2925 E Madison Rec

2 9 2 5 E M adiso n St.
, S eattle WA 98112
2017 STUDIO MENG STRAZZARA
A Proposed Apartment Development Project for TVC Madison Co. L.L.C.

Design Review Recommendation Meeting Packet
SEPTEMBER 13, 2017
PROJECT# 3020338
V IC INI T Y MA P
31ST AVE E
E ALOHA ST
E VALLEY ST
LAK
N
SO
EW
I AS
AD HI
N
E ROY ST EM GTO
N BLV
29TH AVE E
DE
28TH AVE E
E REPUBLICAN ST
29TH AVE E
DEWEY PL E
30TH AVE E
31ST AVE E
32ND AVE E
MLK WAY E

NORTH NORTH
2 2925 E MADISON ST., SEATTLE, WA 98112 | DESIGN REVIEW RECOMMENDATION MEETING PACKET| DPD# 3020338 | SEPTEMBER 13, 2017
NORTH NORTH
T ITL E SH E E T
C O N TA C T S I N F O R M AT I O N P R O J E C T I N F O R M AT I O N TA B L E O F C O N T E N T S
2 VICINITY MAP
DEVELOPER TVC MADISON CO., L.L.C. 4 SITE CONTEXT
ADDRESS: 2939 E Madison St.
Address: P.O. Box 11136 Seattle, WA 98112
5 ZONING MAP
Bainbridge Island, WA 98110 PARCEL #: 501600-0007 6 EDG #3 SUMMARY AND RESPONSE
Contact: Geza DeGall ZONING: NC2P-40 &NC2P-30 7 EDG #3 SUMMARY AND RESPONSE
Email: fgdegall@velmeir.com OVERLAY: None 8 ADDRESSING EDG#3 REPORT 2a- DEWEY TOWNHOUSE FRONTAGE
Phone: 206.678.2696 FREQUENT TRANSIT: Yes 9 ADDRESSING EDG #3 REPORT 2a- DEWEY TOWNHOUSE FRONTAGE
RESIDENTIAL UNITS: 82 (76 APARTMENTS + 10 ADDRESSING EDG#3 REPORT 2a- DEWEY RETAIL FRONTAGE
ARCHITECT STUDIO MENG STRAZZARA 6 TOWNHOUSES) 11 ADDRESSING EDG #3 REPORT 2a- DEWEY RETAIL FRONTAGE
Address: 2001 Western Ave, Suite 200 RETAIL SF: 26,100 SF
Seattle, WA 98102 12 EDG #3 DEWEY PEDESTRIAN EXPERIENCE AND SECTIONS
BASE FAR: 2.5 for NC2P-30 Zone 13 REC DEWEY PEDESTRIAN EXPERIENCE AND SECTIONS
Contact: Chris Davidson 3.25 for NC2P-40 Zone
Email: cdavidson@studioms.com 14 EDG #3 DEWEY PEDESTRIAN EXPERIENCE AND SECTIONS
LOT SIZE: 9,862 SF (NC2p-30)
Phone: 206-587-3797 15 REC DEWEY PEDESTRIAN EXPERIENCE AND SECTIONS
30,560 SF (NC2P-40)
Fax: 206-587-0588 MAX BLDG HEIGHT: 30 (NC2P-30)
16 ADDRESSING EDG#3 REPORT 2b- DEWEY NORTH END TRANSITION
40 (NC2P-40) 17 ADDRESSING EDG#3 REPORT 2b- DEWEY NORTH END TRANSITION
LANDSCAPE Thomas Rengstorf & Associates +7-0 (retail w/ 16 flr-flr) 18 ADDRESSING EDG#3 REPORT 6- MADISON STREETSCAPE
ARCHITECT Address: 911 Western Ave, Suite 202 SETBACK: 5-0 @ Dewey Pl. 19 ADDRESSING EDG#3 REPORT 6- MADISON STREETSCAPE
Seattle, WA 98104 GREEN FACTOR : 0.5 or greater 20 PREFERRED DESIGN - P2 PLAN
Contact: Scott Evans PARKING REQD: Retail: 1 stall/ 500SF 21 PREFERRED DESIGN - P1 PLAN
Email: sevans@trengstorf.com Residential: 1 Stall/ Unit 22 PREFERRED DESIGN - GROUND LEVEL PLAN
Phone: 206.682.7562 (50% transit reduction) 23 PREFERRED DESIGN - RESIDENTIAL LEVEL 1 PLAN
PARKING PROPOSED: 140 TOTAL STALLS (70 24 PREFERRED DESIGN - RESIDENTIAL LEVEL 2 PLAN
COMMERCIAL + 70 25 PREFERRED DESIGN - RESIDENTIAL LEVEL 3 PLAN
RESIDENTIAL)
26 DESIGN IMAGE- E MADISON STREET LOOKING SOUTHEAST
OTHER : 40% Steep Slope
Liquefaction Zone
27 PREFERRED SCHEME- E MADISON STREET LOOKING NORTHEAST
28 PREFERRED SCHEME- E MADISON STREET LEVEL LOOKING NORTHEAST
29 PREFERRED SCHEME- DEWEY PL. E. LOOKING NORTHWEST (TRANSPARENT TREES)
30 PREFERRED SCHEME- DEWEY PL. E. STREET LEVEL LOOKING NORTHWEST
31 PREFERRED SCHEME- DEWEY PL. E. LOOKING NORTHWEST
LEGAL DESCRIPTION 32 LANDSCAPE DESIGN - STREET LEVEL MADISON
33 LANDSCAPE DESIGN - STREET LEVEL DEWEY
34 LANDSCAPE DESIGN - RESIDENTIAL LEVEL 2
MADISON STREET ADD LOTS 1 THRU 5
PLATE BLOCK: 7 35 LANDSCAPE DESIGN - RESIDENTIAL LEVEL 2
PLAT LOT: PORTION 36 LANDSCAPE DESIGN - RESIDENTIAL LEVEL 3
37 LANDSCAPE DESIGN - RESIDENTIAL LEVEL 4
38 LANDSCAPE DESIGN - DEWEY PEDESTRIAN STAIR
39 MATERIAL BOARD
40 SIGNAGE PLAN
41 LIGHTING PLAN - MADISON AND DEWEY STREETSCAPE
42 LIGHTING PLAN - UPPER RESIDENTIAL LEVELS
43 DEPARTURE REQUEST - VEHICULAR DUAL-ACCESS
44 DEPARTURE REQUEST - VEHICULAR ACCESS ANALYSIS
45 DEPARTURE REQUEST - SDCI + SDOT LETTER & TRAFFIC IMPACT STUDY
48 APPENDIX
2925 E MADISON ST., SEATTLE, WA 98112 | DESIGN REVIEW RECOMMENDATION MEETING PACKET| DPD# 3020338 | SEPTEMBER 13, 2017 3
S ITE CO N TE X T
11. 84
BUILDING USES
SINGLE FAMILY
11. 84
OFFICE
MIXED USE
RETAIL
TOWNHOMES
TRANSPORTATION
OPTIONS
BUS STOP
BUS LINE
CAR SHARING POINT
BIKE SHARING POINT
PEDESTRIAN PATH
DISTRICT ZONING
MAJOR PEDESTRIAN STREET
NEIGHBORHOOD CHARACTER
E MERCER STAIRWAY TO LAKE WASHINGTON BLVD
11. 84
MAD P P-PATCH

WASHINGTON PARK PLAYFIELD
8, 11, 84, 980 NORTH NORTH
NORTH NORTH
ZONING MA P
ZONING MAP KEY
SF 7200 SINGLE FAMILY

SF 5000 SINGLE FAMILY
LR1 LOWRISE 1
NC2-30
NC2-40
NORTH NORTH
NORTH NORTH
E DG #3 S UMMA RY A N D R ESP O N S E
1. RESPONSE TO EDG:
The Board acknowledged the public comments concerned with the height bulk and scale of the proposal,
however, they concluded that the massing development is responsive to previous guidance and that the
design, overall, is on the right track. The Board strongly supported the rearrangement of uses, specifically the
addition of townhouse units along the Dewey frontage as the use better reflects the residential character of the
neighborhood, provides an intentional transition to the surrounding single family zoning and better responds
to the existing topography. The Board directed the applicant to proceed with the developed Massing Option 3.
(CS1C, CS2A, CS2D, CS3A1, DC1, DC2A2)
2. DEWEY FRONTAGE: HEIGHT, BULK, SCALE AND RESPONSE TO CONTEXT

Although the Board supported the addition of townhouses along the Dewey frontage, the Board agreed with
public comment that the townhouses appeared shallow and that the north and south portions of the faade
have yet to be resolved. The Board gave the following guidance on the proposals edges and transitions:
a. For the townhouse frontage, the Board recommended exploring the height and depth of the
modulation to read as a simplified and cohesive expression. In addition to refining the plane changes
at the townhouses, the majority of the Board recommended further articulating the relationship
between townhouse and retail above, potentially with additional upper level setbacks. (CS2A, CS2D,
CS3A1, DC2A2)
The modulation of the each townhouse along Dewey was reduced to one simple setback which
provides a clear visual distinction between each individual unit. Further study of the rooflines was
conducted and two projecting flat roofs with different heights replace the alternating sloped shed roofs.
This provides a similar experience to the pedestrian while creating a more coherent delineation among
townhouses and retail above.
b. The Board noted that the north and south ends of the frontage appeared very flat and requested
continued massing development in order to develop a sensitive transition along the entire frontage.
(CS2A, CS2D, CS3A1, DC2A2)
At the south end of the Dewey facade, the parking level is cut back to provide a double height space
WAY above the parking entry. At the north end the setbacks at the retail and residential level has been
Y
ENN
increased from 5 to 10-6. This large inceased setback provides a clear transition from the townhouses
E D to the retail above and separates the smaller retail and residential above that wraps around to the
Madison frontage
c. The Board was supportive of the thoughtful approach to the streetscape treatment and agreed the
various elements, including terraced retaining walls, railing design and layered planting, reflect a
residential character. (CS2B2, CS3A1, PL1)
The streetscape treatment of concrete retaining walls, weathered steel planter boxes, and perforated
metal railing have been refined to match simplified townhouse expression.
3. SOUTH FRONTAGE

