110 First Avenue West Multifamily Apartment Building

Early Design Guidance Meeting • August 1, 2018
Project Number 3032186

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 1
TABLE OF CONTENTS

Contents

Proposal & Site Context 3
Preliminary Seattle Land Use Code Analysis 4
Existing Site Plan 6
Site Context Analyses
Site Analysis 15
Design Proposal Alternates 20
Design Alternate Summary 28
Landscape Plans 30
Development Departures & Precedents 32
Design Guidelines Summary 34
Representative Projects 38

UPTOWN
URBAN CENTER

SITE

Project Information

Property Address:
110 First Avenue West, Seattle, Washington 98119
Owner:
Re:Form, LLC

Architect:
Weinstein A+U LLC
T (206) 443-8606
Landscape Architect:
Karen Kiest Landscape Architects
T (206) 323-6032

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2 | 110 First Avenue West : Early Design Guidance Meeting
Queen Anne
2nd Ave W

1st Ave W

1st Ave N
PROPOSAL & SITE CONTEXT

Ave N
Location
The project site is a trapezoidal 12,001-sf parcel
zoned SM-UP (M1) lot located at the intersection of
First Avenue West and Western Avenue West in the
Uptown neighborhood of Seattle. It is bound by an
improved alley along its east property line.

Development Objectives
The proposed project is an eight-story, mixed-use
under apartment building approximately 85-feet in height
construction and 63,400-sf (exclusive of areas below grade).
The building will contain 78 residential apartment
units served by a resident lobby. There will be a
leasing office and a commercial space at street level.
Residents will have access to an amenity space
under within the building as well as an outdoor roof deck.
construction Structured parking for approximately 23 vehicles
(accessed via the alley) will be located partially
John St below grade along with building service and storage
spaces.
El
lio
tt
Av

11 The project’s development objectives are as follows:
e

1 6
10 • Provide a high quality living environment for
residents that is convenient to work, leisure and
W recreation.
7
es
te
rn 5 • Create a lively environment for urban residents,
Av
eW including accommodations for retail and / or
6
restaurants at street level.
6
under
SITE construction • Incorporate pedestrian-oriented design principles
for the benefit of the neighborhood:
2
4
9 - Widened sidewalks
- A strengthened street edge with an
appropriately scaled facade with visual
Interest for motorists & pedestrians
Denny Way - A vibrant and safe street-level experience
- Street trees and overhangs to protect
from traffic and weather

3 8 • Strategic incorporation of:

- Landscape design & material selection
W 1 st - Exterior lighting design & transparency
es Av - Trash & recycling storage
te e
rn
Av Immediate Neighborhood Context
e
1. Bayview Work Lofts
2. Northwest Work Lofts
3. Northwest Work Lofts
4. Salvation Army NW Headquarters
5. 1201 1st Ave W
6. Surface parking lot
7. 123 Queen Anne Ave N
8. Trio Condominiums
9. Shell Service Station
10. 190 Queen Anne Ave N
11. 133 Queen Anne Ave N

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 3
PRELIMINARY SEATTLE LAND USE CODE ANALYSIS

Parcel Number 1989200955
Lot Area 12,001-sf (0.27 acres)
Zoning SM-UP 85 (M1) - Seattle Mixed Uptown (Urban Center) 23.48 - Seattle Mixed

Permitted Uses • All uses permitted outright; no required street level uses 23.48.005 - Uses

Street Level • Transparency : 60 % along First Ave W (Class III Pedestrian Street); 30 % along Western Ave W (all other streets)
Development Standards 23.48.040 - Street-level development standards
• Blank facades : 15-ft wide maximum (extension to 30-ft at Director’s discretion) 23.48.740 - Street-level development standards in SM-UP zones

- Total width of blank facade segments shall not exceed 40 % percent of the width of the street-facing facade of
the structure on each street frontage - First Ave W (Class III Pedestrian Street)

- Limited to segments 30-ft (may be increased to 60-ft at Director’s discretion. Total width of all blank facade
segments shall not exceed 70 % of the width of the street-facing facade of the structure - Western Ave W (all
other streets)
Structure Height • Maximum structure height : 85-ft 23.48.025 - Structure height

• Open railings, planters, skylights, clerestories, greenhouses, parapets, and firewalls may extend up to 4-ft above 23.48.040 - Street-level development standards
the maximum height limit with unlimited rooftop coverage. 23.48.740 - Street-level development standards in SM-UP zones

• Rooftop features : solar collectors; stair penthouses; mechanical equipment; atriums, greenhouses, and
solariums may extend up to 15-ft above the maximum height limit.*

*So long as the combined total coverage of all features listed including weather protection such as eaves or canopies
extending from rooftop features, does not exceed 20% of the roof area, or 25% of the roof area if the total includes stair
or elevator penthouses or screened mechanical equipment.

Floor Area Ratio (FAR) • Maximum FAR for structures that include residential use : 5.25 23.48.020 - Floor area ratio (FAR)
23.48.720 - Floor area ratio (FAR) in SM-UP zones
• Non-chargeable gross floor area (GFA) :
- All underground stories or portions of stories.
- Portions of a story that extend no more than 4-ft above existing or finished grade, whichever is lower,
excluding access.
- As an allowance for mechanical equipment, in any structure 65-ft in height or more, 3.5 % of the total
chargeable gross floor area in a structure is exempt from FAR calculations.
- Floor area of street-level uses identified in subsection 23.48.005.D that meet the development 23.48.005.D - Uses (D,a,b)
standards of subsection 23.48.720 (general sales & service uses; eating & drinking establishments.

Setbacks • No upper-level setbacks required 23.48.735 - Upper-level setback requirements in SM-UP zones
• Setbacks on facades along street level allowed but not required (per Exhibit A for 23.48.740) 23.48.740 - Street-level development standards in SM-UP zones (A,1,2,3)
Parking Off-street motor vehicle parking spaces 23.54.015 - Required parking
• Parking for Non-residential use (in UC) Table A Parking for Nonresident Uses Other Than Institutions (II, J)
- No minimum requirement Table B Parking for Residential Uses (II, L)
• Parking for Residential Uses (in UC)
- No minimum requirement

Parking for bicycles Table D Parking for Bicycles (A, A1 & A6) (D, D1)
• Commercial uses
- Eating & drinking establishments: 1 / 12,000-sf (long-term) 1 / 2,000-sf (short-term in UC)
- Sales & services general: 1 / 12,000-sf (long-term) 1 / 2,000-sf (short-term in UC)

• Residential uses
- Multi-family structures: 1 / 4 DU or 0.75 per small efficiency DU (long-term)
No short-term bicycle parking requirements. C. Maximum parking limits (3)
23.48.780 - Required parking in Uptown Urban Center
Commercial uses limited to no more than ten parking spaces per business establishment (in multi-family zones).

4 | 110 First Avenue West : Early Design Guidance Meeting
Source: Chapter 23 - Land Use Code. Seattle Municipal Code, Codified through Ordinance No. 125518, Supp. No. 12, Update 2 (updated on February 23, 2018).

Amenity Area • Amenity area equivalent to 5% of total GFA in residential use is required. All residents shall have access to the 23.48.045 - Amenity area for residential uses
required amenity area (may be provided at / above ground level).

-Maximum of 50 % may be enclosed
-Minimum horizontal dimension: 15-ft / minimum horizontal dimension: 10-ft
-Minimum size : 225-sf

Parking & Loading Access Access to parking and loading shall be from the alley when the lot abuts an alley improved to the standards of 23.48.085 - Parking and loading location, access, and curb cuts
subsection 23.53.030.C and use of the alley for parking and loading access would not create a significant safety
hazard as determined by the Director.

If the lot does not abut an improved alley, or use of the alley for parking and loading access would create a
significant safety hazard as determined by the Director, parking and loading access may be permitted from
the street. If the lot abuts more than one street, the location of access is determined by the Director, as a Type I
decision, after consulting with the Director of Transportation.

