Modera Broadway EDG 2

MODERA BROADWAY
1732, 1812 + 1818 BROADWAY
E A R LY D E S I G N G U I DA N C E #2
E A ST D ES I G N R E V I E W BOA R D M EE TI N G #2
S DC I #3028538 & #3028539 | 01.24.2018
1732 + 1812 + 1818 BROADWAY EDG 2 | 01.24.2018 | PAGE 2
COPYRIGHT 2017 WEBER THOMPSON
CONTENTS
P R O J E C T & Z O N I N G I N F O R M AT I O N
Project Description / Vision / Statistics....................................................................4
Neighborhood.........................................................................................................5
Zoning Synopsis.......................................................................................................6
Zoning Map.............................................................................................................7
V I C I N I T Y I N F O R M AT I O N
Vicinity Map.............................................................................................................8
Cal Anderson Park...................................................................................................9
Existing Building In Immediate Context.................................................................10
Project Vicinity Building Use..................................................................................11
Project Vicinity Pedestrian Realm..........................................................................12
Multi-Family Residential Buildings in Immediate Context......................................13
Project Vicinity Multi-Family Residential Buildings.................................................14
Broadway Character.............................................................................................15
S I T E D E TA I L S
Site Analysis...........................................................................................................16
Context and Uses at Ground Level Around Park............................................ 17-24
DESIGN DIRECTION
Design Evolution.............................................................................................. 26-27
Board Direction and Response........................................................................ 28-32
Design Inspiration..................................................................................................33
DESIGN PROGRESS
Design Progress............................................................................................... 35-44
LANDSCAPE DESIGN
Overall Site Plan.............................................................................................. 46-47
Howell Plan...........................................................................................................48
Broadway and Nagle Streetscapes........................................................................49
Howell Section......................................................................................................50
A N T I C I PAT E D D E PA R T U R E S
Departure Request #1...........................................................................................51
Departure Request #2...........................................................................................52
APPENDIX
Design Guidelines............................................................................................ 55-64
Sun Shadow Studies...............................................................................................65
North Site Below Grade Plan................................................................................66
Survey....................................................................................................................67
Broadway Elevations....................................................................................... 68-69
Nagle Elevations.............................................................................................. 70-71
E. Howell St. Elevations.........................................................................................72
1732+ 1812 + 1818 BROADWAY EDG | 01.24.2017 | PAGE 3

PROJEC T INFOR M ATION
total site area gross building area total commercial total residential units residential parking building height
PROJ EC T D ESC R I P TI O N & V I S I O N 37,120sf 240,000sf 23,500sf 213 units 137 +/– stalls 65ft/
The project is sited on Capitol Hill within the Capitol Hill Urban Center Village as part of both the South north site 23,040sf 155,000sf 18,000sf 130 units 114 stalls 7 stories
Anchor District and Broadway Commercial Corridor. south site 14,080sf 85,000sf 5,500sf 83 units 23 stalls L7
L6
The South Anchor District is notable as the location of both Capitol Hill’s largest open space in Cal Anderson
L5
Park and the Bobby Morris Playfield (“Park”), and its largest institution, Seattle Central Community College
L4
(“SCCC”) and now the Link light rail Capitol Hill Station (“Station”). The two project sites are at the
intersection of these features along an isolated one block length of East Howell Street. SITE L3
L2
The Broadway Commercial Corridor is recognized as both Seattle’s longest continuous pedestrian L1 / P1
commercial street and most vibrant and interesting commercial street. The blocks adjacent to the project P2
site have the highest pedestrian volumes in the neighborhood due to proximity to SCCC, the Park, and
Station. Broadway is noted for activity day and night thanks to its eclectic mix of shops and services as well
as its prominent gay, eclectic, and street youth cultures. Redeveloping the existing parking lot and two story
commercial structure with a variety of commercial uses and housing for a diverse demographic, with likely
participation in the MFTE program, will stitch together a gap in the existing urban fabric. DENNY WAY
The positioning between these neighborhood features provides an opportunity to enhance the entry
CAL
corridor of East Howell Street and create an inviting pedestrian gateway experience oriented toward the ANDERSON
Park. Critical components to creating this gateway include; a strong massing for gateway identification at the
larger neighborhood context with better activating the current inactive pedestrian experience with porosity
and eyes on the street at ground level for safe, vibrant, pedestrian-oriented streets.
SITE
E. HOWELL ST.
Although development will occur on two separate parcels, the buildings will be designed to create one
cohesive resident community with shared management, ample resident amenities and outdoor space. Design SITE
BROADWAY
NAGLE PLACE
will incorporate opportunities for maximizing light and views to the apartment homes, creating overlooks
and encouraging people-watching. The buildings will work together toward a shared design concept with
similar massing, materials and detailing in support of creating a vibrant transit-oriented development.
PROJ EC T STATI STI C S

PROGRAM NORTH SITE AREA (APPROXIMATE) SOUTH SITE AREA (APPROXIMATE)
PARKING 37,500 SF 8,800 SF
COMMERCIAL 18,000 SF 5,500 SF
RESIDENTIAL 81,500 SF 60,000 SF E PINE STREET

AMENITY/LOBBY SPACES 8,000 SF 4,200 SF
EXTERIOR AMENITY 5,200 SF 3,000 SF

NEIGHBOR HOOD
C A PITOL HILL B ROADWAY

Capitol Hill is one of the most sought after Urban Centers in Seattle to live and continues to expand with the
newly developed Link light rail station. Broadway carries its own specific character with a heavy mix of commercial
and mixed-use residential properties bringing a highly active day and night life to this neighborhood. The proposed
project sites are located along the missing link between the Pike/Pine corridor and the developed density of
B R OA DWAY
Broadway. This site meets a series of intersections including the primary passageway to Cal Anderson Park from
Broadway; a transition zone from the large scale structures and massing of Seattle Central’s campus to the mid-rise
development adjacent the Capitol Hill TOD site, as well as part of the connection to the Pike/Pine corridor.
C A PITOL HILL CAL ANDERS ON

Cal Anderson Park represents a deep history of Capitol Hill. The park evolved from the creation of the Lincoln RENDERIN
Reservoir on the north parcel of the park, which was planned in reaction to the 1889 Great Seattle Fire. The
Olmsted brothers designed the original Lincoln Park on the south parcel which was further developed as a
playfield. The park was renamed Cal Anderson Park in 2003 after Washington’s first openly gay legislator. The
reservoir was eventually redesigned as a covered basin in the early 2000s. The park creates a huge draw for
Capitol Hill residents given its proximity to commercial and residential activity and the myriad of amenities:
shelterhouse, plaza, children’s play area, caged tennis courts with outdoor lights, basketball courts, dodgeball DENNY WAY
court, reflecting pond, and summer wading pool. Building C not shown for
gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership capitol hill TOD | design recommendation meeting | 16 august 2017
N E IGHB OR HOOD CHA RAC T ER

Broadway is comprised of 1-3 story historic brick structures, iconic places and architecture such as Dick’s Drive-In
and the Market Building housing QFC, large brutalist style architecture of Seattle Central Academy’s campus, and
infill mid-rise mixed-use buildings with various transitional and modern styles. Low-rise residential homes inhabit
the east side of Cal Anderson Park with a mix of single family houses and townhouses. With the development of
the Capitol Hill TOD site, this area of Broadway has begun to develop infill sites with mid-rise structures carrying E PINE ST R EET
design language similar to Chicago Style architecture, specifically at the corner of Denny and Broadway.