Echoing public comment, the Board expressed concern about providing a sensitive transition to the adjacent
residential properties to the south. The Board recommended further articulating the lower portion of the facade
and adding clerestory windows to be cohesive with the rest of the architectural cladding concept. (CS1C, CS2D,
CS3A1, DC2A2, DC2B)
A similar treatment of smooth panel fiber cement panels wraps around the retail facade to the south. The
band of clerestory windows has been added to the southern facade The east to west sloping grade along this
frontage will expose part of the cast-in-place concrete which mimics the concrete along Dewey Pl E..
E DG #3 S UMMA RY A N D R ESP O N S E
4.VEHICULAR ACCESS
The Board agreed with public comment that the code compliant alternative showing vehicular access solely off
Dewey was the least preferred of the alternatives shown as it creates visual impacts and pedestrian circulation
conflicts. The Board discussed the two other options, split access and all access off Madison. Ultimately the Board
agreed that they would like additional information, graphics, and input from the technical experts including the
City, before indicating their preference on vehicular access location and the related departures. (PL1, DC1B1,
DC1C)
The proposed split-access scenario is recommended by Gibson Traffic Engineers and provides the best solution
by removing commercial delivery and vehicle trips away from the constricted Dewey Pl E residential street.
Furthermore, this option provides the lowest potential impacts to traffic based on studies by Gibson Traffic
Engineering.
5. TREES AND CANOPY

The Board acknowledged the publics concern for the loss of the significant mature planting, however, the
Board deferred to the arborist study as reviewed and approved by the City and supported the arborists findings
recommending the removal of the canopy. Related to the replacement canopy, the Board stated their preference
for the addition of evergreens, to provide yearround landscape buffer. (CS1D1, CS2B, DC3C, DC4D)
The landscaping on Dewey Pl E have been modified to provide year-round screening in addition to the proposed
native and ornamental trees. The placement of conifers along Dewey is intermixed to provide screening
throughout the year.
6. MADISON STREETSCAPE AND GATHERING SPACE

The Board discussed the character of the public community space along Madison. The Board approved of the
widening of the sidewalk along the street as it creates more opportunity for interaction. For the additional
outdoor space adjacent to the grocery entry, the Board recommended the development of a public space which
is true to the nature of the space and agreed the space can either function as a gathering space or an active
sidewalk. In either case, the Board encouraged incorporating additional seating, space for pause and sightlines
for streetscape connection. (CS2B2, PL1, PL3C, DC3)
The Madison streetscape concept has been refined to reinforce the concept of providing activation and openness
along the majority of the street frontage.
7. MATERIALS
The Board continued to approve of the quality of materials presented, in particular along Madison. For the
Dewey faade, the Board agreed with public comment that colors are playing a larger role than needed in
differentiating portions of the facade and recommended simplifying and resolving the material treatment
into a cohesive language. The Board also encouraged the introduction of masonry along the Dewey faade to
incorporate residential character and relate to the other main frontage. (CS3A1, DC2, DC4A1.)
The placement of materials has been modified to respond to context of each respective use. The dark brick is
carried around to the Dewey townhouse facades to bring a smaller-scaled material to the ground level.
A DDR E S S I N G E D G#3 R EP O R T 2 a- DE W EY TOW N H O U SE FRO N TAG E
DE
W DEWEY PL. E.
EY
PL.
E.
2, 000SF G AR AG E
SE TBACK AR E A
D E W E Y FA C A D E AT E D G # 1
3, 700SF G AR AG E

SE TBACK AR E A
A DDR E S S I N G E D G #3 R EPO R T 2 a- DE W EY TOW N HO U SE FRO N TAG E
6, 200SF G AR AG E
SE TBACK AR E A
6, 800SF G AR AG E
SE TBACK AR E A
D E W E Y FA C A D E AT R E C - A D DT I O N A L TO W N H O U S E
A DDR E S S I N G E D G#3 R EP O R T 2 a- DE W EY R E TA I L FRO N TAG E

A DDR E S S I N G E D G #3 R EPO R T 2 a- DE W EY R E TA I L FRO N TAG E
D E W E Y FA C A D E AT R E C
EDG #3 D E WE Y P E D E S T R I A N EX P ER I EN C E A N D S EC TIO N S

RE C DE W E Y P E D E S TRI A N EX P ER I EN C E A N D S EC T IO N S
E DG #3 D E WE Y P E D E S T R I A N EX PER I EN C E A N D SE C TIO N S

R E C DE WE Y P E D E S TR I A N EX P ER I EN C E A N D S EC TIO N S
ADDR E SS I N G E D G#3 R EPO R T 2 b - DE W EY N O R T H E N D
THE EDG #2 MASSING INTRODUCED A 5 RESIDENTIAL SETBACK AT THE NORTHEAST CORNER UPPER
LEVEL RESIDENTIAL LEVEL TO RESPOND TO THE STEEP SLOPE DOWN TO DEWEY PL E.
AT THE EDG #3 MEETING, THE NORTHEAST CORNER GRADUALLY STEPPED BACK ALONG DEWEY TO
RESPOND TO TOPOGRAPHY CHANGE OF THE STEEP SLOPE. THESE SEQUENTIAL UPPER LEVEL SETBACKS
DID NOT CREATE A CLEAR TRANSITION FROM THE APPROPRIATELY SCALED MADISON MASSING TO THE
ADJACENT RESIDENTIAL FAMILY ZONE.
5 SETBACK
RESPONDS TO SITE
TOPOGRAPHY
AND ENHANCES
RESIDENTIAL ZONE
TRANSITION
KEY PLAN
T.
NS
O
DIS
DEWEY PL. E.
MA
E.

NORTH NORTH
E DG #2 NORTH NORTH
E DG # 3
R E SPON S E
NORTH NORTH
R E SP O N SE
NO R THE A S T S E C TI ON N O R THE AST P E R SP E C TIV E
NORTH NORTH
A DDR E S S I N G E D G#3 R EP O R T 2 b - DE W EY N O R T H E N D TR AN SITIO N
AS A RESPONSE TO THE BOARDS GUIDANCE, THE SECOND AND THIRD RESIDENTIAL LEVELS ARE
SETBACK AN ADDITIONAL 6.5 TO RESPOND TO SITE TOPOGRAPHY, MINIMIZE VISUAL IMPACTS OF THIS
FACADE, AND ENHANCE THE STEPPED DOWN EFFECT OF THE MASSING AT THE CORNER (CS2A, CS2D,
CS3A1, DC2A2)
ADDITIONAL 6-6 THE EFFECT IS A CLEAR DELINEATION BETWEEN THE MADISON MASSING AND THE DEWEY FACADE.
SETBACK CREATES
VISUAL SEPARATION
BETWEEN
APPROPRIATELY
SCALED MADISON
MASSING AND
DEWEY TRANSITION
KEY PLAN
T.
NS
D ISO
DEWEY PL. E.
MA
E.
NORTH NORTH
REC NORTH NORTH
REC
R E SPO N S E
NORTH NORTH
R E SP O N SE
NOR TH E A S T S E C TI ON N O R THE AST P E R SP E C TIV E
NORTH NORTH
A DDR E S S I N G E D G#3 R EP O R T 6 - MA DI S O N ST R EE TSC AP E

A DDR E S S I N G E D G#3 R EP O R T 6 - MA DI SO N S T R EE TSC AP E
NATURAL FOOD MARKET
VALUES
Preserving high-quality
food standards
Supporting local,
sustainable agriculture
Celebrating food
Educating consumers
Embracing sustainability
Building community
P R E FE R R E D D E S I GN - P 2 PL A N

PR E FE RRE D D E S I GN - P1 P L A N
P R E FE R R E D D E S I GN - G RO U N D L E V EL P L A N

PR E FE RRE D D E S I GN - R ES I DEN T I A L L E V EL 1 PL AN
P R E FE R R E D D E S I GN - R ES I DEN T I A L L E V EL 2 PL A N

PR E FE RRE D D E S I GN - R ES I DEN T I A L L E V EL 3 PL AN
DE SI GN I MAGE - E MA D I S O N ST R EE T LO O KI N G S OU THE AST
CS2-D-1 DC4-B DC1- C

SC ALE CONSISTANT W/ E. MADIS ON S T. UNIQUE S IGNAGE CH AR AC TER S CREENED RE TAIL V EH I C U L A R ACC ES S
NEIGHBORING COM M ERC IAL BU ILDINGS REDUCE VIS UAL IM PAC T

PR E FE RRE D S CH E ME - E MA DI SO N S T R EE T LO O KIN G N O R THE AST
PL-1 DC 4 -A- 1 CS2-A-2

CO RN E R R E TA I L OP E N S PAC E HIGH- QUALIT Y DUR AB LE MATERIALS ELEGANT QUALIT Y DES IGN GIVES
APPROPRIATE ARCH ITEC TUR AL PRES ENCE
PR E FE RRE D S CH E ME - E MA DI SO N S T R EE T L E V EL LO O KIN G N O R THE AST
C S2 - B - 2 , PL 1 - B - 3 & DC 3 -B P L 2-B -3, P L 3- C P L 2-A-2

STREE T AM ENITIES & F EATURES MAKE POROUS RE TAIL EDGES W/ L ARGE C ANOPIES PROVIDE P ED ES TR I A N
STRONG PEDESTRIAN CONNEC TION S TREE T LE VEL TR ANS PER ANC Y WEATH ER PROTEC TION & WAYF I ND I NG

PR E FE RRE D S CH E ME - DE W EY PL . E. LO O KI N G N O R THWE ST
PL 2 -B -3, P L3- C CS2-B -2, P L 1-B -3 & DC3-B

PORO US R E TA IL E D G E S W / L ARGE S TREE T AMENITIES & FEATURES MAKE
STRE E T L E V E L T R A N S P E R A NC Y S TRONG PEDES TRIAN CONNEC TION
PR E FE RRE D S CH E ME - DE W EY PL . E. LO O KI N G N O R THWE ST
CS2-B-3 C S2-D3, D4 & D5

GENEROUS SE TBAC KS ENHANCE OPEN S TEPPED -DOWN MAS S ING WITH TOWNH OUS ES F RO NTI NG D E W E Y
SPAC E PROVIDES S ENS ITIVE TR ANS ITION TO ADJ AC ENT NEI G H B O R S

P R E FE R R E D S CH E ME - DE W EY P L . E. S T R EE T L E V EL LO O KIN G N O R THWE ST
DC 2 - C1 P L 3-B 1 & B 2
S E CON DA RY A RCHIT EC TUR AL F EATURES ELE VATED MAIN FLOOR & L ANDS C APE BUFFER PROVIDE
A D D D E P T H TO FAC A D ES S ECURIT Y & PRIVAC Y FOR GROUND LE VEL RES IDENCES
P R E FE R R E D S CH E ME - DE W EY P L . E. LO O KI N G N O RTHWE ST
DC 4 - D - 1 CS1-D, DC4-D, CS2-D -2 & 3

C HOIC E OF PL ANT MATERIAL C REATE RES IDENTIAL ZONE TR ANS ITION W/ GEN E RO U S S E TBAC K S
END URING GREEN SPAC E & LUS H L AYERED L ANDS C APING

