EDG#2Packet FINAL Small

A S S I S T E D L I V I N G 2 2 0 0 E M A D I S O N S T S E A T T L E , W A S H I N G T O N
E A R L Y D E S I G N G U I D A N C E # 2 D P D P R O J E C T # 3 0 0 1 0 6 4 F E B R U A R Y 1 6 , 2 0 1 1
TABLE OF CONTENTS
2200 E MADISON ST EARLY EDG INTAKE

presented by PROJECT DEVELOPMENT OBJECTIVES 1
ZONING AND LAND USE SUMMARY 2
V I A A R C H I T E C T U R E
1809 SEVENTH AVENUE | SUITE 800 SITE ANALYSIS 3
S E A T T L E , W A 9 8 1 0 1
2 0 6 . 2 8 4 . 5 6 2 4
STREETSCAPE 8
w w w. v i a -‐ a r c h i t e c t u r e . c o m DESIGN GUIDELINE RESPONSE 13
URBAN DESIGN ANALYSIS 14
PREVIOUS “PREFFERRED” OPTION 20
UPDATED “PREFERRED” OPTION 22
OPTION COMPARISON 24
FACADE STUDIES 30
PRECEDENT EXAMPLES 31
SUN STUDIES 32
PROPOSED DEPARTURES 33
2200 E Madison Street 2.16.2011 iii

PROJECT DEVELOPMENT OBJECTIVES
Development Objectives + Program:

Aegis Living is a family-‐owned company based in Redmond and
ŝŶĐůƵĚĞƐϯϱƋƵĂůŝƚǇƐĞŶŝŽƌĐŽŵŵƵŶŝƟĞƐƚŚƌŽƵŐŚŽƵƚtĂƐŚŝŶŐƚŽŶ͕
California, and Nevada. Aegis Living is a leading senior living
provider that creates and maintains nurturing environments
focused on the health and well-‐being of their residents.
ST.
dŚĞ ϮϮϬϬ DĂĚŝƐŽŶ ƐŝƚĞ ŝƐ ĂŶ ĞǆĐĞƉƟŽŶĂů ƉƌŽƉĞƌƚǇ ŝŶ ƚŚĞ
O N
Madison-‐Miller neighborhood. Aegis Living seeks to develop a IS
90 to 100 apartment assisted living facility that includes one
MAD
ƐƉĞĐŝĂůŝǌĞĚŇŽŽƌƉƌŽŐƌĂŵŵĞĚƚŽƐĞƌǀĞƌĞƐŝĚĞŶƚƐǁŝƚŚŵĞŵŽƌǇ
care needs. Generous outdoor roof terraces will be provided for
both the assisted living and memory care residents.

The development site includes an undeveloped NC3P-‐65
ĐŽŵŵĞƌĐŝĂůƉĂƌĐĞůĂŶĚĂŶ>ϯŵƵůƟĨĂŵŝůǇƉĂƌĐĞůǁŝƚŚĂŶĞǆŝƐƟŶŐ
duplex apartment building. The duplex will be demolished.
The site also has a grove of elm trees that the city arborist
ŚĂƐ ĞƐƚĂďůŝƐŚĞĚ ĂƐ ͞ĞǆĐĞƉƟŽŶĂů͘͟ hŶĨŽƌƚƵŶĂƚĞůǇ͕ ƚŚĞǇ ĂƌĞ
ƉŽƐŝƟŽŶĞĚ ŝŶ ŶĞĐĞƐƐĂƌǇ ĞǆĐĂǀĂƟŽŶ ĂƌĞĂƐ ŽĨ ƚŚĞ ƐŝƚĞ ǁŝƚŚ
extensive roots well beyond the drip line of the trees. The site
UE
ŝƐŶŽƚĚĞǀĞůŽƉĂďůĞƚŽŝƚƐĨƵůůƉŽƚĞŶƟĂů;&Zϰ͘ϳϱͿǁŝƚŚƚŚĞĞŐŝƐ
2 2 N D A V E N
program if the trees remain.
A six story building up to the 65’ height limit is proposed to take
advantage of views to the East. As many assisted living residents
ŚĂǀĞĚŝĸĐƵůƚǇǁŝƚŚŵŽďŝůŝƚǇ͕ĂƐĂĨĞĂŶĚǁĞĂƚŚĞƌƉƌŽƚĞĐƚĞĚĚƌŽƉ
E T
ŽīǌŽŶĞŝƐŶĞĐĞƐƐĂƌǇ͘dŚƵƐĂŶŽŶͲƐŝƚĞǀĞŚŝĐůĞĚƌŽƉŽīĨƌŽŵϮϮŶĚ
Avenue is incorporated on all proposed schemes. Automobile
R E
use is rare and most residents don’t have cars. Minimum parking
S T
ŝƐƉƌŽǀŝĚĞĚĂŶĚƚĂƌŐĞƚĞĚŵŽƐƚůǇĨŽƌƐƚĂīĂŶĚǀŝƐŝƚŽƌƐ͘
N
WƌŽŐƌĂŵŵĂƟĐĂůůǇ͕ƚŚĞŐƌŽƵŶĚŇŽŽƌǁŝůůďĞŵŝǆĞĚͲƵƐĞ͕ĂŶĚǁŝůů
O
23 RD AV EN UE
ĂůƐŽ ďĞ ĂĐƟǀĂƚĞĚ ďǇ ƌĞƐŝĚĞŶƚ ƐĞƌǀŝŶŐ ĐŽŵŵŽŶ ĂƌĞĂƐ ƐƵĐŚ ĂƐ
I S
dining, a grand living room, an in-‐house “bistro,” a theater and
ŽƚŚĞƌĂĐƟǀŝƚǇƌŽŽŵƐ͘ƉƵďůŝĐͲƵƐĞŚĂŝƌĐĂĨĞǁŝůůďĞĨĞĂƚƵƌĞĚŶĞĂƌ
A D
ƚŚĞĐŽƌŶĞƌŽĨDĂĚŝƐŽŶĂŶĚϮϯƌĚ͘KƚŚĞƌĂĐƟǀŝƚǇƌŽŽŵƐ͕ƐƵĐŚĂƐ
M
exercise, spa and massage, a library and a “brain gym” will be
ĚŝƐƚƌŝďƵƚĞĚŝŶƚŽĞĂĐŚŇŽŽƌŽĨƚŚĞĂƉĂƌƚŵĞŶƚůĞǀĞůƐ͘ůůŵĞĂůƐĂƌĞ
provided for residents and served in a group dining room. Each
E
ĂƐƐŝƐƚĞĚůŝǀŝŶŐĂƉĂƌƚŵĞŶƚĂůƐŽŚĂƐĂƐŵĂůůŬŝƚĐŚĞŶĞƩĞ͘
2200 E Madison Street 2.16.2011 1

