building A, the lantern at
the corner of E Denny and Broadway Ave is
projected outward to align with the face of
the building’s facade below with a recess
wrapping around it. This creates a distinct,
but similar lantern on Building C.

1 BROADWAY

1 RECOMMENDATION 2 | VIEW LOOKING SW FROM E DENNY WAY C A

E DENNY WAY

E JOHN ST
NAGLE PL

Bs Bn
10TH AVE E

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 39
RECOMMENDATION 2 | NW UPPER LANTERN DETAILS | BUILDING C

2. D. MASSING & FORMS
CONT STEEL PLATE PER STRUC.
CW HEAD CAP

HEAD TRANSOM PER MANUF.
PAGE 12 OF 26
LINEAR LED STRIP FIXTURE

2) The Board was concerned that the effect

4' - 0"
of the “lantern” elements were not fully
GREEN ROOF PER
realized and should be expressed further
LANDSCAPE ARCH.
to create strong focal points and create
C - MAX BLDG HT
413' - 10 1/2" a strong architectural concept for the
buildings along Broadway. These lantern
elements should read as glassy boxes that
PAINTED BRAKE METAL
have a higher proportion of glazing to allow
BACKPAN them to better read as lit beacon elements.
TJI PER STRUC.
Specifically, the cap/parapet proportion is
PSL PER STRUC.
VERTICAL MULLION
too heavy and should appear lighter and
PER MANUF. glassier. Resolution of this design element
VISION GLAZING
will better reinforce the contemporary,
ROLLER SHADE shifting and subtractive language shown
2 1/2" at EDG at the Broadway building corners,
C - R01
410' - 11"
midblock, tall ground floors, and expressing
the upper setbacks and lanterns [199, 131].
(DC2-C & D; DC2-S-V-iii) See also Building
HORIZ. SSG MULLION
PER MANUF. A.
VISION GLAZING

RESPONSE:
The level L07 “lantern” element at the
4 3/4"
FLOOR FINISH AS SCHEDULED common amenity room and the “lantern”
1" BRAKE METAL SILL
at the stairwell on Nagle Place have been
HORIZ. MULLION PER MANUF.
“amplified.”
PAINTED BRAKE METAL
BACKPAN PER MANUF.
Please see images and detailing to the left
for further description. Upper red section
C - L07 marker indicates location of detail. For
400' - 1 1/2"
detailing of lower “lantern” at stairwell and
PSL PER STRUC.
ANCHOR SUPPORT TO WOOD
level L02 unit please see detail section #1
JOITS, PER STRUC. on p. 41.

1' - 6 1/4"
2 RECOMMENDATION 2 | PEDESTRIAN VIEW LOOKING WEST FROM CAL
TJI PER STRUCTURAL

REINFORCED BOTTOM MEMBER,
PER STRUC. / MANUF.

BREAK METAL FLASHING
SOFFIT, FINISH AS
SCHEDULED
1 RECOMMENDATION 2 | DETAIL AT LEVEL 07 “UPPER LANTERN
ELEMENT” ON NAGLE PLACE
(NOTE: ALL DETAILS TO BE USED FOR DESIGN CONCEPT ONLY)

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 40
ROOFING OVER RIGID INSUL
HSS POST

CW HEAD CAP
RECOMMENDATION 2 | DETAILS | BUILDING C
SCHEDULED WINDOW
CONT STEEL PLATE
CONT STEEL PLATE PER STRUC.
LINEAR LED
2" STRIP FIXTURE CW HEAD CAP
2. D. MASSING & FORMS

1' - 10 1/4"
PAINTED BRAKE ADHERED AIR/WATER
METAL BACKPAN BARRIER PER WP PAGE 7OF 18
PSL PER STRUC BLOCKING PER STRUC.

3' - 6 1/2"
TJI PER STRUC
VISION GLAZING HEAD TRANSOM PER 5) The Board supported the lantern-amenity
MANUF.
room at the roof provided the lantern

1' - 4 3/4"
ROLLER SHADE
LINEAR LED STRIP
FIXTURE
qualities are emphasized per the guidance
above (recommendation #2 under section
C - L03
360' - 8"
2D. (DC2-S-IV-i)
VERTICAL MULLION PER CONCRETE SLAB PER STRUC.
A - MAX BLDG HT
MANUF.
HSS POST PER STRUC.
419' - 5 1/2"
VERTICAL MULLION
RESPONSE:
HSS POST BEYOND PER MANUF.
FLOOR FINISH AS

14' - 9 1/4"
SCHEDULED
BRAKE METAL SILL
PAINTED BRAKE METAL
BACKPAN Both details are similar to those on Building
HORIZ. MULLION PER VISION GLAZING A. Lighting and shadow box concepts offer
MANUF.

400'
C - L07
- 1 1/2"
ROLLER SHADE a consistency between structures, while the
HORI. SSG MULLION
PER MANUF.
PSL PER STRUC.
cantilevered expression on building C adds
FLOOR FINISH AS SCHEDULED
ANCHOR SUPPORT TO BRAKE METAL SILL
subtle variety to that of Building A where the
WOOD JOITS, PER STRUC.
lanterns are set-in from the facade.
C - L02
TJI PER STRUCTURAL 351' - 1"
HORIZ. MULLION PER MANUF.
7"
ANCHOR SUPPORT TO
PAINTED BRAKE
BRAKE METAL METAL
SILL CONCRETE SLAB, PER STRUCT.

1' - 6 1/4"
1/2"
BACKPAN PER MANUF.
CONCRETE SLAB PER STRUC.
RIGID INSULATION
1' - 3 1/2"

1/2"
PAINTED BRAKE METAL
BACKPAN PER MANUF.
REINFORCED BOTTOM
MEMBER, PER STRUC. /
MANUF. HORIZ. SSG MULLION PER
A - L 07 MANUF.
BREAK METAL FLASHING 406' - 10 1/2" CEILING, FINISH AS
SOFFIT, FINISH AS SCHEDULED
SCHEDULED

FLOOR FINISH AS
SCHEDULED
WINDOW AS SCHEDULED BRAKE METAL SILL

GREEN ROOF PER C - L01B
LANDSCAPE ARCH 339' - 1 1/2"

PREFINISHED METAL HORIZ. MULLION PER MANUF.
COPING
RIGID INSULATION
EXTERIOR CLADDING PER

1' - 10 1/2"
CONCRETE SLAB PER STRUCT.
ELEVATIONS

PAINTED BRAKE METAL
BACKPAN PER MANUF.
ANCHOR SUPPORT TO CONCRETE
SLAB, PER STRUCT.
C - L06
390' - 3 1/8" REINFORCED BOTTOM MEMBER,
PER STRUC. / MANUF.
BREAK METAL FLASHING
BROADWAY

FINISH AS SCHEDULUED
C A
STOREFRONT SYSTEM

E DENNY WAY

E JOHN ST
NAGLE PL

1 RECOMMENDATION 2 | DETAIL AT LEVEL 02 “LANTERN ELEMENT” ON NAGLE PLACE 1 Bs Bn
(NOTE: ALL DETAILS TO BE USED FOR DESIGN CONCEPT ONLY) 10TH AVE E

2 RECOMMENDATION 2 | DETAIL AT LEVEL 07 “NORTHWEST
LANTERN ELEMENT” ON BROADWAY AVE
(NOTE: ALL DETAILS TO BE USED FOR DESIGN CONCEPT ONLY)

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 41
RECOMMENDATION 1 | MATERIALS AND COLOR PALETTE BUILDING C
14

11 C 12
6

11 C
7
7

14 4 D

1 1

4 D

9
6
11 C

9 11 C

1 RECOMMENDATION 1 | PEDESTRIAN VIEW LOOKING WEST FROM CAL ANDERSON PARK

Rain screen cladding 2
1 Not used. Rain screen cladding system - 10mm thk; 5 Pre-engineered metal
6 Guardrail System -
system - 8mm thk; B C 4 through colored cement composite panels; balcony with glazed metal frame; glazed;
through colored cement guardrails; frame color; ‘clear’
composite panels; 3 Not used. high gloss finish; exposed fasteners;
color ‘clear’
matte finish; panel colors as follows:
color “white;” exposed D E F D ‘white’ or similar
fasteners to match C
B ‘pool’ or similar F
E ‘yellow’ or similar
‘blue’ or similar ‘carbon gray’ or similar
Vinyl Window System Exposed Cast-In- Storefront glazing system:
7 -white frame 8 Not used. 9 10 Not used. 11 12 Rain screen cladding
Place Concrete mullion colors as follows: system – 5/16” thk
A south retail, building A – ‘dark bronze’ cement panels;
matte finish; paint
B north retail , building A – ‘clear’
‘Tricorn black’ or
C ground level retail, Building C; upper similar
level glazing system – ‘light satin’