L ANDSC A P E D E S I GN - S T R EE T L E V EL MA DI SO N
L ANDSC A P E D E S I GN - S T R EE T L E V EL DE W EY

L ANDSC A P E D E S I GN - R ES I DEN T I A L L E V EL 2
L ANDSC A P E D E S I GN - R ES I DEN T I A L L E V EL 2

L ANDSC A P E D E S I GN - R ESI DEN T I A L L E V EL 3
L ANDSC A P E D E S I GN - R ESI DEN T I A L L E V EL 4

L ANDSC A P E D E S I GN - DE W EY PEDEST R I A N STA I R
MATE R IA L B OA RD
A BRICK C LONGBOARD SOFFIT & CLADDING I CORTEN STEEL
1 CEMENTITIOUS PANEL D CAST-IN-PLACE CONCRETE J DECORATIVE METAL PANEL

PAINT COLOR - SW 0049 SILVER GRAY
N PLANTING MATERIALS
2 CEMENTITIOUS PANEL E BOARD-FORM CONCRETE K

PAINT COLOR - SW 2823 ROOKWOOD CLAY METAL GARAGE DOOR H
G
3
A C
MADISON STREET
L
D 1
3 CEMENTITIOUS PANEL F ALUMINUM STOREFRONT L GLASS RAILING
PAINT COLOR - SW 7675 SEALSKIN
F K
EX TER IOR MATERIALS BOA RD

3
5 C
MADISION STREET - SEATTLE, WA

2
4 CEMENTITIOUS PANEL G VINYL WINDOW M EXTERIOR VENT

PAINT COLOR - SW 6181 SECRET GARDEN PAINTED TO MATCH EXTERIOR H
4
4 A

3 H
G
H
LEVEL 2 COURTYARD
L
DEWEY STREET
5 C G
N
D
N
2 1 J I
5 CEMENTITIOUS PANEL H METAL COPING & FLASHING E
PAINT COLOR - KM4064-5 WARRIOR KING 4
S IGNAG E P L A N
A PARKING ENTRANCE
C
D CORNER RETAIL BLADE SIGN
D
B NEIGHBORHOOD GROCERY
BUILDING SIGN
E TOWNHOUSE UNIT NUMBER
E E E E E E
C CANOPY SIGN
LIGHTI NG P L A N - MA D I SO N A N D DE W EY ST R EE TS C AP E
2
2
1 SHIELDED DOWN LIGHT

2
3 2
4 TREE UP LIGHT
3
2 SHIELDED UP-DOWN LIGHT
5 5 5 5 5 5 3
1 1
5 SHIELDED TOWNHOUSE ENTRY
4 4 4 4 4 4 LIGHT

3 RECESSED LED LIGHT
LIGHTI NG P L A N - UP P E R R ES I DEN T I A L L E V EL S
1 SHIELDED DOWN LIGHT 6

6
6 4 TREE UP LIGHT
6
2 SHIELDED UP-DOWN LIGHT
5 SHIELDED TOWNHOUSE ENTRY
LIGHT
6
6 6
6 6
6 SHIELDED DOWN LIGHT
3 RECESSED LED LIGHT
DE PA R TURE RE QUE S T - V EH I C U L A R DUA L-ACC ESS
# DEPARTURE REQUEST CODE REQUIREMENTS EXPLANATION FOR DEPARTURE
1 ALLOW DUAL ACCESS TO PARKING GARAGES: COMMERCIAL PARKING SMC 23.47.A.032.A.2.a: THE PROPOSED DUAL-ACCESS FROM BOTH E. MADISON ST. AND DEWEY PL E. BALANCES THE TRAFFIC
ACCESS AND LOADING AT E. MADISON ST. RESIDENTIAL PARKING ACCESS IF ACCESS IS NOT PROVIDED FROM AN IMPACTS BETWEEN THE TWO STREETS. COMMERCIAL PARKING ACCESS AND LOADING AT E. MADISON
AT DEWEY PL E. ALLEY AND THE LOT ABUTS TWO OR ST REDUCES AMOUNT OF TRAFFIC ONTO RESIDENTIAL STREETS IF BOTH VEHICLE ACCESSES PROVIDED
MORE STREETS, ACCESS TO PARKING OFF DEWEY PL E (CODE-COMPIANT) THE DATA PROVIDED IN THE TRANSPORTATION IMPACT ANALYSIS BY
SHALL BE FROM A STREET THAT IS NOT GIBSON TRAFFIC CONSULTANTS SUPPORTS THE PROPOSED DEPARTURE. FURTHERMORE, SDOT AND SDCI
A PRINCIPAL PEDESTRIAN STREET. HAVE PROVIDED LETTER OF SUPPORT FOR DUAL-ACCESS (SEE DEPARTURE REQUEST SHEET 3).
THE DUAL-ACCESS PROPOSAL PROVIDES A BETTER RESPONSE TO DESIGN GUIDELINES DC1-B AND
DC1-C.

DE PA R TURE RE QUE S T - V EH I C U L A R ACC ES S A N A LYSIS
DEWEY PL E SINGLE ACCESS STUDY E MADISON ST SINGLE ACCESS STUDY DUAL ACCESS STUDY (PREFERRED)
LARGE NUMBER OF COMMERCIAL TRIPS TRAVEL ON ADDS ALL TRIPS TO BUSY E MADISON ST RESIDENTIAL TRIPS DIRECTED USE RESIDENTIAL STREETS
RESIDENTIAL STREETS (E REPUBLICAN AND DEWEY PL E) CAUSES MOST TRAFFIC DELAYS OF ALL OPTIONS (PL-1)
CREATES THE MOST NEW TRIPS ON ROADWAYS DUE TO COMMERCIAL VEHICLES, RESIDENTIAL VEHICLES AND COMMERCIAL TRIPS UTILIZE COMMERCIAL STREET (PL-1)
TRAFFIC TRAVELING ON RESIDENTIAL STREETS COMMERCIAL LOADING VEHICLES ACCESS SITE OFF MOST BALANCED TRAFFIC SCENARIO
DIFFICULT WAYFINDING FOR COMMERCIAL VEHICLES SINGULAR ENTRANCE/EXIT REDUCED TRAFFIC CONGESTION ON E MADISON ST
LARGE NUMBER OF TRIPS ADDED TO DEWEY PL E WHICH IS
APPROX. 18 WIDE.
M O R E R E TA I L F R O N TA G E O N E M A D I S O N S T
DE PAR TU RE RE QUE S T - S DC I + SDOT L E T T ER & T R AFFIC IM PAC T STU DY
Hogness, Magda
From: Shaw, John

Sent: Monday, August 21, 2017 11:17 AM
To: Hogness, Magda
Subject: Madison Access (#3020338) N
LAK
E
WA
SH
IN
GT
ON
Magda,

BLV
DE
ImforwardingthemostrecentemailfromSDOTregardingdualaccessfortheprojectat2925EMadisonStreet.As
05/11/17
notedintheemail,SDOTsupportsthedualaccessproposalforbothsafetyandtrafficoperationsreasons.AsE ADDITIONAL AVERAGE
DAILY
PM
PEAK-HOUR
PROJECT TRIPS TRIPS TRIPS
MadisonStisapedestrianstreet,theLandUseCode(SMC23.47A.032A2)wouldrequireaccesstooccuronlyfrom
E MADISON ST
DeweyPlE.Basedonmyreviewofthetransportationinformationsubmittedforthisproject,Iagreethatdualaccess ONLY ACCESS
738 146
likelywillbestserveboththisprojectandthesurroundingarea. DEWEY PL E
399 64
ONLY ACCESS
28TH AVE E
Pleaseletmeknowifyouhaveanyquestions. DUAL ACCESS 601 134

ST
JohnShaw
N
SO
SeniorTransportationPlanner
DI
MA
E
SeattleDepartmentofConstructionandInspections

E ROY ST
29TH AVE E
From:Ehlers,Emily AVERAGE
DAILY
PM
PEAK-HOUR
TRIPS TRIPS
Sent:Wednesday,August16,20171:56PM AVERAGE
DAILY
PM
PEAK-HOUR
TRIPS
To:Shaw,John<John.Shaw@seattle.gov> TRIPS 0 0
Subject:RE:Madison 492 98
1,996 321

399 64 29TH AVE E
HiJohn, SITE 343 32
424 92 E REPUBLICAN ST
ThisanalysisconfirmsSDOTsprevioussupportfordualaccess(residentialaccessoffDeweyandcommercialaccessoff
Madison)givenbothgreatersafetyconcernsforpeoplewalkingandbikingonMadisonandadditionaldelay/reduced
LOSassociatedwiththesingleaccessscenario.SDOTdoesnotrecommendinstallingaturnpocketatthedrivewayat
thistime.

E HARRISON ST
Pleaseletmeknowifyouhaveanyadditionalquestions.
MARTIN LUTHER KING JR WAY E

AVERAGE
DAILY
PM
PEAK-HOUR
EmilyEhlers TRIPS TRIPS
DEWEY PL E
2065184608(Tel)
32ND AVE E
30TH AVE E
0 0

998 161
From:Shaw,John
Sent:Tuesday,August15,20174:43PM 172 16
To:Ehlers,Emily<Emily.Ehlers@seattle.gov>
Subject:FW:Madison

TRAFFIC IMPACT STUDY
Emily, G IBSON T RAFFIC C ONSULTANTS GTC #16-097

IdontthinkIforwardedthistoyou.ImnotsureifthereareanyissuesIraised(andthatGibsonrespondedto)thatyou 2939 E. MADISON LEGEND FIGURE A
needtorevisit,butifnot,pleaseconfirmthatSDOTisstillsatisfiedwiththedualaccessscenario. 82 MID-RISE APARTMENT ADDITIONAL
PROJECT TRIPS
AVERAGE
DAILY
TRIPS
PM
PEAK-HOUR
TRIPS
MIXED USE DEVELOPMENT E MADISON ST

