NIWA APARTMENTS

513 1 ST AVE N., SEATTLE WA 98109

EARLY DESIGN GUIDANCE: DPD Project #3029562
MARCH 28, 2017

TABLE OF CONTENTS
1 PROJECT BACKGROUND
2 DEVELOPMENT OBJECTIVES
3 URBAN DESIGN ANALYSIS
UPTOWN REZONE
ZONING MAPS
6 SITE ANALYSIS
SURROUNDING SITES CONTEXT INFORMATION
DEVELOPMENT DESIGN CONTEXT: EXISTING | PROPOSED BUILDINGS
EXISTING SITE CONTEXT
ENVIRONMENTAL SITE ANALYSIS
STREET ELEVATIONS
14 DESIGN PROPOSAL
OPTION 1: CENTRAL COURTYARD
CONTEXT
SITE PLAN
DATA
FLOOR PLANS
OPTION 2: NORTH-SOUTH COURTYARD
CONTEXT
SITE PLAN
DATA
FLOOR PLANS
OPTION 3: SOUTH ROOF DECK
CONTEXT
SITE PLAN
DATA
FLOOR PLANS
26 ARCHITECTURAL MASSING CONCEPTS
GENERAL OPTIONS SUMMARY
SUN & SHADOW ANALYSIS: OPTION 3 - PREFERRED OPTION -29      
DESIGN PROPOSAL DEVELOPMENT
33 PRIORITY NEIGHBORHOOD AND CITY WIDE DESIGN GUIDELINES
37 PRECEDENT STUDY
DESIGN INSPIRATION

513 1 AVE N
st PROJECT TEAM
Owner/Developer: Vibrant Cities
Architect: Jackson | Main Architecture
Landscape Architect: Ken Large Landscape Architect, INC
Page left intentionally blank
 PROJECT BACKGROUND
PROJECT SITE: 513 1 ST AVE N PROJECT DESCRIPTION:
The applicant proposes to build an 8-story mixed use, midrise structure
containing 132 residential units with ground level commercial, and parking
for approximately 31 vehicles will be provided below grade and accessed
from the alley. The building will be 5 levels of Type IIIA over 3 levels of Type
IA construction, plus a single story basement, for a total building area of
approximately 100,000 GSF. The existing structure to be would be demolished.
No departures are currently proposed.

Number of residential units: 132 Units

Number of parking stalls: 31 Parking Stalls

PROJECT TEAM

Applicant: VIBRANT CITIES

505 Maynard Ave S Suite 251
Seattle, WA 98104

Architect: JACKSON MAIN ARCHITECTURE

311 1 st Ave S
Seattle, WA 98104

W PROSPECT ST Landscape Architect: KEN LARGE LANDSCAPE ARCHITECT, INC

21803 NE 17 th Ct
LAKE UNION
WARD ST Sammamish, WA 98074
W KINNEAR PL

KINNEAR PARK ALOHA ST

PROJECT INFORMATION
W OLYMPIC PL LAKE UNION
PARK ZONING: NC-3
VALLEY ST
APN: 1988200050
PROJECT TYPE: Mixed-Use
W ROY ST
ROY ST SITE AREA: 14,400 SF
OVERLAY: Uptown (Urban Village)

4TH AVE W
2ND AVE N

3RDAVE N

AURORA AVE N
QUEEN ANNE AVE N

W MERCER ST MERCER ST
WARREN AVE N
2ND AVE W
4TH AVE W
5TH AVE W

1ST AVE W

1ST AVE N
3RD AVE W

2ND AVE N

PROJECT SITE : 513 1ST AVE N

W REPUBLICAN ST REPUBLICAN ST

5TH AVE N
KEY ARENA MEMORIAL STADIUM
EL
LI
OT

W HARRISON ST HARRISON ST
5-Min Walking Radius
AV
E
W

Uptown Urban Village

THOMAS ST
SPACE NEEDLE
Project Site
ST
D
OA

Pedestrian Overlay
BR

JOHN ST
PUGET SOUND W
ES
TE DENNY PARK
RN
AV
E
W
DENNY WAY

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017
513 1 ST AVE N
SEATTLE, WASHINGTON 1
DEVELOPMENT OBJECTIVES

PROJECT GOALS:

The applicant’s objectives are to build a mixed use, ground floor retail building
that will provide walkable, transit oriented housing, for Lower Queen Anne
residents that fits within the neighborhood’s current and future context. Located
in the Heart of Uptown, the intent is to design a vibrant pedestrian environment
with landscaping and well organized commercial entries. An important pedestrian
connector from the commercial zone to the residential zone, the proposed site
is to unify the residential and non-residential uses around all facades of the
building.

Located within a rich variety of urban experiences, the focus is to provide

a simplified approach to modulation with subtle distinctions between the
commercial level to the residential level above while respecting and taking design
inspiration from the surrounding architecture of the neighborhood.

PROJECT SITE: 513 1 ST AVE N

2 513 1 ST AVE N
SEATTLE, WASHINGTON
 SEATTLE UPTOWN REZONE 2017 FINAL EIS · MARCH 2017 SEATTLE UPTOWN REZONE RECOMMENDATION DIRECTOR’S REPORT · JULY 1
2 ALTERNATIVES
URBAN DESIGN ANALYSIS
UPTOWN REZONE

Ballard
Interbay
Northend

LAKE
UNION

Upper
Queen
Anne

PROJECT SITE: 513 1 ST AVE N

South
UPTOWN Lake
Union

ELLIOTT
Denny
BAY
Triangle
Belltown

SEATTLE UPTOWN REZONE RECOMMENDATION DIRECTOR’S REPORT · JULY 12, 2017

0 0.25 0.5
mi

Heart of Uptown and the Uptown Corridor

Exhibit 2–1 Uptown Study Area and Adjacent Neighborhoods Heart of Uptown and the Uptown Corridor
Neighborhood Char
Uptown Park The heart of Uptown is both a transportation
The heart of Uptown is both a transportation crossroads and the focus of
Ballard-Interbay Northend
crossroads
pedestrian andand
retailthe focus
activity. of pedestrian
Well- andthe Heart of Uptown is how
served by transit,
Belltown
2.2 DESCRIPTION OF Uptown Park sits between 1st Ave W, Denny Way, Elliott Ave Well- andserved by transit, the
many experience the Uptown Neighborhood – whether it is their destination, or
retail activity.
they are passing through or on their way to Seattle Center.
Denny Triangle
South Lake Union
THE STUDY AREA Queen Anne Hill. This area features a Class mixI Pedestrian
of uses with Heart of Uptown is how many experience
commercial
Most existing development consists of 2 to 3 story structures with some single
Street the Uptown Neighborhood – whether it
The Uptown Urban Center is approximately 297 gross acres in size uses and mixed-use zoning in the southern half of the subarea subarea and
story buildings. In addition to being the identifiable neighborhood center of
Upper Queen Anne
PROJECT SITE is their
Uptown, destination,
this or they
provides theare passing with the bulk of goods and
neighborhood
Uptown and encompasses the Seattle Center. Uptown lies adjacent to the services for the residents and workers. The UDF recommends that future
primarily multi-family uses and zoning in the northern half should
through
development
or of the
on their way to Seattle Center.
continue building on its pedestrian character and improve
Source: Google Earth, BERK Queen Anne neighborhood to the north, South Lake Union to the Republican Most existing
connections to anddevelopment consists
from Seattle Center. of 2 should be encouraged to
Developers
Consulting 2016
east, Belltown to the south, and Ballard-Interbay-Northend (Elliott neighborhood. Currently, the commercially-zonedFessval Street areas
develop are,
sites
to 3 story for
to their full potential with a mix of commercial, residential, and
structures with some single story
cultural spaces.
Avenue) to the west. See Exhibit 2–1. the most part limited to heights of 40 Potensal or 65 Light
feetRailand the residential
buildings. In addition to being the identifiable
neighborhood center of Uptown, this subarea
areas are a mix ranging from 40 feet to 75 Entrance
Stason feet. Some taller housing
provides the neighborhood with the bulk
projects were built under earlier zoning regulationsofand are andtaller
Source: Seattle.Gov/, Uptown Directors Report 2017
goods services for the residents and
workers. The UDF recommends that future
than current maximum height limits.development should continue building on its pedestrian character
Heart of Uptown

and improve connections to and from Seattle Center. Developers

This rezone recommendation makes should limited changes totodevelop
be encouraged the multi- sites to their full potential with a