Architectural Metal BROADWAY

13 Canopy Frame - 14 Wall Panels 15 Perforated Metal Wall
panited metal color Panels C A
‘white’ -anodized aluminum -anodized aluminum;

E DENNY WAY

E JOHN ST
min 50% open NAGLE PL
Canopy soffit -
2 Bs Bn
perforated painted
metal to match frame 10TH AVE E

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 42
RECOMMENDATION 2 | MATERIALS AND COLOR PALETTE BUILDING C

2. D. MASSING & FORMS
16 PAGE 12 OF 26

6 12 3) The Board noted that the east elevation
that serves as a visible backdrop to the
headhouse should be treated similarly to the
west elevation in terms of visual interest and
modulation. (DC2-S-I)
4) At the EDG, the Board noted the selective
7
7 and legible use of color. While the Board was
1 supportive of the use of color as an accent,
14
they agreed that the number of different
4 D
accent colors and materials appears overly
14
busy and should be reduced. (DC2-S-I) See
also Building A.

RESPONSE:
• polished phenolic accent panels added
matching west facade
9 16 • north bay has been changed to
architectural metal wall panels; reflective
6
anodize aluminium finish matching
“lantern” on Nagle Place.
9 11 C

1 RECOMMENDATION 2 | PEDESTRIAN VIEW LOOKING WEST FROM CAL ANDERSON PARK

Rain screen cladding 2
1 Not used. Rain screen cladding system - 10mm thk; 5 Pre-engineered metal
6 Guardrail System -
system - 8mm thk; B C 4 through colored cement composite panels; balcony with glazed metal frame; glazed;
through colored cement guardrails; frame color; ‘clear’
composite panels; 3 Not used. high gloss finish; exposed fasteners;
color ‘clear’
matte finish; panel colors as follows:
color “white;” exposed D E F D ‘white’ or similar
fasteners to match C
B ‘pool’ or similar F
E ‘yellow’ or similar
‘blue’ or similar ‘carbon gray’ or similar
Vinyl Window System Exposed Cast-In- Storefront glazing system:
7 -white frame 8 Not used. 9 10 Not used. 11 12 Rain screen cladding
Place Concrete mullion colors as follows: system – 5/16” thk
A south retail, building A – ‘dark bronze’ cement panels;
matte finish; paint
B north retail , building A – ‘clear’
‘Tricorn black’ or
C ground level retail, Building C; upper similar
level glazing system – ‘light satin’

Architectural Metal BROADWAY

13 Canopy Frame - 14 Wall Panels 15 Perforated Metal Wall
16 Curtain wall glazing system
panited metal color Panels mullion color - ‘light satin’ vision C A
‘white’ -anodized aluminum -anodized aluminum; glass - ‘Guardian AG 50’

E DENNY WAY

E JOHN ST
min 50% open (or similar) - 30% reflectance NAGLE PL
Canopy soffit - outside; ‘light silver’ color on #2
perforated painted surface on clear float glass Bs Bn
metal to match frame 1
10TH AVE E

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 43
RECOMMENDATION 1 | MATERIALS AND COLOR PALETTE | BUILDING C

11 C 4 E

4 D

1

1
7 4 D
1

4 E

13 1
13

11 C 11 C

9

1 RECOMMENDATION 1 | PEDESTRIAN VIEW LOOKING EAST FROM BROADWAY

Rain screen cladding 2
1 Not used. Rain screen cladding system - 10mm thk; 5 Pre-engineered metal
6 Guardrail System -
system - 8mm thk; B C 4 through colored cement composite panels; balcony with glazed metal frame; glazed;
through colored cement guardrails; frame color; ‘clear’
composite panels; 3 Not used. high gloss finish; exposed fasteners;
color ‘clear’
matte finish; panel colors as follows:
color “white;” exposed D E F D ‘white’ or similar
fasteners to match C
B ‘pool’ or similar F
E ‘yellow’ or similar
‘blue’ or similar ‘carbon gray’ or similar
Vinyl Window System Exposed Cast-In- Storefront glazing system:
7 -white frame 8 Not used. 9 10 Not used. 11 12 Rain screen cladding
Place Concrete mullion colors as follows: system – 5/16” thk
A south retail, building A – ‘dark bronze’ cement panels;
matte finish; paint
B north retail , building A – ‘clear’
‘Tricorn black’ or
C ground level retail, Building C; upper similar
level glazing system – ‘light satin’
1
BROADWAY
Architectural Metal
13 Canopy Frame - 14 Wall Panels 15 Perforated Metal Wall
C
panited metal color Panels A
‘white’ -anodized aluminum -anodized aluminum;

E DENNY WAY

E JOHN ST
min 50% open NAGLE PL

Canopy soffit -
perforated painted Bs Bn
metal to match frame 10TH AVE E

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 44
RECOMMENDATION 2 | MATERIALS AND COLOR PALETTE | BUILDING C

16

14

14
4 D

4 D

7
1
1
14

4 E

13
1
13 13
13
9
11 C 11 C
9

3 RECOMMENDATION 2 | PEDESTRIAN VIEW LOOKING EAST FROM BROADWAY
Rain screen cladding 2
1 Not used. Rain screen cladding system - 10mm thk; 5 Pre-engineered metal
6 Guardrail System -
system - 8mm thk; B C 4 through colored cement composite panels; balcony with glazed metal frame; glazed;
through colored cement guardrails; frame color; ‘clear’
composite panels; 3 Not used. high gloss finish; exposed fasteners;
color ‘clear’
matte finish; panel colors as follows:
color “white;” exposed D E F D ‘white’ or similar
fasteners to match C
B ‘pool’ or similar F
E ‘yellow’ or similar
‘blue’ or similar ‘carbon gray’ or similar
Vinyl Window System Exposed Cast-In- Storefront glazing system:
7 -white frame 8 Not used. 9 10 Not used. 11 12 Rain screen cladding
Place Concrete mullion colors as follows: system – 5/16” thk
A south retail, building A – ‘dark bronze’ cement panels;
matte finish; paint
B north retail , building A – ‘clear’
‘Tricorn black’ or
C ground level retail, Building C; upper similar
level glazing system – ‘light satin’
1
BROADWAY
Architectural Metal
13 Canopy Frame - 14 Wall Panels 15 Perforated Metal Wall
16 Curtain wall glazing system
C
panited metal color Panels mullion color - ‘light satin’ vision A
‘white’ -anodized aluminum -anodized aluminum; glass - ‘Guardian AG 50’

E DENNY WAY

E JOHN ST
min 50% open (or similar) - 30% reflectance NAGLE PL

Canopy soffit - outside; ‘light silver’ color on #2
perforated painted Bs Bn
surface on clear float glass
metal to match frame 10TH AVE E

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 45
RECOMMENDATION 1 | MATERIALS AND COLOR PALETTE | BUILDING C

11 C

12 1 11 C
14

11 C
4 C

6 4 D
7
4 F

7 A 1 7
14
1
6
4 D

4 E

11 C 9 11 C

1 RECOMMENDATION 1 | VIEW LOOKING SW FROM E DENNY WAY
Rain screen cladding 2
1 Not used. Rain screen cladding system - 10mm thk; 5 Pre-engineered metal
6 Guardrail System -
system - 8mm thk; B C 4 through colored cement composite panels; balcony with glazed metal frame; glazed;
through colored cement guardrails; frame color; ‘clear’
composite panels; 3 Not used. high gloss finish; exposed fasteners;
color ‘clear’
matte finish; panel colors as follows:
color “white;” exposed D E F D ‘white’ or similar
fasteners to match C
B ‘pool’ or similar F
E ‘yellow’ or similar
‘blue’ or similar ‘carbon gray’ or similar
Vinyl Window System Exposed Cast-In- Storefront glazing system:
7 -white frame 8 Not used. 9 10 Not used. 11 12 Rain screen cladding
Place Concrete mullion colors as follows: system – 5/16” thk
A south retail, building A – ‘dark bronze’ cement panels;
matte finish; paint
B north retail , building A – ‘clear’
‘Tricorn black’ or
C ground level retail, Building C; upper similar
level glazing system – ‘light satin’
BROADWAY