ZONING S Y NOPSIS
NORTH LOT: PARCEL 600300-1350 + 600300-1345 7FT INCREASE FOR SOLAR COLLECTORS
KING COUNTY PARCEL #’S
SOUTH LOT: PARCEL 600300-1115
15FT INCREASE FOR MECHANICAL EQUIPMENT, PENTHOUSES, ETC. AT 20% OF TOTAL
ZONING CLASSIFICATION NC3P-40 (NEIGHBORHOOD COMMERCIAL 3 PEDESTRIAN-40) ROOF AREA OR 25% IF TOTAL AREA INCLUDES STAIR OR ELEVATOR PENTHOUSES
STAIR AND ELEVATOR PENTHOUSES MAY EXTEND ABOVE THE APPLICABLE HEIGHT
NEIGHBORHOOD / OVERLAY CAPITOL HILL URBAN VILLAGE LIMIT UP TO 16 FEET
SITE AREA NORTH LOT: 23,040 SF | SOUTH LOT: 14,080 SF SOLAR COLLECTORS, PLANTERS, CLERESTORIES AND GREEN HOUSES MUST BE
LOCATED 10FT FROM THE NORTH ROOF EDGE UNLESS SHADOW DIAGRAM PROVIDED
ALL PERMITTED USES ALLOWED AS PRINCIPAL OR AN ACCESSORY USE TO PROVE NO NEGATIVE IMPACTS ON NORTH PROPERTY
PERMITTED USES = RETAIL SALES AND SERVICE, RESTAURANTS, DRINKING DESIGN STANDARDS N/A
ESTABLISHMENTS, LIVE/WORK*, PARKS AND OPEN SPACE, OFFICE, INSTITUTIONS, &
RESIDENTIAL USES FLOOR AREA RATIO (FAR) 5.75 (MAXIMUM FAR IN THE STATION OVERLAY DISTRICT) 2.0 (MINIMUM FAR)
PERMITTED USES UNDERGROUND STORIES AND ALL PORTIONS OF A STORY THAT EXTEND NO MORE
EXEMPT FAR
*LIVE/WORK LIMITED TO 20% MAX OF THE STREET–LEVEL FAÇADE IN A PEDESTRIAN THAN 4FT ABOVE EXISTING OR FINISHED GRADE
DESIGNATED ZONE, FACING A PRINCIPAL PEDESTRIAN STREET— BROADWAY
SETBACK REQUIREMENTS N/A
**OFFICE LIMITED TO 30’-0” IN WIDTH ALONG DESIGNATED PRINCIPAL PEDESTRIAN
GREEN FACTOR OF 0.3 REQUIRED
STREETS— BROADWAY LANDSCAPE
STREET TREES REQUIRED
RESIDENTIAL USES 20% MAX OF THE STREET–LEVEL FAÇADE IN A PEDESTRIAN
5% OF TOTAL GROSS FLOOR AREA IN RESIDENTIAL USE
DESIGNATED ZONE, FACING A PRINCIPAL PEDESTRIAN STREET OR WHEN FACING AN
AMENITY AREAS SHALL NOT BE ENCLOSED
STREET LEVEL USES ARTERIAL STREET
AMENITY AREA MIN. HORIZONTAL DIMENSION OF 10FT AND 250 SF
*SITE SUBJECT TO 20% LIMIT ALONG BROADWAY ONLY PRIVATE BALCONIES 60 SF MIN. AND HORIZONTAL DIMENSION OF 10FT
ROOFTOP AREAS EXCLUDED
DESIGNATED PEDESTRIAN STREETS /
BROADWAY
ZONES PARKING REQUIREMENTS NO MINIMUM REQUIREMENT
BLANK FAÇADE SEGMENTS BETWEEN 2FT & 8FT MAY NOT EXCEED 20 FT IN WIDTH & RESIDENTIAL & LIVE/WORK PARKING PROVIDED IN EXCESS OF THE QUANTITY
TOTAL OF ALL BLANK FACADES MAY NOT EXCEED 40% OF THE WIDTH ALONG THE PARKING SPACE STANDARDS REQUIRED IS EXEMPT FROM THE PARKING SPACE DIMENSION REQUIREMENTS AND
STREET PARKING SPACE REQUIREMENTS
NON–RESIDENTIAL USE AT STREET LEVEL REQUIRES 60% OF STREET FACING EATING AND DRINKING ESTABLISHMENTS:
FAÇADE TO BE TRANSPARENT BETWEEN 2FT & 8FT, DRIVEWAYS UP TO 22FT MAY BE LONG-TERM: 1 PER 12,000 SQUARE FEET
SUBTRACTED SHORT-TERM: 1 PER 4,000 SQUARE FEET
NON–RESIDENTIAL USE SHALL EXTEND AN AVERAGE DEPTH OF 30FT AND A MIN. SALES AND SERVICES, GENERAL:
STREET LEVEL DEPTH OF 15FT WITH A MIN. HEIGHT OF 13FT LONG-TERM: 1 PER 12,000 SQUARE FEET
BICYCLE PARKING REQUIREMENTS SHORT-TERM: 1 PER 4,000 SQUARE FEET
DEVELOPMENT STANDARD
WHEN RESIDENTIAL USES ARE ALONG THE STREET FAÇADE, AT LEAST ONE FAÇADE
SHALL HAVE A PROMINENT PEDESTRIAN ENTRY AND THE FLOOR OF A DWELLING MULTI-FAMILY STRUCTURES:
UNIT LOCATED ALONG THE STREET SHALL BE 4FT ABOVE OR 4FT BELOW SIDEWALK LONG-TERM 1 PER 4 DWELLING UNITS OR 0.75 PER SMALL EFFICIENCY DWELLING UNIT
GRADE OR BE SET BACK 10FT FROM THE SIDEWALK (ADDITIONAL REQUIREMENTS FOR NORTH SITE: 1 LONG AND 2 SHORT TERM COMMERCIAL/ 39 LONG TERM RESIDENTIAL
LIVE/WORK UNITS AT STREET LEVEL) SOUTH SITE: 1 LONG AND SHORT TERM COMMERCIAL/ 21 LONG TERM RESIDENTIAL
STREET–LEVEL STREET–FACING FACADES SHALL BE LOCATED WITHIN 10 FEET OF SITE TRIANGLE REQUIRED
THE STREET LOT LINE, UNLESS WIDER SIDEWALKS, PLAZAS, OR OTHER APPROVED
LANDSCAPED OR OPEN SPACES ARE PROVIDED. RESIDENTIAL DEVELOPMENT:
MORE THAN 100 DWELLING UNITS: 575 SQUARE FEET PLUS 4 SQUARE FEET FOR EACH
OVERHEAD WEATHER PROTECTION ONLY REQUIRED IN PEDESTRIAN ZONES ADDITIONAL UNIT ABOVE 100
65FT 51-100 DWELLING UNITS: 375 SQUARE FEET PLUS 4 SQUARE FEET FOR EACH
ADDITIONAL UNIT ABOVE 50
FOR ANY LOT WITHIN THE DESIGNATED AREAS SHOWN ON MAP A FOR 23.47A.012, THE TRASH / RECYCLING STORAGE
HEIGHT LIMIT IN NC ZONES OR C ZONES DESIGNATED WITH A 40-FOOT HEIGHT LIMIT NORTH SITE: 791 SF | SOUTH SITE: 507 SF
REQUIREMENTS
STRUCTURE HEIGHT ON THE OFFICIAL LAND USE MAP MAY BE INCREASED TO 65 FEET AND MAY CONTAIN
NON-RESIDENTIAL DEVELOPMENT (BASED ON GROSS FLOOR AREA OF ALL
FLOOR AREA AS PERMITTED FOR A 65 FOOT ZONE
STRUCTURES ON THE LOT) MINIMUM AREA FOR SHARED STORAGE SPACE:
4FT INCREASE FOR RAILINGS, PLANTERS, PARAPETS, ETC. ABOVE HIGHEST PITCHED 0—5,000 SQUARE FEET: 82 SQUARE FEET
ROOF OR APPLICABLE HEIGHT LIMIT 5,001—15,000 SQUARE FEET: 125 SQUARE FEET
NORTH SITE: 125 SF | SOUTH SITE: 82 SF

ZONING M A P
LR3
NC3
DENNY WAY
CAL ANDERSON PARK

MR NC3
LR3
E. HOWELL ST. LR3 E. HOWELL ST.
E. HOWELL ST.
LOCATES: URBAN CENTER BOUNDARY BOYLSTON AVE.
HARVARD AVE.
BROADWAY
12TH AVE.
13TH AVE.
14TH AVE.
ID: PRIMARY PEDESTRIAN STREET (BROADWAY)
LEGEND: CURRENT ZONING
E. OLIVE ST. E. OLIVE ST.

SITE: NCP-3
M1
NAGLE PLACE
11TH AVE.
NEIGHBORHOOD/COMMERCIAL 3-40 (NC3)
MULTIFAMILY MIDRISE (MR) NC3
MULTIFAMILY LOW-RISE (LR3)
MAJOR INSTITUTIONS (M1) E. PINE ST.
RESIDENTIAL/COMMERCIAL – MIDRISE (RC) NC3 M1
10TH AVE.
ADDITIONAL 25 FEET OF HEIGHT NC3
PERMITTED 23.47.012 A2

V ICINIT Y M A P
DENNY WAY
H
CAL ANDERSON PARK
E. HOWELL ST.
M
E. HOWELL ST. E. HOWELL ST.
E. HOWELL ST. K L B C D E
J
NAGLE PLACE
BOYLSTON AVE.
HARVARD AVE.
BROADWAY
12TH AVE.
13TH AVE.
F G
LEGEND
A
PROJECT SITE
11TH AVE.
SCHOOLS / SEATTLE CENTRAL
RETAIL FRONTAGE
STREETCAR
LINK
BUS STOP
I E. PINE ST.
MAIN TRANSIT ROUTES
10TH AVE.
DEDICATED BIKE LANE
MINOR ARTERIAL STREETS
VIEWS

C A L A NDER SON PA R K : A X IS , A NG LES , V IS TA S & W HIM S Y
B PATIOS & GATEWAYS C D AXIS E
A PATIOS & GATEWAYS F G H I J NATURE WITHIN STRUCTURE

PATIOS & GATEWAYS
K FOCAL POINTS L FOCAL POINTS M

E XIS TING BUILDINGS IN
IMMEDI ATE CONTE X T J A
G
5 E
1
DENNY WAY
2
CAL ANDERSON PARK
6
E. HOWELL ST. C
E. HOWELL ST.
9
BOYLSTON AVE.
HARVARD AVE.
BROADWAY
NAGLE PL.
12TH AVE.
4
F
LEGEND
10
K
S ITE D
11TH AVE.
RESIDENTIAL
8
3
COMMERCIAL
INSTITUTIONAL 7
E. PINE ST.
PLANNED PROJECTS
12 11 14 13 15
H L

PROJEC T V ICINIT Y BUILDING USE :
BU ILDING FAC A DES A R E PR EDOMIN A NTELY E X PR ESS ED S TRUC TU R A L G R IDS
3 4 INSTITUTIONAL OPEN SPACE

RENDERINGS
East Design Review Board Meeting

July 19, 2017
CHICAGO STYLE ARCHITECTURAL 1833 Broadway Avenue
1 INFLUENCES 2 CHICAGO STYLE ARCHITECTURAL INFLUENCES 5 6 MONOLITHIC ARCHITECTURE
gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership SDIC Project #3016632
capitol hill TOD | design recommendation meeting | 16 august 2017 32
Second Early Design Guidance (EDG) Meeting
Roger H Newell AIA Architect
7 SCALE VARIETY 8 HIGH VISIBILITY AROUND PARK 9 10
11 12 13 14 VARIETY OF ARCHITECTURAL STYLES 15

PROJEC T V ICINIT Y PEDES TR I A N R E A LM :
VA R IE T Y OF S E TB ACK S B A S ED ON US E, S IDE WA LK DE TA IL S , S IG N AG E A N D W E ATH ER PROTEC TION
DEFENSIBLE SPACE B
RESIDENTIAL SCALE A GRADE RELATED RESIDENTIAL D LIVE-WORK SETBACKS F
G GATHERING SPACES H BLUR BOUNDARIES ART & DETAILS
NEIGHBORHOOD
J URBAN EDGE COMMUNITY EVENTS K CHARACTER L INTERACTIVE COMMERCIAL SPACES

MULTI - FA MILY
R ESIDENTI A L BUILDINGS 5
IN IMMEDI ATE CONTE X T 4
1 6 7
DENNY WAY
2 9
CAL ANDERSON PARK
3
14
E. HOWELL ST. 10
E. HOWELL ST.
BOYLSTON AVE.
HARVARD AVE.
BROADWAY
NAGLE PL.
12TH AVE.
LEGEND
S ITE
12
11TH AVE.
MULTI-FAMILY RESIDENTIAL
8
PLANNED PROJECTS
EXISTING
E. PINE ST.
11 15

PROJEC T V ICINIT Y MULTI - FA MILY R ESIDENTI A L BUILDINGS
3
RENDERINGS
East Design Review Board Meeting

July 19, 2017
CHICAGO STYLE ARCHITECTURAL 1833 Broadway Avenue 5
1 INFLUENCES 2 CHICAGO STYLE ARCHITECTURAL INFLUENCES 4
gerding edlen | capitol hill housing | hewitt | schemata workshop | berger partnership SDIC Project #3016632
capitol hill TOD | design recommendation meeting | 16 august 2017 32
6 7 8 9 10
HUGO HOUSE: DESIGN

RECOMMENDATION MEETING
IMAGE
11 12 14 15

BROA DWAY CH A R AC TER :
HOLD S TR EE T EDG E, C R E ATE R E TA IL CON N EC TION S W ITH FEN ES TR ATION, A DDR ESS COR N ER S , W E ATH ER PROTEC TION
ACCENT CORNERS TRIPARTITE FACADE UNIQUE CORNER OVERHEAD PROTECTION
RECESSED ENTRIES
PRIORITIZING PEDESTRIANS
RETAIL SIDEWALK SPACES PAVEMENT TREATMENT WIDENED SIDEWALKS EXPRESSED STRUCTURAL GRID

SITE A N A LYSIS
C O NT E XT A NA LYSIS
The site fronts on three streets of very different characters.
Broadway, with its vibrant pedestrian activity, animated
commercial storefronts, large scale institutional buildings,
multimodal transportation, and people watching opportunities,
conveys an energy and sense of constant motion. In stark
CAL ANDERSON PARK
contrast the discontinuous Nagle Street frontage conveys
a pastoral calm and order reinforced by the formal axis of
the Olmsted designed park with its reflecting pools fed by a
masonry cone and rivulet channel. East Howell Street acts
as the link between the vibrant energy of Broadway and the
pastoral calm of Nagle placing the short street in tension.
The intersection of two discontinuous streets at Howell and
Nagle causes a reduction in vehicle traffic and acts a pedestrian
gateway to the park.
BROADWAY
NAGLE PLACE
LEGEND MAJOR AXIS THROUGH PARK/SITE
SITE E. HOWELL ST.
FUTURE DEVELOPMENT
PEDESTRIAN & BIKE
VEHICLE ACCESS
HIGHLY VISIBLE AREA OF SITE
PRIME SOLAR ACCESS
TRANSITION URBAN EDGE
OPEN SPACE DESIRED
PARK GEOMETRY