ZONING & LAND USE SUMMARY
Key Zoning and Land Use Issues: ƚŚĞ ĂŵŽƵŶƚ ŽĨ ďĞůŽǁͲŐƌĂĚĞ ŇŽŽƌ ĂƌĞĂ ƐŚĂůů ďĞ ŵĞĂƐƵƌĞĚ ĂƐ
follows:
ŽĨƐƵĐŚƉŽƌƟŽŶĞǆĐĞĞĚƐϰϬĨĞĞƚ;ǆŚŝďŝƚĨŽƌϮϯ͘ϰϳ͘ϬϭϰͿ͘ ĮǀĞ ;ϯϱͿ ĨĞĞƚ ŝŶ ůĞŶŐƚŚ ƵŶůĞƐƐ ƌĞĚƵĐĞĚ ďǇ ĚĞƚĞƌŵŝŶĂƟŽŶ ŽĨ
ƚŚĞ ŝƌĞĐƚŽƌ ĂƐ ƉƌŽǀŝĚĞĚ Ăƚ ƐƵďƐĞĐƟŽŶ ϮĐ͘ Đ͘ ǆĐĞƉƟŽŶƐ
Zone: NC3P-‐65 & L3 YARDS: ƚŽ >ŽĂĚŝŶŐ ĞƌƚŚ >ĞŶŐƚŚ͘ tŚĞƌĞ ƚŚĞ ŝƌĞĐƚŽƌ ĮŶĚƐ͕ ĂŌĞƌ
tŝƚŚŝŶ͗DĂĚŝƐŽŶͲDŝůůĞƌZĞƐŝĚĞŶƟĂůhƌďĂŶsŝůůĂŐĞ ϭ͘ dŚĞ ĞǆŝƐƟŶŐ ŐƌĂĚĞ ŽĨ ƚŚĞ ůŽƚ ƐŚĂůů ďĞ ĞƐƚĂďůŝƐŚĞĚ ďǇ ƚŚĞ 23.86.010 3. Rear Yards: On a lot with a rear property line, ĐŽŶƐƵůƟŶŐǁŝƚŚƚŚĞƉƌŽƉĞƌƚǇƵƐĞƌ͕ƚŚĂƚƐŝƚĞĚĞƐŝŐŶĂŶĚƵƐĞŽĨ
Site Area: NC3 P-‐65 Parcel: 20,107 SF ĞůĞǀĂƟŽŶƐŽĨƚŚĞƉĞƌŝŵĞƚĞƌůŽƚůŝŶĞƐŽĨƚŚĞůŽƚ͘ ƉĂƌƚŽĨǁŚŝĐŚŝƐŶŽƚĞƐƐĞŶƟĂůůǇƉĂƌĂůůĞůƚŽĂŶǇƉĂƌƚŽĨƚŚĞĨƌŽŶƚ the property will not result in vehicles extending beyond the
L3 Parcel: 5,351 SF lot line, the rear yard shall be measured from a line or lines property line, loading berth lengths may be reduced to not
Total: 25,450 SF Ϯ͘dŽĚĞƚĞƌŵŝŶĞƚŚĞĂŵŽƵŶƚŽĨŐƌŽƐƐŇŽŽƌĂƌĞĂǁŚŝĐŚŝƐďĞůŽǁ ĚƌĂǁŶĨƌŽŵƐŝĚĞůŽƚůŝŶĞ;ƐͿƚŽƐŝĚĞůŽƚůŝŶĞ;ƐͿ͕ĂƚůĞĂƐƚƚĞŶ;ϭϬͿ ůĞƐƐ ƚŚĂŶ ƚŚĞ ĨŽůůŽǁŝŶŐ͗ ;ŝŝͿ >ŽǁͲ ĂŶĚ DĞĚŝƵŵͲĚĞŵĂŶĚ hƐĞƐ͘
ŐƌĂĚĞ͕ĮŶĚƚŚĞƉŽŝŶƚǁŚĞƌĞƚŚĞĐĞŝůŝŶŐŽĨĞĂĐŚŇŽŽƌŝŶƚĞƌƐĞĐƚƐ feet in length, parallel to and at a maximum distance from the dǁĞŶƚǇͲĮǀĞ;ϮϱͿĨĞĞƚ͘
STREET LEVEL USE: ƚŚĞĞǆŝƐƟŶŐŐƌĂĚĞĞůĞǀĂƟŽŶ͘ƌĂǁĂůŝŶĞƉĞƌƉĞŶĚŝĐƵůĂƌƚŽƚŚĞ front lot line. Where an alley abuts the rear of the property,
23.47A.005 C1͘ ZĞƐŝĚĞŶƟĂů ƵƐĞƐ Ăƚ ƐƚƌĞĞƚ ůĞǀĞů͘ ZĞƐŝĚĞŶƟĂů ƉŽŝŶƚŽĨŝŶƚĞƌƐĞĐƟŽŶ͘ůůŐƌŽƐƐŇŽŽƌĂƌĞĂďĞŚŝŶĚƚŚŝƐůŝŶĞƐŚĂůů ŽŶĞͲŚĂůĨ;ϭͬϮͿƚŚĞǁŝĚƚŚŽĨƚŚĞĂůůĞǇ͕ďĞƚǁĞĞŶƚŚĞƐŝĚĞůŽƚůŝŶĞƐ BUILDING HEIGHT
ƵƐĞƐĂƌĞŐĞŶĞƌĂůůǇƉĞƌŵŝƩĞĚĂŶǇǁŚĞƌĞŝŶĂƐƚƌƵĐƚƵƌĞŝŶEϯ͕ be considered below-‐grade. extended, shall be considered to be part of the lot for drawing Ϯϯ͘ϰϳ͘ϬϭϮ͘dŚĞŚĞŝŐŚƚůŝŵŝƚĨŽƌƐƚƌƵĐƚƵƌĞƐŝŶEϯWͲϲϱǌŽŶĞ
ĞǆĐĞƉƚĂƐƉƌŽǀŝĚĞĚŝŶƐƵďƐĞĐƟŽŶƐϮϯ͘ϰϳ͘ϬϬϱ͘͘Ϯ͘ ƚŚŝƐ ůŝŶĞ͘ &Žƌ ƚŚŽƐĞ ƉŽƌƟŽŶƐ ŽĨ ƚŚĞ ƌĞĂƌ ůŽƚ ůŝŶĞ ǁŚŝĐŚ ĂƌĞ is 65 feet.
WƌŽƉŽƐĞĚ&ZĂůĐƵůĂƟŽŶ&ŽƌdŚĞWƌĞĨĞƌƌĞĚ^ĐŚĞŵĞ͗ ĞƐƐĞŶƟĂůůǇ ƉĂƌĂůůĞů ƚŽ ƚŚĞ ĨƌŽŶƚ ůŽƚ ůŝŶĞ͕ ƐƵďƐĞĐƟŽŶ Ϯ ĂďŽǀĞ
23.47A.005 C2͘ ZĞƐŝĚĞŶƟĂů ƵƐĞƐ ŵĂǇ ŶŽƚ ŽĐĐƵƉǇ͕ ŝŶ ƚŚĞ DĂǆŝŵƵŵ&ůŽŽƌƌĞĂZĂƟŽ͗ ϰ͘ϳϱ shall apply. Ϯϯ͘ϴϲ͘ϬϬϲ͘ĚĚŝƟŽŶĂů,ĞŝŐŚƚŽŶ^ůŽƉĞĚ>ŽƚƐ͘
aggregate, more than 20 percent of the street-‐level street-‐ ^ŝƚĞƌĞĂ;EϯͲϲϱWĂƌĐĞůKŶůǇͿ ϮϬ͕ϭϯϯ^&
facing facade in the following circumstances: Max Area Allowed: 95,632 SF 23.86.010 3. For a lot with an irregular shape or with an ϭ͘ /Ŷ ĐĞƌƚĂŝŶ ǌŽŶĞƐ͕ ĂĚĚŝƟŽŶĂů ŚĞŝŐŚƚ ƐŚĂůů ďĞ ƉĞƌŵŝƩĞĚ ŽŶ
Proposed Area Above Grade : 88,549 SF ŝƌƌĞŐƵůĂƌ ĨƌŽŶƚ ůŽƚ ůŝŶĞ ŶŽƚ ŵĞĞƟŶŐ ĐŽŶĚŝƟŽŶƐ ŽĨ ϭ ƚŚƌŽƵŐŚ ƐůŽƉĞĚůŽƚƐĂƚƚŚĞƌĂƚĞŽĨŽŶĞĨŽŽƚ;ϭ͛ͿĨŽƌĞĂĐŚƐŝǆƉĞƌĐĞŶƚ;ϲйͿ
a. In a pedestrian-‐designated zone, facing a designated Exempt Area Below Grade: 16,890 SF C4 above, the Director shall determine the measurement of of slope. For the purpose of this provision, the slope shall be
principal pedestrian street; dŽƚĂůWƌŽƉŽƐĞĚƌĞĂ;WƌĞĨĞƌƌĞĚͿ͗ ϭϬϱ͕ϰϯϵ^& ƚŚĞƌĞĂƌǇĂƌĚ͘WĞƌŽŶŝŶŐWƌĞͲƐƵŵďŝƩĂůŽŶĨĞƌĞŶĐĞ͕ƚŚĞƌĞŝƐ measured from the exterior wall with the greatest average
not rear yard. ĞůĞǀĂƟŽŶĂƚĞǆŝƐƟŶŐŐƌĂĚĞ͕ƚŽƚŚĞĞǆƚĞƌŝŽƌǁĂůůǁŝƚŚƚŚĞůŽǁĞƐƚ
23.47A.005 C3͘ ZĞƐŝĚĞŶƟĂů ƵƐĞƐ ŵĂǇ ŶŽƚ ĞǆĐĞĞĚ͕ ŝŶ ƚŚĞ SETBACKS ĂǀĞƌĂŐĞ ĞůĞǀĂƟŽŶ Ăƚ ĞǆŝƐƟŶŐ ŐƌĂĚĞ͘ dŚĞ ƐůŽƉĞ ƐŚĂůů ďĞ ƚŚĞ
aggregate, 20 percent of the street-‐level street-‐facing facade 23.47A.014 B. ^ĞƚďĂĐŬƌĞƋƵŝƌĞŵĞŶƚƐĨŽƌůŽƚƐĂďƵƫŶŐŽƌĂĐƌŽƐƐ PARKING ĚŝīĞƌĞŶĐĞ ďĞƚǁĞĞŶ ƚŚĞ ĞǆŝƐƟŶŐ ŐƌĂĚĞ ĂǀĞƌĂŐĞ ĞůĞǀĂƟŽŶƐ ŽĨ
when facing an arterial or within a zone that has a height limit ƚŚĞĂůůĞǇĨƌŽŵƌĞƐŝĚĞŶƟĂůǌŽŶĞƐ͘ dĂďůĞϮϯ͘ϱϰ͘Ϭϭϱ͗ 1 space for each 4 assisted living units; plus ƚŚĞƚǁŽ;ϮͿǁĂůůƐ͕ĞǆƉƌĞƐƐĞĚĂƐĂƉĞƌĐĞŶƚĂŐĞŽĨƚŚĞŚŽƌŝǌŽŶƚĂů
ŽĨϴϱĨĞĞƚŽƌŚŝŐŚĞƌ͕ĞǆĐĞƉƚƚŚĂƚƚŚĞƌĞŝƐŶŽůŝŵŝƚŽŶƌĞƐŝĚĞŶƟĂů ϭƐƉĂĐĞĨŽƌĞĂĐŚϮƐƚĂīŵĞŵďĞƌƐŽŶͲƐŝƚĞĂƚƉĞĂŬƐƚĂĸŶŐƟŵĞ͖ ĚŝƐƚĂŶĐĞďĞƚǁĞĞŶƚŚĞƚǁŽ;ϮͿǁĂůůƐ͘
ƵƐĞƐŝŶƚŚĞĨŽůůŽǁŝŶŐĐŝƌĐƵŵƐƚĂŶĐĞƐŽƌůŽĐĂƟŽŶƐ͗ ϭ͘ƐĞƚďĂĐŬŝƐƌĞƋƵŝƌĞĚǁŚĞƌĞĂůŽƚĂďƵƚƐƚŚĞŝŶƚĞƌƐĞĐƟŽŶŽĨ plus 1 barrier-‐free passenger loading and unloading space.