ONLY ACCESS
### ##
###
ADDITIONAL ADDITIONAL PROJECT
DEWEY PL E
DAILY/PM TRIPS
Thanks, TRIPS
### ##
ONLY ACCESS
CITY OF SEATTLE
DUAL ACCESS ### ##
DE PA R TURE RE QUE S T - E MA DI SO N S T C U R B C U T WIDTH
# DEPARTURE REQUEST CODE REQUIREMENTS EXPLANATION FOR DEPARTURE
2 INCREASE CURB CUT WIDTH FROM 30-0 ALLOWABLE TO 40-0 CURB CUT SMC 23.54.030F.2.b.2 THE MINIMUM WIDTH OF CURB CUTS FOR TWO WAY TRAFFIC USE IS 22 FEET PER SMC 23.54.030F.2.B.2.
WIDTH. FOR TWO WAY TRAFFIC, THE MINIMUM THE CODE ALLOWS A CURB CUT INCREASE OF JUST 8 ADDITIONAL FEET IF TRUCK ACCESS IS COMBINED
WIDTH OF CURB CUTS IS 22 FEET, AND WITH AUTO ACCESS. DELIVERY TRUCKS ANTICIPATED AT THE PROPOSED RETAIL WILL BE UP TO 8.5
THE MAXIMUM WIDTH IS 25 FEET, WIDE AND REQUIRE ADDITIONAL MINIMUM SIDE CLEARANCES. IN ORDER TO PROVIDE ADEQUATE
EXCEPT THAT THE MAXIMUM WIDTH HORIZONTAL CLEARANCE FOR DELIVERY AND SERVICE TRUCK TO ACCESS THE LOADING AREA AN
MAY BE INCREASED TO 30 FEET IF TRUCK ADDITIONAL 10 IS REQUESTED.
AND AUTO ACCESS ARE COMBINED. THE PROPOSED COMBINED VEHICLE ACCESS HAS TWO METAL PERFORATED ENTRY COILING DOORS TO
MINIMIZE SCALE OF THE OPENINGS. PEDESTRIAN SAFETY WILL BE MAINTAINED WITH A COMBINATION
OF MIRRORS, SENSORY ALERT SYSTEMS, AND BRIGHTLY COLORED TACTILE PAVING STRIPS.
THE INCREASED CURB CUT PROVIDES A BETTER RESPONSE TO DESIGN GUIDELINES DC1-C2 AND DC1-C4.
12-0 OVERLAP CONFLICT BETWEEN

REDUCED SIZE DELIVERY TRUCK
TURNING RADIUS AND ALLOWABLE
CURB CUT
12-0
AND TRUCK ACCESS COMBINED
ALLOWABLE WITH VEHICULAR
30 -0 WIDE CURB CUT
MA DI S ON GA R AGE EN T RY PL A N
CODE - COMP I A N T
DE PA R TURE RE QUE S T - E MA DI SO N S T C U R B C U T WIDTH
BY ALLOWING FOR ADDITIONAL 10 OF CURB CUT WIDTH, THE ADDITIONAL CURB CUT WILL ALLOW
DELIVERY TRUCKS TO AVOID CONFLICT WITH CURB AND LANDSCAPING. YELLOW TACTILE PAVING
STRIPS ARE PROPOSED TO BE LOCATED ADJACENT TO EACH DRIVEWAY CROSSING TO PROVIDE
PEDESTRIAN SAFETY. USE OF CONVEX MIRRORS AND SENSORY ALERT SYSTEMS TO BE USED TO
PROVIDE ADDITIONAL SAFETY FOR PEDESTRIANS.
PROVIDES PROPER CLEARANCE FOR

40-0 WIDE PROPOSED CURB CUT
REDUCED SIZE DELIVERY TRUCK

MA DI S ON GA R AGE EN T RY PL A N
PROPOS E D 40 CURB C U T R EQ U R ES T
A PPE ND I X
APPENDIX
ADDR E S S I N G E D G #3 R EP O R T 2 b - DE W EY S O U T H E N D TR AN SITIO N

DE W E Y S OUTH E N D TR A N SI T I O N - DES I G N S KE TCHE S
A DDR E S S I N G E D G #3 R EPO R T 3 - SO U T H F RO N TAG E

S O UTH FAC A D E TR A N S I T I O N - DESI G N SKE TC H ES
P R E FE R R E D S CH E ME - DE W EY P L . E. LO O KI N G N O RTHWE ST (N O TR E E S P E R P L AN N E R R E Q U E ST )
DC 4 - D - 1 CS1-D, DC4-D, CS2-D -2 & 3

C HOIC E OF PL ANT MATERIAL C REATE RES IDENTIAL ZONE TR ANS ITION W/ GEN E RO U S S E TBAC K S
END URING GREEN SPAC E & LUS H L AYERED L ANDS C APING

DE W E Y TOWN H OUS E + R E TA I L - DESI G N SKE TC H ES
PR E FE RRE D S CH E ME - DE W EY PL . E. LO O KI N G N O R THWE ST (N O TR E E S P E R P L AN N E R R E Q U E ST )
C S2 -B - 3 CS2-D3, D4 & D5
GE N E ROU S S E T BACK S ENHANC E OPEN STEPP ED -DOWN MAS S ING WITH TOWNH OUS ES FRONTING DE WEY
SPAC E PROVIDES S ENS ITIVE TR ANS ITION TO ADJACENT NEIGH BORS

DE W E Y N ORTH E N D TR A N S I T I O N - DESI G N SKE TC HE S
DE SI GN I MAGE - E MA D I S O N ST R EE T LO O KI N G S OU THE AST (N O TR E E S P E R P L AN N E R R E Q U E ST )
P L- 1 DC 4-A-1 CS2-A-2
COR NER RE TAIL OPEN SPAC E HIG H - QUALIT Y DUR ABLE MATERIALS ELEGANT QUALIT Y DES IGN G I V ES
APPROPRIATE ARCH ITEC TU R A L P R E S ENC E

PR E FE RRE D S CH E ME - E MA DI SO N S T R EE T LO O KIN G N O R THE AST (N O TR E E S P E R P L AN N E R R E Q U E ST )
C S2 -D -1 DC 4 - B DC1- C
SC A L E CO N S IS TA N T W / E. MADISON ST. UNIQUE SIGNAGE CH AR AC TER S CREENED RE TAIL VEH ICUL AR ACCES S
N E I G H BO R IN G COM M E RCIAL BUILD INGS REDUCE VIS UAL IMPAC T
P R E FE R R E D S CH E ME - DE W EY P L . E. S T R EE T L E V EL LO O KIN G N O R THWE ST (N O TR E E S P E R P L AN N E R R E QUEST )
DC 2 - C1 P L 3-B 1 & B 2
S E CON DA RY A RCHIT EC TUR AL F EATURES ELE VATED MAIN FLOOR & L ANDS C APE BUFFER PROVIDE
A D D D E P T H TO FAC A D ES S ECURIT Y & PRIVAC Y FOR GROUND LE VEL RES IDENCES

MATERIAL ELE VATIONS 0$7(5,$//(*(1'
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%2$5')250('&21&5(7( :22'
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0$7
112
60.1 2925 E MADISON ST., SEATTLE, WA 98112 | DESIGN REVIEW RECOMMENDATION MEETING PACKET| DPD# 3020338 | SEPTEMBER 13, 2017
ZONING RE QUI RE ME N TS
PROJECT DATA GRADE OR BE SET BACK AT LEAST 10 FROM THE SIDEWALK. QUALIFY FOR 50% TRANSIT REDUCTION
LOCATION: 2939 E Madison St., Seattle, WA 98112
SITE AREA: 40,422 SF (30,560 SF NC2-40 + 9,862 SF NC2-30) LIVE-WORK UNITS LOCATED ON STREET-LEVEL STREET-FACING FACADES MUST RESIDENTIAL AMENITY AREA: (23.47A.024)
ZONE: NC2P-40 & NC2P-30 COMPLY WITH BLANK FACADE AND TRANSPARENCY REQUIREMENTS 5% OF GROSS BUILDING AREA IN RESIDENTIAL USE 545,650 SF x 5%= 2,782.5 SF
OVERLAYS: None
STREET CLASSIFICATIONS: PEDESTRIAN AREA TRANSPARENCY REQUIRED: 60% FOR NON-RESIDENTIAL USES
FREQUENT TRANSIT: YES STRUCTURE HEIGHT: (23.47A.012.A.2) DEPTH OF NON-RESIDENTIAL: AVERAGE 30 FT. MINIMUM 15 FT.
BUILDING CODE: SEATTLE AMENDMENTS TO THE 2012 IBC MAX. ALLOWED: 30 FEET / 40 FEET HEIGHT OF NON-RESIDENTIAL: 16 FT FLOOR-TO-FLOOR
PROPOSED USE: RESIDENTIAL MIXED USE with 16-0 street level +7 FEET = 37 FEET / 47 FEET
PROJECTIONS ALLOWED ABOVE HEIGHT LIMIT: PARAPETS, GUARDRAILS, AT LEAST ONE OF THE STREET-LEVEL STREET-FACING FACADES CONTAINING A RESIDENTIAL USE SHALL
OCCUPANCY CLASSIFICATION / SEPARATIONS: ELEVATOR OVERRUNS, ETC. HAVE A VISUALLY PROMINENT ENTRY
M R-2 S-2 HEIGHT OF STRUCTURE IS THE DIFFERENCE BETWEEN THE HIGHEST POINT AND THE AVERAGE GRADE THE FLOOR OF A DWELLING UNIT LOCATED ALONG THE STREET-LEVEL STREET-FACING FACADE SHALL BE
LEVEL. ON SLOPING SITES, THE AVERAGE GRADE LEVEL MAY BE CALCULATED USING THE MIDPOINT OF AT LEAST 4 ABOVE OR BELOW SIDEWALK GRADE OR BE SET BACK AT LEAST 10 FROM THE SIDEWALK.
COMMERCIAL 1 1 EACH EXTERIOR WALL.
LIVE-WORK UNITS LOCATED ON STREET-LEVEL STREET-FACING FACADES MUST COMPLY WITH BLANK
RESIDENTIAL R-2 1 2 FACADE AND TRANSPARENCY REQUIREMENTS.
FLOOR AREA RATIO: (23.47A.013)
PARKING GARAGE S-2 1 2 ALLOWABLE FAR: 123,975 SF SETBACKS: (23.47A.014)
99,320 SF (30,560 SF X 3.25 FOR NC2P-40 MIXED-USE)+ PLAN: 15-0 TRIANGLE SETBACK REQUIRED FROM RESIDENTIAL ZONE
24,655 SF (9,862 SF X 2.5 FOR NC2P-30 MIXED-USE) SECTION 1: 15-0 SETBACK REQUIRED FROM 13 FEET HT. TO 40 FEET HT.
FLOOR AREA EXEMPTIONS: SECTION 2: ABOVE 40 FEET HT. ADD. RATE OF 2 FEET SETBACK PER 10 FEET HT.
ZONING DATA SMC 23.47A.013D: ONE-HALF ALLEY WIDTH MAY BE COUNTED AS PART OF THE REQUIRED SETBACK.
POTENTIAL USE: (23.47A.004) & REQUIRED USE (23.47A.005) 1. ALL GROSS AREA UNDERGROUND.
2. ALL PORTION OF A STORY THAT EXTEND NO MORE THAN 4 FEET REQUIRED LANDSCAPING: (23.47A.016)
RESIDENTIAL, LIVE-WORK UNITS, GENERAL, SALES/SERVICE, RESTAURANTS, MEDICAL SERVICES, OFFICES, ABOVE EXISTING OF FINISHED GRADE, WHICHEVER IS LOWER, SEATTLE GREEN FACTOR SCORE OF 0.3 OR GREATER
SCHOOLS. EXCLUDING ACCESS.
STREET DEVELOPMENT STANDARDS: (23.47A.008) FAR EXCEPTIONS: (23.73.009C)