CONTE X T A ND USES AT GROUND LE V EL A ROUND PA R K
60’ 60’ 180’ 60’
11TH AVE
ZONING: MULTIFAMILY
LOW-RISE 3M (LR3)
STREET ELEVATION 1
SITE P LA N
LEG EN D
COMMERCIAL
1 RESIDENTIAL
INSTITUTIONAL
SERVICE/GARAGE ENTRY
2
PROJECT SITE

PROJECT SITE
NORTH
NAGEL PLACE
66’ 180’ 52’-6” 126’-4”
ZONING: NEIGHBORHOOD
COMMERCIAL 3-40 (NC3)
ZONING: MULTIFAMILY LOW-RISE 3M (LR3)
STREET ELEVATION 2
SITE P LA N
LEG EN D
COMMERCIAL
1 RESIDENTIAL
INSTITUTIONAL
2
PROJECT SITE

50’ 32’ 32’ 56’ 40’

11TH AVE
ZONING: MULTIFAMILY
LOW-RISE 3M (LR3)
STREET ELEVATION 3
SITE P LA N
LEG EN D
COMMERCIAL
3 RESIDENTIAL
INSTITUTIONAL
4
PROJECT SITE

PROJECT SITE
SOUTH
85’ 160’ 110’

NAGEL PLACE
ZONING: MAJOR ZONING: NEIGHBORHOOD

INSTITUTIONAL (MI) COMMERCIAL 3-40 (NC3)
STREET ELEVATION 4
SITE P LA N
LEG EN D
COMMERCIAL
3 RESIDENTIAL
INSTITUTIONAL
4
PROJECT SITE

145’ 80’
11TH AVE
STREET ELEVATION 5
SITE P LA N
LEG EN D
COMMERCIAL
5 RESIDENTIAL
INSTITUTIONAL
6
PROJECT SITE

110’ 120’ 55’ 75’
ZONING: NEIGHBORHOOD 250’

NAGEL PLACE
STREET ELEVATION 6
SITE P LA N
LEG EN D
COMMERCIAL
5 RESIDENTIAL
INSTITUTIONAL
6
PROJECT SITE

10TH AVE
76’ 68’
ZONING: NEIGHBORHOOD E DENNY WAY ZONING: MULTIFAMILY

COMMERCIAL 3-40 (NC3) LOW-RISE 3M (LR3)
STREET ELEVATION 7
SITE P LA N
LEG EN D
COMMERCIAL
RESIDENTIAL
INSTITUTIONAL
7 8
PROJECT SITE

10TH AVE
80’ 120’ 130’
E PINE ST
STREET ELEVATION 8
SITE P LA N
LEG EN D
COMMERCIAL
RESIDENTIAL
INSTITUTIONAL
7 8
PROJECT SITE

DES IG N DI R EC TION
DESIGN E VOLUTION
C O NC EP T STUDY
A design charrette unveiled three major themes from
which the organizing prinicpals of the design evolved:
STRONG BASE, CONTRAST OLD AND NEW, and
DEFINED GATEWAY.
With direction from the board and with these guiding

principals the design parti developed to incorporate
a strong brick bay base in which the original design
concept of undulating facades could form, while still
carrying roots in the context of Broadway and the
project surroundings. A strong desire to incorporate the
free-form elements inspired by the form and vitality of
the park as well as from the street life of Broadway laid
the ground work for the evolved design solution.

DESIGN E VOLUTION
There is a natural opposition between the happenings of Broadway and Cal Anderson CONTEXT
park. The contrast of the daytime play activities of the park and the evening/nighttime
activities of Broadway are both playful in their own right. The project captures
the playfulness of both realms while providing a contextual relationship to the
neighborhood through material and form.
The structures of the north and south buildings are sculpted using the angled
geometries seen in Cal Anderson park. The design overlays a frame, anchoring
the project in the existing context of the neighborhood. The building facade along East Design Review Board Meeting
July 19, 2017
Broadway maintains the urban edge condition while capturing the undulating organic
lines inspired by the park between the frames of the underlying structure. The 1833 Broadway Avenue
SDIC Project #3016632
undulating form reveals itself above the frame towards the park side along Nagle, giving GRID AND FRAME GESTURE FROM BUILDINGS SURROUNDING PROJECT SITE
prominence to the influence of the angled geometries of the park.
CAL ANDERSON
REFLECTING POOL
NAGLE PL
T.
T.
LL S
LL S
BRO BRO
E
E
OW
OW
ADW ADW
E. H
E. H
AY AY
HOWELL
NORTH BUILDING SOUTH BUILDING
BROADWAY
1 U N DU L ATI N G F O R M 2 CONT EX T UA L G RID M E E TS UNDULATING FORM 3 P RE FE RRE D MAS S ING

BOA R D DIR EC TION A ND R ESPONSE DES I G N CO N C EP T
BOARD RECOMMENDATIONS - DESIGN CONCEPT
EDG BOARD RECOMMANDTION:

ANGULAR DESIGN CONCEPT TO WRAP
ALL OF THE STREET ELEVATIONS (CS2-B,
CS3-A, DC2-B, DC2-E)
RESPONSE: ANGULAR WALLS UNDULATE

WITHIN A CAREFULLY CONTROLLED
BRICK GRID AND BREAK OUT ABOVE THE
BASE BAY STRUCTURE AT THE CORNERS
OF NAGEL AND BETWEEN BRICK TOWERS
ALONG BROADWAY. THIS TREATMENT IS
CONSISTENT AROUND ALL OF THE
STREET ELEVATIONS.
BEFORE: SOUTH-EAST CORNER OF NORTH BUILDING PROPOSED: SOUTH-EAST CORNER OF NORTH BUILDING
BEFORE: NORTH-WEST CORNER FROM BROADWAY PROPOSED: NORTH-WEST CORNER FROM BROADWAY

BOA R D DIR EC- DESIGN
BOARD RECOMMENDATIONS TION A ND R ESPONSE DES I G N CO N C EP T
CONCEPT
BEFORE: NORTH BLDG UPPER COURTYARD
TYARD
L2 COUR
9’-11”
NAGLE CC
OMMERCIA
L FRONTA
GE
PROPOSED: NORTH BLDG PEDESTRIAN FRONTAGE ALONG NAGLE PROPOSED: SOUTH-EAST CORNER OF NORTH BUILDING

- CONCERN THAT THE COURTYARD OF THE NORTH BUILDING COMPROMISED THE PRESENCE AND VISUAL
CONNECTIVITY OF THE OPEN SPACE TO THE PARK
RESPONSE:
- THE COURTYARD SPACE HAS DEVELOPED INTO A TIERED SPACE ALIGNING A BROADWAY LEVEL OUTDOOR
SPACE CLOSEST TO THE PARK LEVEL, WHILE MAINTAINING THE CONTINUOUS COMMERICAL CONDTION OF
NAGLE AT THE PEDESTRIAN LEVEL, WHICH LIES BELOW THE VANTAGE POINT FROM THE PARK
PARK PEAK ELEVATION: NAGLE ST. SPOT

APPROX. 332’- 0” ELEVATION : 324’- 3”
T.O. LOWER COUTYARD

ELEVATION : 335’- 0”
RETAINING WALL
SITE SECTION THRU PARK AND COURTYARD AT NORTH BUILDING

BOA R D DIR EC- TION
BOARD RECOMMENDATIONS MASSING A ND R ESPONSE M A S S I N G
- OPPOSED TO LOOMING CONDITION AT
TWO-STORY BASE OVERHANG (CS2-B, CS2-C,
DC2-D)
- WOULD LIKE TO SEE HOW THIS PROJECT
BECOME PART OF THE BUILT STREET WALL
AROUND THE PARK ‘ROOM’, TO DEFINE THIS
FOCAL POINT (CS2-B, CS2-C, CS3-B, PL2-D,
DC2-D)
RESPONSE:
- THE DEVELOPED DESIGN GROUNDS THE
UNDULATING MASSING CONCEPT WITH A
CONTEXTUAL BRICK GRID THAT STEPS
DOWN FROM THE CORNERS OF THE
STRUTURE CREATING AN INTERACTIVE
PEDESTRIAN SCALED DESIGN ALONG THE
PARK
- A COMMERCIAL AND PEDESTRIAN SCALED
EDGE IS MAINTAINED ALONG NAGLE
INTRODUCING A RETAIL SPACE AT THE
CORNER OF NAGLE AND HOWELL ON THE
NORTH STRUCTURE AND MAINTAINING A
ROW OF LIVE/WORK UNITS ALONG THE PARK
EDGE
BEFORE: AERIAL VIEW FROM BROADWAY PROPOSED: AERIAL VIEW FROM BROADWAY

BOA R D DIR EC- TION
BOARD RECOMMENDATIONS STREETSCAPEA ND
AND EDGESR ESPONSE STR EET SC A PE A N D EDG ES

- USE ANGLES TO FRAME AND
HIGHLIGHT THE HOWELL GATEWAY
(CS2, DC3, Capitol Hill CS2-1-v)
- CREATE NODE AT HOWELL (CS2-C-1,
DC3-B-3, Capitol Hill CS2-1-v)
RESPONSE:
COMPRESSED - STEPPING BRICK FACADES CREATES
FEELING
HIERARCHY TO HIGHLIGHT HOWELL
STREET AS A GATEWAY OPEN
- RECESSED ANGLED CORNER RETAIL FEELING
SPACES OPEN TO CREATE A NODE
ENCOURAGING PEDSTRIAN
MOVEMENT TOWARDS THE PARK
- HORIZONTAL BALCONY PROJECTIONS
REINFORCE THE CORNER AND
BEFORE: HOWELL AND THE PARK FROM BROADWAY PROMOTE DIRECTIONAL MOVEMENT CURRENT: HOWELL AND THE PARK FROM BROADWAY
TOWARDS THE PARK.