ĂƐŝĚĞůŽƚůŝŶĞĂŶĚĨƌŽŶƚůŽƚůŝŶĞŽĨĂůŽƚŝŶĂƌĞƐŝĚĞŶƟĂůǌŽŶĞ͘ Ϯ͘dŚŝƐĂĚĚŝƟŽŶĂůŚĞŝŐŚƚƐŚĂůůďĞƉĞƌŵŝƩĞĚŽŶĂŶǇǁĂůůŽĨƚŚĞ
ď͘ dŚĞƌĞƐŝĚĞŶƟĂůƵƐĞŝƐĂŶĂƐƐŝƐƚĞĚůŝǀŝŶŐĨĂĐŝůŝƚǇŽƌŶƵƌƐŝŶŐ The required setback forms a triangular area. Two sides of the LOADING BERTHS ƐƚƌƵĐƚƵƌĞ͕ƉƌŽǀŝĚĞĚƚŚĂƚŽŶƚŚĞƵƉŚŝůůƐŝĚĞ;ƐͿŽĨƚŚĞƐƚƌƵĐƚƵƌĞ͕
home and private living units are not located at street triangle extend along the street lot line and side lot line 15 feet 23.54.035 A. YƵĂŶƟƚǇŽĨ>ŽĂĚŝŶŐ^ƉĂĐĞƐ͘ ƚŚĞ ŚĞŝŐŚƚ ŽĨ ƚŚĞ ǁĂůů;ƐͿ ƐŚĂůů ďĞ ŶŽ ŐƌĞĂƚĞƌ ƚŚĂŶ ƚŚĞ ŚĞŝŐŚƚ
level. ĨƌŽŵƚŚĞŝŶƚĞƌƐĞĐƟŽŶŽĨƚŚĞƌĞƐŝĚĞŶƟĂůůǇǌŽŶĞĚůŽƚ͛ƐĨƌŽŶƚůŽƚ limit of the zone.
ůŝŶĞĂŶĚƚŚĞƐŝĚĞůŽƚůŝŶĞĂďƵƫŶŐƚŚĞƌĞƐŝĚĞŶƟĂůůǇǌŽŶĞĚůŽƚ͘ ϭ͘dŚĞŵŝŶŝŵƵŵŶƵŵďĞƌŽĨŽīͲƐƚƌĞĞƚůŽĂĚŝŶŐďĞƌƚŚƐƌĞƋƵŝƌĞĚ
FAR The third side connects these two sides with a diagonal line ĨŽƌƐƉĞĐŝĮĐƵƐĞƐƐŚĂůůďĞƐĞƚĨŽƌƚŚŝŶdĂďůĞ^ĞĐƟŽŶϮϯ͘ϱϰ͘Ϭϯϱ͘ The Added Height for the Preferred Scheme = 1’-‐4”
23.47A.013 A1. ůů ŐƌŽƐƐ ŇŽŽƌ ĂƌĞĂ ŶŽƚ ĞǆĞŵƉƚ ƵŶĚĞƌ ĂĐƌŽƐƐƚŚĞĐŽŵŵĞƌĐŝĂůůǇͲǌŽŶĞĚůŽƚ;ǆŚŝďŝƚĨŽƌϮϯ͘ϰϳ͘ϬϭϰͿ͘
ƐƵďƐĞĐƟŽŶŽĨƚŚŝƐ^ĞĐƟŽŶŝƐĐŽƵŶƚĞĚĂŐĂŝŶƐƚƚŚĞŵĂǆŝŵƵŵ Total Loading Berths Required: 2 STREET LEVEL DEVELOPMENT STANDARDS
ŐƌŽƐƐŇŽŽƌĂƌĞĂĂůůŽǁĞĚďǇƚŚĞƉĞƌŵŝƩĞĚ&Z 2. A setback is required along any rear or side lot line that abuts 23.47A.008 A. Basic street-‐level requirements.
ĂůŽƚŝŶĂƌĞƐŝĚĞŶƟĂůǌŽŶĞ͕ĂƐĨŽůůŽǁƐ͗Ă͘dĞŶĨĞĞƚĨŽƌƉŽƌƟŽŶƐ 2. For uses not listed on Table A the Director shall determine
23.47A.013 A4. When a lot is in more than one zone, the FAR of structures above 13 feet in height to a maximum of 65 feet; the loading berth requirements. Loading demand and ϭ͘dŚĞƉƌŽǀŝƐŝŽŶƐŽĨƚŚŝƐƐƵďƐĞĐƟŽŶĂƉƉůǇƚŽ͗Ă͘^ƚƌƵĐƚƵƌĞƐŝŶ
limit for each zone applies. ĂŶĚď͘&ŽƌĞĂĐŚƉŽƌƟŽŶŽĨĂƐƚƌƵĐƚƵƌĞĂďŽǀĞϲϱĨĞĞƚŝŶŚĞŝŐŚƚ͕ loading requirements for similar uses shall be considered in NC zones. 2. Blank facades…b. Blank segments of the street-‐
ĂĚĚŝƟŽŶĂů ƐĞƚďĂĐŬ Ăƚ ƚŚĞ ƌĂƚĞ ŽĨ ϭ ĨŽŽƚ ŽĨ ƐĞƚďĂĐŬ ĨŽƌ ĞǀĞƌǇ determining such requirements. facing facade between 2 feet and 8 feet above the sidewalk
Ϯϯ͘ϰϳ͘ϬϭϯdĂďůĞ͘dŽƚĂůƉĞƌŵŝƩĞĚ&Z͗ϰ͘ϳϱ ϭϬ ĨĞĞƚ ďǇ ǁŚŝĐŚ ƚŚĞ ŚĞŝŐŚƚ ŽĨ ƐƵĐŚ ƉŽƌƟŽŶ ĞǆĐĞĞĚƐ ϲϱ ĨĞĞƚ may not exceed 20 feet in width. c. The total of all blank facade
;ǆŚŝďŝƚĨŽƌϮϯ͘ϰϳ͘ϬϭϰͿ͘ 23.54.035 C. Standards for Loading Berths. segments may not exceed 40 percent of the width of the facade
Ϯϯ͘ϰϳ͘ϬϭϯdĂďůĞ͘dŽƚĂůƉĞƌŵŝƩĞĚ&ZĨŽƌĂůůƵƐĞƐǁŝƚŚŝŶĂ of the structure along the street. 3. Street-‐level street-‐facing
ŵŝǆĞĚͲƵƐĞƐƚƌƵĐƚƵƌĞĐŽŶƚĂŝŶŝŶŐƌĞƐŝĚĞŶƟĂůĂŶĚŶŽŶͲƌĞƐŝĚĞŶƟĂů ϯ͘ &Žƌ Ă ƐƚƌƵĐƚƵƌĞ ĐŽŶƚĂŝŶŝŶŐ Ă ƌĞƐŝĚĞŶƟĂů ƵƐĞ͕ Ă ƐĞƚďĂĐŬ ŝƐ 1. Width and Clearance. Each loading berth shall be not less facades shall be located within 10 feet of the street lot line,
ƵƐĞƐ͗ϰ͘ϳϱ&Z ƌĞƋƵŝƌĞĚĂůŽŶŐĂŶǇƌĞĂƌůŽƚůŝŶĞƚŚĂƚĂďƵƚƐĂůŽƚŝŶĂƌĞƐŝĚĞŶƟĂů ƚŚĂŶ ƚĞŶ ;ϭϬͿ ĨĞĞƚ ŝŶ ǁŝĚƚŚ ĂŶĚ ƐŚĂůů ƉƌŽǀŝĚĞ ŶŽƚ ůĞƐƐ ƚŚĂŶ unless wider sidewalks, plazas, or other approved landscaped
ǌŽŶĞŽƌƚŚĂƚŝƐĂĐƌŽƐƐĂŶĂůůĞǇĨƌŽŵĂůŽƚŝŶĂƌĞƐŝĚĞŶƟĂůǌŽŶĞ͕ĂƐ ĨŽƵƌƚĞĞŶ;ϭϰͿĨĞĞƚǀĞƌƟĐĂůĐůĞĂƌĂŶĐĞ͘ or open spaces are provided.
23.47A.013 D. 'ƌŽƐƐ ŇŽŽƌ ĂƌĞĂ ďĞůŽǁ ŐƌĂĚĞ ŝƐ ŶŽƚ ĐŽƵŶƚĞĚ ĨŽůůŽǁƐ͗Ă͘&ŝŌĞĞŶĨĞĞƚĨŽƌƉŽƌƟŽŶƐŽĨƐƚƌƵĐƚƵƌĞƐĂďŽǀĞϭϯĨĞĞƚ
ƚŽǁĂƌĚ&Z͙ƐƵďũĞĐƚƚŽŵĞĂƐƵƌĞŵĞŶƚƐŝŶϮϯ͘ϴϲ͘ϬϬϳ͘ĞƌƚĂŝŶ ŝŶŚĞŝŐŚƚƚŽĂŵĂǆŝŵƵŵŽĨϰϬĨĞĞƚ͖ĂŶĚď͘&ŽƌĞĂĐŚƉŽƌƟŽŶŽĨ 2. Length. b. Low-‐ and Medium-‐demand Uses. Each loading Ϯϯ͘ϰϳ͘ϬϬϴ͘EŽŶƌĞƐŝĚĞŶƟĂůƐƚƌĞĞƚůĞǀĞůƌĞƋƵŝƌĞŵĞŶƚƐ͘ϭ͘dŚĞ
ŝƚĞŵƐŵĂǇďĞĞǆĞŵƉƚĞĚĨƌŽŵĐĂůĐƵůĂƟŽŶŽĨŐƌŽƐƐŇŽŽƌĂƌĞĂŽĨ ĂƐƚƌƵĐƚƵƌĞĂďŽǀĞϰϬĨĞĞƚŝŶŚĞŝŐŚƚ͕ĂĚĚŝƟŽŶĂůƐĞƚďĂĐŬĂƚƚŚĞ berth for low-‐ and medium-‐demand uses, except those uses ƉƌŽǀŝƐŝŽŶƐ ŽĨ ƚŚŝƐ ƐƵďƐĞĐƟŽŶ ĂŶĚ ƐƵďƐĞĐƟŽŶ Ϯϯ͘ϰϳ͘ϬϬϴ͘
ĂƐƚƌƵĐƚƵƌĞ͘tŚĞŶŐƌŽƐƐŇŽŽƌĂƌĞĂďĞůŽǁŐƌĂĚĞŝƐĞǆĞŵƉƚĞĚ͕ rate of 2 feet of setback for every 10 feet by which the height ŝĚĞŶƟĮĞĚ ŝŶ ƐƵďƐĞĐƟŽŶ ϮĚ͕ ƐŚĂůů ďĞ Ă ŵŝŶŝŵƵŵ ŽĨ ƚŚŝƌƚǇͲ ĂƉƉůǇ ƚŽ͗ Ă͘ ^ƚƌƵĐƚƵƌĞƐ ǁŝƚŚ ƐƚƌĞĞƚͲůĞǀĞů ŶŽŶƌĞƐŝĚĞŶƟĂů ƵƐĞƐ
in NC zones. Assume Senior Living Use Exempt from these
ƌĞƋƵŝƌĞŵĞŶƚƐƉĞƌϮϯ͘ϰϳ͘ϬϬϴ͘