RESIDENTIAL USES MAY NOT EXCEED 20% OF THE STREET-LEVEL IN ADDITION TO THE FLOOR AREA EXEMPT UNDER THE PROVISIONS OF TH UNDERLYING ZONE,
STREET-LEVEL COMMERCIAL USES COMPLYING WITH TH STANDARDS OF 23.47A.008 (STREET LEVEL
STREET-FACING FACADE WHEN FACING A PRINCIPAL STREET DEVELOPMENT RESTRICTIONS) AND 23.73.008B (AVE. SIZE REQUIREMENT FOR SMALL BUSINESS) IS
BLANK FACADES PERMITTED: NO SEGMENT LONGER THAN 20 EXEMPT FROM THE CALCULATION OF GROSS FLOOR AREA SUBJECT TO AN FAR LIMIT AND FROM THE LIMIT
TOTAL BLANK FACADE <40% OF FACADE WIDTH ON NONRESIDENTIAL USE IN 23.73.009B.
STREET-LEVEL STREET-FACING FACADES SHALL BE LOCATED WITHIN 10 OF THE PARKING LOCATION AND ACCESS: (23.47A.032)
STREET LOT LINE. UNLESS WIDER SIDEWALKS, PLAZAS, OR OTHER APPROVED IF ALLEY ACCESS IS NOT AVAILABLE, ACCESS IS PERMITTED FROM THE SIDE STREET WHEN LOT ABUTS TWO
LANDSCAPED OR OPEN SPACES ARE PROVIDED. OR MORE STREETS. A LOADING ZONE MAY BE REQUIRED.
TRANSPARENCY REQUIRED: 60% FOR NON-RESIDENTIAL USES ADA PARKING REQUIREMENTS: (SBC 1106)
DEPTH OF NON-RESIDENTIAL: AVERAGE 30 FT. MINIMUM 15 FT.
HEIGHT OF NON-RESIDENTIAL: 13 FT FLOOR-TO-FLOOR 1-25 STALLS: 1 ADA STALL

26-50 STALLS: 2 ADA STALLS
AT LEAST ONE OF THE STREET-LEVEL STREET-FACING FACADES CONTAINING A 51-75 STALLS: 3 ADA STALLS
RESIDENTIAL USE SHALL HAVE A VISUALLY PROMINENT ENTRY 76-100 STALLS: 4 ADA STALLS 1 ADA VAN STALL
101 TO 150 STALLS: 5 ADA STALLS
151-200 STALLS: 6 ADA STALLS
THE FLOOR OF A DWELLING UNIT LOCATED ALONG THE STREET-LEVEL REQUIRED PARKING: (23.54.015 TABLE A & B)
STREET-FACING FACADE SHALL BE AT LEAST 4 ABOVE OR BELOW SIDEWALK RETAIL: 1 STALL PER 500SF / RESIDENTIAL: 1 STALL PER UNIT
S ITE SURVE Y
T RE E ID MA P
9/3/15
9/3/15

DE V E LOPME N T OB J E C T I V ES
The 2939 E. Madison St. project is a proposed development of a 4-story mixed-use project featuring retail and residential The 3-story residential massing on E Madison St. relates to the existing 3-5 story massing along E Madison St. The
use within the Madison valley neighborhood. The retail level on the street level creates an urban, pedestrian life-style proximity of the residential units also serve as an extra layer of lights on security to this pedestrian street. Cascading
experience. The residential apartments above with wide variety of residential unit types accomodates the increasing down the residential levels toward Dewey Pl E. help reduce bulk and provide more separation between the apartment units
population in the neighborhood and adds a layer of lights on security to the neighborhood. to the single family homes.
Project Site Below the retail level are two levels of concrete parking structure. Per Seattle zoning code definition, the proposed parking
The project site is located on the southeast side of E Madison Street between Lake Washington Blvd. E and 29th Ave E. levels are at an average 70% below grade due to the man-made steep slope site. The heavy concrete parking structure walls
It is part of the Madison Valley neighborhood, centered around Downtown and Capitol hill to the west, Madrona to the greatly help noise reduction for low speed traveling vehicles inside the parking structure. The design calls for small 5-
south, University of Washington and theArboretum to the north, and Madison Park to the east. E Madison Street is one 0 x 5-0 screened vents 16-0 on center. The screened vents will have a 42 sill height, sufficient to block most vehicle
of the major streets connecting downtown Seattle to the east Seattle neighborhoods. 24th Ave E connects north and south headlights. (6) On the exterior of the concrete wall and in between the screened vents are structured wire lattice for
neighborhoods to the Madison Valley. climbing vines to grow vertically. (7) In addition, trees will be planned in front of the screened vents. The design intension
is to create a green wall in front of the single family homes. The preferred option splits the parking garage entrance by its
The project site is a triangular lot with two street frontage- E Madison Street and Dewey Pl E. The lot area of the project primary use to both E. Madison St. and Dewey Pl. E. to help alleviate E. Madison St. traffic congestion. The residential
site is 38,592 square feet. Part of the site is listed as steep slope and liquefaction zone. The high point of the site is on E parking entrance will be located off Dewey Pl. E. to discourage retail trips into the single family zone. The commercial
Madison St. and slopes down toward Dewey Pl E. An existing structure on the site currently houses a garden store built in parking entrance and indoor loading facility will be co-located off E. Madison St. at the far west side of the development,
the year 1959. The project site is located in the NC2P-40 zone. A small portion of the site is zoned NC2P-30. The project away from the intimate urban plaza for a safe and pleasant pedestrian experience.
site is located within a pedestrian zone and on the Frequent Transit Corridor but is not part of an Urban Center village
overlay. This project is not subject to a specific Design Review Board neighborhood specific guidelines. Therefore Seattle Project Program
Design Guidelines were used to the guidelines for this project. Programatically, the preffered Option scheme will contain 2 levels of below grade parking providing 150 parking stalls, one
level of high ceiling (16-0 floor to floor height) retail on the street level hosting two retails- one 1,500 SF boutique retail
The neighborhood is a mix of neighborhood commercial zone (NC2P-40), single family zones (SF 5000 & SF 7500), and space and one 25,000 SF large retail space. Above the retail level are 3 levels of apartments
low rise zone (LR1). Directly south and east of the project is the SF 5000 zone. North tip of the site is adjacent to the LR1 hosting 73 residential units.
zone. Building types in this neighborhood are a blend of diverse styles, ranging from 5-story mixed use condominiums to Summary of building program- Option 3 (preferred)
multi-story offices, to 1-2 story arts and craft retail/ restaurant and 1-3 story single family houses. Site Area: 40,422 SF
Site Coverage: 32,600 SF (80%)
Project Vision
The developments aim is to extend the vibrant retail experience along E. Madison St. and create a market rate mixed-use
rental community that appeals to a wide range of Madison Valley neighborhood residents and retail business.
The development will be designed in keeping with the specific character of the surrounding neighborhood context in its
architectural elements, building scale, and massing. The development team is committed to using quality, long-lasting
materials. Durable materials such as brick, concrete, metal, wood, glass and cementitious board that weather gracefully will
be aesthetically placed to add visual interests and blend with the neighborhood. (1)
The development includes two retail spaces along E. Madison St. with 16-0 floor to floor ceiling height. The primary
retail space will host a neighborhood grocery store. (2) The smaller boutique retail space is flexible to host a variety of
retail needs for the Madison Valley neighborhood. Both retail entrances and the residential entrance have a 9 setback to
create an intimate urban plaza, gives a sense of place and create a diverse and vibrant pedestrian experience. Above, street
level awnings provide weather protection for pedestrians along the path. Currently, there are no street trees in front of the
City People property. Green streetscape improvements and public seating along the sidewalk will fill in the the street trees
and contribute to a friendly pedestrian experience. (3)(4) The street level faade along E Madison St utilizes large glazing
in the storefronts to diminish the barrier between outside and inside, using expansive transparency to further activate the
streetscape. (5)
Above the retail podium is two & three levels, comprised of 75 units of residential apartments with a wide variety of unit
types to accommodate the increasing population of the Madison Valley neighborhood. Careful design considerations were
given to best manage the man-made steep slope site and be empathetic to the single family houses adjacent to Dewey Pl.
1. Durable materials that weather gracefully.
E. The preferred design option pulls the massing of the residential apartments toward E Madison St. and cascade down
towards the single family homes.
DE V E LOPME N T OB J E C T I V ES
6. Opening at parking level designed to shield light from automobiles

2. Heigh Ceiling Neborhood Grocery Store.
4. Recessed street level provides friendly pedestrian experience.

3. Combined entries & deep recessed plaza with weather 5. Large glazing in the storefronts to diminish the barrier between 7. Structured wire lattice.
protecting awning. outside and inside,
NE I GHBORH OOD K E Y P L A N & C H A R AC T ER
A . WA S H I N G TO N PA R K P L AY F I E L D
NORTH NORTH
B . S T E E P S LO P E VICINITY KEY PLAN

NORTH NORTH
NORTH NORTH
NORTH NORTH
C. MIXED USE- ACROSS FROM PROJEC T SITE D. M I X E D U S E / C O N D O E. OFFICE BUILDING
NE I GHBORH OOD CH AR AC T ER
F. R E TA I L- A D J A C E N T TO P R O J E C T S I T E G . R E S TAU R A N T H . R E TA I L- C O N V E R T E D F R O M H O U S E
I . R E TA I L S T R I P J . R E TA I L S T R I P K . M A D I S O N S Q UA R E

L . R E S I D E N T I A L- A C R O S S F R O M P R O J E C T S I T E M . R E S I D E N T I A L- A D J A C E N T TO P R O J E C T S I T E N. MIXED RESIDENTIAL BUILDING TYPES
V IC INI T Y K E Y P L A N & SI T E C H A R AC T ER
A. EXISTING CURB CUT
NORTH NORTH
B . M U LT I P L E C U R B C U T S O N E M A D I S O N S T. VICINITY KEY PLAN

NORTH NORTH
NORTH NORTH
NORTH NORTH
C. CURB CUT ON E MADISON ST (ACROSS STREET ) D. D E W E Y P L E C H A R A C T E R E . E C O B LO C K R E TA I N I N G WA L L
V IC INI T Y P H OTOS
1 . E M A D I S O N S T- LO O K I N G N E 2 . E M A D I S O N S T- LO O K I N G N E 3 . E M A D I S O N S T- LO O K I N G N E
4 . E M A D I S O N S T- LO O K I N G S W 5 . E M A D I S O N S T- LO O K I N G S W 6 . E M A D I S O N S T- LO O K I N G S W

