Harvard Avenue - Proposed New Residential Construction Project (SDCI #3025137) 1

SEATTLE DESIGN REVIEW

November 9, 2016 | Early Design Guidance Meeting 1
July 19, 2017 | Recommendation Meeting

2. Vicinity Map
3. Zoning Map
4. Existing Site Plan
5. Project Overview
6. Massing Overview
7. Height, Bulk, Scale - Setbacks
8. North Setback
9. South / East Setback
10. Entry Approach
11. Ground Floor Services
12. Drive Aisle and Garage Entry
13. Urban Pattern and Form
14. Street Level Interaction
15. Architectural Composition & Massing - Details
16. Northwest Perspective
17. Materials
18. Lighting
19. Signage
20. Proposed Site Plan
21. Landscape - Ground Floor Plan
22. Landscape - Roof Plan
23. Landscape - Plant Palette
24. Landscape - Design Elements
25. Plans
26. Roof Plan
27. Departure - Curb Cut
28. Departure - Loading Berth
29. Proposed Elevations
30. Proposed Elevations
31. Sun Studies

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
VICINITY MAP 2

BRO
ADW
AY E
WAY
E
IV AY
OL W
E
N NY
E
ED SITE

HAR
VAR
D AVE

BOY
LST
ON
AVE
E

ST
L
WEL
E HO
CAPITOL HILL AERIAL VIEW LOOKING NORTHEAST

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
ZONING MAP 3

9
5 1 2 3
CH Light Rail Station Seattle Community College Cal Anderson Park

6
8
9
SITE

3 4 5 6
611 E Howell St, 1820 Boylston Ave, SDCI 700 East Denny Way
4 SDCI #3016271 #3020247

N
7 8 9
2 7
The Broadway Building Pantages Apartments Lexicon Apartments

MIO-105-NC3-40 MIO-105-NC3P-40 NC3P-65 LR3

NC3-40 MR NC3P-40
Bus Stop

MIO-105-NC3-65 MR-RC NC3-65

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
EXISTING SITE PLAN 4
E DENNY STREET: ACCESS STREET TRAFFIC

BUS
LINE
SIGNAL

LIGHT RAIL CAL

ACE STATION ANDERSON
TWICE SOLD TALES BARBERSHOP PARK
PANTAGES PANTAGES
HOUSE APTS

HARVARD AVE: ACCESS STREET

BROADWAY E: COMMERCIAL CORRIDOR: MINOR ARTERIAL

MEZZO LIGHT RAIL
STATION
UNITS ORIENTED SOUTH
BOYLSTON AVE: ACCESS STREET
THE WINCHESTER
APARTMENTS

PROJECT SITE PAY TO PARK

SITE D
DS
AR FUTURE TOD
T OW IER
W N
VIE T. RAI PAY TO PARK
BOYLSTON PLACE M
APARTMENTS
BLANK FACADES SITE C
FUTURE TOD

SEATTLE CENTRAL
COLLEGE- SCIENCE
AND MATH BUILDING

SEATTLE CENTRAL
COLLEGE
NORTH PLAZA

E HOWELL STREET: ACCESS STREET

SEATTLE CENTRAL
COMMUNITY COLLEGE

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
PROJECT OVERVIEW 5
Project Description: This proposal is for a 6 story building with two stories which include 28 SEDU and one bedroom dwelling units located above four floors of hotel with 61
rooms. Parking for 15 vehicles will be located on one level of below grade parking with access off of Harvard Ave. The existing three story apartment
building will be demolished.
Project Number: 3025137
Parcel Numbers: 6003001290
Zones: NC3-40 (Neighborhood Commercial 3 - 40); MIO (Major Institution Overlay - 105)
Overlays: Capitol Hill Urban Center Village, Light Rail Station Overlay
Total Lot Area: 8,961 SF
Adjacent Properties: The property is adjacent to a five story residential building to the north, a parking lot to the east, and a 5 story educational building to the south.

Height Limit: 40
23.47A.012 4 additional allowed for parapets
15 additional for mechanical equipment
16 additional allowed for stair/elevator

23.47A.012.A.2 Areas of additional height Map A 23.47A.012 - For any lot within the designated areas shown on Map A for 23.47A.012, the height limit in NC zones or 65 MAX HEIGHT
C zones designated with a 40-foot height limit on the Official Land Use Map may be increased to 65 feet and may contain floor area as permitted for (RESIDENTIAL)
a 65 foot zone according to Section 23.47A.013, provided that all portions of the structure above 40 feet contain only residential uses, and provided that
no additional height is allowed under subsection 23.47A.012.A.1

FAR: NC3-65
23.47A.013 Table B 5.75

Setback: No Setback Requirements
23.47A.014

Amenity Area: 5% of total gross residential floor area 13,715 sf x .05 = 686 sf Provided: 7,235 sf
23.47A.024