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 5
EXISTING SITE PLAN

Legal Description
Lts 7,8, & 9, Blk 19
Denny’s D.T. North Seattle Addition 6-STORY MIXED-USE RESIDENTIAL BUILDING
SM UP-85(M)

Description
The project site is a 12,001-sf trapezoidal parcel
( 74’ )
zoned SM-UP (M1) located at the intersection of
First Avenue West and Western Avenue within the (48’)
Uptown Urban Center and borders the Queen Anne 6-STORY RESIDENTAIL BUILDING
and Interbay neighborhoods. SM UP-85 (M)

FIRST AVENUE WEST
The northern property line abuts a neighboring

(CLASS 3 PEDESTRIAN STREET)
6-story apartment building. The east property line
is bound by an improved alley across from which ( 72’ )
is a surface parking lot and a 5-story commercial (48’) (72’)
building to the south. The western and southwestern ( 70’ )

(66’)
edges of the site are bordered by guardrails and

(64’)
(62’)
elevated above street level with views across

(60’)
(46’)

(58’)
16’-0”
Western Avenue W to Elliott Bay.

(56’)
S1°28’33”W

(54’)
(52’)
(50’)
(48’)
( 68’ )
The project site is currently operated as a surface
TREE SURFACE PARKING LOT (28 STALLS)
parking lot. On-site are two billboards and two

QUEEN ANNE AVENUE NORTH
31’-0” SM UP-85(M)
“U-Park” pay stations. There is a tree in the northwest
BILLBOARDS
quadrant of the site along First Avenue West. YOU-PARK
PAY STATION
(48’)
(48’)
The site is built up with rockery and there is a 24-ft SURFACE PARKING LOT (36 STALLS)
SM UP-85 (M1)
grade change between its lowest point of 48-ft and
(70’)

ALLEY
its highest point of 72-ft. The gradient along the
north property line is most significant and descends

N1°28’11”E
from 72-ft in the northeast corner 48-ft in the
northwest corner (a slope of approximately 20%).
(50’)
(68’)
The majority of the site plateaus gently from 72-ft N4


’-0

27
43
in its northeast corner an edge approximately 66-ft ’45
”W YOU-PARK
in height. This edge runs along the site’s west and 15
8.6 PAY STATION
(66’)
southwest perimeter, offset approximately 15-ft 4’

from the property line. Past this edge, the site dips 3-STORY COMMERCIAL BUILDING 5-STORY COMMERCIAL BUILDING
steeply to 48-ft to meet the right of way below. Parts IC - 45 W (64’) SM UP-85(M)
ES (52’)
of the site along Western Avenue West are currently TE
covered by the tow of the existing slope, further RN (62’)
UTILITY
compacting the already narrow and non SDOT- AV VAULT
compliant existing sidewalk. E NU (60’)

EW OVERHEAD
The entire site will be excavated and existing ES POWER LINE (58’)
elements will be removed in order to locate the T (54’)
proposed structure on the project site.
(56’)

(56’)
(58’)

DENNY WAY

6 | 110 First Avenue West : Early Design Guidance Meeting
NEIGHBORHOOD CONTEXT
1st Ave N
Queen Anne Ave N Key

Project site showing maximum
1st Ave W allowable building envelope.

2nd Ave W 16
Developments under construction
West John St showing approximate proposed
massing.
15

Potential future developments
12 14 showing approximate maximum
1 allowable envelope.
John St
11 13
Western Ave W
3

10 8
9
Elliott Ave W
2 4 7

6
5

Neighborhood Context
1. 200 2nd Ave W
17 2. Seattle Post-Intelligencer Globe
3. Bayview Work Lofts
4. Northwest Work Lofts
5. Northwest Work Lofts
18
6. CTI Biopharma
7. Trio Condominimums
8. Plymouth Place
9. Shell Station
10. Salvation Army NW Headquarters
11. 120 1st Ave W
12. 133 Queen Ane Ave N (Seattle Housing Authority)
13. Arkona Apartments
14. 100 Denny Way
15. 210 Queen Anne Ave N
16. 215 Queen Anne Ave N
17. Burlington Northern Santa Fe Railway / Amtrak
18. Myrtle Edwards Park
19 19. Elliott Bay

*Underlined addresses indicate projects under
construction.
*Not to scale; zoning heights, building envelopes and building massing are shown as approximations.

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 7
Queen Anne
2nd Ave W
4th Ave W

3rd Ave W

1st Ave W

1st Ave N
SITE CONTEXT : EXISTING LAND USE

Ave N
The Uptown Neighborhood is made up of primarily
commercial office and multi-family residential Harrison St
land uses. There is a large area of school and
institutional uses that is made up of Seattle Center
and a churches to the northeast of the project site.
There is also a significant amount of open space to
the west of the site, Myrtle Edwards Park, and the
Olympic Sculpture Park both of which are within
walking distance. There are a significant number
of projects under construction nearby due to its
proximity to downtown. The recent upzoning of the
neighborhood to SM-UP 85 is anticipated to spark
further development of similar scale and size. Future Developments
Thomas St
Design Cues Single Family Residential

• The building is appropriately scaled for its location Multi Family Residential
on a prominent corner. The design attempts to
reduce the perceived scale of the building by Mixed Use
modulating the facade, primarily through the
incorporation of vertical bays, and a setback at street Retail
level.

• This project aspires to serve as a gateway that will
mark the transition between the existing commercial John St
buildings and the various multi-family scale projects School / Institutional
being developed and proposed within its vicinity.
Utility
• The project takes cues from its surrounding feel
by incorporating modern, durable materials seen in Parks/Open Space
its neighboring historic buildings and interpreting
them in a contemporary syntax that is appropriate to SITE Parking (?)
its surrounding familiar context.

Denny Way

Legend

Future Developments

Multi Family Residential

Mixed Use

Retail

Office

School / Institutional

Utility

Parks/Open Space

Parking

8 | 110 First Avenue West : Early Design Guidance Meeting
Queen Anne
2nd Ave W
4th Ave W

3rd Ave W

1st Ave W

1st Ave N
SITE CONTEXT : TRANSIT MODES

Ave N
The neighborhood is well served by automobile
Harrison St traffic and serves as a major thoroughfare between
neighborhoods which makes for a automobile-
centric condition and a hazardous street experience.
While the project site is well served by public
transportation but presents hazardous right-of-way
and crossing conditions for pedestrians and cyclists,
especially along 1st Avenue West which effectively
serves as the neighborhood’s western edge before
reaching Elliott Bay.
19
Local open spaces such as Myrtle Edwards Park
24 1 1
and the Olympic Sculpture Park are within walking
Thomas St

Warren Ave N
33 2 2 distance to the project site. With the recent
upzone, it is anticipated that the neighborhood will
8 8 become more walkable and transit-oriented as new

5-minute w
developments begin to fill in former commercial
13 13
uses and surface parking lots with denser uses.
D D

alk-shed
Design Cues
994
• Provide bicycle amenities along 1st Avenue West.
• Widen existing non-conforming sidewalk to 10’
along Western Ave W and provide planting strips for
John St further protection for pedestrians.

SITE • Undercut the proposed structure at street level in
order to accommodate pedestrian traffic, provide
weather protection and street activation through the
incorporation of a commercial tenant space.

SITE

15 17 18 19 24 33
Denny Way

Legend

5 Minute Pedestrian Walkshed

Bus Routes

Bus Lines 2

Current Bicycle Routes

Designated Green Street

Designated Pedestrian Street
1 st
Av
e

W
es
Ell

te
r
io

n
tt

Av
Av

e
eW

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 9
Queen Anne
2nd Ave W
4th Ave W

3rd Ave W

1st Ave W

1st Ave N
SITE CONTEXT : ZONING

Ave N
The project site consists of a trapezoidal parcel
zoned for SM-UP 85 (M1). The northern property line Harrison St
abuts a neighboring apartment building. Its western
property line is bound by 1st Avenue West and its
southwestern property line run parallel to Western
Avenue West. Its western property line is bound by
an unimproved alley. C2-55 (M)

SM-UP 85 (M) Thomas St

John St

SM-UP
85 (M1)

SITE

IC-45
Denny Way
Existing Zoning Legend

IC-45
DMC - 75
SM-UP 85 (M)

DMC-75

Zoning Boundaries

10 | 110 First Avenue West : Early Design Guidance Meeting
A | LONGITUDINAL SECTION - Looking East SITE CONTEXT : ZONING ENVELOPE

85’ Maximum Height Limit

(MSUP-85)
45’ Maximum Height Limit
SITE
(IC-45) ELLIOTT BAY
W Harrison St

W Thomas St

W John St

Western Ave

Elliott Ave

Elliott Bay Trail
N-S Sec

B | TRANSVERSE SECTION - Looking to South

E-W Se

N-S Section looking downto
85’ Maximum Height Limit
A

(MSUP-85)
45’ Maximum Height Limit
SITE
(IC-45) ELLIOTT BAY

B
2nd Ave N

1st Ave N

Queen Anne Ave N

1st Ave W

Western Ave

Elliott Bay Trail
E-W Section looking to Ellio
Elliott Ave

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 11
CONTEXT : WESTERN AVENUE WEST

The southern edge of the property is bound by
Western Avenue West - a principal arterial.