7 . D E W E Y P L E - LO O K I N G N 8 . D E W E Y P L E - LO O K I N G N 9 . D E W E Y P L E - LO O K I N G S
MA IENETI
STR T TLE
P H OTO MON TAG E
E M A D I S O N S T- LO O K I N G S O U T H E A S T ( P R O J E C T S I T E )
E M A D I S O N S T- LO O K I N G N O R T H W E S T ( A C R O S S F R O M P R O J E C T S I T E )
MA IENETI
STR T TLE
P H OTO MON TAG E
D E W E Y S T- LO O K I N G W E S T ( P R O J E C T S I T E )

D E W E Y S T- LO O K I N G E A S T ( A C R O S S F R O M P R O J E C T S I T E )
SITE AN A LYS I S
SUN
VIEW
NOISE TRAFFIC
PREVAILING WINDS
S(JAN-JUNE)
NW (JULY-SEPT)
SSE (OCT DEC)
NORTH NORTH
NORTH NORTH
DE SIGN RE VI E W GUI DEL I N ES
CONTEXT AND SITE
CS1-B Take advantage of solar exposure and

natural ventilation
CS1-C Appropriate use of natural topography
CS1-D Incorporate on-site landscaping elements
CS2-A Architectural presence
CS2-B Allow adjacent sites, streets and open

space to inform design
CS2-C Relationship to the block
CS2-D Respect for adjacent sites
Incorporate architectural features, pattern

CS3-A and proportion to reinforce the CS2-C Mixed-Use Office/Retail CS1-C Existing Topography CS2-A Five-Story Mixed Use
neighborhood character
CS3-B Local history and culture
EM
AD
ISO
N
ST

CS2-B E Madison St Character CS2-B Mature Street Trees CS2-D Neighborhood P-Patch CS2-C Adajcent NC2-40 Development
DE SIGN RE VI E W GUI D EL I N ES
PUBLIC LIFE
PL2 Walkability: Create a safe and comfortable walking environment that is easy to navigate and well-
connected to existing pedestrian walkways and features.
PL2-B-3 Street-Level Transparency: Ensure transparency of street-level uses (for uses such as no residential uses or
residential lobbies), where appropriate, by keeping views open into spaces behind walls or plantings, at
corners, or along narrow passageways.
PL2-C-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.
PL3 Street-Level Interaction: Encourage human interaction and activity at the street level with clear
connections to building entries and edges.
PL3-A-1 Design Objectives: Design primary entries to be obvious, identifiable, and distinctive with clear lines of
sight and lobbies visually connected to the street.
PL2-A-2 Common Entries: Multi-story residential buildings need to provide privacy and security for residents but
also be welcoming and identifiable to visitors.
PL2-A-4 Ensemble of Elements: Design the entry as a collection of coordinated elements including the door(s), PL2 Pedestrian Streetscape PL3-A-1 Distinctive Street-Level Entry
overhead features, ground surface, landscaping, lighting, and other features.
PL3-C Retail Edges
PL3-C-1 Porous Edge: Engage passersby with opportunities to interact visually with the building interior using
EM
glazing and transparency. Create multiple entries where possible and make a physical and visual
connection AD
ISO
N
ST
PL3-C Neighborhood Character Details PL2-C-1 Weather Protection
DE SIGN RE VI E W GUI DEL I N ES
DESIGN CONCEPT
DC1-C-1 Below-Grade Parking: Locate parking below grade wherever possible. Where a surface parking lot is the
only alternative, locate the parking in rear or side yards, or on lower or less visible portions of the site.
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.
DC2-B Architectural and Facade Composition
DC2-B-1 Faade Composition: Design all building facadesincluding 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.
DC2-B-2 Blank Walls: Avoid large blank walls along visible faades wherever possible. Where expanses of blank
walls, retaining walls, or garage facades are unavoidable, include uses or design treatments at the street
level that have human scale and are designed for pedestrians.
DC4 Exterior Elements and Finishes: Use appropriate and high quality elements and finishes for the building
and its open spaces.
DC4-A Exterior Elements and Finishes DC1-C-1 Parking Entrance on E. Madison St. DC2 Neighborhood Unified Design
DC4-A-1 Exterior Finish Materials: Building exteriors should be constructed of durable and maintainable materials
that are attractive even when viewed up close. Materials that Have texture, pattern, or lend themselves

DC4-A Eyes on the Street DC2-B-1 Architectural Composition DC4-A-1 High-Quality, Durable Materials
PAGE LEFT INTENTIONALLY BLANK
EDG #3 S UMMA RY

P R E FE R R E D D E S I GN - EDG 3
V I E W LO O K I N G N O R T H E A S T
DESCRIPTION
The new building engages E. Madison St.

with retail spaces at street level along the
pedestrian way.
The residential entry is located at the North
end of the site, entering from E. Madison St.
Vehicular entrance to the commercial
parking garage and loading dock is located
off E. Madison St. Vehicular entrance to the
residential parking garage is located off
Dewey Pl. E.
The three tier L scheme provides relieve
to the bulky massing of the building and
provides opportunity to hold the parking
garage back the property line for landscaping
DEWEY PL. E. screening.
Residential units are oriented equally facing all
directions.
Townhomes along Dewey Pl. E. provides like
for like trasitions to SF zone
ADVANTAGES
Prominent retail entry on E. Madison St.

Continuous retail floor, flexible for future
EM tenant.
AD Parking and back of house service off E.
ISO Madison St. away from Dewey Pl. E.,
N Retail entrance +/- 1-0 provide better ADA
ST PR
transition.
OP Maximize residential presence on E.
ER Madison St.
TY The three tier L scheme provides relief to
LIN
E the bulky massing of the building towards
the single family residents to the east of the
project site.
Townhomes along Dewey Pl. E. provides
like for like transition to SF zone
Minimum Blank Wall.
CHALLENGES
Parking garage ramp.
P R E FE R R E D D E S I GN - EDG 3
V I E W LO O K I N G S O U T H E A S T V I E W LO O K I N G N O R T H W E S T
WAY
E MADISON
N Y ST
DE N
E
DE
BR
OA
WE
T
DW
YP
ISON S
AY
L. E
AV
.
Y E
WA
E MAD
E
BR
N Y
EN
O
D
AD
E E.
.
W
PL
AY
E Y
W
AV
DE
E
E
S T R E E T / R E TA I L L E V E L P L A N
ADVANTAGES RESIDENTIAL PLAN LEVEL
CS2-D
REDUCE BULK AND SCALE BY STEPPING BUILDING DOWN, RESULTING IN
FULL LEVEL REDUCTION AT RESIDENTIAL STREET - STAIR-STEP DESIGN
PL3
RETAIL LEVEL AT GRADE - BETTER STREET LEVEL
Madison- Looking Nor th INTERACTION
PL3-C
RETAIL EDGE ALONG E. MADISON ST.
DC4-D
RESIDENTIAL USE AONG DEWEY PL. E. PROVIDES
LIKE FOR LIKE TRASITION TO SF ZONE
Madison- Looking South

CS1-D
MULTIPLE OPPORTUNITIES FOR ONSITE LANDSCAPING
NORTH NORTH
Dewey- Looking South
STREET LEVEL PRESPECTIVE
NORTH NORTH
P R E FE R R E D D E S I GN - EDG 2 VS EDG 3
EDG #2 EDG #3
P R E FE R R E D D E S I GN - EDG 2 VS EDG 3
EDG #2

EDG #3
AR BOR I S T S TUDY
SUMMARY
Tree Solutions Inc was asked to evaluate trees on site six inches in diameter and greater, with reference to a
site survey dated September 3, 2015. The tree size, species, health and structural condition, and related notes
and recommendations for each tree are noted in the Tree Inventory (see Arborists Report - July 1, 2016) The
majority of the trees on site are located on a steep slope located along the eastern property line.
The qualified arborist determined that trees on the steep slope site are considered hazardous due to of one or
combination of the following reasons:
1. Structure, disease, past maintenance practices
2. Soil stability of steep slope
3. Changes in hydrology as a result of building up-slope
4. Retaining wall construction along Dewey Pl E
Based on the four reasons listed above , the qualified arborist recommends removal
of all trees on the steep slope to avoid hazardous conditions and improve function to
the site.
T R E E 1 1 0 5 - To p p e d t r e e c a n l e a d t o s t r u c t u r a l TREE 1103 - Structural defect TREE 1112 - Structural defect T R E E 1 1 1 4 - Tr u n k f a i l u r e s a n d d a m a g e a l o n g TREE 1109 - Hazardous due to past
issues can lead to failure of stems will lead to structural failure main stem maintenance
T RE E PR ES E RVATI ON S T U DY
T R E E P R E S E R VAT I O N S U M M A R Y
The design team was asked by the Design Review Board to explore opportunities to retain any existing trees on site.
Although the arborist recommends removal of all trees on the steep sloope along Dewey PL to avoid hazardous conditions and replacement with appropriate mitigation trees, the
design team directed the arborist to determine if any trees can potentially be preserved. Although the following trees are poor candidates for retention, the design team has selected
Tree 1106, 1117, and 1133 as trees which can potentially be retained. Of the trees studied along Dewey Pl E, these trees are in the best condition and location to warrant further study.
Tree 1106 is a Zebrina western red cedar in good condition and has not been topped unlike surrounding red cedar trees. Issues with potential retainage - Four reasons identified in
Arborist Summary.
Tree 1117 is a Red Alder in good condition, but the tree species is not considered a long-term retention tree and does not tolerate site disturbance well. Issued with potential retainage
- Four reasons identified in Arborist Summary.
Tree 1133 is a Flowering Cherry in fair condition. Issues with potential retainage - Four reasons identified in Arborist Summary.
If they are able to be retained, these trees are spaced adequately along Dewey Pl E to provide the frontage with some mature growth trees to contrast the new planned landscaping
within the front yard setbacks. There is no warranty or guarantee that problems or deficiencies of the subject trees may not arise in the future. All trees possess the risk of failure. The
T R E E 1 1 0 6 - We s t e r n R e d C e d a r
design team will continue to work with the qualified arborist to determine if these trees can be retained.
TREE 1117 - Red Alder

O T H E R T R E E S S T U D I E D F O R P OT E N T I A L TO R E TA I N B A S E D O N LO C AT I O N S H O W N D A S H E D G R AY
* = T R E E S N O T L I S T E D I N A R B O R I S T S T U DY ( C A L I P E R L E S S T H A N 6 )
POTENTIAL TREE RE TENTION PLAN