- ACTIVATE USES, HIGH TRANSPARENCY,
LIGHTING AND CLEAR SIGHT LINES
- ACTIVATE NAGLE BY INCLUDING
COMMERCIAL USES
(CS2-A, CS2-B, PL1-B, PL2-B, PL3-B,
PL3-C)
RESPONSE:
- REDUCED SETBACKS AND
INTRODUCED MORE TRANSPARENCY
ALONG NAGLE TO THE STREET ALONG
THE PARK.
- IN LIEU OF RECESSED RESIDENTIAL COMMERCIAL FRONTAGE - STOR
EFRONT
RECESSED RESID
ENTIAL UNITS
UNITS, A CORNER RETAIL SPACE,
WITH STOOPS LIVE/WORK
LIVE/WORK UNITS AND A NORTH UNITS RETAIL
LIVE/WORK UN
RESIDENTIAL LOBBY ACTIVATE NAGLE CORNER ITS
RESIDENTIAL
PLACE FRONTAGE ACROSS FROM THE LOBBY
PARK.
BEFORE: NORTH-WEST CORNER FROM THE PARK AND NAGLE CURRENT: NORTH-WEST CORNER FROM THE PARK AND NAGLE

BOA R D DIR EC TION A ND R ESPONSE C H A R AC TER A N D M ATER I A L S
BOARD RECOMMENDATIONS - CHARACTER AND MATERIALS

- DESIRE TO PRESERVE OR GIVE A NOD
TO THE EXISITING CHARACTER OF THE
EXISTING BONNEY WATSON
STRUCTURE
RESPONSE:
ENHANCED CANOPY AT ENTRY - THE INTRODUCTION OF THE BRICK
DEEP OVERHANG ALONG BROADWAY
GRID BASE UTILIZES STRONG VERTICALS
TO ANCHOR THE BUILDING WHILE
PROVIDING THE NOTION OF A
COLONNADE FOUND IN THE
COLONNADE ORIGINAL BONNEY WATSON
STRUCTURE. STRONG HORIZONTAL
EXISTING BONNEY WATSON STRUCTURE CANOPIES WITH DIFFERIENTIATED
CANOPIES AT THE BUILDING ENTRIES
MIMIC THE CONDTION OF BONNEY
WATSON STRUCTURE WHILE HOLDING
THE URBAN STREET EDGE. PROPOSED: PEDESTRIAN VIEW ALONG NAGLE LOOKING NORTHWEST
DEEP OV
ERHANG
ALONG B
ROADWA
Y
COLONNADE
ENHANCED
CANOPY AT
ENTRY
PROPOSED: PEDESTRIAN VIEW DOWN BROADWAY FROM NORTH BLDG
PROPOSED: AREIAL VIEW ALONG BROADWAY LOOKING EAST

- SUPPORTED USE OF BRICK AS PROMINANT MATERIAL CITING
CONTEXTUAL RELATIONSHIP TO SITE
AY - USE BRICK TO ENCHANCE FACADE ALONG BROADWAY
ROADW
ONG B
NG AL
VERHA RESPONSE:
DEEP O ENHANCED
COLONNADE
CANOPY AT - THE PRIMARY USE OF BRICK EVOLVED THROUGH THE DESIGN

ENTRY PROCESS AS AN ELEMENT TO ANCHOR THE PROJECT WITH A
CONTEXTUAL BRICK BAY STRUCTURE.
- THE BRICK GRID FRAMES EACH ELEVATION IN A UNIQUE WAY,
HIGHLIGHTING TOWER ELEMENTS AT THE HOWELL GATEWAY AND AT
THE ABUTTING EDGES OF THE STRUCTURE TO PROVIDE TRANSITION.
PROPOSED: PEDESTRIAN VIEW DOWN BROADWAY FROM SOUTH BLDG

IN SPIR ATION
UNDULATING FACADE
INCORPORATED
UNDULATING FACADE
INTO GRID
UNDULATING
FACADE
BRICK TEXTURE
COLOR ACCENT INSPIRATION ALONG

HOWELL AND NAGLE. EXPLORATION
OF COLOR WILL REFERNCE COLORFUL
STREETS OF BROADWAY AS ACCENTS
WITHIN THE FACADES.

DES IG N PROG R ES S
DESIGN PROGR ESS
8 4
1 AERIAL VIEW FROM SOUTHWEST
ON
ERS
C
L
16' - 0"
ND
64' - 0"
BR
L A
C
L
OA
DW
CA
.
ST
AY
L
EL
W
HO
2' - 4"
ROOF DECK
AMENITY
42' - 4"
22' - 6"
E.
180' - 0"
N AG LE PL AC E
BROADWAY
C
L
16' - 0"
73' - 8 "
C
L
16' - 0"
16' - 3 1/8" 16' - 3 1/8" 41' - 6 "
C
L
28' - 6" 49' - 9" 49' - 9"
C
L
128' - 0" C
L
E A ST H OW E LL STR E E T
PREVIOUS STUDY 5 7 2
128' - 0"
27’- 0” 101' - 0"
38' - 3"
71' - 2 "
83' - 3 "
16' - 6"
110' - 0"
C
L
38' - 10 "
26' - 9 "
1
3
6
SITE PLAN
DESIGN PROGR ESS
3 AERIAL VIEW FROM SE
E.
HO
W
EL
L
ST
.
E PL.
GL
NA
4 AERIAL VIEW FROM NE 5 AERIAL VIEW FROM WEST
S T.
NAG
LE P
L.
L
E. HOWEL
BROADWAY

DESIGN PROGR ESS
B ROA DWAY - HOW ELL PEDES TR I A N V IE W S
WALK ON BROADWAY
VIEW FROM NORTH-WEST FROM BROADWAY VIEW FROM NORTH-WEST CORNER OF BROADWAY AND HOWELL
WALK
7 6
E . HOWE LL ST.
VIEW FROM WEST OF BROADWAY VIEW FROM SOUTH-WEST OF BROADWAY

WALK

DESIGN PROGR ESS
N AG LE & HOW ELL PEDES TR I A N V IE W S WALK ON NAGLE
E. HO WEL L S T.
VIEW FROM NORTH-EAST FROM NAGLE VIEW FROM CAL ANDERSON PARK [EAST OF NAGLE]
WALK
VIEW FROM EAST OF HOWELL AND NAGLE CORNER VIEW FROM SOUTH-EAST OF NAGLE
WALK

DESIGN PROGR ESS
78' - 2"
81' - 10 "
UP DN
EN T RIES / EX ITS KEY

UP
128' - 0"
128' - 0"
BIKES
RESIDENTIAL
TRASH
TRASH
BIKES
DN
COMMERCIAL
C
L
45' - 10"
49' - 10"
S PACE F UNCTION KEY
46' - 2 "
28' - 2"
TRANSF.
16' - 0"
TRANSF.
LOBBY
RES.
COMMERCIAL
4' - 0"
3' - 0"
LIVE-WORK
38' - 10 " 71' - 2 "
L
C 142' - 9" 21' - 9" 15' - 6"
110' - 0"
180' - 0"
STUDIO N AG LE PL AC E
NAGLE PLACE L1 LEVEL PLAN
OPEN ONE
BROADWAY
ONE BED
26' - 9 " 83' - 3 "
TWO BED
28' - 6"
27’- 0”
AMENITY (INTERIOR)
C
L
AMENITY (EXTERIOR)
49' - 9"
16' - 3 1/8"
CIRCULATION/BOH
128' - 0"
128' - 0"
16' - 3 1/8"
PARKING
101' - 0"
C
L
0 20' 40' 80'
41' - 6 "
49' - 9"
38' - 3"
1"=40'-0" 16' - 6"
22' - 6"
2' - 4"
ROOF DECK
AMENITY
16' - 0"
L
C L
C
16' - 0" 16' - 0"
L
C L
C L
C
38' - 10 " 71' - 2 " 73' - 8 " 42' - 4" 64' - 0"
L
C
110' - 0" 180' - 0"
BROADWAY L2 LEVEL PLAN N AG LE PL AC E

DESIGN PROGR ESS BROADWAY
23' - 0" 16' - 0"
58' - 6"
62' - 0"
EN T RIES / EX ITS KEY
20' - 6"
RESIDENTIAL
128' - 0"
128' - 0"
22' - 6"
47' - 0"
19' - 6"
19' - 0"
16' - 0"
16' - 0"
COMMERCIAL
C
L
S PACE F UNCTION KEY
64' - 0"
16' - 0"
47' - 0"
46' - 6"
C
L
COMMERCIAL
LIVE-WORK
110' - 0" 72' - 6" 43' - 6" 64' - 0"
STUDIO
180' - 0"
L3-L6 TYP RESIDENTIAL LEVEL PLAN

N AG LE PL AC E
OPEN ONE BROADWAY
ONE BED
TWO BED
AMENITY (INTERIOR)
63' - 6"
64' - 0"
AMENITY (EXTERIOR)
CIRCULATION/BOH
128' - 0"
128' - 0"
9' - 0"
22' - 0"
19' - 6"
9' - 6"
PARKING
24' - 6"
0 20' 40' 80' 47' - 0" 29' - 0" 30' - 0" 4' - 0"
ROOF DECK ROOF DECK
46' - 0"
ROOF DECK AMENITY AMENITY

AMENITY
1"=40'-0"
110' - 0" 2' - 0"

180' - 0"
L7 UPPER LEVEL PLAN N AG LE PL AC E

SITE SEC TION
GREEN ROOF
OUTDOOR AMENITY
BROADWAY SITE NAGLE PL. CAL ANDERSON PARK
GREEN ROOF
OUTDOOR AMENITY
BROA DWAY
E. H OWE L L S T.
S O UTH NO RTH
NA GLE PL.
BROADWAY SITE NAGLE PL.
C A L A NDERSO N PA RK

SITE SEC TION
CAL ANDERSON PARK NAGLE PL. SITE BROADWAY
BROA DWAY
E. H OWE L L S T.
S O UTH NO RTH
NA GLE PL.

SITE SEC TION
L7
L7
L6
L6
L5
L5
L4
L4 GREEN ROOF
L3
L3
P2
L2
P1/L1
P1/L1
P2
SOUTH BUILDING E. HOWELL ST. NORTH BUILDING
BROA DWAY
E. H OW EL L ST.
SO UTH NO RTH
NA GLE PL.

L A N DSC A PE DES IG N
OV ER A LL SITE PL A N
LIG HT
R AIL
C A L A NDER SO N PA R K
S TR EETC AR
B R OADWAY
11TH S T
HOWELL NAG LE
PR I MA RY EA ST /WEST PEDEST R I A N C O R R I DO R

HOW ELL PL A N
SI T E FUR N I SH I N G S C ATEN A RY L I G H TI N G PA R K U N I T PAV ER S U P P OR T S PE DE S T R IAN S CALE
VI E W P O I N T
ANGLES CA
R R IE D T H R O
UGH
TO HOWEL
L STREET
B R OA DWAY
NA G LE
LAR G E S C A L E TR EES F LU S H S TR EET P R OF I L E
HOW ELL
L A N D S C A P E B U F F ER S
P OW ER S TATI ON
LAN E
BI K E
B OL L A R D L I G H TI N G
DESIGN RESPONSE
INITIAL CONCEPTS HOWELL STREET VIEW LOOKING EAST

BROA DWAY A ND N AGLE S TR EE TSC A PES
HOWELL STREET ELEVATION

B R OADWAY
NAG LE S T
HUGO HOUSE
11TH ST STREET
CHARACTER
BROADWAY STREET PLAN BROADWAY STREET CHARACTER NAGLE STREET INSPIRATION NAGLE STREET PLAN
1732 + 1812 + 1818 BROADWAY EDG 2 | | 11.01.2017

01.24.2018 | | EDG
PAGE
SLIP
47SHEET
HOW ELL S TR EE TSC A PE
CAL ANDERSON PARK
CAL ANDERSON PARK
8 ’- 0 ” 8 ’- 0 ” 18 - 0 ” 8 ’- 6”
PL ANT P E D PA R K I N G FLUSH T WO-WAY PL ANT PED PL ANT
ZO N E ZO N E L ANE/ T R AV E L L A N E ZO N E ZO N E ZO N E
PLANTING
6 6’- 0 ”
R I G H T O F WAY
PLANT PALETTE MODIFIED / SHARED ROADWAY HARDSCAPE MATERIALS