3
2.4
family
EARLYareas
DESIGNby providing
GUIDANCEan incremental mix of increase
commercial,in heightand
residential, and cultural spaces.
513 1 AVE N
ST
DPD Project #3029562
floor area consistent
MARCH with the Mayor’sThe
28, 2017 Housing Affordability
rezone recommends increasing and allowable heights
SEATTLE, in the
WASHINGTON
Heart of Uptown from 40 feet to 65 feet. This maintains the
 SEATTLE UPTOWN REZONE 2017 FINAL EIS · MARCH 2017

SEATTLE UPTOWN REZONE RECOMMENDATION DIRECTOR’S REPORT · JULY 12, 2017

URBAN DESIGN ANALYSIS NE QUEEN

WILLARD AVE W
W LEE ST O B S E R VAT O R Y
LEE ST

ZONING MAPS
COURTS A N N E G R E E N B E LT

10TH AVE W

9TH AVE W

7TH AVE W

6TH AVE W

5TH AVE W
SEATTLE UPTOWN REZONE 2017 FINAL EIS · MARCH 2017

8TH

AURORA AVE N
PL W

N
NE QUEEN

E
WILLARD AVE W
O B S E R VAT O R Y
LR1 W LEE ST
LR2 W COMSTOC K ST

AV
LEE ST

8TH AVE W
BHY
SF
10TH AVE W LR2 COURTS LR1 A N N E G R E E N B E LT

9TH AVE W

7TH AVE W

6TH AVE W

5TH AVE W
LR1

8TH

W
KRACKE

O
9600
40’

EL
PA R S O N S PA R K

AURORA AVE N
MR

IG
PL W
LR1

B
GARDEN

E
W COMSTOC K ST

AV
8TH AVE W
BHY SW QUEEN W HIGHLAND DR HIGHLAND DR
MARSHALL

W
KRACKE
LR3 A N N E G R E E N B E LT

O
LR1 PA R K

WARREN AVE N
EL
PA R S O N S PA R K
LR3 RC KERRY

IG

NOB HILL AVE N

B
GARDEN PA R K
SW QUEEN W HIGHLAND DR

85’
MARSHALL HIGHLAND DR W PROSPEC T ST PROSPECT ST
A N N E G R E E N B E LT PA R K NE QUEEN

WARREN AVE N
85’

WILLARD AVE W
W LEE ST O B S E R VAT O R Y
LR1 SF 5000 KERRY SF 5000 LEE ST

NOB HILL AVE N

A N N E G R E E N B E LT
LR2 COURTS

10TH AVE W

9TH AVE W

7TH AVE W

6TH AVE W

5TH AVE W
8TH
PA R K
W
OL

AURORA AVE N
W PROSPEC T ST PROSPECT ST

PL W
YM WARD ST

50’

N
PIC

E
WW KINNEARKPL
COMSTOC WARD

AV
ST

8TH AVE W
PL S P RBI NHGYS
SM-85

W
KPR
AA RC KKE

O
40’ 40’
W

EL
OL LR2 PKA IRNSNOENASR PA R K

IG
YM WARD ST ALOHA ST

3RD AVE N B
PIC WARD G APRADREKN

65’
W KINNEAR PL

2ND AVE N
PL SW QUEEN BLAINE
SPRINGS M A RWS H A L L W HIGHLAND DR HIGHLAND DR
A N N E G R E E N B E LT PLACE

50’
PA R K PA RM EK

WARREN AVE N
6TH AVE N
RC

85’
KERRY

DEXTER AVE N
KINNEAR ER

NOB HILL AVE N

ALOHA ST PL
PA R K PA R K

2ND AVE N
BLAINE

3RD AVE N
VALLEY ST

85’
PLACE W PROSPEC T ST PROSPECT ST
LR3 NC2-40 LR3
50’

EL
LR3
85’
COUNTERBALANCE
RC

LI
DEXTER AVE N
4TH AVE N

TAYLOR AVE N
PA R K

TT

4TH AVE N

5TH AVE N

6TH AVE N
VALLEY ST W ROY ST

AV
85’
W OL

E
YM
2017 FINAL EIS · MARCH 2017 WARD ST

QUEEN ANNE AVE N

SEATTLE UPTOWN
W KINNEAR REZONE
50’
ME

W
65’
EL

PIC
RC W ROY ST COUNTERBALANCE PL U PWGAARRDD E N
LI

ER PL
C1-65
80’
SPP-RPIANTGCSH
O

1ST AVE W

1ST AVE N
PROJECT SITE: 513 1 ST AVE N

TAYLOR AVE N
PL PA R K
TT

PA R K
40’ PROJECT SITE: 513 1 ST AVE N

5TH AVE N
65’
ROY ST
AV

50’
KINNEAR
E

ALOHA ST

2ND AVE W
3RD AVE W
4TH AVE W
W

NC3-40 PA R K MERCER ST
65’
NC3P-40 UPGARDEN

2ND AVE N
BLAINE

3RD AVE N
NC3-65
85’-

2ND AVE W
3RD AVE W
4TH AVE W

1ST AVE W
P - PAT C H W PLACE

50’
ME

65’
RC

85’
125’

DEXTER AVE N
E
C2-40 MR
95’
C E N T ERNPNL I A L
NC3-40 MERCER ST
PA R K 45’ W REPUBLICAN ST
VALLEY ST

NC3-65
NC3-40
50’

EL
85’-95’
COUNTERBALANCE

LI
QUEEN ANNE AVE N

O
CENTENNIAL

TAYLOR AVE N
PA R K

TT
NC3P-65

4TH AVE N

5TH AVE N

6TH AVE N
Alternative 3 High-Rise Target Growth Estimate Scenario (Beige) and Full Buildout (Orange)e)
PA R K ROY ST

AV
85’
W REPUBLICAN ST

QUEEN ANNE AVE N

W
65’
W HARRISON ST S E AUPTP-GTARDEN
P AL
T CE
80’

1ST AVE W

1ST AVE N
H
IC-45 NC3-85 SM-SLU
160/
50’ 65’
85’
CENTER

2ND AVE W
3RD AVE W
4TH AVE W
MERCER ST
SEATTLE 85-240
85’-
W HARRISON ST
HARRISON ST
CENTER W THOMAS ST
65’ 125’
45’ 95’
CENTENNIAL
NC3-65 PA R K
THOMAS ST

125’/160’
W REPUBLICAN ST

ST
85’-95’
W THOMAS ST

240’
W

AD
THOMAS ST ES

O
TE
1ST AVE N

BR
RN
ELLIOTT MYRTLE AV JOHN ST

ST
W E D W AW
RD S
HARRISON ST E
W SEATTLE

AD
ES SM-85 BAY
50’
PA R K

O
TE
CENTER

BR
DENNY
85’
RN
ELLIOTT MYRTLE AV
E
JOHN ST PA R K
EDWARDS W DENNY WAY
BAY PA R K
SM-SLU TILIKUM
C2-40 DENNY
240/ W THOMAS ST

ST
PLACE
PA R K THOMAS ST
125-400

Y
7T

EL

BA
DENNY WAY H

LI
1S 2N 3R 4T 5T AV

O
65’ 85’ 125’/160’ 125’
T D D H H

TT
TILIKUM AV E
AV AV AV AV

ST
DMC-65

AV

ST
ST

E
240’
PLACE W E E E E
DMC-85 DMR/R

AD
E
ES

Y
Y

7T
EL

ER
BA

TE
125/65 H 0 250 500 1,000

BR
LI

RN

TT
1S
DMR/C 2ND 3R 4T 5T AV
O

DMC ELLIOTT O LY M P I C

BA
T D H H JOHN ST
TT

E MYRTLE AV ALASKAN
AV
E 125/65
AV AV AV AV
ft E S C U L P T U R E PA R K
AV

240/290-400 EDWARDS

ST
E E E E W W AY B LV D
BAY
E

50’
PA R K

Y
ER
0 250 500 1,000 DENNY

TT
O LY M P I C DMR/R DMR/R DMR/C

BA
PA R K
Uptown Urban Center
EIS Alternatives from Boundary
Uptown UDF
ALASKAN
ft DH1/45
Exhibit 2–5A Preferred Alternative Height Map
S C U L P T U R E PA R K
W AY B LV D 125/65 240/65 240/125 DENNY WAY
TILIKUM
Open Space and Recreation