TREE 1133 - Flowering Cherr y
DE SIGN OP TI ON - RE SP O N S E TO B OA R D EDG # 2 CO M M E N TS 1. A AN D 3
DESCRIPTION
The design team was asked to provide one

option that potentially preserves the existing
tree canopy
Vehicular entrance to the commercial and
residential parking garage and loading dock is
located off Dewey Pl. E.
The massing scheme was developed with
input from an arborist to limit impact to
existing hydrology, root structure, and shading
patterns
This development option reduces the FAR to
54% of code allowable. This proposal does not
meet the project goals or program for the site.
A hill-climb assist stair is located at the
northest corner beyond our site to connect
DEWEY PL. E. the unopened E Mercer St ROW.
ADVANTAGES
N/A - Massing does not meet program

requirements for site
CHALLENGES
EM Development preserves marginally stable

AD slope
ISO Massing creates potentially hazardous steep
N PR
slope
ST OP Design of open space does not meet user
ER needs
TY No residential zone transition
LIN
E Commercial and residential vehicular access
restricted to residential street.
No gathering space provided at retail level
along E Madison St.
DE SIGN OP TI ON - RE SP O N S E TO B OA R D EDG # 2 CO M M E N TS 1. A AN D 3
WAY
N Y
E N
ED
DEWEY PL. E.
BR
OA
DW
AY
ST
AV
N
ISO
Y E
WA E
AD
BR
Y
.
L. E
EN N
O
EM
D
AD
E
YP
W
WE
AY
AV
DE
E
E
S T R E E T / R E TA I L L E V E L P L A N
DISADVANTAGES RESIDENTIAL PLAN LEVEL
CS1-C
DESIGN DOES NOT RESPOND TO SITE TOPOGRAPHY
DC3-B1
LIMITED FOOTPRINT ELIMINATES RESIDENTIAL OPEN SPACE
CS2-D-3+4+5
NO RESIDENTIAL ZONE TRANSITION
CS2-B2
COMMERCIAL VEHICULAR AND LOADING ACCESS OFF
RESIDENTIAL STREET

PL-1
NO GATHERING SPACE PROVIDED ALONG E MADISON ST.
NORTH NORTH
NORTH NORTH
DE SIGN OP TI ON - N O DEPA R T U R ES
DESCRIPTION
The design team was asked to provide one

option which meets the intent of the code
with respect to potential exceptional trees,
access and street improvement exception and
require no departures.
Vehicular entrance to the commercial and
residential parking garage and loading dock is
located off Dewey Pl. E.
The massing scheme carves a significant space
around existing trees on site.
The program for the site was developed
consistent with Code-allowed FAR. To
accomplish this No Departure Alternative, the
retail and residential masses were necessarily
DEWEY PL. E. pushed out towards respective property lines.
A hill-climb assist stair is located at the
northest corner beyond our site to connect
the unopened E Mercer St ROW.
ADVANTAGES
Massing allows for potential to retain

existing trees and canopy
EM CHALLENGES
AD
ISO Commercial and residential vehicular access
N PR
restricted to residential street.
ST OP No gathering space provided at retail level
ER along E Madison St.
TY Large zero lot line walls along Dewey Place E
LIN
E Reduced residential setback to south and east
Large residential massing above retail
and parking creates poor residential zone
transition
Tall blank wall
DE SIGN OP TI ON - N O DEPA R T U R ES
WAY
N Y
E N
ED
DEWEY PL. E.
BR
OA
DW
AY
ST
AV
N
ISO
Y E
WA E
AD
BR
N Y
.
EN
L. E
EM
D
AD
E
YP
W
AY
WE
AV
DE
E
E
S T R E E T / R E TA I L L E V E L P L A N DISADVANTAGES RESIDENTIAL PLAN LEVEL
CS1-C
DESIGN DOES NOT RESPOND TO SLOPED TOPOGRAPHY AT EAST
PORTION OF SITE
DC2-A-1
MASSING DOES NOT UTILIZE OPEN SPACE AND INCREASES
PERCEIVED MASS AND HEIGHT
CS2-D-3+4+5
NOT UNIFIED RESIDENTIAL ZONE TRANSITION
DC1
LARGE MASSING AT DEWEY PL E FRONTAGE AND REDUCED
OPPORTUNITIES FOR SCREEENING LANDSCAPING
DC3-C

DOES NOT REINFORCE EXISTING OPEN SPACE
PL-1
NO GATHERING SPACE PROVIDED ALONG E MADISON ST.
WILL NOT PRESERVE TREES POST-CONSTRUCTION. SEVERAL TREES

DEEMED HAZARDOUS.
NORTH NORTH
NORTH NORTH
DE WE Y FAC A D E P L A N T ER H EI G H T
DE
W DEWEY PL. E.
EY
PL.
E.
D E W E Y TO W N H O M E FA C A D E AT E D G # 3
TOW NHOME ROOF S TU DI ES
F L AT R O O F S T U D Y
ROOF FORM DOES NOT RELATE TO RESIDENTIAL CONTEXT

OF SINGLE FAMILY HOUSES
ROOF DOES NOT COMPLIMENT TOWNHOUSE
MODULATION
PROJEC TED SHED ROOF STUDY

ROOF FORM BETTER RELATES TO SLOPED ROOFS OF
SINGLE FAMILY HOMES.
COPLANAR SHED ROOF STUDY

(PREFERRED)
ROOF FORM COMPATIBLE TO NEIGHBORING SINGLE

FAMILY HOMES.
EXTENDED ROOF LINES CREATE VISUAL INTEREST FOR
PEDESTRIANS
R E TAIL WI N D OW S TU DI ES
RIBBON WINDOW STUDY
MODERN AESTHETIC OF CONTINUOUS RIBBON WINDOWS

POORLY RELATES TO SINGLE FAMILY NEIGHBORHOOD
LINEAR PATTERN CREATES VISUAL TENSION WITH TOWNHOUSES
BELOW
PUNCHED WINDOW STUDY

RHYTHM OF CONTINUOUS PUNCHED OPENINGS DISTRACTS
FROM VIEWS OF TOWNHOUSES
REPETITION OF WINDOW AND AWNINGS NOT RESPONSIVE TO
ADJACENT SINGLE FAMILY ZONE
R E S I D E N T I A L LY - S C A L E D W I N D O W S T U D Y
(PREFERRED)
FENESTRATION OPENINGS HAVE SIMILAR SCALE AS RESIDENTIAL
WINDOWS ABOVE AND BELOW

VARIOUS WINDOW SIZES CREATE UNIQUE RHYTHM THAT
DIRECTLY RESPONDS TO TOWNHOUSES
CURRENT BAYS UTILIZE ALTERNATE COLOR TO BREAK DOWN
FACADE BULK AT COMMERCIAL LEVEL (FACADE IS COPLANAR
FOR ALL WINDOW STUDIES)
DE SI GN I MAGE - E MA D I S O N ST R EE T LO O KI N G S OU THE AST
DC 4 -A-1 DC2- C-1

HIGH- QUALIT Y DUR ABLE MATERIALS BALCONIES , AWNINGS C R E ATE V I S UA L
DEPTH & INTEREAS T

P L- 1 C S 2-A-2 P L 3-A
COR N E R R E TAIL GATHERING SPAC E EL EGANT QUALIT Y DES IGN GIVES OBVIOUS & DIS TINC TI V E P R I MA RY
APPROPRIATE ARCH ITEC TUR AL PRES ENCE ENTRIES
P R E FE R R E D S CH E ME - DE W EY P L . E. LO O KI N G N O RTHWE ST
D C1- B &C DC4-D -1 CS1-D, DC4-D, CS 2-D -2 & 3

R E S ID E N T I A L PA RKING ACC ESS ONLY PROVID ES LIKE CH OICE OF PL ANT MATERIAL CREATE RES IDENTIAL ZONE TR A NS I TI O N
F OR L IK E T R A F FIC PAT TERN. KEEP SERVIC E ENTRY & ENDURING GREEN S PACE W/ GENEROUS S E TBAC K S & LU S H
LOA D IN G D OCK S AWAY F ROM RESIDENTIAL STREE TS L AYERED L ANDS C API NG
PAGE LEFT INTENTIONALLY BLANK

EDG #2 S UMMA RY
HE I GHT C A LCUL ATI ON

HE I GHT C A LCUL ATI ON
RE A R YA R D
E DG #2 - RE S P ON S E TO CO N T EX T A N D TO PO G R A PHY
ZON I N G ENVELO PE
177.3
174
167.3
164
133.3
130.3
1 6 6 . 9
Th e to p sto r y re s p o n d s to t h e 1 6 6 .9
u n i q u e l y s h a p e d s i te a n d va r i e d
to po graphy w i t h l a rg e s e t b a c k s
f ro m t h e s i n g l e f a m i l y a d ja ce n c i e s
to d e e m ph a s i ze m a s s a n d h e i g ht.
( D C2 -A- 1 )
STEP 1
S TE P 2
176.9 Th e n ex t l e ve l u t i l ze s the
to po gra phy to i n fo r m t h e de si gn
by ste ppi n g dow n towa rds t h e
si n g l e fa mi l y zo n e s. (C S2 - B - 1 )

EDG #2 - RE S P ON S E TO CO N T EX T A N D TO PO G R AP HY
1 4 7 .4
157.1
STEP 3 STEP 4
Th e l owe s t re s i d e nti a l l e ve l t i e rs Th e re t a i l l e ve l a n d u n de rgro u n d
d ow n at t h e s o u t h e a s t to c re ate pa r k i n g co mpl e te t h e ste ppe d
a c l e a r s te p i n h e i g ht, b u l k , a n d de si gn by se t t i n g ba ck 5 , 1 0 ,
scale and a s u cce s s f u l zo n e a n d 1 5 fro m t h e pro pe r t y l i n e to
t ra n s i t i o n (C S 1 - C ) provi de a l aye re d l a n dsca pe d ba se
(C S1 - D, C S2 -A , C S2 - D)
E DG #2 - B E LOW GR A DE PA R KI N G & B L A N K WA L LS
DC1-C1 BELOW GRADE PARKING
LOCATE PARKING BELOW GRADE WHEREVER POSSIBLE.

WHERE A SURFACE PARKING LOT IS THE ONLY ALTERNATIVE:
LOCATE PARKING IN REAR OR SIDE YARDS
ON LOWER OR LESS VISIBLE PORTION OF THE SITE.
DC1-C2 VISUAL IMPACTS
REDUCE THE VISUAL IMPACT OF PARKING STRUCTURES AS MUCH AS POSSIBLE.

CONSIDER PROVIDE TREES, LANDSCAPING OR FENCING AS A SCREEN.

Regional Project Example Landscaping & Green Screen Wall Location
E DG #2 - B E LOW GR A DE PA R KI N G & B L A N K WA L LS
DC1-B2 BLANK WALLS
AVOID LARGE BLANK WALLS ALONG VISIBLE FACADES WHERE POSSIBLE.