A NTIC I PATED DEPA RTU R ES

DEPA RTUR E R EQUES T #1 R EDUCED COMMERCI A L SPACE CEILING HEIGHT
LAN D U S E C O D E R EQ U I R EME NT
[ 23.4 7 A .0 0 8 .B. 4 ] - S T R E ET- L EVE L DE VE LOPME NT STA NDA RDS: N ON RESIDENTIAL STREET L EVEL REQUIREMENTS:
23.47.008.B.4: Height provisions for new structures or new additions to existing structures. Non-residential uses at street level shall have a floor-to-floor height of at least 13 feet.
PR O P O SE D D E PAR T U R E
To allow Commercial and Live-Work units along Nagle with minimum floor to floor heights of 9’-11” at North building and 11’-10” at South building.
PURPOSE: A departure is necessary in order to place Commercial uses floor levels at existing sidewalk grade along Broadway and Nagle, which reduces the floor to floor height
below 13’-0”. The project proposes to provide commercial use along Nagle to enhance the pedestrian experience along the park edge, contribute to eyes on the street and
interaction with passerbys.
GREEN ROOF
OUTDOOR AMENITY
BROADWAY SITE NAGLE PL. CAL ANDERSON PARK
SEE BUILDING SECTION PAGE

DEPA RTUR E R EQUES T #2 BL A NK FAC A DE SOUTH PROPERT Y
B R OA DWAY
LAN D U S E C O D E R EQ U I R EME NT
[ 23.4 7 A .0 0 8 .A . 2 . B - S T R E ET- L EVE L DE VE LOPME NT
STAN DA R D S: B L A N K FAC A D E S ]:
2.BLANK FACADES
b.Blank segments of the street-facing facade between 2 feet and 8 feet above the sidewalk
may not exceed 20 feet in width.
PR O P O SE D D E PAR T U R E
Increase maximum blank segments from 20’-0” in width to 28’-2” in
width along E. Howell St. E
AD
K FA C
BLAN
PURPOSE: Request to increase blank segments along E. Howell St. is tied S T.

E LL
to the existing condition of the Street Car Traction Power Substation at the NAGLE OW
PL. E. H
east end of the street. As the existing substation structure completely blocks
E. HOWELL S T.
18’-9” of the building and is only 11’ from the property line, the project team
is proposing the area directly behind the Substation to be a blank facade.
The remaining facade will include compliance with street level development
standards focusing on increasing the pedestian street condition through
glazing, landscape enhancements and attempting to pull visibility and focus
away from the Substation.
E. HO WE LL ST.
5' - 0"
28' - 2"
18' - 9"
4' - 0"
8' - 0"
4' - 0"
3' - 0"
0' - 11"
NA G L E PL . 0 8' 16' 32'
1/16"=1'-0"

A PPEN DIX
DES IG N G UIDELIN ES
DESIGN GUIDELINES
SE AT T LE DES IG N G UIDELINE C A PI T O L H I L L DESI G N G UI DEL I NES R E S P ON S E
CS1 C. TOPOGRAPHY
NATUR AL 1. Land Form: Use the natural topography and/or other desirable land forms
SYSTEMS AND SITE Building height responds to the natural topography by stepping
or features to inform the project design.
FEATURES down one floor on the east half overlooking the Park. The Broadway
2. Elevation Change: Use the existing site topography when locating commercial floors are set to align entries with street grade.
Use natural systems structures and open spaces on the site. Consider “stepping up or down”
and features of hillsides to accommodate significant changes in elevation. The elevation of the park informs the location of common amenity
the site and its
features. The second floor is near level with the park topography
surroundings as a
rather than below. Therefore the courtyard sits above the Nagle
star ting point for D. PLANTS AND HABITAT street level.
project design.
1. On-Site Features: Incorporate on-site natural habitats and landscape
elements such as: existing trees, native plant species or other vegetation into On-site rooftop amenity terraces have been oriented to the east,
project design and connect those features to existing networks of open spaces facing Cal Anderson Park. The rooftops, both occupied and
and natural habitats wherever possible. Consider relocating significant trees and unoccupied, will include planters and green roof areas and will serve
vegetation if retention is not feasible. as an extension of the public open space.
2. Off-Site Features: Provide opportunities through design to connect to
The project’s design response for the Howell Street right of way
off-site habitats such as riparian corridors or existing urban forest corridors.
completes a gap in an allee of trees running through the center of
Promote continuous habitat, where possible, and increase interconnected
Cal Anderson Park which continues west across Broadway Avenue
corridors of urban forest and habitat where possible.
to a pedestrian plaza. In addition, the Howell Street right of way will
include significant shrubs and perennial understory plants to support
native pollinators pulling the garden plantings at the park entry up
towards Broadway and inviting pedestrians to a pathway towards Cal
Anderson.
PARK PEAK ELEVATION: NAGLE ST. SPOT

APPROX. 332’- 0” ELEVATION : 324’- 3”
T.O. LOWER COUTYARD

ELEVATION : 335’- 0”
RETAINING WALL
SITE SECTION THROUGH PARK ALLEE

SITE SECTION THRU PARK AND COURTYARD AT NORTH BUILDING OF TREES

DESIGN GUIDELINES
CS2 A. LOCATION IN THE CITY AND NEIGHBORHOOD I. Streetscape Compatibility

URBAN PATTERN 1. Sense of Place: Emphasize attributes that give Seattle, the neighborhood,
AND FORM Neighborhood Priority: Maintain and enhance the character and function of a mixed-use, pedestrian-oriented urban Located on Howell, the only direct street connection from Broadway
and/or the site its distinctive sense of place. Design the building and open spaces village. The character of a neighborhood is often defined by the experience of walking along its streets. How buildings to the heart of Cal Anderson Park, the orthogonal building corners
Strengthen the most to enhance areas where a strong identity already exists, and create a sense of meet the sidewalk helps determine the character, scale and function of the streetscape. The siting of a new building act as a gateway transition from the commercial corridor to the
desirable forms, place where the physical context is less established. should reinforce the existing desirable spatial characteristics of the Capitol Hill streetscapes. neighborhood’s largest public open space. Locating retail entries
characteristics, 2. Architectural Presence: Evaluate the degree of visibility or architectural at the corners will charge the gateway with pedestrian activity.
and patterns of the presence that is appropriate or desired given the context, and design The siting of buildings should acknowledge and reinforce the existing desirable spatial characteristics of the right-of-way. Commercial storefronts in canted walls ease the corner transitions
streets, block faces, accordingly. for enhanced pedestrian space. The corner massing above reflects
and open spaces V. Multiple Frontages: For buildings that span a block and “front” on two streets, each street frontage should receive the neighborhood vernacular of expressed structural grid to mark the
in the surrounding individual and detailed site planning and architectural design treatments to complement the established streetscape important neighborhood gateway.
area. B. ADJACENT SITES, STREETS, AND OPEN SPACES character.
1. Site Characteristics: Allow characteristics of sites to inform the design, The project engages three distinct streetscape environments, with
especially where the street grid and topography create unusually shaped lots unique responses appropriate for each one.
that can add distinction to the building massing. II. Corner Lots
The Broadway streetscapes embrace the vibrant retail corridor
2. Connection to the Street: Identify opportunities for the project to make Neighborhood Priority: Maintain and enhance the character and function of a mixed-use, pedestrian-oriented urban with robust paving, widened sidewalks, transparent storefronts
a strong connection to the street and carefully consider how the building will village. Capitol Hill’s small-scale blocks provide numerous opportunities for special corner treatments. Prominent with multiple entry points, overhead canopies, wide bay rhythm of
interact with the public realm. building entries and landscaped courtyards create interesting focal points at each corner. structural columns, and preservation of the existing large canopy
3. Character of Open Space: Contribute to the character and proportion of Buildings on corner lots should be oriented to the corner and public street fronts. Parking and automobile access should trees.
surrounding open spaces. be located away from the corners.
Howell Street provides a physical extension of the Cal Anderson
Park materials and plant palette to extend the valued public open
C. RELATIONSHIP TO THE BLOCK space. Building massing holds the urban street edge to reinforce the
1. Corner Sites: Corner sites can serve as gateways or focal points; both gateway.
require careful detailing at the first three floors due to their high visibility from
two or more streets and long distances. Nagle Street responds with a strong pedestrian character and smaller
scale, appropriate for residential live-work units that access from the
street. The retail use that has been added at the corners of Howell
and Nagle are a direct reflection of the neighborhood’s desire for
intimate, quality business to activate and enhance Cal Anderson Park.
HOWELL
NAG
HOWELL
LE P
Y L
D WA
OA
BR
PEDESTRIAN VIEW FROM WEST (SCC CAMPUS) PEDESTRIAN VIEW FROM CAL ANDERSON PARK AERIAL VIEW FROM NW AERIAL VIEW FROM NE

DESIGN GUIDELINES
CS3 A. EMPHASIZING POSITIVE NEIGHBORHOOD ATTRIBUTES I. Architectural Concept and Consistency

ARCHITECTUR AL 1. Fitting Old and New Together: Create compatibility between new
CONTEXT AND Neighborhood Priority: Preserve and augment the neighborhood’s architectural qualities, historic character and The architectural character of the neighborhood is defined by
projects and existing architectural context, including historic and modern pedestrian scale. There are many elements in the Capitol Hill neighborhood that lend to its unique and thriving tripartite facade arrangement, brick facades expressing structural
CHAR ACTER designs, through building articulation, scale and proportion, roof forms, character, especially its active street life. There are a variety of ways—architectural concept, human scale and high- frames and transparent pedestrian level storefronts holding the street
Contribute to detailing, fenestration, and/or the use of contemporary materials. quality materials—that can honor this architectural context. edge – accommodating a range of large and small commercial tenants.
the architectural 2. Contemporary Design: Explore how contemporary designs can
character of the contribute to the development of attractive new forms and architectural Building design elements, details and massing should create a well proportioned and unified building form and exhibit The proposed design concept responds to this historic character
neighborhood. styles; as expressed through use of new materials or other means. form and features identifying the functions within the building. In general, the roof line or top of the structure should be by creating a defined pedestrian base, a middle field and a top held
clearly distinguished from its façade walls. within an expressed structural frame. The structural frame is used to
3. Established Neighborhoods: In existing neighborhoods with a well-
identify the different components of the facade, gateways, residential
defined architectural character, site and design new structures to complement
BOARD RECOMMENDATIONS - MASSING entries, and edges of the development. Within the structural frame
or be compatible with the architectural style and siting patterns of
angled planes draw on angular geometries of park features to add
neighborhood buildings.
a unique character at the park gateway. The structural frame holds
4. Evolving Neighborhoods: In neighborhoods where architectural character EDG BOARD RECOMMANDTION:
- OPPOSED TO LOOMING CONDITION AT
the angled planes along Broadway, however the angles break out of
is evolving or otherwise in transition, explore ways for new development TWO-STORY
to BASE OVERHANG (CS2-B, CS2-C, the frame in sections on Howell and Nagle to convey movement and
establish a positive and desirable context for others to build upon in the future.
DC2-D) activity of the Park.
- WOULD LIKE TO SEE HOW THIS PROJECT
B. LOCAL HISTORY AND CULTURE BECOME PART OF THE BUILT STREET WALL
AROUND THE PARK ‘ROOM’, TO DEFINE THIS The larger north parcel scale is broken down through the
1. Place-making: Explore the history of the site and neighborhood as FOCAL POINT (CS2-B, CS2-C, CS3-B, PL2-D, introduction of east facing terraced courtyards fronting the Park.
a potential place-making opportunity. Look for historical and cultural DC2-D)
Recognizing that the north end of the park is elevated 6’-8’ above
significance, using neighborhood groups and archives as resources. the adjacent streets the building terrace is at the second level to
RESPONSE:
2. Historical/Cultural References: Reuse existing structures on site where - THE DEVELOPED DESIGN GROUNDS THE look onto the park while the first floor responds to the pedestrian
feasible as a means of incorporating historical or cultural elements into theUNDULATING MASSING CONCEPT WITH A walks adjacent to the site. Building scale is further broken down
CONTEXTUAL BRICK GRID THAT STEPS
new project. DOWN FROM THE CORNERS OF THE with a variety of Juliette balconies along Broadway in response to its
STRUTURE CREATING AN INTERACTIVE busy commercial environment and decks along Howell and Nagle to
PEDESTRIAN SCALED DESIGN ALONG THE encourage people watching opportunities for Park overlooks.
PARK
EDGE IS MAINTAINED ALONG NAGLE The project’s neighbor to the east, Cal Anderson Park, was originally
INTRODUCING A RETAIL SPACE AT THE identified by the Olmstead Brothers as a part of the city-wide
NORTH STRUCTURE AND MAINTAINING A connection of open space that would become Seattle’s Park System.
ROW OF LIVE/WORK UNITS ALONG THE PARK While Cal Anderson was not designed by the Olmsted’s, the plan
EDGE character, hardscape details and simple geometries reflect their
BEFORE: SOUTH-EAST CORNER OF NORTH BUILDING legacy.
PROPOSED: SOUTH-EAST CORNER Howell
OF NORTH Street landscaping proposes an extension of the park
BUILDING
language to reinforce this history and connection.
INSPIRATION INSPIRATION
CAL ANDERSON
REFLECTING POOL
NAGLE PL
HOWELL
T.
LL S
BRO
WE
ADW
O
E. H
NORTH BUILDING SOUTH BUILDING