There is a 7-ft change in topography along the south
property line across a distance of 158.5-ft (a slope of
4.4%). The sidewalk along this stretch of Western Ave
W is substandard and is impacted by the toe of the
slope which extends over the property line. There are
no street trees along Western Ave W along the site.
There is an existing wooden utility pole close to the
intersection of the alley. The pole services overhead
power lines as well as guy wires that support street
signs. The pole is supported by a down guy that runs
close to or onto the property.

The zoning for the property is SM-UP85 (M1), the
current use is a surface parking lot. Currently, 1 Western Avenue West - Facing North PROJECT SITE
Western Ave W contains a mix of commercial, retail
and residential uses.

Design Cues

• Appropriately scaled retail spaces that respond to
adjacent commercial scale along First Avenue W.

• Building massing and modulation respond to its
prominent corner location.

• Street level facade is scaled to pedestrians
and cyclists that utilize the adjacent busy traffic
thoroughfares of First Ave W and Western Ave W.

2 Western Avenue West - Facing South OPPOSITE OF PROJECT SITE

Thomas St
Queen Anne Ave N
First Ave W

W
es
te
r n
Av
eW
Ell

W John St
io
tt
Av

1 6
eW

3
4 5
2

3 4 5 6

12 | 110 First Avenue West : Early Design Guidance Meeting
CONTEXT : FIRST AVENUE WEST

The western edge of the property is bound by First
Avenue West - a collector arterial. The sidewalk along
this stretch of First Ave W is generous with mature
street trees planted in intervals on both sides of
the street. There is an existing tree in the parking
strip at the northwest corner of the site that will be
removed.

Currently, Western Ave W contains a mix of
commercial, retail and residential uses.

Design Cues

• Appropriately scaled residential entrance and
commercial space that respond to adjacent
residential entryways
1 First Avenue West - Facing East PROJECT SITE
• Building massing and modulation respond to its
prominent corner location.

• Street level facade is scaled to pedestrians
and cyclists that utilize the adjacent busy traffic
thoroughfares of First Ave W and Western Ave W.

2 First Avenue West - Facing West OPPOSITE OF PROJECT SITE

6

Thomas St
5

Queen Anne Ave N
2

First Ave W
4
W
es
te
r n 3
Av
eW

Ell
W John St

io
tt
Av
eW
1

Denny Way

3 4 5 6

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 13
CONTEXT : UPTOWN NEIGHBORHOOD

Uptown is a neighborhood in transition and consists
of an eclectic mix of building types ranging from
large, early twentieth century warehouse structures
and apartment buildings to modern commercial
office buildings and recent mixed-use mulitfamily
structures. Also prevalent are surface parking lots
and occasional commercial establishments such as
gasoline stations and small restaurants.

The project site is well served by public
transportation, particularly bus routes along First
Avenue West and Western Avenue West. Also nearby
are major public open spaces such as the Olympic
Sculpture Park and Myrtle Edwards Park both of
which are within walking distance.

While the supply of multi-family housing stock
continues to grow (with a significant number of
neighboring developments in the pipeline), the
neighborhood lacks a general sense of cohesiveness
seen in adjacent neighborhoods such as Queen
Anne or Beltown. A large part of this can be
attributed to the prevalence of significant high-
speed vehicular arterials (namely Western, and Elliott
avenues and Denny Way) that truncate the southern
portion of the neighborhood into odd “sawtooth”
lots and hazardous sidewalk conditions lacking
street trees and landscaping. 3

The recent upzoning of the neighborhood to Seattle
Mixed zoning presents an opportunity to contribute 1 2
a residential character and density to the Uptown
neighborhood.

1 Shell Station. Example of industrial uses.
2 Ongoing development. 2nd and Western Ave W.
3 Arkona Apartments. Detailing at entry portico.
4 Intersection of Western and Elliott avenues.
5 Minnie Flats. An example of recent development. 4 5

14 | 110 First Avenue West : Early Design Guidance Meeting
CONTEXT : UPTOWN NEIGHBORHOOD

7

6 201 Queen Anne Ave N. Modern office building.
7 Arkona Apartments. 201 Queen Ave N. beyond.
8 Salvation Army NW HQ. Adjacent to project site.

6 8

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 15
SITE ANALYSIS

Topography

The majority of the site’s high point is a plateau...
This ridge runs along the site’s west and southwest 6-STORY MIXED-USE RESIDENTIAL BUILDING
SM UP-85(M)
perimeter, offset approximately 15-ft from the
property line. Past this edge, the site dips steeply to
48-ft to meet the right of way below. Parts of the site ( 74’ )
along Western Avenue West are currently covered by
the toe of the existing slope. (48’)
NE
JUNE 21 AN
SUNSET EEN 6-STORY RESIDENTAIL BUILDING
VIE
Approximate grade changes: U SM UP-85 (M)
WS
TQ

FIRST AVENUE WEST
09:10 PM
ALT: 127.17º SO TO
EW SP

(CLASS 3 PEDESTRIAN STREET)
• North property line : 48-ft to 72-ft
VI JUNE 21
• East property line : 56-fto to 72-ft

AC
SUNRISE

EN
• South / Southeast 48-ft to 56-ft ( 72’ ) 05:12 AM

EE
• West property line : 48-ft to 48-ft (48’) (72’) AZ: -127.37º

DL
( 70’ )

E
(66’)
Neighboring Lots / Structures

(64’)
(62’)
(60’)
(46’)

(58’)
16’-0”

(56’)
S1°28’33”W
• 6-story apartment building to the north

(54’)
(52’)
(50’)
• Surface parking lot across from alley

(48’)
( 68’ )
• 5-story commercial office building across from alley TREE SURFACE PARKING LOT (28 STALLS)
and to the south of surface parking lot 31’-0” SM UP-85(M)

BILLBOARDS YOU-PARK
Solar Access PAY STATION
(48’)
(48’) SURFACE PARKING LOT (36 STALLS)
•Solar access is optimal along the south and SM UP-85 (M1)
southwest edges of the project site and diminishes (70’)

ALLEY

VIEWS T
JUNE 21
along the north and east property lines given the
05:20 PM
proximity of 5-story structures on abutting and AZ: 88.74º

N1°28’11”E
neighboring lots. ALT :33.72º JUNE 21

O B
08:54 AM

ELLTO
AZ: -86.07º
Access to Views (50’)
N4 (68’) ALT: 36.08º


’-0

WN

27
43
’45
•Current views at approximately 66-ft include views

D
”W YOU-PARK

UN
15
to the south and southwest across Western Avenue 8.6 PAY STATION
(66’)

O
4’
West to Elliott Bay. Views to the north and northeast

TS
DEC 21

EG
are currently obstructed by neighboring structures. 5-STORY COMMERCIAL BUILDING
W

U
SUNSET (64’) SM UP-85(M)
ES

P
(52’)
DEC 21
04:20 PM
Structure Height 3-STORY COMMERCIAL BUILDING BATE
Y+ SUNRISE
IC - 45 AZ: 53.60º
OT
T RN (62’)
UTILITY
07:54 AM

•85-ft (SM-UP85 (M1) zone)
ELLI AV VAULT AZ:- 53.74º

VIEW
S TO E NU (60’)

Floor Area Ratio EW OVERHEAD
ES POWER LINE (58’)

•Base Far : NA T (54’)