SOLUTION MAY INCLUDE:
GREEN WALLS, LANDSCAPING AREA OR RAISED PLANTERS.
WALL SETBACKS OR OTHER INDENTATIONS.
SMC 23.47A.008 STREET LEVEL

DEVELOPMENT STANDATRDS
A.2 BLANK FACADES in nc zones:

Facade segments are considered blank if they do not include at least one of the
following:
5) SCREENING AND LANDSCAPING ON THE FACADE ITSELF.
Structured wire lattice. Regional Project Example

Proposed Green Screen Concept Regional Project Example
EDG #1 S UMMA RY

E DG #1 S UMMA RY
DEWEY PL. E.
L. E.
DEWEY P
EM
AD
ISO
ST
N
ST
ON
IS
AD
EM
OPTION #3: S TEPPED BACK S CH EME ( PREFERRED OP TI O N)
ST ADVANTAGES
E MAD IAYN
SO
N YW Prominent retail entry on E. Madison St. Continuous retail floor, flexible for future tenant.
DEN Parking and back of house service off E. Madison St. away from Dewey Pl. E.,
E Retail entrance +/- 6 provide better ADA transition.
Maximize residential presence on E. Madison St.
The three tier stepped scheme provides relief to the bulky massing of the building towards the single family
residents to the east of the project site.
Minimum Blank Wall
E.
PL.
EY
W
DE
E D G # 1 : D E S I GN RE V I E W P RO P O S A L - O PT I O N 1
DESCRIPTION

pedestrian way.
end of the site, entering from Dewey Pl. E.
Vehicular entrance to the parking structure
garage and loading dock is located off Dewey
Pl. E.
The courtyard scheme with interior open
corridor maximize FAR.
directions.
ADVANTAGES
DEWEY PL. E.
Maximize development potential and street
frontage for residential units.
tenant.
Minimum Blank Wall.
CHALLENGES
EM Retail entry +/- 6-0 below grade, difficult

AD for ADA access.
ISO PR
Residential entrance off Dewey minimize
N OP residential entry presence on E. Madison St.
ST ER
TY
Commercial + residential parking entry
LIN and loading dock off Dewey Pl. E. disrupts
E single family zone character.
Courtyard scheme pushing all units to the
outside edge of the site makes building
appear bulky and insensitive to the single
families to the east of the project site.
Blank Wall at partial south facade.

N ST
E MADISAO
Y
N YW
E DEN
L. E. BR
OA
DW
DEWEY P
AY
AV
ST
Y E
WA E
ON
.
BR
L. E
N Y
EN
O
IS
D
AD
YP
AD
E
W
EM
WE
AY
DE
AV
E
E
S T R E E T / R E TA I L L E V E L P L A N RESIDENTIAL PLAN LEVEL
CHALLENGES
CS1-D
NO OPPORTUNITY FOR ONSITE LANDSCAPING
CS1-B
INTERIOR COURTYARD DOES NOT TAKE ADVANTAGE OF
Madison- Looking Nor th SOLAR EXPOSURE
CS2-D
LARGE BUILDING MASS DOES NOT RESPECT ADJACENT
SINGLE FAMILY RESIDENCES
PL3
+/- 6-0 RETAIL LEVEL BELOW GRADE REDUCE STREET
Madison- Looking South LEVEL INTERACTION
DC1-C-1
BLANK WALL AGAINST SOUTH PROPERTY LINE NEGATIVELY
AFFECTS NEIGHBORS TO THE SOUTH
OPTION 1 INFO:
RETAIL: 26,600 SF
RESIDENTIAL: 75 UNITS
NORTH NORTH
Dewey- Looking South PARKING: 158 STALLS
STREET LEVEL PRESPECTIVE LAND COVERAGE: 34,500 SF (85%)
PROPOSED FAR: 123,300 SF (99.5%)
NORTH NORTH
DESCRIPTION

pedestrian way.
Vehicular entrance to the parking structure
garage and loading dock is located off E.
Madison St.
The deep recess V scheme provides relieve to
the bulky massing of the building.
directions.
ADVANTAGES
DEWEY PL. E.
Maximize development potential and street
frontage for residential units.
tenant.
Residential entrance off E. Madison St.
maximize residential presence on E. Madison
St.
The deep recess V scheme provides relief to
EM the bulky massing of the building.
AD Minimum Blank Wall.
ISO
N CHALLENGES
ST PR
OP Retail entry +/- 6-0 below grade, difficult
ER
TY for ADA access.
LIN Deep cutout of retail massing along E.
E Madison St. disrupts retail edge
Deep V recess pushes units to the east
edge along Dewey Pl. E. makes building
appear bulky and insensitive to the single
families to the east of the project site.

NST
E MADISO
WAY
N Y
DE N
E
. E. BR
DEWEY PL
OA
DW
AY
AV
ST
E
.
Y
L. E
WA E
ISO
BR
N Y
AD
YP
EN
O
D
AD
E
EM
WE
W
AY
DE
AV
E
E
S T R E E T / R E TA I L L E V E L P L A N RESIDENTIAL PLAN LEVEL
CHALLENGES
CS1-D
NO OPPORTUNITY FOR ONSITE LANDSCAPING
CS2-D
Madison- Looking Nor th LARGE BUILDING MASS DOES NOT RESPECT ADJACENT
SINGLE FAMILY RESIDENCES
PL3
+/- 6-0 RETAIL LEVEL BELOW GRADE REDUCE STREET
LEVEL INTERACTION
DC1-C-1
Madison- Looking South PARTIAL BLANK WALL AGAINST SOUTH PROPERTY LINE
NEGATIVELY AFFECTS NEIGHBORS TO THE SOUTH
OPTION 2 INFO:
RETAIL: 26,600 SF
RESIDENTIAL: 75 UNITS
PARKING: 158 STALLS
LAND COVERAGE: 33,650 SF (83%) NORTH NORTH
Dewey- Looking South
PROPOSED FAR: 122,740 SF (99.1%)
STREET LEVEL PRESPECTIVE
NORTH NORTH
E D G # 1 : D E S I GN RE V I E W P RO P O S A L - O PT I O N 3 - STE P P E D BACK , P R E FE R R E D
DESCRIPTION

pedestrian way.
Vehicular entrance to the commercial
parking garage and loading dock is located
off E. Madison St. Vehicular entrance to the
residential parking garage is located off
Dewey Pl. E.
The three tier L scheme provides relieve
to the bulky massing of the building and
provides opportunity to hold the parking
garage back the property line for landscaping
DEWEY PL. E. screening.
directions.
ADVANTAGES

tenant.
Parking and back of house service off E.
EM Madison St. away from Dewey Pl. E.,
AD Retail entrance +/- 1-0 provide better ADA
ISO transition.
N Maximize residential presence on E.
ST PR
Madison St.
OP The three tier L scheme provides relief to
ER the bulky massing of the building towards
TY the single family residents to the east of the
LIN
E project site.
Minimum Blank Wall.
CHALLENGES
Parking garage ramp.

S O L AR S TUD I E S - S UM M ER SO L S T I C E
E D G 1 - M A X I M I Z E Z O N I N G E N V E LO P E EDG 2 EDG 3
9 AM
NOON
4 PM
SO L AR S TUD I E S - E QU I N OX
9 AM
NOON

4 PM
SO L AR S TUD I E S - WI N T ER S O L ST I C E
9 AM
NOON
4 PM
L ANDSC A P E P ORTF OL I O - T H O MA S R EN G STO R F & ASSO CIATE S P O R TFO L IO

A RC HI TEC T P ORTF OLI O - ST U DI O M EN G ST R A ZZ AR A P RO JE C T P O R TFO L IO
501 E PIKE T H E G AT S B Y A PA R T M E N T S
BALLARD COMMONS 1 6 2 0 B R O A D WAY


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2 9 2 5 E M adiso n St.

A Proposed Apartment Development Project for TVC Madison Co. L.L.C.

2017 STUDIO MENG STRAZZARA

2017 STUDIO MENG STRAZZARA

8, 11, 84, 980 NORTH NORTH

SF 7200 SINGLE FAMILY

2. DEWEY FRONTAGE: HEIGHT, BULK, SCALE AND RESPONSE TO CONTEXT

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5. TREES AND CANOPY

6. MADISON STREETSCAPE AND GATHERING SPACE

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REC NORTH NORTH

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CS2-D-1 DC4-B DC1- C

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PL-1 DC 4 -A- 1 CS2-A-2

C S2 - B - 2 , PL 1 - B - 3 & DC 3 -B P L 2-B -3, P L 3- C P L 2-A-2

2017 STUDIO MENG STRAZZARA

PL 2 -B -3, P L3- C CS2-B -2, P L 1-B -3 & DC3-B

CS2-B-3 C S2-D3, D4 & D5

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DC 4 - D - 1 CS1-D, DC4-D, CS2-D -2 & 3

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A BRICK C LONGBOARD SOFFIT & CLADDING I CORTEN STEEL

1 CEMENTITIOUS PANEL D CAST-IN-PLACE CONCRETE J DECORATIVE METAL PANEL

2 CEMENTITIOUS PANEL E BOARD-FORM CONCRETE K

EX TER IOR MATERIALS BOA RD

MADISION STREET - SEATTLE, WA

4 CEMENTITIOUS PANEL G VINYL WINDOW M EXTERIOR VENT

2017 STUDIO MENG STRAZZARA

1 SHIELDED DOWN LIGHT

2 SHIELDED UP-DOWN LIGHT

2017 STUDIO MENG STRAZZARA

1 SHIELDED DOWN LIGHT 6

6 SHIELDED DOWN LIGHT

3 RECESSED LED LIGHT

# DEPARTURE REQUEST CODE REQUIREMENTS EXPLANATION FOR DEPARTURE

2017 STUDIO MENG STRAZZARA

From: Shaw, John

MARTIN LUTHER KING JR WAY E

2017 STUDIO MENG STRAZZARA

MIXED USE DEVELOPMENT E MADISON ST

# DEPARTURE REQUEST CODE REQUIREMENTS EXPLANATION FOR DEPARTURE

12-0 OVERLAP CONFLICT BETWEEN

PROVIDES PROPER CLEARANCE FOR

REDUCED SIZE DELIVERY TRUCK

2017 STUDIO MENG STRAZZARA

2017 STUDIO MENG STRAZZARA

2017 STUDIO MENG STRAZZARA

DC 4 - D - 1 CS1-D, DC4-D, CS2-D -2 & 3

2017 STUDIO MENG STRAZZARA

2017 STUDIO MENG STRAZZARA

2017 STUDIO MENG STRAZZARA

2017 STUDIO MENG STRAZZARA

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