AY
BROADWAY
CAL ANDERSON PARK GEOMETRIES ANGULAR, ORGANIC

BEFORE: AERIAL VIEW FROM BROADWAY BRICK TEXTURE NEIGHBORHOOD
PROPOSED: CHARACTER
AERIAL VIEW FROM BROADWAY - EXPRESSED STRUCTURAL FRAMES
FACADE

DESIGN GUIDELINES
SE ATTLE DES IG N G UIDELINE C A PI T O L H I L L DESI G N G UI DEL I NES R E S P ON S E
PL1 A. NETWORK OF OPEN SPACES

CONNECTIVIT Y 1. Enhancing Open Space: Design the building and open spaces to positively contribute to a
The Broadway streetscape continues the wide sidewalk appropriate
Complement and broader network of open spaces throughout the neighborhood.
for a busy retail corridor. Residential and commercial entries are
contribute to the 2. Adding to Public Life: Seek opportunities to foster human interaction through an increase recessed to provide additional room for pedestrian movements and
network of open in the size and/or quality of project-related open space available for public life. opportunity for pedestrian amenities. Angled commercial storefront
spaces around
at the intersection of Broadway and Howell accommodates increased
the site and the
B. WALKWAYS AND CONNECTIONS pedestrian amenity area highlighting the prominent gateway.
connections among
Pedestrian canopies along Nagle and Broadway will allow the
them. 1. Pedestrian Infrastructure: Connect on-site pedestrian walkways with existing public sidewalk open spaces to be all season spaces.
and private pedestrian infrastructure, thereby supporting pedestrian connections within and
outside the project Howell Street proposes a widened sidewalk on the north side of
2. Pedestrian Volumes: Provide ample space for pedestrian flow and circulation, particularly the street, which provides the best connection from the park to the
in areas where there is already heavy pedestrian traffic or where the project is expected to add project and multiple transit stops and stations to the north of the site.
or attract pedestrians to the area The street will also have added width to accommodate increased
landscape to enhance the connection to the park open space.
3. Pedestrian Amenities: Opportunities for creating lively, pedestrian oriented open spaces
to enliven the area and attract interest and interaction with the site and building should be
Catenary lighting and unit pavers in lieu of a typical concrete sidewalk
considered.
provides an enhanced pedestrian experience at Howell Street.
The Broadway streetscape will reinstall the signature tile inlay and
maintain the large existing tree canopy.
BROADWAY VIEW LOOKING SOUTH

STREET CHARACTER TILE INLAY CATENARY LIGHTING HOWELL STREET ENHANCED RIGHT OF WAY

DESIGN GUIDELINES
SE ATTLE DES IG N G UIDELINE C A PI T O L H I L L DESI G N G UI DEL I NES R ESP ON S E
PL2 B. SAFETY AND SECURITY III. Personal Safety and Security

WALK ABILIT Y 1. Eyes on the Street: Create a safe environment by providing lines of sight and encouraging
i. Project design should consider opportunities for enhancing personal safety and security Maximizing transparency along pedestrian frontages through placement of
Create a safe and natural surveillance through strategic placement of doors, windows, balconies and street-level uninterrupted commercial and live-work spaces supports eyes on the street
in the environment under review.
comfor table walking uses. surveillance. Entries will be held within 4’ of the sidewalk and are arranged with
environment that is 2. Lighting for Safety: Provide lighting at sufficient lumen intensities and scales, including frequency to prevent alcoves or areas of blank facades.
ii. Provide a clear distinction between pedestrian traffic areas and commercial traffic areas
easy to navigate and pathway illumination, pedestrian and entry lighting, and/or security lights. through the use of different paving materials or colors, landscaping, etc.
well-connected to The addition of site responsive pedestrian lighting, building mounted over the
existing pedestrian 3. Street-Level Transparency: Ensure transparency of street-level uses (for uses such as
Howell Street north sidewalk, will further support personal safety around the
walkways and nonresidential uses or residential lobbies), where appropriate, by keeping views open into
project.
features. spaces behind walls or plantings, at corners, or along narrow passageways. Choose semi-
transparent rather than opaque screening.
The building massing; with its expressed structural frame held to the property
line, enhances the street intersections as a gap in the street wall and highlights the
D. WAYFINDING park gateway.
1. Design as Wayfinding: Use design features as a means of wayfinding wherever possible,
and provide clear directional signage where needed. The facade design incorporates a hierarchy of horizontal brick bands to
differentiate the residential building entry points from commercial frontages.
BROADWAY VIEW LOOKING NE NAGLE VIEW LOOKING SW VIEW AT BROADWAY LOOKING EAST BROADWAY AERIAL
STREET LEVEL TRANSPARENCY BUILDING MASSING AT GATEWAY BUILDING MASSING AT RESIDENTIAL ENTRIES

BOARD RECOMMENDATIONS - STREETSCAPE AND EDGES
DESIGN GUIDELINES
SE ATTLE DES IG N G UIDELINE C A PI T O L H I L L DESI G N G UI DEL I NES R ESP ON S E
PL3 B. RESIDENTIAL EDGES I. Human Activity EDG BOARD RECOMMANDTION:

STREET-LEVEL 1. Security and Privacy: Provide security and privacy for residential buildings through the use of Neighborhood Priority: Maintain and enhance - USEtheANGLES
characterTOandFRAME AND
function of a mixed- The Broadway street level is designed with a traditional rhythm of expressed
INTER ACTION a buffer or semi-private space between the development and the street or neighboring buildings. use, pedestrian-oriented urban village. CapitolHIGHLIGHT THE HOWELL
Hill’s commercial GATEWAY
corridors are among structural columns and recessed storefront and entries providing opportunities
Encourage human Consider design approaches such as elevating the main floor, providing a setback from the (CS2,
the liveliest pedestrian environments in the city. TheDC3, Capitol
mix of Hill CS2-1-v)
small-scale storefronts that for retail to spill out and room to accommodate the high volume of pedestrians.
interaction and sidewalk, and/or landscaping to indicate the transition from one type of space to another. house retail, restaurants, and services attract- residents
CREATE and NODEvisitors on a daily basis.
AT HOWELL (CS2-C-1, To reinforce the Park gateway the ground level pulls back for enhanced
activity at the Proper site planning reinforces the existing pedestrian orientation of the neighborhood.
DC3-B-3, Capitol Hill CS2-1-v) pedestrian volumes at the intersection with Howell. Retail and Live-work units
2. Ground-level Residential: Privacy and security issues are particularly important in buildings
street-level with will allow for flexibility in the future and contribute to increased pedestrian
with ground-level housing, both at entries and where windows are located overlooking the street New development should be sited and designed to encourage human activity on the
clear connections to RESPONSE: activity and security along Nagle. Storefronts along all three frontages will be
and sidewalk. Consider providing a greater number of transition elements and spaces, and choose street.
building entries and developed to maximize transparency.
materials carefully to clearly identify the transition from public sidewalk toCOMPRESSED
private residence. i. Provide for sidewalk retail opportunities- STEPPING BRICK
and connections by FACADES
allowing forCREATES
the
edges. FEELING A departure is requested to address the height of live work units on Nagle
3. Buildings with Live-Work Units: Maintain active and transparent facades in the design opening of the storefront to the street andHIERARCHY TO HIGHLIGHT
displaying goods HOWELL
to the pedestrian.
STREET AS A GATEWAY which is restricted by the grade change between Broadway and OPENNagle. A second
of live/work residences. Design the first floor so it can be adapted to other commercial use as ii. Provide for outdoor eating and drinking opportunities on the sidewalk by allowing
- RECESSED ANGLED CORNER RETAIL departure is requested at the south side of Howell in response FEELING
to the Streetcar
needed in the future. restaurant or café windows to open to the sidewalk and installing outdoor seating Substation and code required ventilation.
4. Interaction: Provide opportunities for interaction among residents and neighbors. while maintaining pedestrian flow. SPACES OPEN TO CREATE A NODE
ENCOURAGING PEDSTRIAN Small scale retail has been incorporated into all four prominent corners of
iii. Install clear glass windows along the sidewalk to provide visual
MOVEMENT TOWARDS THE PARKaccess into the the site, enlivening the streetscape and providing a meaningful way for the
C. RETAIL EDGES retail or dining activities that occur inside. Do not block views into the interior
- HORIZONTAL BALCONY PROJECTIONS neighborhood to engage with the site.
spaces with the backs of shelving units or with posters.
1. Porous Edge: Engage passersby with opportunities to interact visually with the building REINFORCE THE CORNER AND
interior using glazing and transparency. Create multiple entries where possible and make a PROMOTE DIRECTIONAL MOVEMENT
BEFORE: HOWELL AND THE PARK FROM BROADWAY CURRENT: HOWELL AND
physical and visual connection between people on the sidewalk and retail activities in the building. TOWARDS THE PARK.
2. Visibility: Maximize visibility into the building interior and merchandise displays. Consider fully
operational glazed wall-sized doors that can be completely opened to the street, increased height
in lobbies, and/or special lighting for displays.
3. Ancillary Activities: Allow space for activities such as sidewalk vending, seating, and
restaurant dining to occur. Consider setting structures back from the street or incorporating
space in the project design into which retail uses can extend.
S - STREETSCAPE AND EDGES

- ACTIVATE USES, HIGH TRANSPARENCY,
LIGHTING AND CLEAR SIGHT LINES
- ACTIVATE NAGLE BY INCLUDING
COMMERCIAL USES
EDG BOARD RECOMMANDTION: (CS2-A, CS2-B, PL1-B, PL2-B, PL3-B,
- USE ANGLES TO FRAME AND
PL3-C)
78' - 2"
81' - 10 "
HIGHLIGHT THE HOWELL GATEWAY

UP
UP DN
(CS2, DC3, Capitol Hill CS2-1-v)

- CREATE NODE AT HOWELL (CS2-C-1, RESPONSE:
128' - 0"
128' - 0"
BIKES
DC3-B-3, Capitol Hill CS2-1-v) - REDUCED SETBACKS AND

TRASH
INTRODUCED MORE TRANSPARENCY

TRASH
BIKES
DN
RESPONSE: ALONG NAGLE TO THE STREET ALONG

C
L
COMPRESSED - STEPPING BRICK FACADES CREATES THE PARK.