•Maximum FAR : 5.25
(56’)
•Lot area: 12,001-sf DEC 21
SOLAR NOON
•Maximum allowable area : 63,005-sf
ALT: 18.94º
(exclusive of incentive provisions) (56’)
(58’)

JUNE 21
SOLAR NOON
ALT: 65.81º
DENNY WAY

16 | 110 First Avenue West : Early Design Guidance Meeting
PRELIMINARY SITE PLAN
6-STORY MIXED-USE RESIDENTIAL BUILDING Removal of existing site elements and excavation
SM UP-85(M)
are required for the proposed project : an 8-story,
6-STORY MIXED-USE RESIDENTIAL BUILDING mixed-use apartment building approximately 85-
SM UP-85(M)
feet in height and 63,000-sf (exclusive of mechanical
areas and areas below grade). The building will
contain 71 residential apartment units served by a
4-STORY RESIDENTAIL BUILDING
SM UP-85 (M)
resident lobby. There will be a leasing office and a

WEST
commercial space at street level. Residents will have
4-STORY RESIDENTAIL BUILDING access to an amenity space within the building as

(CLASS 3 PEDESTRIAN STREET)
SM UP-85 (M)
well as an outdoor roof deck. Structured parking for

FIRST AVENUE WEST
AVENUE
approximately 23 vehicles (accessed via the alley)

STREET)
(48’) (72’) will be located partially below grade along with
building service and storage spaces.

3 PEDESTRIAN
(48’) (72’)

(CLASSFIRST
RESIDENT
ENTRY Traffic and Circulation
UNEXCAVATED
RESIDENT
(TERRACE ABOVE) •First Avenue West is a collector arterial with parking
ENTRY
COMMERCIAL SURFACE PARKING LOT (28 STALLS) on either sides of the street. Western Avenue West is

QUEEN ANNE AVENUE NORTH
ENTRY SM UP-85(M)
UNEXCAVATED a principal arterial with no street parking.
(TERRACE ABOVE)
COMMERCIAL SURFACE PARKING LOT (28 STALLS)

QUEEN ANNE AVENUE NORTH
ENTRY SM UP-85(M) Streetscape
(48’)

PROPOSED RESIDENTIAL • The building will be undercut along both streets to

ALLEY
(48’) TR
AN
MIXED-USE BUILDING accommodate a wider and SDOT compliant sidewalk
SP (SHOWN IN GREY)
AR to improve the pedestrian experience and safety.
EN PROPOSED RESIDENTIAL

ALLEY
TR
T&
AC MIXED-USE BUILDING
• Landscaped strips and street trees will be added
AN
SP
AR
T IV (SHOWN IN GREY)
AT for added screening and protection from traffic
EN ED
T& FA along the building undercut.
AC CA
TI DE
VA AT
TE
D
FA
ST
RE Neighborhood Influences
CA ET
DE LE
VE
AT L
ST
5-STORY COMMERCIAL BUILDING
• The proximity of numerous bus routes is
W RE
ET SM UP-85(M) conducive to a transit-oriented development and
ES LE
VE
3-STORY COMMERCIAL BUILDING TE L neighborhood.
IC - 45
W RN GARAGE
5-STORY COMMERCIAL BUILDING
SM UP-85(M) •The project aims to extend the residential and
ES AV ENTRY
neighborhood commercial characteristics of First
3-STORY COMMERCIAL BUILDING TE E
IC - 45 RN NU GARAGE
Avenue West across their intersection and into
AV EW BICYCLE ENTRY Western Avenue West.
E NU ES ENTRY
•The project aims to strengthen the edge along
T
EW BICYCLE Western Avenue West and provide a stronger street
ES ENTRY
(56’) presence and activity at street level.
T
(56’)
Key

Pedestrian traffic

Pedestrian Crosswalk

Cyclist traffic
DENNY WAY
Motorist direction of travel
DENNY WAY
Motorist traffic

On-street parking

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 17
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18 | 110 First Avenue West : Early Design Guidance Meeting
GROUND FLOOR ANALYSIS

Street Characteristics
TO: TO: TO:

QUEEN ANNE SEATTLE CENTER SEATTLE CENTER • Western Avenue West
(48’)
SOUTH LAKE UNION
This street is a heavily trafficked principal arterial and
6-STORY MIXED-USE RESIDENTIAL BUILDING serves as a major thoroughfare that connects north
SM UP-85(M)
Seattle with South Seattle. There is a gradual grade
change which slopes north to south and a significant
TO:
( 74’ )
cross-slope. While several multi-family apartment
(48’) buildings are under construction along this street,
INTERBAY
MAGNOLIA 6-STORY RESIDENTAIL BUILDING
the majority of Western Avenue West is commercial
BALLARD SM UP-85 (M) in nature punctuated by occasional surface parking

FIRST AVENUE WEST
lots.
CR

COLLECTOR ARTERIAL
OS Existing sidewalks and public right of ways along this
SW S88°30’12” 120.08’
( 72’ )
street vary from narrow to generous depending on
AL

QUEEN ANNE AVENUE NORTH
K the location. The project site has a non-conforming
sidewalk which is further compacted due to the
(46’)
RESIDENTIAL tow of the existing slope which spills out beyond

S1°28’33”W
LOBBY the property line and into the public right of way.

COLLECTOR ARTERIAL
UNEXCAVATED
The street is currently hazardous to pedestrians
SURFACE PARKING LOT (28 STALLS)
SM UP-85(M)
and offers very little protection against high-speed
motorized traffic which often includes large cargo

UNIMPROVED ALLEY
vehicles and transit buses.
(48’)
RESIDENTIAL
AREA • First Avenue West
COMMERCIAL (70’)
SPACE
This street is a collector arterial that intersects

N1°28’11”E
BU and feeds Western Avenue West at the base of a
IL
DI
W NG steep slope. Given its slope, traffic going up First
ES (50’) TO
Avenue West is calmer and sidewalks are more well
TE BE (68’)
RN N4
UN
DE established and planted with mature street trees.
RESIDENTIAL
PR AV 7°
43 RC
AMENITY This street is residential in character with a mix of
IN
CI E NU
’45
”W
U TA (66’)
PA
L 15 TS both older and more recent multifamily apartment
3-STORY COMMERCIAL BUILDING
AR
TE
RI
EW 8.6
4’ TR
EE 5-STORY COMMERCIAL BUILDING
buildings as well as commercial office buildings. First
IC - 45 AL
ES TL
UTILITY
(64’) SM UP-85(M)
Avenue West serves as a gateway to the Queen Anne
T (52’) EV
EL
(62’)
UTILITY
neighborhood to its north.
VAULT
(60’) Design Approach
OVERHEAD
POWER LINE
(54’)
(58’)
• Glazing will be introduced along both streets
(per SM-UP street level development standards) to
provide a sense of transparency at street level and
promote street activation.
(56’)
(58’)
• Both the residential and commercial entries will be
TO:
placed located along First Avenue West to engage
MYRTLE EDWARDS PARK the residential nature of this street.
BURKE GILMAN TRAIL
• The building will be undercut along both streets to
accommodate a wider and SDOT compliant sidewalk

CROSSWALK
TO: to improve the pedestrian experience and safety.
DENNY WAY
BELLTOWN
PRINCIPAL ARTERIAL
DOWNTOWN • Landscaped strips and street trees will be added
for added screening and protection from traffic
along the building undercut.

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 19
DESIGN PROPOSAL : ALTERNATE 1

Description

Alternate 1 consists of a single upper C-shaped
bar of residential program oriented towards water
and city views. This upper mass sits on top of a
2-story podium that is set back along both streets to
distinguish it from the upper mass and to improve
the currently non-conforming right of way along
Western Ave W.

Summary
Stories: 8
2 partially below-grade
6 above-grade
Unit Count: 77
Floor Area: 63,400 -SF Residential
1,805-SF Commercial
0-SF Parking

Exempt Area: 2,282-SF (3.5% for mechanical)

62,923-SF Total

Parking: 0 stalls

Street level uses: 1st Ave W
• 1st Ave W - Lobby
• Western Ave W - Commercial

Disadvantages / Concerns
• The northern 6-story bar of residential units will
be built right up to the north property line and for
its entire length, hence blocking views and light to Western Ave W
its neighbor to the north.
• Facade along Western Ave W is monolithic and
does not provide relief to the street.
Western Ave W (facing north)

MASSING CONCEPT

t
nS
Joh

1s
tA
ve
W
Western Ave W

Establish podium. Orient front units to water views. Orient rear units to resulting courtyard. Undercut building at street level.