ST
PLACE

Exhibit 2–4 Current Zoning Map, 2016 Uptown Urban Center Boundary

Y
7T

EL

BA
H

Environmental Impact Study

LI
1S 2N 3R 4T 5T AV

O
65’
T D
85’
D
Seattle
H
Center
H
AV Management Area
125’

TT
AV E
Current Zoning
AV AV AV

AV
NEW ZONING MAP

ST
E E E E E

PREVIOUS ZONING MAP (Non Open Space and Recreation)

Y
ER
0 250 500 1,000

TT
Incentive Zones The UDF recommended that changes in zoning be studied through
O LY M P I C

BA
Preferred Alternative Growth
ft Estimate Scenario (Beige) and Full Buildout (Orange) Preferred Alternative Heights
ALASKAN
S C U L P T U R E PA R K
W AY B LV D

Pedestrian Areas
options to achieve the height proposals: amending LR3/LR3-RC an Environmental
Exhibit 2–5A• West Impact
of Seattle
Preferred Study
Center,
Alternative (EIS).
and
Height The UDF
moving
Map north set out 2include
to south, different Preferred Alternative
Uptown
HeightUrban Center Boundary
Proposals
Single Family 5000 ST PROJECT SITE: 513 1 AVE N
zone standards, rezoning to MR, or rezoning to SM. The Preferred height alternatives
graduatedplus a ‘no-action’
moderate alternative
to greater heights. for study that would Open Space
XX Recommendedand Recreation
Zoning
Single Family 9600
Alternative is illustrated in Exhibit 2–5A on page 2.11. Height Changes
Low-Rise demonstrate theMercer
• Along potential impacts
Street north ofand tradeoffs
Seattle between
Center and Aurora different
Avenue Seattle Center Management Area
(NonNo
Open Space and Recreation)
XX Change to Existing Zoning
Alternative 1 No Action would maintain a range of 40 to 65 feet in Mid-Rise heights in different parts increases
N, apply height of the neighborhood. The 2.
similar to Alternative EIS studied Preferred Alternative Heights
Rezones to Seattle Mixed Zoning subject to
residential areas and 40 to 85 feet in commercial and mixed-use Seattle Mixed potential•impacts
Proposeonthethe builtheights
greater and natural environment
in triangle south east oflooking
Seattle Preferred housing
affordable Alternative
requirements and other
• West of Seattle Center, and moving north to south, include Heightbenefit
Proposals
areas. Alternative 2 Mid-Rise would raise some heights in residential Neighborhood Commercial Center
ahead 20graduated in
years. For the range
all topics,of Alternatives
the EIS 2 and 3.
studied impacts as growth
public requirements.
moderate to greater heights. XX Recommended Zoning
areas to 65 to 85 feet and commercial and mixed-use areas from 85 Commercial Source: City of Seattle, 2017
occurs•under
Along existing zoning
Mercer Street northasofwell as possible
Seattle Center andrezone
Aurora scenarios.
Avenue
Height Changes
Source: Seattle.Gov/, Uptown Directors
to 125 feet. Alternative 3 High Rise would have similar residential Downtown Harborfront XX No Change to Existing Zoning
Downtown Mixed
Specific N,
issues
applythat theincreases
height EIS studied include:
similar to Alternative 2.
Report 2017
Rezones to Seattle Mixed Zoning subject to
Industrial Commercial • Propose
• Proposed the greater
heights, heights in triangle
redevelopment, and south east of effects
potential Seattle of affordable housing requirements and other
Center in the range of Alternatives 2 and 3. public benefit requirements.
Source: City of Seattle 2016 growth on land use compatibility and housing displacement;
Source: City of Seattle, 2017

• How different heights would change public views, increase 2.11

shade and shadow, and other aesthetic impacts;
2.9

4
• The effect of redevelopment on housing supply and affordability;
513 1 ST AVE N
SEATTLE, WASHINGTON • The effect of redevelopment on potential historic and
designated landmark sites; 2.29 2.11
 URBAN DESIGN ANALYSIS
SURROUNDING USES

The site is located in the Lower Queen Anne neighborhood in Seattle and a
COUNTERBALANCE
W ROY ST
PARK Walker’s Paradise so daily errands do not require a car. Transit access is very
good on nearby streets, but only one Metro Route runs past the site. Car sharing
P
is available from Zipcar and RelayRides which means transit is convenient for
ROY ST most trips.

P The nearby parks include: Counterbalance Park, Kinnear Place Park and South
P
P
POWER CONTROL FOR
SEATTLE CITY LIGHT
Fountain Lawn.
P
ST. PAUL’S
P CHURCH

CHASE METROPOLITAN
BANK OF BANK MARKET P
P AMERICA

W MERCER ST MERCER ST

BECU P
P

CVS
PROJECT SITE: 513 1 ST AVE N
QUEEN ANNE AVENUE N

WARREN AVENUE N
2ND AVENUE W

1ST AVENUE W

1ST AVENUE N

2ND AVENUE N
SEATTLE REPERTORY
THEATER

ALLEY
P

SAFEWAY
SIFF CINEMA
UPTOWN

DICK’S DRIVE INN

REPUBLICAN ST

P
THE NATIONAL KEXP THE VERA PROJECT
COURT APPOINTED MEDITERRANEAN
SPECIAL ADVOCATE INN
ASSOCIATION

SEATTLE CHAMBER
PUBLICIS MUSIC SOCIETY Community Facilities Office Bar & Restaurant
SEATTLE
Entertainment Medical Art Gallery
Dining Religious Market
KEY ARENA AT
SEATTLE CENTER Hotel Retail Bank
Park Service P Surface Parking
HARRISON ST
Mixed Use Proposed Projects
Multi-Family/Apartment Project Site
P
Single-Family

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017
513 1 ST AVE N
SEATTLE, WASHINGTON 5
SITE ANALYSIS
SURROUNDING SITES CONTEXT INFORMATION

ADDRESS: 513 1 ST AVENUE NORTH

QUEEN ANNE AVE N

PARCEL #: 198820050

WARREN AVE N
EXISTING BUILDING: Retail / Wholesale – Convenience Market
LOT AREA: 14,400 sq. ft. (0.331 Acres)

1ST AVE W

2ND AVE N
1ST AVE N
LOCATION: The site is located midblock on 1st Ave N, between Mercer St.
and Republican St. and is less than one block northwest of the Seattle ROY ST
Center. 1st Ave N is identified as a Main Street Commercial Corridor in the
Uptown Design Guidelines, characterized by a mix of small shops and a
pedestrian oriented streetcape.

The site is located in the heart of the Uptown Neighborhood, an area

defined by smaller retail establishments and restaurants as well as
some 1920s and 1930s era brick apartment structures, and larger scaled
contemporary mixed-use development like the Expo 1, 8, 32, D LINE 2, 13, 29
(located across the street from the site). This area is considered the vibrant W MERCER ST MERCER ST
core to the Uptown Neighborhood and is an active node with a focus on CLASS I STREET
pedestrians and transit riders. 2
1, 2, 8,13, 29,
The project site is flanked by traditional 1920’s/30’s era brick structures, 32, D LINE
the Inn at Queen Anne to the south and the Gordon Apartments to the
North. West of the site is a surface parking lot and one story brick retail
structure, separated by an alley that abuts the project site.
SITE
LEGAL DESCRIPTION: 1

CLASS I STREET

CLASS I STREET
The north 120 feet of the south 230 feet of the east 120 feet of block 24
of D.T. Denny’s Home Addition to the city of Seattle, according to the plat
thereof recorded in volume 3 of plats, page 115, records of King County,
WA.
W REPUBLICAN ST AUGUST WILSON WAY
Together with an easement for ingress and egress over the north 11.43 feet
of the south 110 feet of the west 42.5 feet of the east 120 feet of said Block 1, 2, 8,13, 32,
24. 3 3 D LINE

1 Opportunity to activate the underutilized alley and open up the project to

the west to offer space to arts community.