SITE ANALYSIS
E THOMAS ST
Single Family
23RD AVENUE
L-‐3 NC3-‐40
24TH AVE E
22ND AVENUE
DƵůƟ&ĂŵŝůǇ
Other Housing
23RD AVE E
E JOHN ST
Mixed Use
Retail/Service
22ND AVE E
SITE
ST
KĸĐĞ
ON
IS
E DENNY WAY
ST
AD
ON
M
21ST AVE E
E
IS
SITE Church
AD
M
E DENNY WAY
E
School
L-‐3 ZĞĐƌĞĂĐƟŽŶ
NC3P-‐65 Park/Playground
NC3-‐65
Vacant
Parking
E OLIVE ST
Zoning Map Existing Land Use Diagram

SITE ANALYSIS
EXISTING MULTI-FAMILY
2-STORY EXISTING MULTIFAMILY
3-STORY
KER
T BA EXISTING DUPLEX
E JOHN ST M 2-STORY
22ND AVENUE
23RD AVENUE
24TH AVENUE
BUS ROUTES
21ST AVENUE

#43
#48
#8
40’ ZONE
#11,84

65’ ZONE LAKE WASHINGTON

BUS STOP BELLEVUE
SITE
H
UN PAT
E DENNY WAY
VIEW
ST
ER S
N
SUN PATH SO
MM
I
AD
SU
M
E H
AT
P
S UN
TE R
WIN
22ND AVENUE
T
NS
ISO
AD
EM
M
T R
AI
N
NI
ER
SITE SURVEY

SITE ANALYSIS
NEIGHBORHOOD CONTEXT
dŚŝƐƵŶŝƋƵĞƉƌŽũĞĐƚƐŝƚĞůŝĞƐĂƚƚŚĞŝŶƚĞƌƐĞĐƟŽŶŽĨƚŚƌĞĞĐƵůƚƵƌĂůůǇ
diverse and historic neighborhoods – Capitol Hill, Madison
Valley, and the Central Area.
The rich history of the area spans over a hundred years.