20 | 110 First Avenue West : Early Design Guidance Meeting
Western Ave W

1st Ave W

Western Ave W (facing east) Alley (facing southwest to Elliott Bay)

15 15
AMENITY ELEC. ELEC. 16 ELEC. ELEC. 16 ELEC.
TRASH TRASH TRASH 1 BR TRASH 1 BR TRASH
1ST AVE W 11 17 11 17
STOR. STOR.
STUDIO STUDIO STUDIO STUDIO
FITNESS 12 18 12 18
LOBBY 1 BR 1 BR
13 19 13 19
EX 14 20 EX 14 20
TE TE
NT NT
OF 21 OF 2 BR 21 2 BR
UN UN
1 UNEXCAVATED
EX 22 1 EX 22
CA CA
2 VA ALLEY 2 VA
TE 23 TE STUDIO 23 STUDIO
3 D 3 D
COMMERCIAL AR AR
4 EA 24 4 EA 24
5 BE 5 BE STUDIO STUDIO
LO LO
6 W 6 W
7 7 STUDIO STUDIO
W 8 8
ES 9 9
TE STUDIO STUDIO
RN 10 10
AV
E
W STUDIO STUDIO

SCL
1 BR 1 BR
FA
R
EX
EM
PT

Street Level Floor Plan (Level 1) Typical Residential Floor Plan (Level 2 - 8)

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 21
DESIGN PROPOSAL : ALTERNATE 2

Description

Alternate 2 consists of two upper bars of 6-story
residential program oriented towards water and
city views that meet to form a “V” shaped mass. This
upper mass sits on top of a 2-story podium that is
set back along both streets to distinguish it from
the upper mass and to improve the currently non-
conforming right of way along Western Ave W.

Summary
Stories: 8
2 partially below-grade
6 above-grade
Unit Count: 72
Floor Area: 57,457 -SF Residential
6,240-SF Parking
1,557-SF Commercial

Exempt Area: 2,284-SF (3.5% for mechanical)

62,970-SF-Total

Parking: 27 stalls

Street level uses: 1st Ave W
• 1st Ave W - Lobby
• Western Ave W - Commercial + Residential
Amenity

Disadvantages / Concerns
• The eastern 6-story bar of residential (alley) units
will be built right up to the north property line,
hence blocking views and light to its neighbor to Western Ave W
the north.

Potential Departures
Western Ave W (facing north)
• Parking above grade.
• Parking should be disguised from street.

MASSING CONCEPT

t
nS
Joh

1s
tA
ve
W
Western Ave W

Establish podium. Orient front units to water and city views. Orient alley units to city views and resulting courtyard. Undercut building at street level.

22 | 110 First Avenue West : Early Design Guidance Meeting
Western Ave W

1st Ave W

Western Ave W (facing east) Alley (facing southwest to Elliott Bay)

14 18
14 18 14 18 ELEC ELEC ELEC
SCL ELEC SCL ELEC SCL ELEC STUDIO STUDIO STUDIO
LOBBY LOBBY LOBBY TRASH TRASH 15 19TRASH
15 19 15 19 TRASH TRASH TRASH
1ST AVE W 1ST AVE W 1ST AVE W EX EX EX
TE 16 TE 20
16 20 TE 16 20
NT NT NT STUDIO STUDIO STUDIO
BIKES UNEXCAVATED
BIKES UNEXCAVATED BIKES UNEXCAVATED OF OF OF 1 BD 1 BD 1 BD
UN 17 UN 21
17 21 UN 17 21
EX EX EX
CA C22
AV 22 CA 22
VA AT VA STUDIO STUDIO STUDIO
1 1 TE TE
D
AR 23 ED A1 23 D
AR 23
2 2 EA RE 2 EA 1 BD 1 BD 1 BD
BE 24 AB 24 BE 24
3 3 EL 3
COMMERCIAL COMMERCIAL COMMERCIAL LO OW 4 LO
4 4 W W STUDIO STUDIO STUDIO
ALLEY ALLEY ALLEY 25 25 25
5 5 5 1 BD 1 BD 1 BD
FITNESS FITNESS FITNESS 6 6 26 26 6 26
7 7
PARKING PARKING 7 PARKING 1 BD 1 BD 1 BD
27 27 27 1 BD 1 BD 1 BD
8 8 8
9 9 9
RESIDENTIAL AMENITYRESIDENTIAL AMENITY RESIDENTIAL AMENITY 10 10 10 1 BD 1 BD 1 BD
W W W 11 11 11
ES ES ES
TE TE TE 12 12 12
RN RN RN
AV AV AV 13 13 13 1 BD 1 BD 1 BD
E E E
W W W
UNEXCAVATED UNEXCAVATED UNEXCAVATED
1 BD 1 BD 1 BD
FA

FA

FA
R

R

R
EX

EX

EX
EM

EM

EM
PT

PT

PT

Street Level Floor Plan (Level 1) Parking Level Floor Plan (Level 2) Typical Residential Floor Plan (Level 3 - 8)

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 23
DESIGN PROPOSAL : ALTERNATE 3
(PREFERRED)
Description

Alternate 3 consists of a single modulated
trapezoidal mass with residential units oriented
towards water and city views. This upper mass sits on
top of a 2-story podium that is set back along both
streets to distinguish it from the upper mass and to
improve the currently non-conforming right of way
along Western Ave W.

Summary
Stories: 8
2 partially below-grade
6 above-grade
Unit Count: 78
Floor Area: 56,790 -SF Residential
6,633-SF Parking
1,381-SF Parking
Exempt Area: 2,268-SF (3.5% for mechanical)

62,536-SF Total

Parking: 23 stalls

Street level uses:
• 1st Ave W - Lobby 1st Ave W
• Western Ave W - Commercial

Disadvantages / Concerns
• Parking should be disguised from street.

Potential Departures
• Parking above grade. Western Ave W
• Parking should be disguised from street.

Western Ave W (facing north)

MASSING CONCEPT

t
nS
Joh

1s
tA
ve
W
Western Ave W

Establish podium. Orient front units to water and city views. Orient rear units to city views. Undercut building at street level and modulate upper mass.

24 | 110 First Avenue West : Early Design Guidance Meeting
Western Ave W

1st Ave W

Western Ave W (facing east) Alley (facing southwest to Elliott Bay)

MECH. MECH. MECH.
TERRACE TERRACE TERRACE
MAIL MAIL MAIL
(LEVEL 3 ONLY) (LEVEL 3 ONLY) (LEVEL 3 ONLY)
TRASH 16 TRASH 16 TRASH 16 1BD 1BD 1BD
LOBBY LEASING LOBBY
UNEXCAVATED LEASING UNEXCAVATED LOBBY LEASING UNEXCAVATED
17 17 17 1BD 1BD 1BD
18 18 18 2BD 2BD 2BD
1 19 1 19 1 19 1BD 1BD 1BD
WC PACKAGE WC PACKAGE WC PACKAGE
2 20 2 20 2 20
1BD 1BD 1BD
WC WC WC 3 21 3 21 3 21
1BD 1BD 1BD
4 22 4 22 4 22 1BD 1BD 1BD
*COMMERCIAL *COMMERCIAL *COMMERCIAL 5 23 5 23 5 23
STORAGE STORAGE STORAGE
6 6 6 1BD 1BD 1BD 1BD 1BD 1BD
7 7 7
MECH. MECH. MECH. 8 8 8
9 9 9 1BD 1BD 1BD
10 10 10
MECH. MECH. MECH.
11 11 11
FITNESS FITNESS FITNESS 1BD 1BD 1BD
12 12 12
13 13 13
14 14 14 1BD 1BD 1BD
15 15 15

1BD+DEN 1BD+DEN 1BD+DEN
SCL SCL SCL

Street Level Floor Plan (Level 1) Parking Level Floor Plan (Level 2) Typical Residential Floor Plan (Level 3 - 8)

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 25
MASSING DIAGRAM (WESTERN AVE W)

Extruded volume along property line. Undercut provides widened sidewalk + Modulated facade expresses unit widths + Conceptual facade along Western Ave W
de-emphasizes parking level. structural hierarchy.