2 Potential light rail entrance in 2035.

Bike Path Principal Arterials Bus Stop
3 Long range include “uncoupling” 1st Ave N. and Queen Anne Ave N. First
Ave. will become a general purpose street and Queen Anne Ave. N will be Metro Transit Route Minor Arterials Bus Stop - Transfer Point
the transit street.

6 513 1 ST AVE N
SEATTLE, WASHINGTON
 SITE ANALYSIS
SURROUNDING SITE CONTEXT INFORMATION

QUEEN ANNE DR

Counterbalance
Park
W ROY ST

ROY ST

Marqueen Hotel
Marketplace

W MERCER ST MERCER ST

Mercer Apartments

WARREN AVE N
Gordon

2ND AVE N
1ST AVE N
Apartments

Project Site

QUEEN ANNE AVE N

Vehicle Route Expo Apartments
2ND AVE W

1ST AVE W

Bagley Wright Theater

Pedestrian Route

Alley
Hotel
Parking Entry
Dick’s

Commercial/Dining Entry Hotel

Residential Entry REPUBLICAN ST Seattle Center Pedestrian Path per SCMP

AUGUST WILSON WAY
Preferred Location for Vehicular Entry

Bank
Preferred Location for Commercial Zone/Dining Key Arena Pavilion

Preferred Location for Residential Entry

Offices
Heart of Uptown

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017 SEATTLE, WASHINGTON
513 1 ST AVE N
7
URBAN DESIGN ANALYSIS
DEVELOPMENT DESIGN CONTEXT: EXISTING | PROPOSED BUILDINGS

UPTOWN URBAN VILLAGE BOUNDARY

2
3
1 11 W MERCER ST / SDCI #3014863 2 100 REPUBLICAN ST / SDCI #3005778
9
“BOX WITH PUNCHED OPENINGS” “BOX WITH PUNCHED OPENINGS” + “BLOCK AND BAYS”
PROGRAM: MIXED USE / 42, 961 SF / 31 PARKING STALLS PROGRAM: MIXED USE / 42, 961 SF / 31 PARKING STALLS

8
UPTOWN URBAN VILLAGE BOUNDARY

3 505 1ST AVE 4 600 QUEEN ANNE AVE

“BOX WITH PUNCHED OPENINGS” “BOX WITH PUNCHED OPENINGS”
PROGRAM: HOTEL / MOTEL PROGRAM: HOTEL / RETAIL

PROJECT LOCATION KEY

8 513 1 ST AVE N
SEATTLE, WASHINGTON

4 306 QUEEN ANNE AVE / SDCI #3013058
“ALTERNATE WITH PUNCHED OPENINGS”
PROGRAM: APARTMENT / 50 UNITS / 3 LIVE-WORK / PROGRAM: MIXED USE / 71 UNITS / 2 LIVE-WORK
11PARKING STALLS
7 300 1ST AVE W / SDCI #3017667 , 3018170
“BOX PUNCHED OPENINGS”
PROGRAM: MIXED USE / 168 UNITS / 14 LIVE-WORK / PROGRAM: MIXED USE / 164 UNITS /8 LIVE-WORK / PROGRAM: MIXED USE / 128 UNITS / 52 PARKING STALLS
142 PARKING STALLS
5 215 1ST AVE N / SDCI #3021477
“BOX WITH PUNCHED OPENINGS” + “BLOCK AND BAYS”
8 100 DENNY WAY / SDCI #3020197
“ALTERNATE WITH BLOCKS AND BAYS”
124 PARKING STALLS
EARLY DESIGN GUIDANCE
DPD Project #3029562
MARCH 28, 2017
URBAN DESIGN ANALYSIS
DEVELOPMENT DESIGN CONTEXT: EXISTING | PROPOSED BUILDINGS
NEIGHBORHOOD DEVELOPMENT
The Uptown Neighborhood features numerous
architectural styles and a mix of older
brick buildings with the new and proposed
contemporary building materials.
Some of the new proposed apartment and mixd-
used buildings within the neighborhood take
cues from the 1960s mid-century design.
Currently undergoing a wave of new development,
properties withtin the Uptown neighborhood
range between 2-6 stories from apartment to
mixed use, and small commercial buildings.
The surrounding architectural design
developments are comprised of three aesthetic
cues:
BOX WITH PUNCHED OPENINGS
BLOCKS AND BAYS
ALTERNATE
Based on the gathered surrounding context,
generally the older brick buildings adopted the
6 320 QUEEN ANNE AVE N / SDCI #3024089 box with punched windows aesthetic while the
“BLOCK AND BAYS” newer developments have the block and bays
configuration or an alternate aesthetic.
PROGRAM: MIXED USE / 56 UNITS / 3 LIVE-WORK
4 PARKING STALLS Materials. The committee prefers that the
design focus on quality detailing more than
specific materials. Texture at the ground plan
is important, as is the creative use of modern
materials. This building will set a precedent for
new development in the neighborhood and it
should “fit” well within the neighborhood.
9 203 WEST REPUBLICAN ST / SDCI #3020961
“ALTERNATE + WITH PUNCHED OPENINGS”
513 1 ST AVE N
SEATTLE, WASHINGTON 9
URBAN DESIGN ANALYSIS
EXISTING SITE CONTEXT

1 PROJECT SITE: 513 1 ST AVE N

2 EXPO APARTMENT
3 KEY ARENA & ART PAVILION
4 UPTOWN OFFICES
5 MERCER APARTMENTS
6 MARKETPLACE @ QUEEN ANNE CONDOMINIUM
7 BAGLEY WRIGHT THEATER
8 MARQUEEN HOTEL
4
9 GORDON APARTMENT 11

10 ST. PAUL’S EPISCOPAL CHURCH 12

11 DICK’S DRIVE-IN

12 DICK’S DRIVE-IN SURFACE PARKING LOT 1

3
EXISTING BUILDING: RETAIL STORE (LIQUOR & WINE)
(to be demolished)
2
9
8

5
10

1st Avenue Streetview, GoogleMaps

10 513 1 ST AVE N
SEATTLE, WASHINGTON
 URBAN DESIGN ANALYSIS
ENVIRONMENTAL SITE ANALYSIS

SUMMER SOLSTICE: JUNE 21

SUNRISE: 5:12 AM
SUNSET: 9:12 PM

Queen Anne Ave N

WINTER SOLSTICE: DEC. 20

Warren Ave N
SUNRISE: 7:55 AM

1st Ave N
SUNSET: 4:21 PM

2nd Ave N
1st Ave W

ho
n riz
ir zo prevailing winds o
ho

SU
ET

VIEWS TO

NR
SUNS

KINNEAR PARK
Seattle Center + Key Arena Aerial View Waterfront + Olympic Sculpture Park Aerial View

ISE
SITE

VIEWS TO
DOWNTOWN
N
NOO Seattle Downtown + Elliott Bay + Waterfront Aerial View

W Republican St August Wilson Way

REPUBLICAN FESTIVAL STREET
UN
S

SE IS
E
T R
S UN
VIEWS TO
ELLIOTT BAY
NOON

winter winds

VIEWS TO
SEATTLE CENTER, KEY Key Arena + Space Needle Roof Deck View Kinnear Park Aerial View
ARENA
VIEWS TO
WATERFRONT

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017
513 1 ST AVE N
SEATTLE, WASHINGTON 11
URBAN DESIGN ANALYSIS
STREET ELEVATIONS

ELEVATION 1

ACROSS FROM SITE

ELEVATION 2

PROJECT SITE
ELEVATION 2 ELEVATION 1

SITE

ELEVATION 2 ELEVATION 1

12 513 1 ST AVE N
SEATTLE, WASHINGTON
 URBAN DESIGN ANALYSIS
STREET ELEVATIONS

ELEVATION 1

PROJECT SITE

ELEVATION 2

ACROSS FROM SITE

ELEVATION 2 ELEVATION 1

SITE

ELEVATION 2 ELEVATION 1

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017
513 1 ST AVE N
SEATTLE, WASHINGTON 13
DESIGN PROPOSAL
OPTION 1: CENTRAL COURTYARD - CONTEXT

AS
TR
O

2ND
E AVE
E D
US W
M IX

PO
ST
OF
FIC
E
DICKS
E
US
D
I XE
M

KEY ARENA QU
EE
NA
NN
EA
VE
N
EX
PO
AP
AR
TM
EN
TS
MA
RQ
UEE
NH

ST
O TEL

ST

Y
RO
ER

W
S C
ER
T
EN
TM
AR M
AP
E R
E RC
M

1S
TA
VE
N

CE
R AR

LA
E
AT
RE

TP
HE

KE
T
HT N
AR
RI
G AV M

ST
EY
W
E
AG
L N

Y
B

RO
14 513 1 ST AVE N
SEATTLE, WASHINGTON
 DESIGN PROPOSAL
OPTION 1: CENTRAL COURTYARD - SITE PLAN

COURTYARD

Interior courtyard
THE MECCA provided at the ground
CAFE & BAR GORDON level can be viewed as
APARTMENT
(3-STORY) RED PAPAYA tenants enter from the
lobby

16’-0”

7’-2”

RETAIL STORE

COMMERCIAL
ACCESS

RESIDENTIAL ENTRY

A recessed residential
2’-0” DEDICATION AT ALLEY

LOBBY entry provides a sense of

ACCESS
identity for the residents.
Providing a space at the
ground level entry can

1 ST AVE N
influence pedestrian
ALLEY

interaction.