Architectural Metal
13 Canopy Frame - 14 Wall Panels 15 Perforated Metal Wall C A
panited metal color Panels
-anodized aluminum

E DENNY WAY
‘white’ -anodized aluminum;

E JOHN ST
NAGLE PL 1
min 50% open
Canopy soffit - Bs Bn
perforated painted
metal to match frame 10TH AVE E

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 46
RECOMMENDATION 2 | MATERIALS AND COLOR PALETTE | BUILDING C
2. D. MASSING & FORMS
PAGE 12 OF 26

4) At the EDG, the Board noted the selective
and legible use of color. While the Board was
supportive of the use of color as an accent,
they agreed that the number of different
14
12 14 16 accent colors and materials appears overly
busy and should be reduced. (DC2-S-I) See
16
4 C also Building A.
1
6 4 D
7 RESPONSE:
4 F

40 White accent panels with a high gloss
1 7
reflective finish added to the east elevation
7 A
14 between the amenity lantern and the bay
at the north facade. An“A-B-A” pattern to
6 these accent panels matches the west
4 D
elevation on Broadway. The cladding on the
bay at the north end replaces the through
colored white concrete panels with the same
4 E
anodized aluminium cladding proposed for
the amenity lantern.

11 C 1 11 C 14 The light blue (“pool”) accent panel on
the southwest portion of the facade on
Broadway has also been replaced with the
anodized aluminium panel system to match
the amenity lantern on the east.

1 RECOMMENDATION 2 | VIEW LOOKING SW FROM E DENNY WAY
Rain screen cladding 2
1 Not used. Rain screen cladding system - 10mm thk; 5 Pre-engineered metal
6 Guardrail System -
system - 8mm thk; B C 4 through colored cement composite panels; balcony with glazed metal frame; glazed;
through colored cement guardrails; frame color; ‘clear’
composite panels; 3 Not used. high gloss finish; exposed fasteners;
color ‘clear’
matte finish; panel colors as follows:
color “white;” exposed D E F D ‘white’ or similar
fasteners to match C
B ‘pool’ or similar F
E ‘yellow’ or similar
‘blue’ or similar ‘carbon gray’ or similar
Vinyl Window System Exposed Cast-In- Storefront glazing system:
7 -white frame 8 Not used. 9 10 Not used. 11 12 Rain screen cladding
Place Concrete mullion colors as follows: system – 5/16” thk
A south retail, building A – ‘dark bronze’ cement panels;
matte finish; paint
B north retail , building A – ‘clear’
‘Tricorn black’ or
C ground level retail, Building C; upper similar
level glazing system – ‘light satin’
BROADWAY

Architectural Metal
13 Canopy Frame - 14 Wall Panels 15 Perforated Metal Wall
16 Curtain wall glazing system C A
panited metal color Panels mullion color - ‘light satin’ vision
-anodized aluminum

E DENNY WAY
‘white’ -anodized aluminum;

E JOHN ST
glass - ‘Guardian AG 50’ NAGLE PL 1
min 50% open (or similar) - 30% reflectance
Canopy soffit - outside; ‘light silver’ color on #2 Bs Bn
perforated painted surface on clear float glass
metal to match frame 10TH AVE E

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 47
RECOMMENDATION 2 | STREET LEVEL USES - CHILDCARE | BUILDING C

2. D. MASSING & FORMS
PAGE 12 OF 26
roller shades - transparency area
screening for institutional uses
per SMC 23.47A.008.B.2.b 1) The Board continued to have concerns
with the future potential lack of street
activation of the proposed daycare use
decal signage above a typical on Broadway. They recommended further
sight line from the street,
decal and screening per SMC minimizing this frontage and would support
23.47A.008.B.2.b a departure from the commercial depth
standards to help achieve this frontage
activation issue. (CS2-S-I; PL3-C-1,
PL3-C-2, PL3-I-iii)

RESPONSE:
Applicant proposes a Child care center use
on Broadway; Examples of exisitng child
care precedents in the City to the left.

Relavant zoning code for street level
facades:

SMC 23.84A.018- “Institution” definition
RECOMMENDATION 2 | CHILD CARE - 8TH AND STEWART STREET
includes:

SMC 23.84A.018.04 “Child care center”
means an institution that regularly provides
care to a group of children for less than
twenty-four (24) hours a day, whether for
compensation or not. Preschools shall be
mech spiral ducts beyond considered to be child care centers.

SMC 23.47A.008.B.2.b. Transparent
areas of facades shall be designed and
transparent facade at 2’ and maintained to provide views into and out of
8’ above sidewalk per zoning the structure. Except for institutional uses,
no permanent signage, window tinting or
treatments, shelving, other furnishings,
fixtures, equipment, or stored items shall
completely block views into and out of the
structure between 4 feet and 7 feet above
adjacent grade. The installation of temporary
signs or displays that completely block

RECOMMENDATION 2 | CHILD CARE - POST ALLEY AT HARBOR STEPS
gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 48
EDG RESPONSE AT RECOMMENDATION 1| FLOOR PLANS | BUILDING C
PL3-S-I-i
“Flexible Retail: Consider designing flexible retail spaces facing
3. A.-B. GROUND FLOOR USES
Broadway to potentially accommodate either a combination of
PAGE 6 OF 18
smaller businesses or a larger ‘anchor’ or destination retail
OUTDOOR tenant.
“a. The Board strongly supported tall, deep retail spaces along the entire
PLAY Broadway frontage, so strongly recommended retail continue along all of
Site C, instead of the portion shown as daycare [79]. (CS2-S-I)
PL3-S-I-ii
“Active Uses: Consider encouraging activating uses in the ground
EXISTING TRANSIT STATION
S TA
TAT ION level façades of Sites A fronting the plaza to provide eyes on the b. Site C: The Board agreed the daycare should stay inboard on Site C
example of child care street frontage (7th plaza and during the day and evening. and extend to the east, engaging the morning sun and the park. Retail
and Stewart) graphics used to indicate glaz- uses should occupy the entire north façade, activating the E Denny Way
ing to children, retractable blinds for solar Festival Street. (CS2-S-I; DC2-S-IV))”
control - no permenant privacy screening
RESPONSE:
(3) CITY OF SEATTLE 3 MINUTE PASSENGER LOAD ZONE SPACES

NAGLE PL
proposed.
Note: Street Level Uses are required on Sites A and C per SMC
EDG | LEVEL L01 [P. 79] 23.47A.005.D. “Institutions” are an allowable street level use. The
definition of “institution” includes “child care” per SMC 23.84A.018.4
PL3-S-I-i: entire length of street frontage on Broadway Ave and East Denny dedicated to required street level uses.
Depth of uses in excess min required 15’ / ave 30’ for a pedestrian designated zone
The proposal has reduced residential uses at site A and the potential
frontage for retail / potential Child Care uses “Child Care Center” street level use at site C to occupy less than 20%
(17%) of street frontages for sites A and C combined.
increased street frontage of retail uses
Child Care Center “screening” requirements per WAC 170-295 are
additional access to retail / Potential Child Care from E Denny
designed to limit open windows and make glazing visible to childern
(3) STORY MIXED-USE
101 BWY DICK'S DRIVE-IN HOLLYWOOD LOFTS
rather than screen to eliminate views into the space (please see photo to
the left):

175.94'
BROADWAY

ST LEVEL USE
BROADWAY

189.93'
(e) Provide screens for windows or limit the opening capability of any
81.51'
ST LEVEL USE

94.43' 99.01' 17.79'
ST LEVEL USE

195.86'
windows within reach of children to less than three and one-half inches.
Windows with limited opening capabilities cannot be the designated fire
CANOPY ABOVE
RETAIL / P.C.C. RETAIL RETAIL RETAIL
CANOPY ABOVE CANOPY ABOVE CANOPY ABOVE

escape window. Windows protected with guards must not block outdoor
PROPOSED PROPOSED
PROPOSED
PROPOSED RETAIL
RESIDENTIAL AND RETAIL
DAYCARE ENTRY
RETAIL LOBBY ENTRY
ENTRY
ENTRY