DESIGN PROPOSAL : ALTERNATE 3
(PREFERRED)

26 | 110 First Avenue West : Early Design Guidance Meeting
MASSING DIAGRAM (ALLEY)

Maximum allowable building envelope (solid) vs. proposed (dashed). Massing stepped back from adjacent building to create open terrace. Conceptual massing along alley

DESIGN PROPOSAL : ALTERNATE 3
(PREFERRED)

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 27
DESIGN ALTERNATE SUMMARY

ALTERNATE 1 ALTERNATE 2 ALTERNATE 3 (PREFERRED)

Stories: 8 Stories: 8 Stories: 8
2 partially below-grade 2 partially below-grade 2 partially below-grade
6 above-grade 6 above-grade 6 above-grade
Unit Count: 77 Unit Count: 72 Unit Count: 78
Floor Area: 63,400 -SF Residential Floor Area: 57,457 -SF Residential Floor Area: 56,790 -SF Residential
1,805-SF Commercial 6,240-SF Parking 6,633-SF Parking
0-SF Parking 1,557-SF Commercial 1,381-SF Parking
Exempt Area: 2,282-SF (3.5% for mechanical) Exempt Area: 2,284-SF (3.5% for mechanical) Exempt Area: 2,268-SF (3.5% for mechanical)

62,923-SF Total 62,970-SF-Total 62,536-SF Total

Parking: 0 stalls Parking: 27 stalls Parking: 23 stalls

Departures Departures Departures
• None • Parking above grade (23.48.785 - Parking location, access, and curb cuts) • Parking above grade (23.48.785 - Parking location, access, and curb cuts)

Advantages Advantages Advantages
• Provides much-needed relief along Western Avenue W by breaking up an otherwise
• Widened sidewalk, street trees and overhang at street levels provides protection for • Widened sidewalk, street trees and overhang at street levels provides protection for monolithic mass both in mass and scale.
pedestrians from weather and traffic. pedestrians from weather and traffic. • Rhythm and modulation provides visual interest for pedestrians, cyclists and motorists alike.
• Presents a prominent anchor building Rhythm and modulation provides visual interest for pedestrians, cyclists and motorists alike. • Anchors a prominent corner and acts as a gateway for First Ave W and Queen Anne
• Anchors a prominent corner and acts as a gateway for First Ave W and Queen Anne neighborhood.
Disadvantages neighborhood. • Widened sidewalk, street trees and overhang at street levels provides protection for
• Lack of consideration for eroding scale and shading for units. pedestrians from weather and traffic.
• Lack of opportunities for decks. Disadvantages
• Monolithic mass, with no relief lacks visual interest and modulation. • Requires a departure for parking above grade. Disadvantages
• Requires a departure for parking above grade.

28 | 110 First Avenue West : Early Design Guidance Meeting
SHADOW STUDY

10:00 AM 12:00 PM (NOON) 2:00 PM
June 21st
March / September 21st
December 21st

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 29
STREET and PODIUM LEVEL LANDSCAPE PLAN
STREET AND PODIUM LEVEL LANDSCAPE PLAN

at grade
te garden/dog
bikes rr
ac spot
entry building es
plaza entry

commercial
entry

setback permits trees at
W Western edge
ES
TE
RN

AL L EY
A
V
EN
UE
garage
entry

street trees
between bays

| | | ^
0 10 20 N
greening the alley - Trio

30 | 110 First Avenue West : Early Design Guidance Meeting
ROOF LEVEL LANDSCAPE PLAN
ROOF LEVEL LANDSCAPE PLAN

food
and
fun
tre e l e ts i n
p o ts

fir e and vi e ws

g re e n ro o f
food and fun treelets in pots
W
ES
TE
RN
A
V
EN
UE

| | | ^
0 10 20 N green roof fire and views

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 31
DEVELOPMENT DEPARTURES
DEPARTURE REQUEST #1

Seattle Land Use Code Departure Request Rationale for Requested Departure
23.48.785 - Parking location, access, and curb cuts

A. Parking above the street level of a structure. 100% of parking be provided on level above street level. 1.) Vehicular access to the project site is proposed from the alley along the east property line - in accordance to the Uptown
Neighborhood Design Guidelines.*
The following provisions of this Section 23.48.785 apply to development in the SM-
UP 65, SM-UP 85, SM-UP 95, and SM-UP 160 zones. Except as provided in Section 2.) The location of the site’s low-point along Western Ave W (classified by SDOT as a Major Arterial) requires the vehicular entry
23.48.780 for parking partially above street level and partially below street level, for the building to be accessed off of the higher alley. Thus, due to site conditions parking below street level is not feasible and
parking within structures is permitted above the street level under the following must be located on level two 14’-8” above Western Ave W.
conditions:
4.) The resultant above-grade parking level will be screened in accordance with the Uptown Neighborhood Design Guidelines
1. No more than 50 percent of all parking may be located above grade; and cited below. Urban design precedents on the facing page include successful integration of parking level at or above street
level.
2. For parking located on a story above the first story of a structure, a minimum of 30
percent of the length of the parking area measured along each street frontage shall
be screened from the street by another use. On lots located at street intersections, the
screening of parking area by another use shall be provided at the corner portion(s) of
the structure; and

3. The parking area on a story above the first story of the structure that is not screened
from the street by another use shall be enclosed by facades along all street frontages.
Parking
Facades shall be designed to minimize the impacts of glare from vehicle headlights Alley*
and interior garage lighting on pedestrian views from the street.

B. In the SM-UP 65, SM-UP 85, and the SM-UP 160 zones in the Uptown Urban Center,
accessory surface parking is prohibited unless separated from all street lot lines by Western Ave W
another use within a structure.

Uptown Neighborhood Design Guidelines Design Response

DC1 Project Uses and Activities
Citywide Guideline: Optimize the arrangement of uses and activities on site.

Uptown Supplemental Guidance: Alley vehicle and parking access - Vehicle and parking access for the project will occur via the alley along the eastern property
line. The existing alley will be widened to a width of 20’-0”.
I. Parking and Vehicle Access

ii. Preferred Alley Access: Access to new development is preferred via alleyways, if feasible.

V. Visual Impacts of Parking Structures Visual impact of parking structures - The project will lessen the visibility of its parking level through the use of perforated
screens and modulation of the facade. Narrow vertical windows are proposed at intervals to further break up the street wall and to
i. Throughout Uptown designs that lessen the visibility of parking structures are preferred. Garages and parking incorporate the first three stories into a cohesive pedestrian experience at street level.
structures should, where feasible, incorporate landscaping to reduce their visual impact. Landscaping may
include climbing plantings and other landscape means to reduce the impact of larger blank walls. Large, open
paved driveways and carports are strongly discouraged. Alley access is preferred, if feasible.

32 | 110 First Avenue West : Early Design Guidance Meeting
URBAN DESIGN PRECEDENTS

Above-grade parking

The topographic conditions on the project site does
not allow for parking below grade to be feasible. The
following precedents serve as successful examples
of how parking at and above street level can be
screened and add to a building’s contextual nature
resulting in an improved pedestrian experience at
street level.

Jewish Family Service
Parking
The parking structure and vehicular entry of this
office building are integrated into the street-level
facade through the use of a perforated scrim. The
resulting differentiation of the parking garage
from the glassy lobby helps signal the building’s
main entrance. The building’s undercut further
emphasizes the offices to be read as a distinct
volume floating above street level.
Jewish Family Service architect : Weinstein A+U)
1601 16th Ave, Seattle, WA

Ventana At the Market

Given similar topographic constraints to that of this
110 First Ave W, the parking garage of this mixed-
use apartment building is located above street level.
The parking level is differentiated from the upper
Parking
residential units and lower retail space through
the use of oversized louvers (also necessary for
ventilating the garage level).