EXPO APARTMENT
(6-STORY MIXED USE)
COMMERCIAL
PARKING DOWN TO PARKING ACCESS
ACCESS
11’-5”

17’-0”
CURB TO PLAN DIAGRAM LEGEND
BUILDING

COMMERCIAL
INN AT QUEEN ANNE
(4-STORY HOTEL)
RESIDENTIAL

BIKE ENTRY
DICK’S
PARKING / SERVICE USES
DICK’S
(1-STORY)
EGRESS PATH

INN AT QUEEN ANNE

(4-STORY HOTEL)
0 5 10 30 45

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017
513 1 ST AVE N
SEATTLE, WASHINGTON 15
DESIGN PROPOSAL
OPTION 1: CENTRAL COURTYARD - DATA

SITE AREA 14,400

Allowable FAR
SM-UP 85 5.25 75,600

GSF TOTAL 100,238

1, 2, 3
FAR TOTAL 5.24 75,477

1 GROUND FLOOR COMMERCIAL AND

BASEMENT AREA NOT COUNTED TOWARDS FAR
PER SMC 23.48.720.C

2
STREET LEVEL USES IDENTIFIED IN
SUBSECTION 23.48.005.D THAT MEET THE
DEVELOPMENT STANDARDS OF SUBSECTION
23.48.040.C ARE EXEMPT FROM FAR

3
OPTION WITH AN EXTERIOR CORRIDOR NOT
INCLUDED TOWARDS FAR

1
BASE - B1 14,234
1, 2
L1 9,874
3
L2 10,829
3
L3 10,829
3
L4 10,829
L5 10,829 3 SOUTHEAST STREET VIEW NORTHEAST AERIAL
3
L6 10,941
3
L7 10,647
3
L8 10,647
ROOF 580

1, 2
COMMERCIAL 5,235
COMMERCIAL 1 2,880
COMMERCIAL 2 2,355

PARKING 28
Standard 15
Compact 12
Accessible 1
Motorcycle 4

BIKE STORAGE 735

TRASH/MECH. 1,070
SPRINKLER 275
RESIDENTIAL LOBBY 580
GYM 355
COURTYARD AMENITY 1,370

RESIDENTIAL UNITS 140

STUDIO (355-450 sf) 48
OPEN-1 (480-520 sf) 29
1BD (420-40 sf) 53
2BD (675 sf) 10 NORTHWEST AERIAL SOUTHWEST AERIAL

16 513 1 ST AVE N
SEATTLE, WASHINGTON
 DESIGN PROPOSAL
OPTION 1: CENTRAL COURTYARD - FLOOR PLANS

53’-8” 110’-0” 10’-0”

15’-0”
30’-0”
OPEN TO

1st AVE N

1st AVE N
BELOW

119’-0”

30’-0”
30’-0”
ALLEY

ALLEY
110’-0”
83’-0”
EXTERIOR CORRIDOR

30’-0”
DOWN TO PARKING
UP
22’-0”

15’-0”
50’-0” 30’-0”

110’-0” 10’-0”

BASEMENT PLAN DIAGRAM GROUND LEVEL PLAN DIAGRAM (N.T.S.) LEVEL L2 - L4 PLAN DIAGRAM (N.T.S.)

110’-0” 10’-0”
UNIT MIX
OPEN TO BELOW
L2 L3 L4 L5 L6 L7 L8 TOTAL %
STUDIO (355-450 sf) 8 8 8 6 6 6 6 48 34%
OPEN-1 (480-520 sf) 3 3 3 4 4 6 6 29 21%
1BD (420-640 sf) 7 7 7 8 8 8 8 53 38%
2BD (675 sf) 2 2 2 2 2 0 0 10 7%
TOTAL UNITS: 20 20 20 20 20 20 20 140

PLAN DIAGRAM LEGEND OPEN TO OPEN TO

1st AVE N
BELOW BELOW

1st AVE N
119’-0”

119’-0”
COMMERCIAL

120’-0”
ALLEY

ALLEY
RESIDENTIAL
EXTERIOR CORRIDOR

BIKE ENTRY

PARKING / SERVICE USES

OPEN EXIT BALCONY - NOT COUNTED TOWARDS FAR
2 BD
OPEN-1
30’-0” 30’-0”

1 BD 115’-0” 10’-0” 115’-0” 10’-0”

STUDIO
LEVEL L5 - L6 PLAN DIAGRAM (N.T.S.) LEVEL ROOF PLAN DIAGRAM (N.T.S.)
*LEVEL L7 - L8 SIMILAR

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017
513 1 ST AVE N
SEATTLE, WASHINGTON 17
DESIGN PROPOSAL
OPTION 2: NORTH-SOUTH COURTYARD - CONTEXT

2ND
AVE
W

QU
EE
NA
NN
EA
VE
N

ST
ST

Y
RO
ER

W
C
ER
M

1S
TA
VE
N

W
AR
RE
N
AV

ST
E
N

Y
RO
18 513 1 ST AVE N
SEATTLE, WASHINGTON
 DESIGN PROPOSAL
OPTION 2: NORTH-SOUTH COURTYARD - SITE PLAN

THE MECCA GORDON

CAFE & BAR APARTMENT
(3-STORY) RED PAPAYA

16’-0”

7’-2”

MUDBAY 10’-0”

LOBBY
ACCESS

1 ST AVE N
COMMERCIAL ENTRY

Large commercial
2’-0” DEDICATION AT ALLEY

spaces at the ground

ALLEY

COMMERCIAL level to promote human

ACCESS
interaction.

PARKING DOWN TO
ACCESS
PARKING
EXPO APARTMENT
(6-STORY MIXED USE)
COMMERCIAL
ACCESS
11’-5”

17’-0”
CURB TO PLAN DIAGRAM LEGEND
BUILDING

COMMERCIAL
INN AT QUEEN ANNE
(4-STORY HOTEL)
RESIDENTIAL

BIKE ENTRY
DICK’S
PARKING / SERVICE USES

DICK’S EGRESS PATH

0 5 10 30 45

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017
513 1 ST AVE N
SEATTLE, WASHINGTON 19
DESIGN PROPOSAL
OPTION 2: NORTH-SOUTH COURTYARD - DATA

SITE AREA 14,400

Allowable FAR
SM-UP 85 5.25 75,600

GSF TOTAL 100,799

1, 2
FAR TOTAL 5.25 75,548

1
GROUND FLOOR COMMERCIAL AND
BASEMENT AREA NOT COUNTED TOWARDS FAR
PER SMC 23.48.720.C

2
STREET LEVEL USES IDENTIFIED IN
SUBSECTION 23.48.005.D THAT MEET THE
DEVELOPMENT STANDARDS OF SUBSECTION
23.48.040.C ARE EXEMPT FROM FAR

3
OPTION WITH AN EXTERIOR CORRIDOR NOT
INCLUDED TOWARDS FAR

1
BASE - B1 14,234
1, 2
L1 11,966
L2 12,282
L3 12,282
L4 10,098 SOUTHEAST STREET VIEW NORTHEAST AERIAL
L5 10,098
L6 10,098
L7 9,663
L8 9,663
ROOF 415