Beginning in the late 1800’s, Madison Street and the Madison
^ƚƌĞĞƚĂďůĞZĂŝůǁĂǇǁĞƌĞĞƐƚĂďůŝƐŚĞĚ͕ĐŽŶĚƵĐƟŶŐĞĂŐĞƌďĞĂĐŚͲ
goers to the shores of Lake Washington. Thus Madison Street,
Ă ĚŝƌĞĐƚ ĚŝĂŐŽŶĂů ĐŽŶŶĞĐƟŽŶ ďĞƚǁĞĞŶ ůůŝŽƩ ĂǇ ĂŶĚ >ĂŬĞ
Washington, became one of the most important thoroughfares
ŝŶƚŚĞĐŝƚǇŽĨ^ĞĂƩůĞ͘
With the backbone of Madison Street in place, development

rapidly moved forward. In 1890, African American entrepreneur
William Grose built his home on 24th Avenue between East
Olive Street and East Madison Street, and helped found one
ŽĨ ƚŚĞ ĮƌƐƚ ďůĂĐŬ ƐĞƩůĞŵĞŶƚƐ ŝŶ ^ĞĂƩůĞ͘ Ɛ ďůĂĐŬͲŽǁŶĞĚ ĂŶĚ
ŽƉĞƌĂƚĞĚ ďƵƐŝŶĞƐƐĞƐ ĐŽŶƟŶƵĞĚ ƚŽ ŐƌŽǁ ĂŶĚ ŇŽƵƌŝƐŚ ŝŶ ƚŚĞ
early 1900’s, a vibrant jazz scene began to emerge. Just a block
ĂǁĂǇĨƌŽŵŽƵƌƐŝƚĞŽŶĐĞƐƚŽŽĚŝƌĚůĂŶĚ͕^ĞĂƩůĞ͛ƐĨĂŵŽƵƐũĂǌǌ
hall of the 1950’s, featuring such musical giants as its namesake
Charlie “Bird” Parker, Quincy Jones, Ray Charles, James Brown,
and later Jimi Hendrix. Situated at the border between
predominantly white neighborhoods to the north, and largely
African American neighborhoods to the south, the jazz music of
ƚŚĂƚĞƌĂŚĞůƉĞĚĞƌŽĚĞďĂƌƌŝĞƌƐŽĨƌĂĐŝĂůƐĞŐƌĞŐĂƟŽŶƚŚĂƚǁĞƌĞĂ
ǁĂǇŽĨůŝĨĞŝŶ^ĞĂƩůĞ͘
In recent decades, the area surrounding the project site has

ƐĞĞŶ ŝŶĐƌĞĂƐĞĚ ĚĞǀĞůŽƉŵĞŶƚ͕ ǁŝƚŚ ƐĞǀĞƌĂů ŵƵůƟͲĨĂŵŝůǇ ĂŶĚ
mixed-‐use projects recently completed or soon to break
ground. The area’s close-‐proximity to downtown and various
ĐŽŵŵƵŶŝƚǇ ĂŵĞŶŝƟĞƐ ŵĂŬĞƐ ŝƚ ƵŶŝƋƵĞůǇ ĂƉƉƌŽƉƌŝĂƚĞ ĨŽƌ ƚŚĞ
ůŽĐĂƟŽŶŽĨĂĐŽŵŵƵŶŝƚǇŽĨƐĞŶŝŽƌƐǁŚŽǁŝƐŚƚŽĐŽŶƟŶƵĞƚŽďĞ
ĂĐƟǀĞ͕ĂŶĚǁŚŽǁŝƐŚƚŽ͕ŝŶƚƵƌŶ͕ĐŽŶƚƌŝďƵƚĞƚŽƚŚĞĚĞǀĞůŽƉŵĞŶƚ
and improvement of the neighborhood.

SITE ANALYSIS
st
22nd ave
23rd ave
24th ave
21st ave
n
iso
ad
e m
e john st
e denny wy 1
4
3
e denny wy
7
e howell st
2
1
e olive st
6
5
2

SITE ANALYSIS
4 6
3 5 7
2200 E Madison Street 2.16.2011 ϳ

STREETSCAPE
1 E MADISON ST, FACING NORTH, BETWEEN 21ST AND 22ND
22nd ave
23rd ave
21st ave
e john st
e denny wy
e denny wy
t
on s
a dis
e m
1

STREETSCAPE
P R O J E C T S I T E
1 E MADISON ST, FACING NORTH, BETWEEN 22ND AND 23RD
22nd ave
23rd ave
21st ave
e john st
e denny wy
e denny wy
t
on s
a dis
e m 1

STREETSCAPE
1 E MADISON ST, FACING SOUTH, BETWEEN 23RD AND 21ST
22nd ave
23rd ave
21st ave
e john st
e denny wy
e denny wy
t
on s
a dis
e m
1

STREETSCAPE
1 22ND AVENUE, FACING WEST, BETWEEN MADISON AND JOHN P R O J E C T S I T E
2 22ND AVENUE, FACING EAST, BETWEEN MADISON AND JOHN
22nd ave
23rd ave
21st ave
e john st
1 2
e denny wy
e denny wy
t
on s
a dis
e m

STREETSCAPE
1 23RD AVENUE, FACING WEST, BETWEEN MADISON AND JOHN
22nd ave
23rd ave
21st ave
2 23RD AVENUE, FACING EAST, BETWEEN MADISON AND JOHN
e john st
e denny wy
e denny wy
t
on s
a dis
e m
1