45' - 10"
FEELING
49' - 10"
HIERARCHY TO HIGHLIGHT HOWELL - IN LIEU OF RECESSED RESIDENTIAL COMMERCIAL FRONTAGE - STOR

46' - 2 "
EFRONT
28' - 2"
STREET AS A SS
GATEWAY UNITS, A CORNER RETAIL SPACE,
TRANSF.
OPEN
16' - 0"
RECE
TRANSF.
ED RESIDENTI
LOBBY
RES.
AL
- RECESSED ANGLED CORNER UN ITS WITH STOO
RETAIL FEELING
LIVE/WORK UNITS AND A NORTH LIVE/WORK
4' - 0"
PS
UNITS RETAIL
SPACES OPEN TO CREATE A NODE LIVE/WORK UN
3' - 0"
RESIDENTIAL LOBBY ACTIVATE NAGLE CORNER ITS

RESIDENTIAL
ENCOURAGING PEDSTRIAN
38' - 10 " 71' - 2 "
PLACE FRONTAGE ACROSS FROM THE

L
C 142' - 9" 21' - 9" 15' - 6"
LOBBY
110' - 0"
180' - 0"
MOVEMENT TOWARDS THE PARK PARK.

- HORIZONTAL
N AG LE PL AC E BALCONY PROJECTIONS
REINFORCE
BEFORE: NORTH-WEST CORNER THE CORNER
FROM THE AND
PARK AND NAGLE CURRENT: NORTH-WEST CORNER
LIVEWORK UNITS POUROUS EDGES VISIBILITY
FROM BROADWAY PROMOTE DIRECTIONAL MOVEMENT CURRENT: HOWELL AND THE PARK FROM BROADWAY
TOWARDS THE PARK.

DESIGN GUIDELINES
SE AT TLE DES IG N G UIDELINE C A PI T O L H I L L DESI G N G UI DEL I NES R ESPO N S E
DC2 B. ARCHITECTURAL AND FACADE COMPOSITION

ARCHITECTUR AL 1. Facade Composition: Design all building facades—including alleys and visible roofs— Building facades have been designed to respond to the scale of the adjacent street and
CONCEPT considering the composition and architectural expression of the building as a whole. Ensure its use. Broadway has a linear tripartite expression within a structurally expressed frame
Develop an that all facades are attractive and well proportioned. holding the street edge in keeping with surrounding Commercial buildings. Howell and
architectural Nagle use a combination of the expressed structural frame and angular planes to break
2. Blank Walls: Avoid large blank walls along visible façades wherever possible. Where
concept that will down the facades to respond to the adjacent park and dominant pedestrian open spaces.
expanses of blank walls, retaining walls, or garage facades are unavoidable, include uses or
result in a unified design treatments at the street level that have human scale and are designed for pedestrians Blank walls are limited to areas of the building for Electrical transformer, parking garage
and functional entry, and exhaust. These areas are located away from the corner intersections to reduce
design that fits their visual presence. The exception is the area of blank wall proposed behind the Streetcar
well on the site C. SECONDARY ARCHITECTURAL FEATURES
Substation at Howell.
and within its 1. Visual Depth and Interest: Add depth to facades where appropriate by incorporating
surroundings. Using a brick clad expressed structural frame, in keeping with existing neighborhood
balconies, canopies, awnings, decks, or other secondary elements into the façade design.
buildings, provides visual depth as the frame in fill are recessed. Incorporating the angular
Add detailing at the street level in order to create interest for the pedestrian and encourage
geometries from the Park creates added depth at frame in fill locations. Balconies and
active street life and window shopping (in retail areas). BOARD RECOMMENDATIONS - MASSING canopies are incorporated on Broadway to respond to the active commercial facade
2. Dual Purpose Elements: Consider architectural features that can be dual purpose— while bolt-on and roof decks are incorporated on the Howell and Nagle façades to create
adding depth, texture, and scale as well as serving other project functions. enhanced resident and pedestrian interaction. Retail and live-work spaces along Nagle have
3. Fit with Neighboring Buildings: Use design elements to achieve a successful fitTO LOOMING CONDITION AT a variety of canopy scales.
- OPPOSED
between a building and its neighbor. TWO-STORY BASE OVERHANG (CS2-B, CS2-C, Human scale is introduced in the brick cladding, wall panel joint patterns, storefront and
DC2-D)
- WOULD LIKE TO SEE HOW THIS PROJECT above grade window patterning, paving accent tiles, and sidewalk pavers.
D. SCALE AND TEXTURE BECOME PART OF THE BUILT STREET WALL
AROUND THE PARK ‘ROOM’, TO DEFINE THIS
1. Human Scale: Incorporate architectural features, elements, and detailsFOCAL that are of (CS2-B, CS2-C, CS3-B, PL2-D,
POINT
DC2-D)
human scale into the building facades, entries, retaining walls, courtyards, and exterior
spaces in a manner that is consistent with the overall architectural concept.RESPONSE:
- THE DEVELOPED DESIGN GROUNDS THE
2. Texture: Design the character of the building, as expressed in the form,UNDULATING
scale, and MASSING CONCEPT WITH A
materials, to strive for a fine-grained scale, or “texture,” particularly at theCONTEXTUAL
street level BRICK
and GRID THAT STEPS
other areas where pedestrians predominate. DOWN FROM THE CORNERS OF THE
STRUTURE CREATING AN INTERACTIVE
PEDESTRIAN SCALED DESIGN ALONG THE
E. FORM AND FUNCTION PARK
EDGE
1. Legibility and Flexibility: Strive for a balance between building legibility andIS flexibility.
MAINTAINED ALONG NAGLE
INTRODUCING A RETAIL SPACE AT THE
Design buildings such that their primary functions and uses can be readily determined
from the exterior, making the building easy to access and understand. At the sameSTRUCTURE
NORTH time, AND MAINTAINING A
design flexibility into the building so that it may remain useful over time even
ROWasOFspecific
LIVE/WORK UNITS ALONG THE PARK
EDGE
programmatic needs evolve.
OPEN
ST.
BRO
ELL
OW
FEELING ADW
E. H
AY
BEFORE: AERIAL VIEW FROM BROADWAY NEIGHBORHOOD

PROPOSED: CHARACTER
AERIAL VIEW FROM BROADWAY - EXPRESSED STRUCTURAL FRAMES
CURRENT: HOWELL AND THE PARK FROM BROADWAY
DESIGN GUIDELINES
SE AT T L E DES IG N G UIDELINE C A PI T O L H I L L DESI G N G UI DEL I NES R ESPO N S E
DC3 B. OPEN SPACE USES AND ACTIVITIES I. Residential Open Space

OPEN SPACE 1. Meeting User Needs: Plan the size, uses, activities, and features of each open Neighborhood Priority: Maintain and enhance the character and function of a mixed-use, Expected users and activities have been determined through project planning
CONCEPT space to meet the needs of expected users, ensuring each space has a purpose and pedestrian-oriented urban village. With one of the highest residential densities in the city, and neighborhood engagement to be most supportive to the overall community
Integrate open function. Capitol Hill’s neighborhoods are remarkably green. Street trees and private landscaping and site users. Frontage along Broadway is designed to minimize the residential
space design with contribute to this pleasant environment. Redevelopment should retain and enhance open entries, maintain as large and contiguous retail tenant spaces to provide flexibility to
2. Matching Uses to Conditions: Respond to changing environmental conditions
the design of the space and landscaping. accomodate either large tenants or broken down into small tenant spaces. Howell is
such as seasonal and daily light and weather shifts through open space design and/
building so that each treated with commercial uses at the corners and residential uses and entries as infill
or programming of open space activities. For example, place outdoor seating Residential projects should be sited to maximize opportunities for creating usable, attractive,
complements the along the sloped street section. Nagle frontage combines grade related Live-Work
and gathering areas where there is sunny exposure and shelter from wind. Build well-integrated open space.
other. units with residential uses and amenity open space above the street to create a lively
flexibility into the design in order to accommodate changes as needed; e.g. a south- i. Incorporate quasi-public open space with new residential development or redevelopment, pedestrian park edge.
facing courtyard that is ideal in spring may become too hot in summer, necessitating with special focus on corner landscape treatments and courtyard entries.
a shift of outdoor furniture to a shadier location for the season. Light and sun exposure have influenced the overall landscape design to ensure the site
ii. Create substantial courtyard-style open space that is visually accessible to the public view. feels safe, provide the most efficient connections for pedestrians and responds to the
3. Connections to Other Open Space: Site and design project-related open
iii. Set back development where appropriate to preserve a view corridor. microclimates of the site.
spaces should connect with, or enhance, the uses and activities of other nearby
public open space where appropriate. Look for opportunities to support uses and iv. Set back upper floors to provide solar access to the sidewalk and/or neighboring The project’s neighbor to the east, Cal Anderson Park, was originally identified
activities on adjacent properties and/or the sidewalk. properties. by the Olmsted Brothers as a part of the city-wide connection of open space that
would become Seattle’s Park System. While Cal Anderson was not designed by the
4. Multifamily Open Space: Design common and private open spaces in v. Mature street trees have a high value to the neighborhood and departures from Olmsteds, the plant character, hardscape details and simple geometries reflect their
multifamily projects for use by all residents to encourage physical activity and social development standards that an arborist determines would impair the health of a mature tree legacy. Howell Street proposes an extension of the park language to reinforce this
interaction. Some examples include areas for gardening, children’s play (covered and are discouraged. history and connection.
uncovered), barbeques, resident meetings, and crafts or hobbies.
vi. Use landscape materials that are sustainable, requiring minimal irrigation or fertilizer. Rooftop terraces on both buildings will provide a range of options for residents to
vii. Use porous paving materials to enhance design while also minimizing stormwater run-off. interact. The spaces will accommodate passive recreation and food prep areas for
larger groups, as well as seating areas overlooking and connecting to Cal Anderson
Park.
78' - 2"
81' - 10 "
UP DN
UP
128' - 0"
128' - 0"
BIKES
TRASH
TRASH
BIKES
DN
CAL ANDERSON
REFLECTING POOL
C
L
INSPIRATION
45' - 10"
49' - 10"
46' - 2 "
28' - 2"
NAGLE PL
TRANSF.
16' - 0"
TRANSF.
LOBBY
RES.
4' - 0"
HOWELL
3' - 0"
NORTH BUILDING SOUTH BUILDING 38' - 10 "
L
C
71' - 2 "
142' - 9" 21' - 9" 15' - 6"
110' - 0"
180' - 0"
BROADWAY
N AG LE PL AC E
NAGLE FRONTAGE ENGAGEMENT
OPEN SPACE ADJACENT
SITE SECTION PARK
THRU PARK AND COURTYARD AT NORTH BUILDING