RETAIL
PROPOSED
RETAIL
ENTRY
PROPOSED
RETAIL
ENTRY
15' MIN
PROPOSED
RESIDENTIAL
EGRESS light or air in areas used by children;
(f) Provide a barrier for glass areas such as windows or sliding glass
(POTENTIAL
CHILD CARE) RETAIL
30' - 3"

333' - 10"
103C 101C RETAIL RETAIL

doors that extend down to the child’s eye level by placing a barrier
6060 SF 3669 SF 336.00 336.00
PACKAGE
PROPOSED
RESIDENTIAL

between the child and glass or something placed on the glass at the
EGRESS
ELEV DN
UP LOBBY UP

333' - 10"

child’s eye level such as stickers or art work so that the child does not
MAIL

PROPOSED
RETAIL

try to go through the solid glass;
DN ENTRY
PROPOSED
UP
RETAIL
OUTDOOR ENTRY PROPOSED
TERRACE SERVICE ENTRY
BELOW
339' - 2 1/8"

BY RETAIL TENANT PROPOSED
SOUND
SECURE GATE PARKING
TRANSIT
GARAGE ENTRY

Potential Child Care Uses at site C are 6,000 SF. This requires an
COVENANT
SECURE BIKE STORAGE BELOW
OPEN TO BY SOUND TRANSIT NIC
BELLOW STATION BOX
BELOW
EXISTING NORTH STATION ENTRY

associated secure on-site outdoor play area of 2,250 SF
EDGE OF
EXISTING SOUTH STATION ENTRY
E DENNY WAY

STATION BOX
BELOW

SOUND
DN TRANSIT
COVENANT
EXISTING VENT TOWER

PLAZA
330.00

STATION BOX
BELOW
NAGLE PL
SOUND
TRANSIT NAGLE PL
COVENANT

CAL ANDERSON PARK B SOUTH B NORTH

1 RECOMMENDATION | LEVEL L01

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 49
RECOMMENDATION 2 | STREET LEVEL USES - CHILDCARE | BUILDING C
2. D. MASSING & FORMS
(3) STORY MIXED-USE PAGE 12 OF 26
bay rhythm of inset sections that are interchangeable with 1) The Board continued to have concerns
potential entry locations - for elevations and additional info,
please see p. 51 with the future potential lack of street
activation of the proposed daycare use
BROADWAY
175.5' 4.0' on Broadway. They recommended further
76.1' 99.3' minimizing this frontage and would support
43.3 % OF STREET FACADE FRONTAGE 56.7 % OF STREET FACADE FRONTAGE a departure from the commercial depth
14.8' 26.0' 26.0' 26.0' 26.0' 26.0' 26.0' standards to help achieve this frontage
PROPOSED BIKE
RACKS - SEE LA
PROPOSED
PLANTING AND
PROPOSED
BENCH
CANOPY ABOVE activation issue. (CS2-S-I; PL3-C-1,
STREET TREES STOREFRONT
"INSET" SECTION &
POTENTIAL RETAIL
PL3-C-2, PL3-I-iii)
ENTRY LOCATIONS

PROPOSED PROPOSED RESPONSE:
RETAIL ENTRY RETAIL ENTRY
To address street activation at the street level
PROPOSED
RETAIL
since Recommendation meeting #1 The
RETAIL
3624 SF
ENTRY
proposal has:
30.0'

335' - 5"

• Removed the residential egress stair
12.6'

PROPOSED
exiting onto E Denny Way to increase the
UP
RETAIL
(POTENTIAL
RETAIL
ENTRY Relocated egress stair from E Denny frontage - please see retail frontage potential.
UP UP
CHILD CARE) previous page for original location of egress stair • Modulated the storefront along
6000 SF MIN VIABLE

335' - 5"
AREA FOR
CHILD CARE UP
Broadway Ave with shallow and deeper
insets to accommodate potential entry
USE

339' - 1 1/2" PROPOSED

DN
RETAIL
ENTRY
door locations. This bay rhythm adds
OPEN TO
PROPOSED
RES LOBBY
332' - 3" scale and character to better activate the
street edge rather than the transparent
ABOVE EXTERIOR EGRESS COURT BELLOW PROPOSED RETAIL
EXIT BELOW
ENTRY AND
RESIDENTIAL EGRESS

SOUND
ribbon proposed at Recommendaton
SECURE GATE
meeting1 #1 that2 relied more on4 the
TRANSIT 0
COVENANT
OPEN TO
BELLOW STATION BOX
BELOW
character of the tenant spaces. See
OUTDOOR
EXISTING SOUTH STATION ENTRY 0
comparative
2
west
4
elevations on8 p. 50
TERRACE

E DENNY WAY
UP
In addition to the street facade development,
and0 given a4 child care
8
provider is not
16
a
secured tenant at this time, the applicant
requests
0 a departure
5 10 per the Board’s
20
recommendation to provide maximum
flexibility along Broadway for reducing any
NAGLE PL
future
0
childcare
8
frontage
16
and flexibility
32
for all
potential retail uses.
See0 departures, page 67.
RECOMMENDATION 2| LEVEL L01 10 20 40

0 15 30 60

PARKING AMENITY UNIT RETAIL CIRCULATION BACK OF HOUSE N 0 16 32 64

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation
0 meeting
20 | 1140 october 2017
80
50
PRO

PRO

- 10
11 1/2"
C - L04
X BLDG HT C - MAX BLDG HT

2' -3/8"9'
370' - 6 3/8"
0 1/2" RECOMMENDATION 2 | COMPARATIVE STREET FACADES ON BROADWAY AVE
413' - 10 1/2" | BUILDING C

- 1"3/8" 10'9'- -97"1/2"9' - 10
C -- L03
C R01
1" 410'
360'--11"
8"
2. D. MASSING & FORMS
E DENNY WAY

PARKING LOT
PAGE 12 OF 26
CC--L02 L07
1/2" 351'
400' - 1 1/2" - 1"

EXISTING
1) The Board continued to have concerns

13'- 10
withCthe future potential lack of street
- L01B
C - L06
338' -of0"the proposed daycare use
activation

3/8"9'
390' - 3 1/8"
on Broadway. They recommended further

- 0"-3'10- 0"
C - L01A
minimizing
335' this frontage and would support
-L05
0"
DE PLANE 335.00' louver 24” h concrete stem wall C -
335.00' a departure from the commercial depth

3/8"9'
1/2" 380'
C -- P01B
4 3/4"
standards to help achieve this frontage

- 0"9'
nt @ NAGLE 2PLRECOMMENDATION 1 | LEVEL L01 WEST ELEVATION vision glazing, typ aluminum storefront system - mullion color “satin” - please see 326' - 0" (CS2-S-I; PL3-C-1,

- 10
material and finish information activation issue.
1/2" (325.12') thru-colored conc panels to match above C -CP01A- PL3-I-iii)
L04

9' - 7" 9' - 10 3/8"9' 1'
louver PL3-C-2,
ed Tunnel Slab ‘anodized metal’ finish on panels to match above 370'325'- 6 -3/8"
0"
(322.00') Top of Ped Tunnel
RESPONSE: Slab
322' - 0" (322.00')
(cont C - L03
from previous page)
360' - 8"
E DENNY WAY

The Broadway facade has been modulated

PARKING LOT
C - L02 along Broadway Ave by
with storefront
351' - 1"
introducing bays with shallow and deeper

EXISTING
“insets” to accommodate potential entry

15' - 8"
door locations. Additional facade materials
C - L01B
relating to the upper levels are introduced
339' C -- 1L01A1/2"
to further add variety to the street level. The
ADE PLANE BAY 335.42' BAY BAY BAY BAY BAY BAY bay rhythm- adding
335' 5" scale and character as

1' - 6"8' - 11"
0 143/256" 24” h concrete stem wall 335.42'
wellCas- the
P01B site improvements (benches,
nt @ NAGLE1 PL 6” h concrete stem wall at inset or entry locations 326'additional
planting, - 6" street trees and bike
RECOMMENDATION 2 | LEVEL L01 WEST ELEVATION
113/256" (325.12') racks) all
C - P01A help to better activate the street
Ped Tunnel Slab edge325'
than the- 0"proposal at recommendation
(322.00') 76.1'
meeting #1.
Top of Ped Tunnel SlabBefore, the maximized
transparent
322' - 0" (322.00') ribbon proposed relied more
12.6'

on the character of the tenant spaces. See
comparative west elevations to the left.
RETAIL
30.0'