The resulting metal “belt” divides the building
horizontally into three distinct bands that break up
its mass in reverence to the neighboring buildings
found within its historic context of Pike Place Market.
Ventana At the Market architect : Weinstein A+U)
2100 Western Ave, Seattle, WA

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 33
DESIGN GUIDELINE SUMMARY

Seattle Design Guidelines Design Response

CS1 Natural Systems and Site Features
Use natural systems and features of the site and its surroundings as a starting point for project design.

Design Approaches and Strategies to Consider: Building form, siting and orientation - The building consists of a single bar oriented east-west situated along the southwest
property line to maximize solar access into unit interiors. Access to views, sun and air is optimized through the use of sliding operable
A. ENERGY USE windows and balconies that allow occupants to manually control airflow and spend time outside as needed.

1. Energy Choices: At the earliest phase of project development, examine how energy choices may influence
building form, siting, and orientation, and factor in the findings when making siting and design decisions. Solar gain and shading on adjacent sites - The southwestern facade will employ solar devices to reduce solar gain and optimize
the thermal comfort of its occupants. The mass of the building steps back away from the northern property line to minimize shading
B. SUNLIGHT AND NATURAL VENTILATION onto the adjacent building to the north of the subject site.

1. Sun and Wind: Take advantage of solar exposure and natural ventilation available on site where possible.
Use local wind patterns and solar gain as a means of reducing the need for mechanical ventilation and heating
where possible.

2. Daylight and Shading: Maximize daylight for interior and exterior spaces and minimize shading on adjacent
sites through the placement and/or design of structures on the site.

3. Managing Solar Gain: Manage direct sunlight falling on south and west facing facades through shading
devices and existing or newly planted trees.

CS2 Urban Pattern and Form
Strengthen the most desirable forms, characteristics, and patterns of the streets, block faces, and open spaces in the surrounding area.

Design Approaches and Strategies to Consider: Architectural presence and contribution to a strong street edge - The trapezoidal shape of the site and resulting massing
strategy lends itself to a “high-profile” design. Specific emphasis is given to the first three stories of the building both as a means of
A. LOCATION IN THE CITY AND NEIGHBORHOOD reducing the perceived mass and to remedy the currently non-compliant sidewalk in order to enhance the pedestrian experience.

2. Architectural Presence: Evaluate the degree of visibility or architectural presence that is appropriate or
Corner site - This site is located at a prominent corner along a major traffic arterial. In addition to the first three floors being setback,
desired given the context, and design accordingly. A site may lend itself to a “high-profile” design with signi -
careful detailing and employment of street trees in an attempt for the site to serve as a “gateway” to the transitioning Uptown
cant presence and individual identity, or may be better suited to a simpler but quality design that contributes
Neighborhood and a “focal point” for pedestrians and motorists as they approach and pass the building.
to the block as a whole. Buildings that contribute to a strong street edge, especially at the first three floors,
are particularly important to the creation of a quality public realm that invites social interaction and economic
activity. Encourage all building facades to incorporate design detail, articulation and quality materials.

C. RELATIONSHIP TO THE BLOCK

1. Corner Sites: Corner sites can serve as gateways or focal points; both require careful detailing at the first
three floors due to their high visibility from two or more streets and long distances. Consider using a corner to
provide extra space for pedestrians and a generous entry, or build out to the corner to provide a strong urban
edge to the block.

DC2 Architectural Concept
Develop an architectural concept that will result in a unified and functional design that fits well on the site and within its surroundings.

Design Approaches and Strategies to Consider: Massing - The massing strategy employed in this projects takes into consideration proximity of the neighboring building directly
to the site’s north property line. The proposed building is set back from the north property line in an attempt to minimize adverse
A. MASSING impacts to the neighboring building in terms of shading and the reduction of solar access.

1. Site Characteristics and Uses: Arrange the mass of the building taking into consideration the characteristics
of the site and the proposed uses of the building and its open space. In addition, special situations such as very
large sites, unusually shaped sites, or sites with varied topography may require particular attention to where
and how building massing is arranged as they can accentuate mass and height.

34 | 110 First Avenue West : Early Design Guidance Meeting
Source: “Seattle Design Guidelines.” Design Review City of Seattle Department of Planning and Development,December 2013.

Seattle Design Guidelines Design Response

2. Reducing Perceived Mass: Use secondary architectural elements to reduce the perceived mass of larger Reducing perceived mass - The building incorporates strategically placed and scaled protruding bays, balconies and recesses in its
projects. Consider creating recesses or indentations in the building envelope; adding balconies, bay windows, facade in an attempt to reduce the perceived mass of the building.
porches, canopies or other elements; and/or highlighting building entries.
Consideration of the composition and architectural expression of the building as a whole - All facades of the building will
B. ARCHITECTURAL AND FAÇADE COMPOSITION incorporate similar cladding materials regardless of whether the facade faces a major arterial, neighboring building or alley. The
intent is to design a building that can be read as a cohesive urban element from street level.
1. Façade Composition: Design all building facades—including alleys and visible roofs—considering the
composition and architectural expression of the building as a whole. Ensure that all facades are attractive and
well- proportioned through the placement and detailing of all elements, including bays, fenestration, and
materials, and any patterns created by their arrangement. On sites that abut an alley, design the alley façade
and its connection to the street carefully. At a minimum, consider wrapping the treatment of the street-facing
façade around the alley corner of the building.

PL2 Walkability
Create a safe and comfortable walk- walking environment that is easy to navigate gate and well-connected to existing pedestrian walkways and features.

Design Approaches and Strategies to Consider: Weather protection - A setback along the street level façade provides weather protection for pedestrians along both First Ave W
and Western Ave W. The setback is provided along the entirety of the building’s two main facades. The change in topography along
C. WEATHER PROTECTION Western Ave W is addressed by beginning the undercut high enough at the intersection of First Ave W so that there is sufficient
headroom along the entire street by the time the building reaches the alley.
1. Locations and Coverage: Overhead weather protection is encouraged and should be located at or near uses
that generate pedestrian activity such as entries, retail uses, and transit stops. Address changes in topography
as needed to provide continuous coverage the full length of the building, where possible.

2. Design Integration: Integrate weather protection, gutters and downspouts into the design of the structure as
a whole, and ensure that it also relates well to neighboring buildings in design, coverage, or other features.

3. People-Friendly Spaces: Create an artful and people-friendly space beneath building canopies by using
human-scale architectural elements and a pattern of forms and/or textures at intervals along the façade. If
transparent canopies are used, design to accommodate regular cleaning and maintenance.

PL3 Street-Level Interaction
Encourage human interaction and activity at the street-level with clear connections to building entries and edges.

Design Approaches and Solutions to Consider: Design primary entries to be obvious -Both residential and commercial entries to the building are marked by a shared canopy
that wraps the corner of the intersection at First Ave W and Western Ave W. The residential lobby is placed close to First Ave W to
A. ENTRIES provide sight lines from the building out to the street (and vice-versa).

1. Design Objectives: Design primary entries to be obvious, identifiable, and distinctive with clear lines of Retail entry - The retail entry (in addition to the residential lobby entry) is under cover from weather. Weather protection is provided
sight and lobbies visually connected to the street. Scale and detail them to function well for their anticipated by setting the building back at the podium (street level, second floor level and third floor level). The setback also attempts to provide
use and also to fit with the building of which they are a part, differentiating residential and commercial entries privacy and a sense of security to both residents and commercial patrons.
with design features and amenities specific to each...

b. Retail entries should include adequate space for several patrons to enter and exit simultaneously, preferably
under cover from weather.

c. Common entries to multi-story residential buildings need to provide privacy and security for residents but
also be welcoming and identifiable able to visitors. Design features emphasizing the entry as a semi-private
space are recommended and may be accomplished through signage, low walls and/or landscaping, a recessed
entry area, and other detailing that signals a break from the public sidewalk.

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DESIGN GUIDELINE SUMMARY

Uptown Neighborhood Design Guidelines Design Response

DC1 Project Uses and Activities
Citywide Guideline: Optimize the arrangement of uses and activities on site.

Uptown Supplemental Guidance: Alley vehicle and parking access - Vehicle and parking access for the project will occur via the alley along the eastern property
line. The existing alley will be widened to a width of 20’-0”.
I. Parking and Vehicle Access

ii. Preferred Alley Access: Access to new development is preferred via alleyways, if feasible.