DESIGN GUIDELINES
SE AT TLE DES IG N G UIDELINE C A PI T O L H I L L DESI G N G UI DEL I NES R ESPO N S E
DC4 A. BUILDING MATERIALS I. Height, Bulk, and Scale

EXTERIOR 1. Exterior Finish Materials: Building exteriors should be constructed of durable and i. Masonry and terra cotta are preferred building materials, although other materials The building steps up toward Broadway, or rather down towards Cal Anderson Park,
ELEMENTS AND maintainable materials that are attractive even when viewed up close. Materials that may be used in ways that are compatible with these more traditional materials. creating a well-proportioned mass viewed from the Park with the introduction of
FINISHES have texture, pattern, or lend themselves to a high quality of detailing are encouraged. The Broadway Market is an example of a development that blends well with its the courtyard along the north structure. High quality materials such as brick will be
Use appropriate surroundings and includes a mixture of materials, including masonry. incorporated at ground level and extend up at prominent building features to break up
2. Climate Appropriateness: Select durable and attractive material that will age well
and high quality the building’s bulk and enhance pedestrian scale and interest. A variety of window sizes
in Seattle’s climate, taking special care to detail corners, edges, and transitions. Highly
elements and and balcony types with varied locations are proposed to add additional levels of scale and
visible features, such as balconies, grilles and railings should be especially attractive, well
finishes for the modulation to the facades.
crafted and easy to maintain. Pay particular attention to environments that create harsh
building and its open conditions that may require special materials and details, such as marine areas or open The project plans to utilize high quality and durable materials that are appropriate for
spaces. or exposed sites. retail, live-work units and residential expression. The team is studying a palate of brick,
cement composite and metal panel, anodized aluminum storefront at commercial
C. LIGHTING
frontages and vinyl windows at residential units. Color selection and distribution is still
1. Functions: Use lighting both to increase site safety in all locations used by being explored.
pedestrians and to highlight architectural or landscape details and features such as
Building lighting will highlight the adjacent pedestrian walkways and building entries.
entries, signs, canopies, plantings, and art.
Catenary lighting is proposed over the sidewalk on the north side of Howell as well as
2. Avoiding Glare: Design project lighting based upon the uses on and off site, taking on the roof top amenity open spaces. Lighting will be incporporated into the commercial
care to provide illumination to serve building needs while avoiding off-site night glare areas through soffit lighting or wall mounted up / down lighting. All residential decks will
and light pollution have wall mounted lighting.
D. TREES, LANDSCAPE, AND HARDSCAPE MATERIALS Plant material has been selected based on appropriate hardiness for the urban area, to
1. Choice of Materials: Reinforce the overall architectural and open space design provide a clear extension of the plant palette from Cal Anderson Park, and to maximize
concepts through the selection of landscape materials. the environmental benefits to the neighborhood.
2. Hardscape Materials: Use exterior courtyards, plazas, and other hard surfaced A smaller, pedestrian-scale paver is proposed as an extension of the park materials on
areas as an opportunity to add color, texture, and/or pattern and enliven public areas Howell Street. Concrete patterning and texture will accentuate residental entries and
with distinctive and durable paving materials. Use permeable materials wherever provide interest around the site.
possible. Plants have been selected to be appropriate for the urban environment and reduce the
3. Long Range Planning: Select plants that upon maturity will be of appropriate size, need for pruning and ongoing maintenance.
scale, and shape to contribute to the site as intended. The project’s design response for the Howell Street right of way completes a gap in an
4. Place Making: Create a landscape design that helps define spaces with significant allee of trees running through the center of Cal Anderson Park and continuing west across
elements such as trees. Broadway Avenue to a pedestrian plaza. In addition, the Howell Street right of way will
include significant shrubs and perennial understory plants to support native pollinators.
INSPIRATION
CATENARY LIGHTING

SUN SH A DOW S TUDIES
FALL/SPRING EQUINOX
9 am 12 pm 3 pm
SUMMER SOLSTICE WINTER SOLSTICE
9 am 12 pm 3 pm 9 am 12 pm 3 pm

NORTH SITE BELOW GR A DE PL A N (P2)
B ROA DWAY
N AG LE PL AC E
0’ 8’ 16’ 32’
1/ 16” = 1’- 0”

IN THE NE 1/4 OF SEC. 32, T. 25 N., R. 4 E.,W.M & IN THE SE 1/4 OF SEC. 29, T. 25 N., R. 4 E.,W.M
SURV E Y
CAL ANDERSON PARK
325. 9 ’ 32 2 . 6 5 ’ 3 2 2 . 1 8 ’ 320.54’
ADJACENT SEATTLE C E NTRA L

FUTURE TOD MULTIFAM ILY
SEATTLE
STREET CAR
7 STORY STRUCT URE
FITNESS BUILDING
TRANSFORMER
SUBSTATION
128’ – 0”
N OR TH SI TE S O U T H S IT E
LAND SURVEYORS & CIVIL ENGINEERS

BUSH, ROED & HITCHINGS, INC.
1-800-935-0508
(206) 323-4144
FAX# (206) 323-7135

EXISTING ONE
AND ONE-HALF
STORY FUNERAL
HOME
335. 1 7 ’ 33 4 . 6 1 ’ 3 3 3 . 8 9 ’
2009 MINOR AVE. EAST

331.61’
SEATTLE, Washington
180’ – 0” 110’ – 0”
98102-3513 WASHINGTON
AY AND E HOWELL ST
BROADWAY - MCRT
LAND TITLE SURVEY
KING COUNTY
BROA DWAY ELE VATION S
FUTURE CAP HILL T.O.D. SITE NORTH PROJECT SITE
BREAK LINE
1 EAST ELEVATION – NORTH
E. HOWELL ST
DENNY WAY
NORTH PROJECT SOUTH PROJECT SEATTLE CENTRAL

FUTURE CAP HILL T.O.D. SITE ACTIVITY CENTER
SITE SITE SEATTLE CENTRAL
BOOK STORE
BROADWAY
BREAK LINE
SOUTH PROJECT SITE
BREAK LINE
2 EAST ELEVATION – SOUTH

BROA DWAY ELE VATION S
SITE ACROSS SOUTH PROJECT SITE
BREAK LINE
1 WEST ELEVATION – SOUTH
E. HOWELL ST
SOUTH PROJECT
DENNY WAY
NORTH PROJECT SITE

SITE
BROADWAY
BREAK LINE
APT BLDG FUTURE APT LINK RAIL STATION PARKING
SEATTLE SEATTLE
101 BLDG 1833
CENTRAL CENTRAL
BROADWAY BROADWAY
COLLEGE COLLEGE
SITE ACROSS NORTH PROJECT SITE

BREAK LINE
2 WEST ELEVATION – NORTH

N AGLE PL. ELE VATION S
SITE ACROSS NORTH PROJECT SITE
BREAK LINE
1 EAST ELEVATION – NORTH
DENNY WAY
NAGLE PL.
E. HOWELL ST
BREAK LINE
NORTH PROJECT SOUTH PROJECT
SITE
SITE
SITE ACROSS SOUTH PROJECT SITE

BREAK LINE
2 EAST ELEVATION – SOUTH

N AGLE PL. ELE VATION S
SOUTH PROJECT SITE
BREAK LINE
DENNY WAY
NAGLE PL.
FUTURE CAP HILL T.O.D. SITE SEATTLE CENTRAL SEATTLE

NORTH PROJECT SOUTH PROJECT
E. HOWELL ST
ACTIVITY CENTER CENTRAL
SITE
SITE BOOK STORE
BREAK LINE
NORTH PROJECT SITE FUTURE CAP HILL T.O.D. SITE
BREAK LINE

E. HOW ELL S T. ELE VATIONS
NORTH PROJECT SITE
BROADWAY
NAGLE PL.
SEATTLE CENTRAL NORTH PROJECT
COLLEGE SITE
CAL ANDERSON
PARK
E. HOWELL ST
SOUTH PROJECT
SEATTLE CENTRAL
COLLEGE SITE
SOUTH PROJECT SITE


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MODERA BROADWAY

1732, 1812 + 1818 BROADWAY

1732+ 1812 + 1818 BROADWAY EDG | 01.24.2017 | PAGE 3

PROJ EC T STATI STI C S

PARKING 37,500 SF 8,800 SF

COMMERCIAL 18,000 SF 5,500 SF

RESIDENTIAL 81,500 SF 60,000 SF E PINE STREET

EXTERIOR AMENITY 5,200 SF 3,000 SF

1732 + 1812 + 1818 BROADWAY EDG 2 | 01.24.2018 | PAGE 4

C A PITOL HILL B ROADWAY

C A PITOL HILL CAL ANDERS ON

N E IGHB OR HOOD CHA RAC T ER

1732 + 1812 + 1818 BROADWAY EDG 2 | 01.24.2018 | PAGE 5

NORTH SITE: 125 SF | SOUTH SITE: 82 SF

1732 + 1812 + 1818 BROADWAY EDG 2 | 01.24.2018 | PAGE 6

CAL ANDERSON PARK

LOCATES: URBAN CENTER BOUNDARY BOYLSTON AVE.

LEGEND: CURRENT ZONING

E. OLIVE ST. E. OLIVE ST.

MULTIFAMILY MIDRISE (MR) NC3

MULTIFAMILY LOW-RISE (LR3)

MAJOR INSTITUTIONS (M1) E. PINE ST.

RESIDENTIAL/COMMERCIAL – MIDRISE (RC) NC3 M1

1732 + 1812 + 1818 BROADWAY EDG 2 | 01.24.2018 | PAGE 7

MAIN TRANSIT ROUTES

MINOR ARTERIAL STREETS

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B PATIOS & GATEWAYS C D AXIS E

A PATIOS & GATEWAYS F G H I J NATURE WITHIN STRUCTURE

K FOCAL POINTS L FOCAL POINTS M

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3 4 INSTITUTIONAL OPEN SPACE

East Design Review Board Meeting

Second Early Design Guidance (EDG) Meeting

Roger H Newell AIA Architect

7 SCALE VARIETY 8 HIGH VISIBILITY AROUND PARK 9 10

11 12 13 14 VARIETY OF ARCHITECTURAL STYLES 15

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RESIDENTIAL SCALE A GRADE RELATED RESIDENTIAL D LIVE-WORK SETBACKS F

G GATHERING SPACES H BLUR BOUNDARIES ART & DETAILS

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IN IMMEDI ATE CONTE X T 4

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East Design Review Board Meeting

Second Early Design Guidance (EDG) Meeting

Roger H Newell AIA Architect

HUGO HOUSE: DESIGN

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ACCENT CORNERS TRIPARTITE FACADE UNIQUE CORNER OVERHEAD PROTECTION

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SITE E. HOWELL ST.

PEDESTRIAN & BIKE

HIGHLY VISIBLE AREA OF SITE

PRIME SOLAR ACCESS

TRANSITION URBAN EDGE

OPEN SPACE DESIRED

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60’ 60’ 180’ 60’

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ZONING: MULTIFAMILY LOW-RISE 3M (LR3)

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50’ 32’ 32’ 56’ 40’

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