1, 2
COMMERCIAL 5,725
COMMERCIAL 1 1,975
COMMERCIAL 2 3,750

PARKING 31
Standard 19
Compact 11
Accessible 1
Motorcycle 7

BIKE STORAGE 1,075

TRASH/MECH. 660
SPRINKLER 360
RESIDENTIAL LOBBY 1,455
GYM 640
COURTYARD AMENITY 1,215

RESIDENTIAL UNITS 125

STUDIO (405-520 sf) 49
OPEN-1 (530-570 sf) 29
1BD (480-630 sf) 43
NORTHWEST AERIAL SOUTHWEST AERIAL
2BD (655-720 sf) 4

20 513 1 ST AVE N
SEATTLE, WASHINGTON
 DESIGN PROPOSAL
OPTION 2: NORTH-SOUTH COURTYARD - FLOOR PLANS

100’-0” 15’-0”
105’-0” 15’-0” 30’-0”

15’-0”
26’-6”

26’-6”
OPEN TO
BELOW

1st AVE N

1st AVE N
ALLEY

ALLEY
90’-0”

88’-4”
93’-5”
DOWN TO
PARKING

UP
22’-0”

15’-0”
30’-0”

100’-0”
40’-0” 75’-0”

BASEMENT PLAN DIAGRAM (N.T.S.) GROUND LEVEL PLAN DIAGRAM (N.T.S.) LEVEL L2 - L3 PLAN DIAGRAM (N.T.S.)
100’-0” 15’-0”

UNIT MIX
L2 L3 L4 L5 L6 L7 L8 TOTAL %

15’-0”
15’-0”
STUDIO (405-520 sf) 2 2 9 9 9 9 9 49 39%
OPEN-1 (530-570 sf) 7 7 3 3 3 3 3 29 23%
1BD (480-630 sf) 9 9 5 5 5 5 5 43 34%
OPEN TO
2BD (665-720 sf) 2 2 0 0 0 0 0 4 3% BELOW
TOTAL UNITS: 20 20 17 17 17 17 17 125

PLAN DIAGRAM LEGEND OPEN TO

1st AVE N

1st AVE N
BELOW
90’-0”

90’-0”

110’-0”
COMMERCIAL

110’-0”

ALLEY
ALLEY

RESIDENTIAL
OPEN TO
BIKE ENTRY BELOW

PARKING / SERVICE USES OPEN TO

BRIDGE
BELOW
2 BD OPEN TO
BELOW
OPEN-1

15’-0”
15’-0”

1 BD
30’-0” 30’-0”
STUDIO
100’-0” 100’-0”

LEVEL L4 - COURTYARD PLAN DIAGRAM (N.T.S.) LEVEL 8 PLAN DIAGRAM (N.T.S.)

*LEVEL L5 - L8 SIMILAR

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017
513 1 ST AVE N
SEATTLE, WASHINGTON 21
DESIGN PROPOSAL
OPTION 3: SOUTH ROOF DECK - CONTEXT

2ND
AVE
W

QU
EE
NA
NN
EA
VE
N

ST
ST

Y
RO
ER

W
C
ER
M

1S
TA
VE
N

W
AR
RE
N
AV

ST
E
N

Y
RO
22 513 1 ST AVE N
SEATTLE, WASHINGTON
 DESIGN PROPOSAL
OPTION 3: SOUTH ROOF DECK - SITE PLAN

RETAIL SPACES

Pedestrian amenities on
the ground level provides
THE MECCA GORDON
CAFE & BAR
opportunities for creating
APARTMENT
(3-STORY)
lively, pedestrian oriented
open spaces to enliven
the area and attract
16’-0” interest and interaction
7’-2” with the site.
RED PAPAYA

MUDBAY
COMMERCIAL
ACCESS

DOWN TO
PARKING
ACCESS

PARKING
COMMERCIAL
ACCESS WALKWAY

A connector path
2’-0” DEDICATION AT ALLEY

between the 1st Avenue

and the alley provides the
COMMERCIAL
public accessibility to the
ALLEY

ACCESS
amenities on the street

1 ST AVE N
level.

COMMERCIAL
ACCESS

EXPO APARTMENT
(6-STORY MIXED USE)

LOBBY
ACCESS
11’-5”

12’-0”
CURB TO
PLAN DIAGRAM LEGEND
BUILDING

INN AT QUEEN ANNE COMMERCIAL

(4-STORY HOTEL)
RESIDENTIAL

BIKE ENTRY
DICK’S
PARKING / SERVICE USES

EGRESS PATH
DICK’S

0 5 10 30 45

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017
513 1 ST AVE N
SEATTLE, WASHINGTON 23
DESIGN PROPOSAL
OPTION 3: SOUTH ROOF DECK - DATA

SITE AREA 14,400

Allowable FAR
SM-UP 85 5.25 75,600

GSF TOTAL 99,678

1, 2
FAR TOTAL 5.24 75,412
RENTABLE 65,299
1
GROUND FLOOR COMMERCIAL AND BASEMENT
AREA NOT COUNTED TOWARDS FAR PER SMC
23.48.720.C

2
STREET LEVEL USES IDENTIFIED IN
SUBSECTION 23.48.005.D THAT MEET THE
DEVELOPMENT STANDARDS OF SUBSECTION
23.48.040.C ARE EXEMPT FROM FAR

3
OPTION WITH AN EXTERIOR CORRIDOR NOT
INCLUDED TOWARDS FAR

1
BASE - B1 14,234
1, 2
L1 11,030
L2 11,260
L3 11,260
L4 11,260
L5 11,260
L6 11,260 SOUTHEAST STREET VIEW NORTHEAST AERIAL
L7 11,084
L8 7,030
ROOF

1, 2
COMMERCIAL 5,740
COMMERCIAL 1 1,185
COMMERCIAL 2 1,185
COMMERCIAL 3 1,185
COMMERCIAL 4 1,185
COMMERCIAL 5 500
COMMERCIAL 6 500

PARKING 31
Standard 16
Compact 14
Accessible 1
Motorcycle 8

BIKE STORAGE 970

TRASH/MECH. 550
RESIDENTIAL LOBBY 530
RESIDENTIAL AMENITY 1,005
COURTYARD AMENITY 1,442

RESIDENTIAL UNITS 132

STUDIO (360-405 sf) 78
OPEN-1 (625 sf) 14
1BD (480-625 sf) 16
2BD (655 sf) 24 NORTHWEST AERIAL SOUTHWEST AERIAL

24 513 1 ST AVE N
SEATTLE, WASHINGTON
 DESIGN PROPOSAL
OPTION 3: SOUTH ROOF DECK - FLOOR PLANS

68’-0” 48’-0”

7’-0”
35’-0”
DOWN TO
PARKING

75’-0”

1st AVE N

1st AVE N
110’-0”

33’-0”

103’-0”
ALLEY

ALLEY
UP
22’-0”

35’-0”
OPEN TO

45’-0”
BELOW

UP

10’-0”

10’-0”
3’-0”
28’-9” 81’-9” 117’-0”

BASEMENT PLAN DIAGRAM (N.T.S.) GROUND LEVEL PLAN DIAGRAM (N.T.S.) LEVEL L2-L6 PLAN DIAGRAM (N.T.S.)

2’-0”

2’-0”
UNIT MIX
L2 L3 L4 L5 L6 L7 L8 TOTAL %
STUDIO (360-405 sf) 12 12 12 12 12 12 6 78 59%
OPEN-1 (625sf) 2 2 2 2 2 2 2 14 11%
1BD (480-625 sf) 2 2 2 2 2 3 3 16 12%
2BD (655sf) 4 4 4 4 4 3 1 24 18% ALLEY
TOTAL UNITS: 20 20 20 20 20 20 12 132

PLAN DIAGRAM LEGEND

1st AVE N

1st AVE N
33’-0”

33’-0”
COMMERCIAL

103’-0”

103’-0”
ALLEY
RESIDENTIAL
BIKE ENTRY
PARKING / SERVICE USES OPEN TO OPEN TO
BELOW BELOW
2 BD
OPEN-1
1 BD
STUDIO
117’-0” 117’-0”

LEVEL L7 PLAN DIAGRAM (N.T.S.) LEVEL 8-ROOF PLAN DIAGRAM (N.T.S.)