V. Visual Impacts of Parking Structures Visual impact of parking structures - The project will lessen the visibility of its parking level through the use of perforated
screens and modulation of the facade. Narrow vertical windows are proposed at intervals to further break up the street wall and to
i. Throughout Uptown designs that lessen the visibility of parking structures are preferred. Garages and parking incorporate the first three stories into a cohesive pedestrian experience at street level.
structures should, where feasible, incorporate landscaping to reduce their visual impact. Landscaping may
include climbing plantings and other landscape means to reduce the impact of larger blank walls. Large, open
paved driveways and carports are strongly discouraged. Alley access is preferred, if feasible.

DC2 Architectural Concept
Citywide Guideline: Develop an architectural concept that will result in a unified and functional design that fits well on the site and within its surroundings.

Uptown Supplemental Guidance: Consistency of building with landscaping - Street trees are strategically placed to complement the rhythm of the modulation
of the facade. The trees are intended to enhance a sense of safety for pedestrians in addition to the widening of the currently
II. Architectural Concept and Consistency substandard sidewalk, particularly along Western Ave W.

Throughout Uptown buildings and landscaping should strive to create projects with an overall neat and
cohesive appearance.

III. Human Scale Impression of reduced size- The proposed modulation of the facade intends to avoid the building from looking
monolithic by providing vertical modulations as well as a setback along street-level to create a projected horizontal
i. Throughout Uptown human-scaled architecture is strongly preferred. Proportion should be provided by such “band” that further breaks up the mass of the building (by separating the upper residential units from the podium).
components as the detail of windows, doorways, and entries. Appropriate scale and proportion may also be
influenced by the selection of building materials. Canopies - A shared human-scaled canopy over both the residential entrances along First Ave W provides weather
protection for both residents and commercial patrons. The canopy is also intended to signal the major entrances to
ii. Architectural designs that create an impression of reduced size consistent with a pedestrian-oriented the building to pedestrians and emphasize the prominent corner.
environment should be encouraged, especially in the Uptown Park and Heart of Uptown character areas.

iii. The use of exterior canopies or other weather protection features is favored throughout the district for
residential and commercial uses. Canopies should blend well with the building and surroundings, and present
an inviting, less massive appearance.

DC4 Exterior Elements and Finishes
Citywide Guideline: Use appropriate and high quality elements and finishes for the building and its open spaces.

Uptown Supplemental Guidance:

II. Exterior Finish Materials Use of appropriate elements - The facades of the proposed building (along Western Ave W) will incorporate consistent elements
and compatible materials to unify the building’s appearance..
ii. Throughout Uptown, decorative exterior treatments using brick, tile, and/or other interesting exterior finish
materials are strongly preferred. Quality exterior finish materials should be incorporated at all levels and on
all exterior walls. Use materials, colors, and details to unify a building’s appearance; buildings and structures
should be built of compatible materials on all sides.

36 | 110 First Avenue West : Early Design Guidance Meeting
Source: “Uptown Neighborhood Design Guidelines.” Design Review City of Seattle Department of Planning and Development, Revised 2013.

Uptown Neighborhood Design Guidelines Design Response

PL4 Active Transportation
Citywide Guideline: Incorporate design features that facilitate active forms of transportation such as walking, bicycling, and use of transit.

Uptown Supplemental Guidance: Alley vehicle and parking access - Vehicle and parking for the project will occur via the alley along the eastern property line. The
currently substandard alley will be widened to a width of 20’-0”.
I. Pedestrian Open Spaces and Entrances

Including amenities for transit riders in a building’s design rather than the traditional use of curbside bus
shelters generates a safer and more active street. In the Uptown Urban and Heart of Uptown character areas
the elimination of curbside bus shelters is encouraged in retail areas as appropriate. These boxy shelters visually Visual impact of parking structures - The project will lessen the visibility of its parking level through the use of
obstruct storefronts and provide cover for criminal activity. Building designs are encouraged that integrate perforated screening and modulation of the facade. Narrow lancet windows are also proposed at intervals to further
canopies to accommodate transit riders and nurture stewardship of transit stops by property owners and break up the street wall and to incorporate the first three stories into a unified and cohesive street experience.
businesses.

Supplemental guidance related to Pedestrian Open Spaces and Entrances is provided under Public Life:
Walkability.

CS2 Urban Pattern and Form
Citywide Guideline: Strengthen the most desirable forms, characteristics, and patterns of the streets, block faces, and open spaces in the surrounding area.

Uptown Supplemental Guidance: Contribution to the neighborhood’s pedestrian character - The project proposes to widen the currently non-conforming
sidewalk along Western Ave W in an attempt to extend the pedestrian nature of First Ave W by turning the corner and extending the
I. Responding to Site Characteristics sidewalk onto Western Ave W.

i. Throughout Uptown new developments should, to the extent possible, be sited to further contribute to the
neighborhood’s pedestrian character.

ii. In the Uptown Urban...character areas encourage outdoor dining areas utilizing sidewalks and areas adja-
cent to sidewalks. Outdoor dining is especially encouraged for sites on block faces with southern exposure.

III. Corner Lots in Uptown: Meeting the corner - The building meets both the eastern and western corners of the lot along Western Ave W.
While there is a setback at the podium levels, the corners are filled out at the upper five stories in an attempt to
i. Generally, buildings within Uptown should meet the corner and not be set back. Building designs and provide a pedestrian-friendly condition at street level while at the same time emphasizing the corner conditions of
treatments as well as any open space areas should address the corner and promote activity. Corner entrances the site.
are strongly encouraged, where feasible.
Corner retail and residential lobby - In addition, the retail entry at street level does not disrupt the flow of
ii. Corner lots are often desirable locations for small publicly-accessible plazas, turrets, clock towers, art, and residents into the adjacent lobby; nor does it do so for the residential units above. The adjacency of the lobby and
other special features. Design corner retail entries to not disrupt access to residential uses above. the retail space at street level is intended to provide visibility and emphasize a notion of the bringing the pedestrian
characteristic of the street into the building.

Weinstein A+U 110 First Avenue W : Early Design Guidance Meeting | 37
REPRESENTATIVE PROJECTS 1 2

Weinstein A+U is recognized as one of the Pacific
Northwest region’s leading design firms. We
continue to demonstrate design excellence on a
broad array of projects for state, city, federal, private,
and not-for profit clients. We are passionate about
our city and the shaping of its urban neighborhoods
through the integration of architecture and urban
design – a tenet which remains central to our
practice today.

Thoughtful and well-designed urban housing is a
special focus of our work, and we aggressively
strive to advance the expectations of mixed-use
developments (both technically and aesthetically) in
Seattle and beyond. While each project presents
unique challenges, a number of recurring themes
and principles inform the basis of our approach to
housing design:

• Our buildings are site-specific and inseparable
from their context. They sit comfortably amongst
their (often existing) neighbors, drawing from
well-established building principles while striving
for innovation.

• While the functionality of each residential unit
type is important, the organization of units across
a floor plate and their influence on building eleva-
tions and urban design is equally important.

• We integrate appropriately located and propor- 3 4
tioned open space(s) as a design determinant
without sacrificing rentable square footage in an
effort to improve quality of life for residents and
neighbors alike.

• We avoid arbitrary façade embellishment. Instead
we utilize the organization of individual units and
their aggregation to determine the pattern and
rhythm of building facades that is furthered in-
formed by site organization and orientation. Plans
correlate to elevations and variation occurs within
an established and disciplined system.

• The constrained budgets for typical mixed-use
projects in Seattle demand careful consideration
of a project’s primary site orientation and configu-
Photo Key :
ration to provide financially and environmentally
sustainable design strategies. 1 The Rooster Mixed-Use Building,
900 NE 65th Street

• Scale and proportion of buildings must address 2 Belroy Apartments, 703 Bellevue Ave E
but need not directly reflect, those of its neigh-
3 Agnes Lofts, 1433 12th Avenue
bors. We generate integrated strategies across
plan, section, and elevation to provide a compre- 4 Station House, 16533 NE 80th Street
hensible “read” of a building’s composition and Redmond WA
organization.

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