RETAIL (POTENTIAL
3624 SF CHILD CARE)
335' - 5"
STOREFRONT "INSET" SECTION &
POTENTIAL RETAIL ENTRY LOCATIONS 103C
In addition to the street facade development,
26.0' 26.0' 26.0' 26.0' 6000 SF 26.0' 26.0' 14.8' and given a child care provider is not a
secured tenant at this time, the applicant
requests a departure per the Board’s
PROPOSED CONC SIDEWALK W/ MODIFIED recommendation to provide additional
4.1'

0.5'

RETAIL SCORING PATTERN - SEE LA
ENTRY
6.0'
PROPOSED
RETAIL ENTRY PROPOSED RETAIL / POTENTIAL flexibility along Broadway for reducing any
CHILD CARE ENTRY
CANOPY ABOVE REQUIRED 4' SETBACK PER DA
PROPOSED BIKE RACKS
future childcare frontage and flexibility for all
potential retail uses.
PROPOSED BENCH PROPOSED BENCH
PROPOSED PLANTING AND
STREET TREES Please see departures, page 67.
PROPOSED BIKE RACKS PROPOSED BIKE RACKS

99.3' 76.1'
4.0' 56.7 % OF STREET FACADE FRONTAGE 175.5' 43.3 % OF STREET FACADE FRONTAGE
BLDG - C STREET FRONTAGE - 100% STRTEET LEVEL USES; EXCEEDS 80% ALLOWED
BROADWAY

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 51
RECOMMENDATION 2 | STREET LEVEL USES - CHILDCARE | BUILDING C

1 panel - see materials
2. D. MASSING & FORMS
14 panel - see materials PAGE 12 OF 26

1) The Board continued to have concerns
with the future potential lack of street
activation of the proposed daycare use
on Broadway. They recommended further
minimizing this frontage and would support
a departure from the commercial depth
standards to help achieve this frontage
activation issue. (CS2-S-I; PL3-C-1,
PL3-C-2, PL3-I-iii)

RESPONSE:
(cont from previous page)

The Broadway facade has been modulated
with storefront along Broadway Ave by
introducing bays with shallow and deeper
bench - see LA proposed street trees and planting “insets” to accommodate potential entry
6”insets or potential entry recess - see LA door locations. Additional facade materials
bike rack - see LA - see enlarged plan; p 51
relating to the upper levels are introduced
1 panel to match upper level
6” h conc stem wall at inset - see materials to further add variety to the street level. The
bay rhythm adding scale and character as
24” h conc stem wall
14 metal panel matching upper level - well as the site improvements (benches,
‘clear anodized aluminum’ colored planting, additional street trees and bike
finish racks) all help to better activate the street
edge than the proposal at recommendation
meeting #1. Before, the maximized
transparent ribbon proposed relied more
on the character of the tenant spaces. See
6” inset panel comparative west elevations to the left.
1
In addition to the street facade development,
14
and given a child care provider is not a
retail entry recess secured tenant at this time, the applicant
requests a departure per the Board’s
recommendation to provide additional
flexibility along Broadway for reducing any
future childcare frontage and flexibility for all
potential retail uses.
Please see departures, page 67.

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 52
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gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 53
BUILDING
1 - GENERAL
B-NORTH

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 54
AXONOMETRIC | BUILDING B - NORTH

K
O N PAR
RS
ANDE
CAL

Bs
Bn
C

ED
EN
A

NY
WA
Y
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ADWA N
BRO
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OH
NS
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gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 55
ITEMIZED RESPONSE TO FIRST RECOMMENDATION MEETING DESIGN GUIDANCE | BUILDING B - NORTH
2. C.-1) BUILDING B-NORTH
PAGE 10 OF 25

181'-7"
1) The Board appreciated the building height
step between Buildings B North and B South,

8'-4"
8'-3"

but was concerned with the overall flatness
of the elevation and lack of articulation and/or
1B/1BA 2B/1BA 2B/1BA STUDIO 1B/1BA 1B/1BA 1B/1BA 2B/1BA 2B/1BA STUDIO 1B/1BA 1B/1BA special residential character. The Board sug-
gested the use of Juliet balconies, setbacks,

ELEC.
ELEC.
modulation, lanterns, etc. to emphasize the
3B/1BA

BUILDING B SOUTH
3B/1BA
BUILDING B SOUTH

LAUNDRY LAUNDRY

76'-11"
residential character and provide more texture.
77'-1"

This direction was also reiterated at the EDG
noting that other vertical notches and reveals
1B/1BA STUDIO STUDIO 1B/1BA 1B/1BA STUDIO STUDIO 1B/1BA STUDIO 2B/1BA 1B/1BA STUDIO STUDIO 1B/1BA 1B/1BA STUDIO STUDIO 1B/1BA STUDIO 2B/1BA
are critical to modulate the long walls. (CS2-S-
III-I; DC2-B & C &D2, DC2-S-V-iii)

1'-9"
1'-8"

RECOMMENDATION 1 | LEVEL L03 - L07 RECOMMENDATION 2 | LEVEL L03 - L07 RESPONSE:

Modulation has been added on the 10th
Avenue facade which helps highlight the
smaller windows at bedrooms is residential entry. This vertical slot is in the
programmatically responsive same plane and of the same material as the
vertical slot creates lower level; it is reminiscent to the west side of
modulation on B-North. B-South and picks up on the offset windows

PL

PL
PL

PL
BN 85' HEIGHT LIMIT
413'-4"
atHEIGHT
BN 85' that LIMITlocation. This gap breaks down the
413'-4"
scale of the upper portion of the building.

14'-7"
14'-7"

8'-11"

8'-11"
8'-11"

8'-11"

8'-11"

3'-6"
3'-6"
BN ROOF
397'-10"
TheBN397'-10"
southern
ROOF section, in close proximity to
B-South, has refrained from color, but repeats

10'-10"
10'-10"
BN LEVEL 7 BN LEVEL 7
387'-0" the offset
387'-0" in the narrow windows. The northern

9'-7"
9'-7"
BUILDING B SOUTH

BUILDING B SOUTH
BN LEVEL 6
377'-5" portion 377'-5" is framed in white and contains the
BN LEVEL 6

9'-7"
9'-7"
playful 5 teal-color gradient.

E JOHN ST
E JOHN ST
BN LEVEL 5 BN LEVEL
367'-10" 367'-10"

74'-4"
74'-4"

9'-7"
9'-7"

BN LEVEL 4 BN LEVEL 4
358'-3"
The 358'-3"
north end of the building becomes the

9'-7"
9'-7"

BN LEVEL 3 BN LEVEL 3
348'-8" end-cap 348'-8" of the frame. The wall is thicker

9'-11"
10'-2"

BN LEVEL 2
338'-6"
to BNallow
LEVEL 2 for punched openings for added
338'-9"

3'-0" 8'-9"
modulation and interest. This treatment also
3'-0" 8'-6"

BN LEVEL 1A BN LEVEL 1A
330'-0" 330'-0"
+327.25 BN LEVEL 1 +327.25 occurs
BN LEVEL 1 on the southern portion on the 10th

13'-0"
13'-0"

+324.89 +324.89 327'-0" 327'-0"
Avenue facade.
PARKING GARAGE PARKING GARAGE
LEVEL P1 LEVEL P1
314'-0" 314'-0"

Window size and positioning has been refined
RECOMMENDATION 1 | EAST ELEVATION RECOMMENDATION 2 | EAST ELEVATION by differentiating window sizing to reflect use,
as is typical in residential architecture. Smaller
1
windows are typically located at the bedrooms
to reflect the heightened desire for privacy,
while larger windows are located at living
areas and studios.
gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 56
ITEMIZED RESPONSE TO FIRST RECOMMENDATION MEETING DESIGN GUIDANCE | BUILDING B - NORTH

punched windows

vertical slot creates punched windows in
modulation on B-North. end cap

1 RECOMMENDATION 1 | PEDESTRIAN VIEW LOOKING 1 RECOMMENDATION 2 | PEDESTRIAN VIEW LOOKING SW BROADWAY

SW FROM 10TH AVE & JOHN ST FROM 10TH AVE & JOHN ST C A

E DENNY WAY

E JOHN ST
NAGLE PL

Bs Bn
10TH AVE E 1

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 57
ITEMIZED RESPONSE TO FIRST RECOMMENDATION MEETING DESIGN GUIDANCE | BUILDING B - NORTH