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017
513 1 ST AVE N
SEATTLE, WASHINGTON 25
ARCHITECTURAL MASSING CONCEPTS
GENERAL OPTIONS SUMMARY

DESIGN PROPOSAL - OPTION 01 - CENTRAL COURTYARD DESIGN PROPOSAL - OPTION 02 - NORTH/SOUTH COURTYARD DESIGN PROPOSAL - OPTION 03 - SOUTH ROOF DECK
PREFERRED
ST
AN ALLEY FACADE ST
LIC ST AN
P UB 2’-0” ALLEY AN LIC
RE B LIC 2’-0” ALLEY P UB
DEDICATION PU RE
RE DEDICATION
COURTYARD ALLEY FACADE
QU
EEN QU
ANN ALLEY FACADE EEN
EA QU ANN
VE EEN
N ANN EA
EA VE
VE N
N 10’-0” WHOLE BUILDING
SETBACK @ SHARED LOT LINE

10-’0” BUILDING
10-’0” BUILDING
SETBACK @ 65’-0”
SETBACK @ 65’-0”

10-’0” BUILDING 7-’0” BUILDING

SETBACK @ 65’-0” SETBACK @ SHARED LOT LINE
AL
LE AL
Y 10-’0” BUILDING LE
Y
SETBACK
7-’0” BUILDING
RECESSED SETBACK
RESIDENTIAL LEVELS
RECESSED
RESIDENTIAL ENTRY 1 st 1 st 1 st
AV AV AV
EN EN EN

ST
AN ST
LIC AN
ST QU SOUTH P UB QU IC
AN EEN RE EEN BL
IC ANN COURTYARD ANN GREEN ROOF E P U
BL EA EA R
PU VE (L4) VE COURTYARD (L4)
RE N N SOLAR PV OPPORTUNITY
QU
EEN
ROOF DECK ANN
ROOF DECK ROOF DECK EA
VE
N
ZERO SETBACK
ON PROPERTY LINE

NORTH
COURTYARD
(L4)

PUNCHED OPENINGS
ZERO SETBACK PUNCHED OPENINGS
PUNCHED OPENINGS
ON PROPERTY LINE ZERO SETBACK
AL AL
LE ON PROPERTY LLINE
E PUNCHED OPENINGS
Y Y AL
LE
Y
HIGHLY TRANSPARENT
1 st FLOOR TO CEILING GLASS
RETAIL BASE
AV ZERO SETBACK
E HIGHLY TRANSPARENT 1 st
N ON PROPERTY LINE
FLOOR TO CEILING GLASS AV HIGHLY TRANSPARENT 1 st
HIGHLY TRANSPARENT EN FLOOR TO CEILING GLASS AV
FLOOR TO CEILING GLASS EN

FAR: 5.24 FAR: 5.25 FAR: 5.24

GSF TOTAL: 100,238 SF GSF TOTAL: 100,799 SF GSF TOTAL: 99,678 SF
GFA TOTAL: 75,477 SF GFA TOTAL: 75,548 SF GFA TOTAL: 75,412 SF
UNITS/PARKING COUNT: 140 units, 28 parking stalls UNITS/PARKING COUNT: 125 units, 31 parking stalls UNITS/PARKING COUNT: 132 units, 31 parking stalls

PROS PROS PROS

1. Wider sidewalk along Queen Anne Avenue 1.Scale of the building in context with structures to the north, east, and 1. North and south wall setbacks allows for punched openings
2. Provides most density of any option. proposed surrounding projects. 2. Largest commercial space provided.
2. Largest roof deck area provided. 3. Largest roof deck provided.
CONS 3. North and south courtyards at Level 4. 4. Two retails provided facing alley help activate and promote active,
1. Does not provide ample exterior public open space. 4. Two large commercial space allows more tenant options. customer-oriented retail storefronts at street level.
2. Courtyard is central and will allow the least sun penetration into the
project and offers no value to the community. CONS
3. Three stairs required at level one. CONS 1. Partial building setback at 1st Ave .
4. Small gathering space at the roof. 1. Northern and southern blank facades.
2. Northern residential lobby not as efficient.

26 513 1 ST AVE N
SEATTLE, WASHINGTON
 ARCHITECTURAL MASSING CONCEPTS
GENERAL OPTIONS SUMMARY

DESIGN PROPOSAL - OPTION 01 - CENTRAL COURTYARD

5’-0” 5’-0”
SHARED LOT LINE
5’-0”

40’-0”

1ST AVE N
ALLEY
1,370SF
30’-0”

40’-0”

5’-0”
SHARED LOT LINE

SHARED LOT LINE

5’-0”
DESIGN PROPOSAL - OPTION 02 - NORTH/SOUTH COURTYARD 10’-2” 10’-2”
20’-0”

1,045 SF

1ST AVE N
ALLEY
90’-0”

1,215 SF

5’-0”
SHARED LOT LINE

SHARED LOT LINE 10’-0” 7’-0”

7’-0”

DESIGN PROPOSAL - OPTION 03 - SOUTH ROOF DECK 35’-0”

PREFERRED

1ST AVE N
ALLEY

33’-0”

35’-0”

3,850 SF
10’-0”

SHARED LOT LINE

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017
513 1 ST AVE N
SEATTLE, WASHINGTON 27
DESIGN PROPOSAL DEVELOPMENT
SUN & SHADOW ANALYSIS: OPTION 3 - PREFERRED OPTION - SOUTH ROOF DECK
9AM NOON 3PM

Building Shadow Outline

New Shadows (Only)

WINTER SOLSTICE - DECEMBER

SUMMER SOLSTICE - JUNE

EQUINOX - MARCH

28 513 1 ST AVE N
SEATTLE, WASHINGTON
 DESIGN PROPOSAL DEVELOPMENT
SITE SECTION: OPTION 3 - PREFERRED OPTION - SOUTH ROOF DECK

BAYVIEW
(BEYOND)

EXPO EXPO EXPO

APARTMENT APARTMENT APARTMENT
COURTYARD

TRIBECA COMMERCIAL UPTOWN THEATER

CONDOS

1ST AVE. N

ALLEY
QUEEN ANNE AVE. N PARKING PROJECT SITE WARREN AVE. N
DICKS DRIVE IN
ALLEY

1ST AVE. W

EAST - WEST SITE SECTION

(N.T.S.)

MARQUEEN HOTEL BARCLAY

(BEYOND) COURT
CONDO

UPTOWN OFFICES ST. PAUL’S

INN AT QUEEN INN AT QUEEN GORDON CHASE BANK EPISCOPAL CHURCH
ANNE ANNE APARTMENT TS MERCER STREET VETERINARY HOSPITAL
MCHUGH’S
RESTAURANT ROY ST.
MERCER ST.
PARKING
REPUBLICAN ST. PROJECT SITE
PARKING

NORTH - SOUTH SITE SECTION

(N.T.S.)

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017 SEATTLE, WASHINGTON
513 1 ST AVE N
29
DESIGN PROPOSAL DEVELOPMENT
BUILDING SECTION: OPTION 3 - PREFERRED OPTION - SOUTH ROOF DECK

SUMMER SOUTH SUN

CONNECTIVITY
An enhanced well-being by providing connections to nature,
sunlight, and optimum views of the surrounding Queen Anne
neighborhood.

UNIT

UNIT

WINTER SOUTH SUN

UNIT

UNIT

UNIT

INN AT QUEEN
ANNE UNIT

OPEN SPACES
A setback along the south allows for an additional outdoor
open space that wraps around from 1st Ave. This will enhance
RESIDENTIAL LOBBY
and create a continuous flow and circulation of pedestrian
traffic. As a walkway and connector from the avenue to the
alley, it allows for the alley to open up and have a stronger
connection to the avenue creating a great opportunity to
enliven the area and attract interest and interaction with the
site.
4’-0” 6’-0”
PARKING

11’-5” 10’-0”
NORTH-SOUTH SECTION

30 513 1 ST AVE N
SEATTLE, WASHINGTON
 DESIGN PROPOSAL DEVELOPMENT
BUILDING SECTION: OPTION 3 - PREFERRED OPTION - SOUTH ROOF DECK
SUMMER EAST SUN

UNIT

UNIT
WINTER EAST SUN

UNIT

UNIT

EXPO APARTMENTS
UNIT

UNIT

UNIT

1 st AVE N

COMMERCIAL

SIDEWALK SIDEWALK
12’-0” 12’-0”
PARKING

33’-0” 33’-0”
EAST-WEST SECTION

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017
513 1 ST AVE N
SEATTLE, WASHINGTON 31
DESIGN PROPOSAL DEVELOPMENT
BUILDING SECTION: OPTION 3 - PREFERRED OPTION - SOUTH ROOF DECK

SUMMER SOUTH SUN

CONNECTIVITY
An enhanced well-being by providing connections to nature,
sunlight, and optimum views of the surrounding Queen Anne
neighborhood.