PERTINENT DESIGN GUIDELINES
ͳϭZ^WKE/E'dK^/d,ZdZ/^d/^ ͳϭϬKZEZ>Kd^ ͳϮ>E<t>>^

This site presents a unique opportunity to respond to non-‐ dŚĞƐŚĂƌƉ&ůĂƟƌŽŶͲůŝŬĞĐŽƌŶĞƌƐĂƚďŽƚŚϮϮŶĚĂŶĚϮϯƌĚĐƌĞĂƚĞ The project will endeavor to keep blank walls to an absolute
ƌĞĐƚĂŶŐƵůĂƌ ůŽƚƐ͘ DĂĚŝƐŽŶ ŝƐ Ă ďŝƐĞĐƟŶŐ ĚŝĂŐŽŶĂů ƐƚƌĞĞƚ ŐƌŝĚ ŽƉƉŽƌƚƵŶŝƟĞƐĨŽƌďƵŝůĚŝŶŐĞǆƉƌĞƐƐŝŽŶ͕ƐŝŐŶĂŐĞĂŶĚƉĞĚĞƐƚƌŝĂŶ ŵŝŶŝŵƵŵ ďǇ ůŽĐĂƟŶŐ ĂĐƟǀĞ ƵƐĞƐ ĂůŽŶŐ ƚŚĞ ĞŶƟƌĞƚǇ ŽĨ ďŽƚŚ
ƚŚĂƚĐƌĞĂƚĞƐƉƌŽŵŝŶĞŶƚŝŶƚĞƌƐĞĐƟŽŶƐ͘ ƌĞĂůŵŝŵƉƌŽǀĞŵĞŶƚƐ͘^ƉĞĐŝĂůĂƩĞŶƟŽŶǁŝůůďĞƉĂŝĚƚŽƉƌŽǀŝĚŝŶŐ Madison St and 22nd Avenue. Where grade changes require
ĂĐƟǀĂƟŽŶĂƚďŽƚŚŽĨƚŚĞƐĞĐŽƌŶĞƌƐ͘ ƐŚŽƌƚ ůĞŶŐƚŚƐ ŽĨ ďůĂŶŬ ǁĂůů͕ ǀĞƌƟĐĂů ͞ŐƌĞĞŶ ƐĐƌĞĞŶƐ͟ ǁŝůů
ͳϯEdZE^s/^/>dKd,^dZd be provide to reduce their visual impact and improve the
As a Pedestrian-‐designated zone, the project endeavors to ͳϭ,/',d͕h><͕E^>KDWd//>/dz pedestrian environment.
ĐƌĞĂƚĞĂŶŽďǀŝŽƵƐĞŶƚƌĂŶĐĞŽīŽĨDĂĚŝƐŽŶ͘dŚŝƐǁŝůůďĞƉƌŝŵĂƌŝůǇ The Madison corridor has had a decade of intense new
for pedestrian visitors as a more accessible and safe entrance ĐŽŶƐƚƌƵĐƟŽŶ͘DĂŶǇϱŽǀĞƌϭƉƌŽũĞĐƚƐŚĂǀĞĂůƌĞĂĚǇĞƐƚĂďůŝƐŚĞĚ ͳϲ ^ZE/E' hDW^dZ^͕ hd/>/d/^ Θ
ǁŝůůĂůƐŽďĞĂǀĂŝůĂďůĞĂƚƚŚĞǀĂŶĂŶĚĂƵƚŽĚƌŽƉŽīĂƌĞĂŽīŽĨ this as a dense mixed use neighborhood. Bounded to the North SERVICE AREAS
22nd Avenue. Both entrances will be gracious, welcoming and ďǇ >ϯ ŵƵůƟĨĂŵŝůǇ ǌŽŶŝŶŐ͕ ƐŽŵĞ ŐĞƐƚƵƌĞ ŽĨ ƌĞůŝĞĨ ĂŶĚ ďƵīĞƌ Because there is no alley to provide concealment of services,
well-‐marked would be appropriate. As a large scale project stretching over ƐƉĞĐŝĂůĂƩĞŶƟŽŶǁŝůůďĞƉĂŝĚƚŽŵŝŶŝŵŝǌŝŶŐƚŚĞǀŝƐƵĂůŝŵƉĂĐƚ
ϮϬϬ͛ ĂůŽŶŐ DĂĚŝƐŽŶ͕ ĐĂƌĞĨƵů ĂƩĞŶƟŽŶ ƚŽ ŵĂƐƐ ĂŶĚ ƐĐĂůĞ ŝƐ of these elements, and their impact on the pedestrian
ͳϰ,hDEd/s/dz warranted. environment.
As an assisted living facility, the zoning code allows the ground
level to have common areas, rather than apartments facing ͳϮZ,/ddhZ>KEWdE ͳϳWZ^KE>^&dzE^hZ/dz
the street. Beyond this, the proposed project strives to create CONSISTENCY The project will endeavor keep eyes on all sides of the building
ůŝǀĞůǇ ĂŶĚ ĂĐƟǀĂƚĞĚ ƵƐĞƐ ƚŚĂƚ ǁŝůů ďĞ ƐĞĞŶ ĨƌŽŵ ƚŚĞ ĞǆƚĞƌŝŽƌ͘ ƐĂƌĞƐŝĚĞŶƟĂůƵƐĞďƵŝůĚŝŶŐƚŚĂƚďƌŝĚŐĞƐďĞƚǁĞĞŶĐŽŵŵĞƌĐŝĂů to ensure the safety of the surrouding streetscape. See also
/ŶĂĚĚŝƟŽŶ͕ƚŚĞƉƌŽũĞĐƚǁŝůůƉƌŽǀŝĚĞŐĞŶĞƌŽƵƐƐŝĚĞǁĂůŬƐƐƚƌĞĞƚ ĂŶĚ ƌĞƐŝĚĞŶƟĂů ĂƌĞĂƐ͕ ƚŚĞ ĚĞƐŝŐŶ ĐŽŶĐĞƉƚ ǁŝůů ĞǆƉůŽƌĞ ƚŚĞ A-‐8 & D-‐1
ƚƌĞĞƐĂŶĚƉůĂŶƟŶŐƐƚƌŝƉƐƚŽƉƌŽǀŝĚĞĂŶĞĞĚĞĚďƵīĞƌďĞƚǁĞĞŶ dialogue between these two. Along Madison, the building will
pedestrians and the street. ƌĞŇĞĐƚƚŚĞƵƐĞĂŶĚƐĐĂůĞŽĨƚŚŝƐďƵƐǇĐŽŵŵĞƌĐŝĂůƐƚƌĞĞƚ͕ǁŚŝůĞ ͳϭϭKDDZ/>dZE^WZEz
ƚŚĞ ŶŽƌƚŚ ĂŶĚ ϮϮŶĚ ĂǀĞŶƵĞ ĨĂĐĂĚĞƐ ǁŝůů ďĞ ƌĞƐƉĞĐƞƵů ŽĨ ƚŚĞ As an assisted living facility, the zoning code allows the ground
ͳϱZ^Wd&KZ:Ed^/d^ ƌĞƐŝĚĞŶƟĂůŶĞŝŐŚďŽƌŚŽŽĚĂŶĚƐĐĂůĞƚŚĞǇĨĂĐĞ͘dŚŝƐƵŶŝƋƵĞƐŝƚĞ level to have common areas, rather than apartments facing
dŚĞ ƉƌŽũĞĐƚ ǁŝůů ƐŚŽǁ ƌĞƐƉĞĐƚ ĨŽƌ ŶĞŝŐŚďŽƌŝŶŐ ƉƌŽƉĞƌƟĞƐ͕ also requires that all three facades be considered the front, the street. Beyond this, the proposed project strives to create
ƉĂƌƟĐƵůĂƌůǇ ƚŚĞ ĂĚũĂĐĞŶƚ >ϯ ƐŝƚĞƐ͕ ďǇ ƌĞƐƉŽŶĚŝŶŐ ƚŽ ƚŚĞŝƌ and they will be treated as such. ůŝǀĞůǇĂŶĚĂĐƟǀĂƚĞĚƵƐĞƐƚŚĂƚǁŝůůďĞƐĞĞŶĨƌŽŵƚŚĞĞǆƚĞƌŝŽƌ͘
ƌĞƐŝĚĞŶƟĂůƐĐĂůĞŝŶƚŚĞŵĂƐƐŝŶŐŽĨƚŚĞďƵŝůĚŝŶŐ͘&ƵƌƚŚĞƌŵŽƌĞ͕
the project will strive to incorporate features in its design that ͳϰydZ/KZ&/E/^,DdZ/>^ ͳϭϮZ^/Ed/>EdZ/^EdZE^/d/KE^
recall the rich and diverse history of the neighborhood. The material treatment of the building will strive to be As a Pedestrian-‐designated zone, the project endeavors to
expressive, responsive and apporpriate to the building use, ĐƌĞĂƚĞĂŶŽďǀŝŽƵƐĞŶƚƌĂŶĐĞŽīŽĨDĂĚŝƐŽŶ͘dŚŝƐǁŝůůďĞƉƌŝŵĂƌŝůǇ
ͳϳZ^/Ed/>KWE^W and the character of the surrounding neighborhood for pedestrian visitors as a more accessible and safe entrance
^ŝŐŶŝĮĐĂŶƚ ŽƵƚĚŽŽƌ ƚĞƌƌĂĐĞͬƌŽŽĨ ƐƉĂĐĞ ŝƐ ƉĂƌƚ ŽĨ ƚŚĞ ƉƌŽũĞĐƚ ǁŝůůĂůƐŽďĞĂǀĂŝůĂďůĞĂƚƚŚĞǀĂŶĂŶĚĂƵƚŽĚƌŽƉŽīĂƌĞĂŽīŽĨ
program. Also street side sidewalk widening and planter area ͳϱ^dZhdhZWZ</E'EdZE^ 22nd Avenue. Both entrances will be gracious, welcoming and
improvements are possible. Because there is no alley to provide concealment of parking well-‐marked
ĂĐĐĞƐƐ͕ƐƉĞĐŝĂůĂƩĞŶƟŽŶǁŝůůďĞƉĂŝĚƚŽŵŝŶŝŵŝǌŝŶŐƚŚĞǀŝƐƵĂů
ͳϴWZ</E'Es,/>^^ impact of these entrances, and their impact on the pedestrian ͳϯ >E^W ^/'E dK Z^^ ^W/>
dŚĞ ƐŝŐŶŝĮĐĂŶƚ ǀĞŚŝĐƵůĂƌ ƌĞƋƵŝƌĞŵĞŶƚƐ ŽĨ ƚŚŝƐ ƉƌŽũĞĐƚ Ͳ environment. SITE CONDITIONS
ŝŶĐůƵĚŝŶŐ ƉĂƐƐĞŶŐĞƌ ĚƌŽƉͲŽī͕ ĂĐĐĞƐƐŝďůĞ ƉĂƌŬŝŶŐ͕ ůŽĂĚŝŶŐͬ The project will provide landscaped outdoor space at several
unloading -‐ have been condensed into a single curb cut giving ͳϭW^dZ/EKWE^W^EEdZE^ ůĞǀĞůƐ͗ ŐĞŶĞƌŽƵƐ ƐŝĚĞǁĂůŬƐ͕ ƐƚƌĞĞƚ ƚƌĞĞƐ͕ ƐǁĂůĞƐ ĂŶĚ ƉůĂŶƟŶŐ
access to a welcoming entrance “plaza” at the north side of the Because the project site is uniquely shaped as well as strips along Madison and 22nd; landscaping surrounding the
building. The treatement of the paving and geometry of the ƐŝƚƵĂƚĞĚŝŶĂƉĞĚĞƐƚƌŝĂŶǌŽŶĞ͕ƚŚĞĚĞƐŝŐŶǁŝůůƌĞŇĞĐƚĂĐĂƌĞĨƵů ĞŶƚƌĂŶĐĞƉůĂǌĂ͖ĂϮŶĚŇŽŽƌŐĂƌĚĞŶĨŽƌ͞ŵĞŵŽƌǇĐĂƌĞ͟ƌĞƐŝĚĞŶƚƐ͕
plaza conceal and integrate required elements such as parking ƌĞƐƉŽŶƐĞƚŽĐƌĞĂƟŶŐĂƐĂĨĞ͕ƉůĞĂƐĂŶƚ͕ĂŶĚǀŝďƌĂŶƚƉĞĚĞƐƚƌŝĂŶ ĂŶĚĂƚŽƉŇŽŽƌƚĞƌƌĂĐĞƚŚĂƚůŽŽŬƐŽƵƚŽǀĞƌůĂŬĞǁĂƐŚŝŶŐƚŽŶĂŶĚ
garage access and loading berths. ĞŶǀŝƌŽŶŵĞŶƚƚŚƌŽƵŐŚƚŚĞƵƐĞŽĨǁĞĂƚŚĞƌƉƌŽƚĞĐƟŽŶ͕ůŝŐŚƟŶŐ͕ the surrounding landcape
and landscaping.