1 RECOMMENDATION 1 | PED VIEW LOOKING NE FROM NAGLE PLACE EXTENSION 1 RECOMMENDATION 2 | PED VIEW LOOKING NE FROM NAGLE PLACE EXTENSION
BROADWAY

C A

E DENNY WAY

E JOHN ST
NAGLE PL 1
Bs Bn
10TH AVE E

N

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 58
ITEMIZED RESPONSE TO FIRST RECOMMENDATION MEETING DESIGN GUIDANCE | BUILDING B - NORTH
2. C.-a) BUILDING B-
NORTH

PL

PL
BN 85' HEIGHT LIMIT
413'-4" PAGE 10 OF 25

14'-7"
8'-11"

8'-11"

8'-11"

3'-6"
BN ROOF
397'-10"
2) The Board also noted that this building

10'-10"
BN LEVEL 7
feels very different from the rest of the devel-
387'-0"
opment and elements that could tie it into the

9'-7"
BUILDING B SOUTH
BN LEVEL 6
377'-5" whole should be explored. (CS3-I, DC2-S-I)

E JOHN ST

9'-7"
BN LEVEL 5

71'-4"
367'-10"

9'-7"
BN LEVEL 4
358'-3" RESPONSE:

9'-7"
BN LEVEL 3 B-North continues to interpret the “weave”
348'-8"
architectural concept of all four building in its

9'-11"
BN LEVEL 2
338'-9" own distinct manner. The gradient facades

8'-9"
+330.23 +330.00
BN LEVEL 1A
330'-0" abstract the geometric quality of woven

3'-0"
BN LEVEL 1
327'-0"
patterns through panel articulation and color
PARKING GARAGE
LEVEL P1
314'-0"
application.

GRADIENT PATTERN IN WOVEN TEXTILE RECOMMENDATION 2 | WEST ELEVATION Several additional architectural strategies
were explored to further tie B-North to the
rest of the development:
• The introduction of a frame language is
similar to the architectural language of
B-South.
PL

PL

• At the lower levels the extension of
PL

PL
BN 85' HEIGHT LIMIT BN 85' HEIGHT LIMIT dark brick from B-North to the B-South
413'-4" 413'-4"
pass-through helps tie the two buildings

14'-7"
8'-11"

8'-11"

3'-6"
BN ROOF BN ROOF
together. See B-South for additional
397'-10" 397'-10"
information.
10'-10"

10'-10"
BN LEVEL 7
387'-0"
BN LEVEL 7
387'-0" • Modulation at B-North is similar in scale
9'-7"

9'-7"
to B-South.
BUILDING B SOUTH

BN LEVEL 6 BN LEVEL 6
377'-5" 377'-5"
• The vertical slot located at the upper
9'-7"

9'-7"

E JOHN ST
BN LEVEL 5 BN LEVEL 5
levels is a architectural element that
NAGEL PLACE EXTENSION

367'-10" 367'-10"

74'-4"
9'-7"

9'-7"
BN LEVEL 4
358'-3"
BN LEVEL 4
358'-3"
recurs on throughout the development.
9'-7"

9'-7"
• In select areas (white facades) where
10TH AVE E

BN LEVEL 3 BN LEVEL 3
348'-8" 348'-8"
window patterning is most effectively
9'-11"

9'-11"
BN LEVEL 2 BN LEVEL 2
338'-9" 338'-9" highlighted, the smaller bedroom
8'-9"

3'-0" 8'-9"
BN LEVEL 1A
330'-0"
BN LEVEL 1A
330'-0"
windows stagger in the A-B-A-B pattern
+327.79 BN LEVEL 1 +327.25 BN LEVEL 1
found throughout the development.
16'-0"

13'-0"
327'-0" +324.89 327'-0"
PARKING GARAGE PARKING GARAGE
LEVEL P1 LEVEL P1 • More of the facade is a light color
314'-0" 314'-0"
balancing the proportion of neutral
RECOMMENDATION 2 | NORTH ELEVATION RECOMMENDATION 2 | EAST ELEVATION base vs. accent color throughout the
development.

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 59
ITEMIZED RESPONSE TO FIRST RECOMMENDATION MEETING DESIGN GUIDANCE | BUILDING B - NORTH

COVENANT LINE

PROPERTY LINE
vertical slot

A-B-A-B window A - MAX BLDG HT
419' - 0"
A - MAX BLDG HT
419' - 0"

9' - 9 5/8" 9' - 9 5/8" 9' - 9 5/8" 10' - 9 5/8" 12' - 1 1/2"
patterns
A - L 07
406' - 10 1/2"

A - L 06
396' - 0 7/8"

75'-0" FIRE TRUCK ACCESS
A - L 05
386' - 3 1/4"

74' - 11 5/8"
A - L 04
376' - 5 5/8"

A - L 03
366' - 8"

9' - 6"
A - L 02

E JOHN ST

E DENNY WAY
357' - 2"
PASSTHROUGH
A - 01 MEZZ

21' - 0"
17' - 7"
347' - 6"

12' - 1"
OPEN TO
BEYOND
336.00' 336.17'
A - L 01
A - GRADE PLANE 336' - 2"
334' - 0" (334.00')

10' - 2"
LOW POINT @ DENNY WAY
vertical slot architectural frame element smaller windows in 331' - 10 7/8" (331.91') A - P 01
326' - 0"

9' - 0"
an A-B-A-B pattern A - P 02
width of massing white frame
317' - 0"

9' - 0"
A - P 03
compatible in architectural

PL

PL
308' - 0"

10'-8"
BS MAX HT (DA)
scale to b-south element

2'-4"
410'-3"
BS ROOF
modulation pattern 408'-0"

10'-1"
BS LEVEL 7
397'-11"

10'-3"
BS LEVEL 6
387'-8"

10'-3"
BS LEVEL 5

BUILDING B NORTH
377'-5"

10'-3"

81'-4"
BS LEVEL 4
367'-2"

10'-3"
BS LEVEL 3

E DENNY WAY
356'-11"

11'-6"
BS LEVEL 2
345'-5"
OPEN

16'-5"
PASS-
THROUGH
BS LEVEL 1
+330.00 329'-0"
dark brick +327.90

COVENANT LINE
PROPERTY LINE

PROPERTY LINE
A-B-A-B window
patterns

2' - 11 1/2"
C - MAX BLDG HT

4' - 0"
C - MAX BLDG HT 413' - 10 1/2"
413' - 10 1/2" C - R01
410' - 11 1/8"

9' - 7" 9' - 10 3/8"9' - 10 3/8"9' - 10 3/8"9' - 10 3/8" 10' - 9 5/8"
C - L07

1' - 6"
400' - 1 1/2"

C - L06
390' - 3 1/8"

C - L05
380' - 4 3/4"

C - L04

FIRE TRUCK ACCESS
370' - 6 3/8"

75' - 0"
C - L03
360' - 8"

E DENNY WAY
PARKING LOT
C - L02
351' - 1"

EXISTING

15' - 8"
C - L01B
339'
C -- 1L01A
1/2"
C - GRADE PLANE 335' - 5"

10' - 5"
328' - 10 1/2"
Low Point @ NAGLE PL 325.00' C - P01B
325' - 1 1/2" (325.12') 326' - 6"
326.50' Top of Ped Tunnel Slab
322' - 0" (322.00') C - P01A
Top of Ped Tunnel Slab
325' - 0"
322' - 0" (322.00')

RECOMMENDATION 2 | VIEW FROM 10TH AVE AND JOHN ST
N

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 60
ITEMIZED RESPONSE TO FIRST RECOMMENDATION MEETING DESIGN GUIDANCE | BUILDING B - NORTH
2. C.-3) BUILDING B-NORTH
PAGE 10 OF 25

3) The Board applauded the technique of the color fade and wrapping of
the color, however, they echoed public comment and were concerned
that the color scheme is less timeless than the rest of the building
1 forms and pattern found elsewhere on the development. This should be
4 explored further. (CS2-S-III-I; DC2-B & C &D2, DC2-S-V-iii)