UNIT

UNIT

WINTER SOUTH SUN

UNIT

UNIT

UNIT

ALLEY SOUTHWEST CORNER VIEW

UNIT

OPEN SPACES
ALLEY A setback along the south allows for an additional outdoor
open space that wraps around from 1st Ave. This will enhance
and create a continuous flow and circulation of pedestrian
COMMERCIAL traffic. As a walkway and connector from the avenue to the
alley, it allows for the alley to open up and have a stronger
connection to the avenue creating a great opportunity to
enliven the area and attract interest and interaction with the
PARKING site.

16’-0” 9’-6”
NORTH-SOUTH SECTION

32 513 1 ST AVE N
SEATTLE, WASHINGTON
 PRIORITY NEIGHBORHOOD AND CITY WIDE DESIGN GUIDELINES
RESPONSES TO PRIORITY DESIGN GUIDELINES

2 Architectural Concept 2 Urban Pattern & Form 3 Architectural Context and Character
DC

CS

CS
Develop an architectural concept that will result in a unified and Strengthen the most desirable forms, characteristics, and patterns of Contribute to the architectural character of the neighborhood.
functional design that fits well on the site and within its surroundings. the streets, block faces, and open spaces in the surrounding area.

I. Architectural Context I. Streetscape Compatibility I. Architectural Context

The Uptown Urban character distrcits prefer an architecture
that emphasizes human scale and quality, detailing and materials, and
that remained compatible with the existing community. The following
architectural features are encouraged:
• Increased architectural detailng;
• Individualized storefronts;
• Recessed windows;
• Variations in roofline and additional roofline detailing, honest
parapet line with built-up cornice
II. Human Scale
Throughout Uptown human-scaled design is strongly preferred
by incorporating features, elements and details that are of human
scaled into the buildings facades, entries, and exterior spaces that is
consistent with the overall concept. Appropriate scale and proportion
may also be influenced by the selection of building materials.
“In general break down the scale
and massing of larger buildings in
the Heart of Uptown.” UDG 2013
In the Heart of Uptown character The Uptown Park character area emphasizes the notion of
area new development should provide historic continuity - the relationship of built structures over time. This
when possible: widened sidewalk through relationship encourages diversity of styles withtin a coherent whole,
additional building setback at street reinforcing the key elements of noteworthy buildings.
level; or retail facade design with panel,
sliding door or other features that allow
generous openings to the street.
II. Height, Bulk, and Scale Compatability
In the Heart of Uptown character
area, break facades into smaller massing
units. Encourage a horizontal rhythm in
the range of 30’ to 60’, in keeping a main
street scale, particulary at street level. “A regular cadence of storefront windows and
pilasters along the street-level facade enhances the
pedestrian experience.”

Response: Response: Response:

Located within the Heart of Uptown, the development proposal
reflects the surrounding architectural context and its design opportunities.
The building massing along the eastern edge responds to the neighboring
adjacent buildings by seeking to align the east facade with canopies at the
ground level. The overall massing articulation creates opportunities for
smaller roof terraces along the eastern facade and helps to break down
the scale.
The overall building height provides opportunities to the The proposed option wiill incorporate the use of brick in the
surrounding views of Seattle Center, Downtown Seattle, waterfront and exterior material palette. The eastern facade along 1st Ave will include
Elliot Bay. The orientation was especially critical in order to provide an canopies at the ground level.
optimum view for the tenants. There is a courtyard opportunity on the
west side upper level for outdoor seating. The preferred concept has an
inset residential entry and three retail entries.

The location of the parking entry is especially important and in turn

influences the building core, its location and orientation to the rest of the
building. Centralizing the building core and corridor allowed units to be
nest around it allowing for street facing units along 1st Avenue.

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017
513 1 ST AVE N
SEATTLE, WASHINGTON 33
PRIORITY NEIGHBORHOOD AND CITY WIDE DESIGN GUIDELINES
RESPONSES TO PRIORITY DESIGN GUIDELINES
1 CONNECTIVITY
PL
Complement and contribute to the network of open spaces around the
site and the connections among them.
I. Network of Open Space
Enhancing Open Sace: Design the building and open spaces to
positively contribute to a broader network of open spaces throughout
the neighborhood. The site outdoor spaces shall be defined through
a combincation of building and landscaping, promoting both physical
and visual connection to the street. Amenities shall reflect the
surrounding characteristics of the neighborhood.
Response:
Located within the Heart of Uptown, the development proposal
reflects the surrounding architectural context and its design opportunities.
The overall design goal is to provide and maintain indoor-outdoor
connection on every level of the building.
34 513 1 ST AVE N
SEATTLE, WASHINGTON
1 Natural Systems and Site Features
CS
Use natural systems and features of the site and its surroundings as a
starting point for the project design.
I. Sunlight and Natural Ventilation
Daylight and Shading: Maximize daylight for interior and
exterior spaces and minimize shading on adjacent sites through the
placement and/or design of structures on the site.
II. Plants and Habitat
On-Site Features: Incorporate on-site natural habitats and
landscape elements such as: existing trees, native plant species
or other vegetation into project design and connect those features
to existing networks of open spaces and natural habitats wherever
possible. Consider relocating significant trees and vegetation if
retention is not feasible.
Response:
The project massing for the preffered option provides opportunities
for optimum sun penetration into the living and amenity spaces with the
courtyard oriented to the west along the alley.
3 Street-Level Interaction
PL
Use natural systems and features of the site and its surroundings as a
starting point for the project design.
I. Entries
Retail Entries: Heart of Uptown areas are encouraged to
provide pedestrian friendly environment and streetscapes that
promote human interaction on the ground level. Residential entry
shall also be designed to provide a sense of identity as well as offer
privacy and emphasize personal safety and security for the building
occupants.
II. Residential Edges
Interaction: Throughout Uptown, especially on a corner lot,
providing opportunities for interaction among residents and neighbors
is important. The treatment of the ground level at a human scale by
providing a space can influence pedestrian and vehicular movement
on the street level.
III. Human Activity
A top priority within the Heart of Uptown character area is to
promote active, customer-oriented retail storefronts at street level.
The groundfloor of buildings in this character area should help create
the most acive and vibrant street environment in Uptown. A variety
of narrower store-front shops are preferred to wide continuous single
storefronts.
Response:
The development proposal seeks to integrate its ground level
uses into the public realm enhancing human activity along the street.
The residental entry will be signified and defined by both landscape and
hardscape features that will provide a sense of identity and security to the
tenants. The preferred concept has an inset residential entry and three
retail entries.
 SKETCH PERSPECTIVE
EAST ELEVATION - 1ST AVE N

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017
513 1 ST AVE N
SEATTLE, WASHINGTON 35
SECTION
SKETCHTITLE
PERSPECTIVE
PAGE
SOUTH
TITLE
EAST CORNER - 1ST AVE N

36 513 1 ST AVE N
SEATTLE, WASHINGTON
 PRECEDENT STUDY
DESIGN INSPIRATION

Modera Glendale Modera Belmont

Expo Apartments Courtyard Cue Apartments Stockland Merrlands

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017
513 1 ST AVE N
SEATTLE, WASHINGTON 37
SECTION
SITE PHOTOS
TITLE
PAGE
SITE
TITLE
PHOTOS

PROJECT SITE

1 ST AVE N

38 513 1 ST AVE N
SEATTLE, WASHINGTON
SITE PHOTOS SECTION TITLE
SITE PHOTOS PAGE TITLE

PROJECT SITE

ALLEY

EARLY DESIGN GUIDANCE

DPD Project #3029562
MARCH 28, 2017
513 1 ST AVE N
SEATTLE, WASHINGTON 39