URBAN DESIGN ANALYSIS
The unique nature of Madison

Street, slicing diagonally through
23RD AVENUE
the conventional block grid, helps
establish a par ti’ diagram wherein
the Madison Street (higher-speed
ar terial) facade is expressed as a
22ND AVENUE
street wall and a “cut ting plane”,
ST
IS
ON which opens to the residential
AD uses behind. Those uses share a
M
E
SITE dif ferent expression and respond
E DENNY WAY
to the underlying geometr y of the
residential neighborhood fabric.
Bay elements within this residential
design language acknowledge the
adjacent zoning’s 40’ height limit,
and express the stepped transition
to Madison Street’s more urban
edge. The sharp corners create
oppor tunities for the residential
vocabular y to peek out along the
Madison Street axis and create a
“reveal” at the residential/street-
wall transitions.

23RD AVENUE
23RD AVENUE
23RD AVENUE
22ND AVENUE
22ND AVENUE
22ND AVENUE
ST ST ST
S ON S ON S ON
A DI A DI A DI
M M M
E E E
E DENNY WAY E DENNY WAY E DENNY WAY

23RD AVENUE
23RD AVENUE
23RD AVENUE
22ND AVENUE
22ND AVENUE
22ND AVENUE
ST ST ST
S ON S ON S ON
A DI A DI A DI
M M M
E E E
E DENNY WAY E DENNY WAY E DENNY WAY
DENNY VIEW CORRIDOR URBAN “ROOM” SOLAR ACCESS

2200 E Madison Street 2.16.2011 ϭϳ

PL PL
L3 ZONE
(40’-‐0” HEIGHT LIMIT)
NC3-‐65P
(65’-‐0” HEIGHT LIMIT)
The facades pay respect to the
unique conditions they face.
The facades adjacent the L3 zones

step back on upper floors in
response to the reduced height limit
of their neighbors, and a datum is
40’-‐0”
established at 40’. The bays enhance
the residential character of the
neighborhood, providing a simple,
ordered modulation at a human
scale.
The Madison Street facade

establishes a “street wall” - a clean,
planar surface that is responsive to
the higher density development and
higher speed ar terial it faces.


PREVIOUS “PREFFERED” OPTION
COMMERCIAL
RESIDENTIAL
GARDEN
CIRCULATION
PENTHOUSE LEVEL
SUPPORT
AMENITY
N
RESIDENTIAL LEVEL
PARKING LEVEL
GROUND LEVEL

PREVIOUS “PREFFERED” OPTION

UPDATED “PREFFERED” OPTION
COMMERCIAL
RESIDENTIAL
GARDEN
CIRCULATION
PENTHOUSE LEVEL
SUPPORT
AMENITY
N
RESIDENTIAL LEVEL
PARKING LEVEL
GROUND LEVEL

UPDATED “PREFFERED” OPTION

OPTION COMPARISON - PEDESTRIANS & VEHICLES ON 22ND AVENUE
ͻ Two curb cuts -‐ 15’-‐0” & 30’-‐0”
ͻ ůĂŶŬǁĂůůin pedestrian zone

ͻ WĂƌŬŝŶŐalong street
ͻ >ŝŵŝƚĞĚƐƚƌĞĞƚĂĐƟǀĂƟŽŶ
ͻ ǆƉŽƐĞĚloading berths and ramp

ͻ One curb cut -‐ 20’-‐0”
ͻ DĂǆŝŵŝǌĞĚƐƚƌĞĞƚĂĐƟǀĂƟŽŶ
ͻ ŽŶĐĞĂůĞĚ Θ /ŶƚĞŐƌĂƚĞĚ loading berths,

accessible parking, and ramp


2200 E Madison Street 2.16.2011 Ϯϳ

22ND AND MADISON CORNER

23RD AND MADISON CORNER

FACADE STUDIES
LOCAL EXAMPLES PARTÍ APPLICABLE CHARACTER FEATURES
2 2 0 1 - 2 2 1 5 E M A D I S O N ST
ͻ Masonry Base Emphasizes WŽĚŝƵŵ
ͻ ZĞƐŝĚĞŶƟĂů Character
ͻ ďƵŶĚĂŶƚ DŽĚƵůĂƟŽŶ of Massing
ͻ Strong CornerͬEntry Presence

ST
ͻ Randomized Massing Based on ZĞƉĞĂƟŶŐ Module

MADISON
ͻ &ůŽĂƟŶŐ Upper Floors Over Base
ͻ /ŶǀŝƟŶŐͬ/ŶƚƌŝŐƵŝŶŐCourtyard Entry
E
ͻ Erosion of Monolithic Form

2026
ͻ Modern ZĞƐŝĚĞŶƟĂů Character

ST
ͻ ^ǇŵŵĞƚƌŝĐĂůWĂƌƟ͕ZĞŝŶĨŽƌĐĞƐ/ŶƐƟƚƵƟŽŶĂů͞>ŽŽŬ͟
MADISON
ͻ sĞƌƟĐĂů ǆƉƌĞƐƐŝŽŶ With Two-‐Story Windows
ͻ Unique Barrel Vault Roof Form
ͻ Use of Masonry

E
2001
ST
ͻ ƐǇŵŵĞƚƌŝĐĂů Massing
MADISON
ͻ sĞƌƟĐĂů ǆƉƌĞƐƐŝŽŶ With Two-‐Story Windows
ͻ sĞƌƟĐĂů MassŝŶĚŝĐĂƟŶŐŶƚƌǇ
ͻ ^ƚĞƉƉŝŶŐ ĂĐŬ of Massing at Upper Floors

E
2014
ͻ Low Stone Base

PRECEDENT EXAMPLES

PREFERRED OPTION - SUN STUDIES
S U M M E R S O L S T I C E EQUINOX W I N T E R S O L S T I C E
22ND AVENUE
9 A M
ST
ON
IS
AD
M
E
NOON
3PM

POTENTIAL DEPARTURES
Development Standard Departures:
Departure Request #1 Departure Request #2 Departure Request #3
SMC 23.54.035.C: SMC 23.47A.005.D: SMC 23.54.030.C.1.e:

>ŽĂĚŝŶŐĞƌƚŚ,ĞŝŐŚƚ Street Level Uses Street Level Uses
Standard: Standard: Standard:
Each loading berth shall be not less than ten dŚĞƐŝƚĞ͛ƐůŽĐĂƟŽŶǁŝƚŚŝŶĂWĞĚĞƐƚƌŝĂŶŽŶĞ Driveways serving more than 30 parking
;ϭϬͿĨĞĞƚŝŶǁŝĚƚŚĂŶĚƐŚĂůůƉƌŽǀŝĚĞŶŽƚůĞƐƐ and along a Principal Pedestrian Street spaces shall provide a minimum 10
ƚŚĂŶĨŽƵƌƚĞĞŶ;ϭϰͿĨĞĞƚŝŶŚĞŝŐŚƚ͘ ;DĂĚŝƐŽŶ^ƚƌĞĞƚͿ͕ƌĞƋƵŝƌĞƐƚŚĂƚĐĞƌƚĂŝŶƵƐĞƐ ĨŽŽƚǁŝĚĞĚƌŝǀĞǁĂǇĨŽƌŽŶĞǁĂǇƚƌĂĸĐŽƌĂ
be provided at street level. minimum 20 foot wide driveway
ĨŽƌƚǁŽǁĂǇƚƌĂĸĐ͘
Proposed: Proposed: Proposed:
ƚŚŝƌƚĞĞŶ;ϭϯͿĨŽŽƚǀĞƌƟĐĂůŚĞŝŐŚƚĨŽƌĞĂĐŚ ZĞƐŝĚĞŶƟĂůƵƐĞƐĂƐƐŽĐŝĂƚĞĚǁŝƚŚĂŶƐƐŝƐƚĞĚ The ramp providing access to the garage be
loading berth. >ŝǀŝŶŐ&ĂĐŝůŝƚǇĂƌĞƉĞƌŵŝƩĞĚŝŶůŝĞƵŽĨŽƚŚĞƌ reduced to a one-‐way, 14 foot width, with
ƐƚƌĞĞƚůĞǀĞůƵƐĞƐ͕ƉĞƌϮϯ͘ϰϳ͘ϬϬϱ͘͘ϯ͘ď͘ signal lights and mirrors to ensure safety and
However, a departure may be required due to ĐŽŶƚƌŽůƚƌĂĸĐ
ƚŚĞWĚĞƐŝŐŶĂƟŽŶĂƚDĂĚŝƐŽŶĂŶĚϮϮŶĚ͘
ZĂƟŽŶĂůĞ͗ ZĂƟŽŶĂůĞ͗ ZĂƟŽŶĂůĞ͗
dŚĞĂŶƟĐŝƉĂƚĞĚĚĞůŝǀĞƌǇĂŶĚƐŽůŝĚǁĂƐƚĞ The types of uses proposed provide a strong dŚĞĂŶƟĐŝƉĂƚĞĚƵƐĞŽĨƚŚĞƉĂƌŬŝŶŐŐĂƌĂŐĞŝƐ

vehicles servicing the proposed building do ĂĐƟǀĂƟŽŶĂƚƚŚĞƐƚƌĞĞƚůĞǀĞůƚŚƌŽƵŐŚŚƵŵĂŶ ŵŝŶŝŵĂů͕ƉƌŝŵĂƌŝůǇďǇƐƚĂīƚŚĂƚŽƉĞƌĂƚĞŽŶ
not require the full height. ĂĐƟǀŝƚǇĂŶĚ͞ĞǇĞƐŽŶƚŚĞƐƚƌĞĞƚ͟ŝŶĂůŽĐĂƟŽŶ ƐŚŝŌƐ͘dŚĞƌĞĚƵĐĞĚƌĂŵƉǁŝĚƚŚŵŝŶŝŵŝǌĞƐ
where many commercial and retail spaces its visual impact, reduces hardscape, and in-‐
remain vacant. ĐƌĞĂƐĞƐƚŚĞůĂŶĚƐĐĂƉŝŶŐƚŚĂƚĂĐƚƐĂƐĂďƵīĞƌ
between the project and adjacent lots.

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A S S I S T E D L I V I N G 2 2 0 0 E M A D I S O N S T S E A T T L E , W A S H I N G T O N

2200 E MADISON ST EARLY EDG INTAKE

2200 E Madison Street 2.16.2011 iii

Development Objectives + Program:

2200 E Madison Street 2.16.2011 1

2200 E Madison Street 2.16.2011 2

Zoning Map Existing Land Use Diagram

2200 E Madison Street 2.16.2011 3

2200 E Madison Street 2.16.2011 4

The rich history of the area spans over a hundred years.

With the backbone of Madison Street in place, development

In recent decades, the area surrounding the project site has

2200 E Madison Street 2.16.2011 5

2200 E Madison Street 2.16.2011 6

2200 E Madison Street 2.16.2011 ϳ

1 E MADISON ST, FACING NORTH, BETWEEN 21ST AND 22ND

2200 E Madison Street 2.16.2011 8

1 E MADISON ST, FACING NORTH, BETWEEN 22ND AND 23RD

2200 E Madison Street 2.16.2011 9

1 E MADISON ST, FACING SOUTH, BETWEEN 23RD AND 21ST

2200 E Madison Street 2.16.2011 10

1 22ND AVENUE, FACING WEST, BETWEEN MADISON AND JOHN P R O J E C T S I T E

2 22ND AVENUE, FACING EAST, BETWEEN MADISON AND JOHN

2200 E Madison Street 2.16.2011 11

1 23RD AVENUE, FACING WEST, BETWEEN MADISON AND JOHN

2200 E Madison Street 2.16.2011 12

ͳϭZ^WKE/E'dK^/d,ZdZ/^d/^ ͳϭϬKZEZ>Kd^ ͳϮ>E<t>>^

2200 E Madison Street 2.16.2011 13

The unique nature of Madison

2200 E Madison Street 2.16.2011 14

E DENNY WAY E DENNY WAY E DENNY WAY

2200 E Madison Street 2.16.2011 15

E DENNY WAY E DENNY WAY E DENNY WAY

DENNY VIEW CORRIDOR URBAN “ROOM” SOLAR ACCESS

2200 E Madison Street 2.16.2011 16

2200 E Madison Street 2.16.2011 ϭϳ

The facades adjacent the L3 zones

The Madison Street facade

2200 E Madison Street 2.16.2011 18

2200 E Madison Street 2.16.2011 19

2200 E Madison Street 2.16.2011 20

2200 E Madison Street 2.16.2011 21

2200 E Madison Street 2.16.2011 22

2200 E Madison Street 2.16.2011 23

ͻ Two curb cuts -­‐ 15’-­‐0” & 30’-­‐0”

ͻ ůĂŶŬǁĂůůin pedestrian zone

ͻ ǆƉŽƐĞĚloading berths and ramp

2200 E Madison Street 2.16.2011 24

ͻ One curb cut -­‐ 20’-­‐0”

ͻ ŽŶĐĞĂůĞĚ Θ /ŶƚĞŐƌĂƚĞĚ loading berths,

2200 E Madison Street 2.16.2011 25

2200 E Madison Street 2.16.2011 26

2200 E Madison Street 2.16.2011 Ϯϳ

2200 E Madison Street 2.16.2011 28

2200 E Madison Street 2.16.2011 29

ͻ Masonry Base Emphasizes WŽĚŝƵŵ

ͻ ďƵŶĚĂŶƚ DŽĚƵůĂƟŽŶ of Massing

ͻ Strong CornerͬEntry Presence

ͻ Randomized Massing Based on ZĞƉĞĂƟŶŐ Module

ͻ &ůŽĂƟŶŐ Upper Floors Over Base

ͻ Erosion of Monolithic Form

ͻ Modern ZĞƐŝĚĞŶƟĂů Character

ͳϭZ^WKE/E'dK^/d,ZdZ/^d/^ ͳϭϬKZEZ>Kd^ ͳϮ>E<t>>^

ͻ Two curb cuts -‐ 15’-‐0” & 30’-‐0”

ͻ ůĂŶŬǁĂůůin pedestrian zone

ͻ ǆƉŽƐĞĚloading berths and ramp

ͻ One curb cut -‐ 20’-‐0”

ͻ ŽŶĐĞĂůĞĚ Θ /ŶƚĞŐƌĂƚĞĚ loading berths,

ͻ sĞƌƟĐĂů ǆƉƌĞƐƐŝŽŶ With Two-‐Story Windows

ͻ sĞƌƟĐĂů ǆƉƌĞƐƐŝŽŶ With Two-‐Story Windows

ͻ ^ƚĞƉƉŝŶŐ ĂĐŬ of Massing at Upper Floors