3 7

9 RESPONSE:
5 The chosen accent color is timeless in that it is not a ‘color of the
2 moment’, but was carefully considered to work with the overall
1 development. The accent color for B-North was derived from:
1. Overall scheme of A & C to use warm accent colors, indicative of
the bustling Broadway, and the B buildings using cooler colors more
indicative of the quieter neighboring streets.
6 2. At B-South, the main building materials of rich wood paneling and
cement grey panels were chosen first and relate to A & C. The teal
5 10
8 color was chosen as a complimentary color to both of these.
11 3. B-North is picking up on the colors of B-South, as the board is
asking for it to relate more to the rest of the buildings. The teal color
12 also gives a nod to the Holiday apartment building across 10th Ave.
and the glazed CMU of the existing North station headhouse.
1 RECOMMENDATION 2 | PED VIEW LOOKING SW FROM 10TH AVE AND JOHN ST 2 RECOMMENDATION 2 | RESIDENTIAL LOBBY BS MAX HT (DA)
410'-3"

2'-3"
BS ROOF
408'-0"

10'-1"
BS LEVEL 7
1 Rainscreen Cladding 2 Rainscreen Cladding 3 Rainscreen Cladding 4 Rainscreen Cladding 397'-11"

10'-3"
System System System System
BS LEVEL 6
- 5/16” thick cement - 5/16” thick cement - 5/16” thick cement - 5/16” thick cement 387'-8"

10'-3"
panels panels panels panels BS LEVEL 5
- painted SW-7001 - painted SW-6485 - painted SW-6487 - painted SW-6489

BUILDING B NORTH
377'-5"

10'-3"
“Marshmallow” or “Raindrop”or similar “Cloudburst” or “Really Teal” or BS LEVEL 4
similar similar similar 367'-2"

10'-3"
BS LEVEL 3

E DENNY WAY
356'-11"

11'-6"
B-North accent color scheme
BS LEVEL 2
345'-5"
OPEN

15'-5"
PASS-
THROUGH
BS TRASH
5 Brick Veneer 6 Brick Veneer 7 Rainscreen Cladding 8 Storefront Spandrel 330'-0"

1'-0"
- dark color - light color System Panel BS LEVEL 1

The teal color family of B-North relates
329'-0"
- running bond with - stacked bond - 5/16” thick cement - light color
clinker every other panels
course - painted SW-6990
to the metal teal accent of B-South
“Caviar” or similar

BROADWAY

C A
9 Vinyl Window 10 Canopy Frame 11 Storefront Glazing 12 Cast-In-Place

E DENNY WAY

E JOHN ST
System - metal channel System Concrete Site Walls NAGLE PL
-White - dark color - dark bronze
mullions Bs Bn
Canopy Soffit 10TH AVE E 1
- wood 2

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 61
BUILDING
1 - GENERAL
B-SOUTH

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 62
AXONOMETRIC | BUILDING B-SOUTH

K
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Bs CAL

C
Bn

ED
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BRO
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gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 63
ITEMIZED RESPONSE TO FIRST RECOMMENDATION MEETING DESIGN GUIDANCE | BUILDING B-SOUTH
B-SOUTH 2. B.-3) BUILDING
B-NORTH B-SOUTH
PAGE 11 OF 25

3) The Board expressed some concern with
the relationship between B North and B
South and suggested the use of the darker
brick color (clinker brick from B North)
at the base to further tie into B North and
more dramatically differentiate between the
floating mass above the base of B South.
(DC2-B)

RESPONSE:

light brick helps break up long residential-scaled block extent of dark brick We investigated making the entire ground
floor the dark brick color and found that it
1 RECOMMENDATION 2 | B-NORTH & B-SOUTH 10TH AVE E ELEVATION reduced the visual diversity at that level. As
B-SOUTH a compromise, we only changed the color
B-NORTH of the brick on the portion of the building
north of the passageway to match B-North
and have kept the light brick at the B-South
loft units. This approach relates the two
buildings together, while still maintaining a
variety of materials and colors to help break
up the long residential-scaled block and
create a better pedestrian experience on
10th Ave. We are using the pass-through as
a logical break in the brick color, which also
helps to signal the presence of the passage.
Additionally, we found that dark brick within
the pass-through made the space feel
considerably darker, which is sub-optimal
for a public pedestrian space.
2 RECOMMENDATION 2 | B-NORTH & B-SOUTH NPE & PLAZA ELEVATION extent of dark brick

BROADWAY

C A

E DENNY WAY

E JOHN ST
NAGLE PL

continous dark brick base reduces visual diversity between north and south buildings at Bs Bn
2

the ground level and creates a monotonous pedestrian experience on 10th Ave - a very 10TH AVE E
1
residentially scaled street.
1 B-NORTH & B-SOUTH 10TH AVE E ELEVATION | DARK BRICK BASE SHOWN FOR COMPARISON

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 64
ITEMIZED RESPONSE TO FIRST RECOMMENDATION MEETING DESIGN GUIDANCE | BUILDING B-SOUTH
10 3
1
4
9
14 10

5

15 1 RECOMMENDATION 1 |
10TH AVE E PEDESTRIAN REALM AT B-NORTH & B-SOUTH INTERSECTION
12
6 16 12
6 Dark brick is proposed only at volume adjacent to B-North.
15 5
Light brick maintained in passthrough to provide a brighter pedestrian
experience that contributes to a sense of visibility and security.
12
13
Light brick maintained at residential units for visual diversity along 10th Ave.
7
7

1 RECOMMENDATION 2 | 10TH AVE E PEDESTRIAN REALM AT B-NORTH AND B-SOUTH INTERSECTION

1 Rainscreen Cladding 2 Rainscreen Cladding 3 Rainscreen Cladding 4 Architectural Metal 5 Architectural Metal 6 Brick Veneer
System - 8mm thick System - 8mm thick System - 10mm thk; Wall Panels Wall Panels - light color
through colored through colored phenolic panels; - teal color or similar - dark anodized finish - mission texture
cement composite cement composite matte finish; exposed
panels; matte finish; panels; matte finish; fasteners to match;
panel color “white” panel color “gray” walnut wood look or
exposed fasteners to exposed fasteners to similar.
match match

7 Cast-In-Place 8 Metal Door 9 Vinyl Sliding Doors 10 Vinyl Window System 11 Storefront Glazing 12 Storefront Glazing
- Architectural Bronze - Architectural Bronze System System
Concrete
- structural silicone - dark anondized
glazed finish mullions

BROADWAY

C A

E DENNY WAY

E JOHN ST
13 Metal Garage Door 14 Glazed Guardrail 15 Wood Soffit 16 Brick Veneer NAGLE PL

- metal grille System - dark metal canopy - dark color
Bs Bn
- clear glazing infill structure where
- metal railing applicable 1 10TH AVE E

- wood soffit

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 65
ITEMIZED RESPONSE TO FIRST RECOMMENDATION MEETING DESIGN GUIDANCE | BUILDING B-SOUTH

1 RECOMMENDATION 1 | VIEW FROM DENNY & 10TH AVE (SHOWN WITHOUT TREES FOR CLARITY) 1 RECOMMENDATION 2 | VIEW FROM DENNY & 10TH AVE (SHOWN WITHOUT TREES FOR CLARITY)

BROADWAY

C A

E DENNY WAY

E JOHN ST
NAGLE PL

Bs Bn
1 10TH AVE E

VIEW WITH TREES VIEW WITH TREES

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 66
RENDERINGS | BUILDING B-SOUTH

VIEW WITH TREES

1 RECOMMENDATION 2 | VIEW FROM CAL ANDERSON (SHOWN WITHOUT TREES FOR CLARITY) BROADWAY

C A

E DENNY WAY

E JOHN ST
NAGLE PL

Bs Bn
1 10TH AVE E

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 67
DEPARTURES
NO DEPARTURES REQUESTED FOR
BUILDING A

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 68
DEPARTURE PROPOSED DEPARTURE RATIONALE DEPARTURES | BUILDING C
SMC 23.47A.008.B.3. PROPOSED AVE DEPTH FOR NON- • Zone is NC3P-40 (Pedestrian designation)
C Street-Level Development Standards RESIDENTIAL USES: • Broadway Ave is a Principal pedestrian Street
B. Non-Residential Street-Level Requirements • Proposal is not seeking a departure for transparency requirements; Proposal will meet SMC 23.47A.008.B.2.a and b.
3. Depth Provision for New Structures: Applicant requests flexibility for range • 80% of Broadway frontage to be street level uses per SMC 23.47A.005.D.
Non-residential uses shall extend an average of an average depth for non residential • 100% of proposed Broadway frontage is allowed street level uses; exceeding 80% required by SMC 23.47A.005. (please note: “Institutional Uses” are a street level use
depth of at least 30 ft and a min of 15 ft from uses on both Broadway Ave and E which includes child care centers per SMC 23.84A.018)
the street-level street-facing facade. Denny Way. • Child Care has unique interior and on site exterior area per child requirements making Site C the only viable site among all 4 TOD sites
• By proposing a range of non residential depths, there will be more flexibility for a potential child care center to occur (note: no specific child care provider is currently
The requested range on Broadway Ave
is between 30’-0” and 21’-0.” secured) (3) STORY MIXED-USE

• Street level facade and ROW street development proposed (Please see pp. 51-52) enhances the variety of materials, scale and activities than what was proposed at
The Requested range on E Denny Way Recommendation Meeting #1.
is between 30’-0” and 28’-0” • Relavant Site specific guidline: PL3 - Street level Interaction.
BROADWAY
175.5' 4.0'

76.1' 99.3'
43.3 % OF STREET FACADE FRONTAGE 56.7 % OF STREET FACADE FRONTAGE

14.8' 26.0' 26.0' 26.0' 26.0' 26.0' 26.0'

PROPOSED BIKE PROPOSED PROPOSED CANOPY ABOVE
RACKS - SEE LA PLANTING AND BENCH
STREET TREES STOREFRONT
"INSET SECTION &
FUTURE RETAIL
ENTRY LOCATIONS

PROPOSED PROPOSED
RETAIL ENTRY RETAIL ENTRY

PROPOSED
50.7' RETAIL
RETAIL

21.4'
ENTRY
3624 SF

30.0'

4.0'
335' - 5"

12.6'
28.0'

RETAIL 30’-0” AVG. REQ. PROPOSED
RETAIL
(POTENTIAL ENTRY
UP
UP UP
CHILD CARE)
6000 SF MIN VIABLE
AREA FOR
335' - 5" CHILD CARE UP
USE

339' - 1 1/2" PROPOSED
RETAIL
DN ENTRY

PROPOSED
332' - 3"
OPEN TO
RES LOBBY
ABOVE EXTERIOR EGRESS COURT BELLOW PROPOSED RETAIL
EXIT BELOW
ENTRY AND
RESIDENTIAL EGRESS

SOUND
SECURE GATE TRANSIT
COVENANT
OPEN TO
BELLOW STATION BOX
BELOW

OUTDOOR
TERRACE EXISTING SOUTH STATION ENTRY

E DENNY WAY
UP

NAGLE PL
LEVEL L01 DEPARTURE REQUESTED

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 69
DEPARTURES | BUILDING B - NORTH

DEPARTURE PROPOSED DEPARTURE RATIONALE
#BN-1 SMC 23.47A.008.B.3. PROPOSED DEPTH: The master developer, GED, working concurrently with the owner, Capitol Hill Housing, has committed to providing a 1,400 sf Community Room. The Office of Housing is
Street-Level Development Standards 19’-9” requesting that as much housing as possible to be provided in the building. The Community Room at Building B-North is currently 19’-7” deep along E John St, which is a
B. Non-Residential Street-Level Requirements busy and noisy arterial. In addition, the ‘sidewalk is in the vicinity of a transit station’. Putting units next to this right of way feels inappropriate. We want to buffer the ground
DEPARTURE GRANTED AT FIRST
3. Depth Provision for New Structures: floor units from E John St and maintain a more appropriate pedestrian-friendly use in this location. With the programmed square footage of the Community Room of 1,400sf,
RECOMMENDATION MEETING
Non-residential uses shall extend an average the deepest the space can be is 19’-9” (from exterior wall to the interior wall).
depth of at least 30 ft and a min of 15 ft from
the street-level street-facing facade. The only other uses we can put here are back-of-house or the residential entry. Capitol Hill Housing (CHH) would prefer the residential entry to be away from the busy
arterial of E John St and located along the more residential 10th Ave E. This depth also works with the proposed layouts likely for the space. See diagrams on p.142
(response to item 3. J. Ground Floor Uses).
30'-0" 19'-9"
NAGLE PLACE EXTENSION NAGLE PLACE EXTENSION

E JOHN STREET
E JOHN STREET
46'-8"

69'-8"
10TH AVENUE E REQ'D DEPTH PER SMC 10TH AVENUE E COMMUNITY ROOM
1,400 SF SPACE APPROX. 1,400 SF
COMMUNITY ROOM LAYOUT PER SMC REQUIREMENTS PROPOSED COMMUNITY ROOM LAYOUT

#BN-2 SMC 23.47A.008.B.4. PROPOSED FLOOR-TO-FLOOR HEIGHT: We are taking advantage of the grade in order to reach the maximum height at this location, while providing as much affordable housing as possible. Providing a 13’
Street-Level Development Standards 11’-2” floor-to-floor space would eliminate several units. From the exterior of the building, the community room will appear taller as the first and second floors are aligned and
B. Non-Residential Street-Level Requirements the building projects out at the 3rd floor. The siding at the 2nd floor above the community room will be similar in fenestration to the Community Room and will help make it
4. Height Provisions for New Structures: DEPARTURE GRANTED AT FIRST read as a larger, more public volume with a height of 17’-8” next to E John St. See additional images on p.142 (response to item 3. J. Ground Floor Uses).
Non-residential uses at street level shall have a RECOMMENDATION MEETING
floor-to-floor height of at least 13 feet.
RESIDENTIAL RESIDENTIAL

RESIDENTIAL RESIDENTIAL

E JOHN ST
E JOHN ST
RESIDENTIAL RESIDENTIAL

17'-8"
11'-6"
13'-0"
COMMUNITY COMMUNITY

COMMUNITY ROOM FLOOR-TO-FLOOR HEIGHT PER SMC PROPOSED COMMUNITY ROOM FLOOR-TO-FLOOR HEIGHT
REQUIREMENTS

gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | second design recommendation meeting | 11 october 2017 70
DEPARTURES | BUILDING B - SOUTH

DEPARTURE PROPOSED DEPARTURE RATIONALE
#BS-1 SMC 23.47A.008.D.2. PROPOSED DWELLING UNIT At the two residential loft units along East Denny Way the sidewalk is 7’-6” from the face of our building and the unit entries provide the sole access to these units, and thus
Street-Level Development Standards: SETBACK FROM SIDEWALK AT are the accessible entrances that are flush with the interior finished floor. This results in a situation where we are not compliant with SMC 23.47A.008.D.2 - the floor of the
DENNY STREET:
2. The floor of a dwelling unit located along the 7’-0”, with dwelling unit floors at dwelling unit along the street level/street-facing façade is not 4’ above or below sidewalk, nor is it set back 10’ from the sidewalk.
street-level street-facing facade shall be at the same level as the sidewalk
least 4 feet above or 4 feet below sidewalk grade. We had tried to create a greater distance from sidewalk to building face by providing a more generous planter space adjacent to the private patio, but SDOT was very
grade or be set back at least 10 feet from prescriptive about the location of the sidewalk and associated street trees and planters due to the depth and location of underground utilities along East Denny Way.
the sidewalk. An exception to the standards DEPARTURE GRANTED AT FIRST
of this subsection 23.44.008.D.2 may be RECOMMENDATION MEETING In addition, the Development Agreement requires prescriptive setbacks at the ground level in excess of what is called for in the underlying zoning. If we set back the units to
granted as a Type I decision if the following provide the 10’ distance to the sidewalk, the units would become extremely small and unusable as loft units.
criteria are met:
a. An accessible route to the unit is not While we hoped to seek an administrative Type 1 exception to this code provision, we only comply with two of the three criteria and have therefore been directed to seek a
achievable if the standard is applied departure. The following describes compliance with the exception criteria:
or existing site conditions such as a. These entrances are the main entry to those residential units and as such need to be accessible (flush to adjacent grade, no steps)
topography make access impractical if the b. The floor is not 18” above/below the street nor set back 10’ from the sidewalk (this is the criteria we do not meet). Holding the loft façade in plane with that of the
standard is applied; commercial space on the plaza makes a better building mass scaled to the various pedestrian experiences that occur on each of the three elevations.
b. The floor is at least 18 inches above c. The entry is visually prominent and is intended to relate to the residential entrances along 10th while making a comfortable transition to the commercial space
average sidewalk grade or 4 feet below fronting the plaza.
sidewalk grade, or is set back at least 10
feet from the sidewalk; and
c. The visually prominent pedestrian entry is

SIDEWALK
maintained.

DENNY WAY