Permitted Uses: Residential, Retail, Office 65

23.47A.004 Table A Residential 13,715 sf (28 units)
Lodging uses 25,759 sf (61 units)
Parking 7,954 sf (15 stalls)
Total 47,428 sf 127.78'
70.16
Street Level Basic Street-Level Requirements:
Development - Blank segments of the street-facing facade between 2-8 above sidewalk may not exceed 20 in width.
40 HOTEL HEIGHT
Standards: - Total of blank facade segments may not exceed 40% of the width of a street-facing facade.
(HOTEL/LODGING)
23.47A.008 - Street- level street-facing facades shall be located within 10 of the street lot line unless wider sidewalks, plazas, landscaped or open space is provided.
Non-Residential Street-Level Requirements:
- 60% of the street-facing facade between 2-8 above the sidewalk shall be transparent.
- Non-residential uses shall extend 30 deep average, 15 minimum deep from the street-level, street -facing facade
- Non-residential uses at street level shall have a minimum floor-to-floor height of 13

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
MASSING OVERVIEW 6

65 R
ESID
E NTIA
L
NC3-
40

BOARD FELT SAWTOOTH DESIGN DID

NOT RELATE TO OVERALL DESIGN
ZONING DIAGRAM EDG OPTION B EDG OPTION C

PROS
VOLUNTARY SETBACKS ALLOW FOR MORE DAYLIGHT AND NATURAL VENTILATION
SETBACKS ALLOW PLANTING AT NORTH AND SOUTH EDGE OF BUILDING
STRONG FACADE HELPS REINFORCE STREET EDGE
PARKING GARAGE ENTRANCE AT SOUTH MINIMIZES PEDESTRIAN CONFLICT
REDUCED CURB CUT WIDTH MAXIMIZES PEDESTRIAN ZONE
REVISED MASSING REVISED DESIGN

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
HEIGHT, BULK, SCALE - SETBACKS 7
The board recommended an increased north setback to provide relief for the Pantages Apartments.
The board suggested an increased southern setback would help with access to light and fresh air for residents.
The board favored design Option B
The building has been setback between 2-8to 10-8 from the North property line. This setback provides the Pantages with sunlight and natural ventilation and will be planted with native plant
species and other vegetation to create a natural buffer. Additional articulation has been incorporated to provide privacy to the neighboring apartment, break up the depth of the facade, and add
interest. (CS1-B, CS1-D, CS2-B, CS2-D, PL3-B, DC2-B, DC2-C, DC3-A)

8
10

55
28

4
10

REVISED MASSING SETBACKS TO PROPERTY LINE REVISED MASSING REVISED DESIGN

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
NORTH SETBACK 8
The board recommended an increased north setback to provide relief for the Pantages Apartments.
The building has been setback between 2-8to 10-8 from the North property line. This setback provides the Pantages with sunlight and natural ventilation and will be planted with native plant
species and other vegetation to create a natural buffer. Additional articulation has been incorporated to provide privacy to the neighboring apartment, break up the depth of the facade, and add
interest. (CS1-B, CS1-D, CS2-B, CS2-D, PL3-B, DC2-B, DC2-C, DC3-A)

12 PM JUNE 21

12 PM SEPT 21

PL 12 PM DEC 21

WIDER SETBACK
ALLOWS FOR INCREASED 21- 0 5/8

DAYLIGHT AND NATURAL

VENTILATION

PANTAGES
APARTMENTS

PLANTING ADJACENT
TO BUILDING
PROVIDES GREEN

PANTAGES APARTMENTS WINDOW LOCATIONS SECTION AT NORTH PROPERTY LINE

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
SOUTH/EAST SETBACK 9
The board requested a larger southern setback would help with access to light and air for residents of the proposed project in relation to the Seattle Central building.
The board suggested responding to the future context of a taller transit oriented development adjacent to the east, which could impact residents of the applicants project.
The massing has been revised to provide a larger southern setback to provide space for air and sunlight and views of landscaping at grade level. The massing has been revised to anticipate a larger
building to the east and shifted the views of the units to face the more open spaces to the north and south. (CS1-B, CS1-D, CS2-B, CS2-D)

PLANTING ADJACENT TO BUILDING PROVIDES

GREEN EDGE

WIDER SETBACK ALLOWS FOR INCREASED DAYLIGHT

12 PM JUNE 21
AND NATURAL VENTILATION 105
PL 12 PM SEPT 21

12 PM DEC 21

65

45

PROPOSED BUILDING
41- 3 1/8

SEATTLE
CENTRAL
COLLEGE
ZONING ENVELOPE FOR NEIGHBORING
EAST-WEST SITE SECTION PARCEL EAST OF PROPOSED BUILDING

HARVARD AVE

BROADWAY
MIO-105-NC3P-40

SECTION AT SOUTH PROPERTY LINE UNITS ORIENTED NORTH/SOUTH

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
ENTRY 10

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
GROUND FLOOR SERVICES
OH
11

OH
The board requested OaH thorough illustration and analysis of trash service and the lobby/amenity area in the Recommendation Packet.

CPSRTA (SOUND TRANSIT)

The board supported a requested departure for reduced curb cut and drive aisle width to minimize the impact of the parking access on the lobby.

PN: 6003001315
Trash from lobby/amenity area is Oremoved to trash/recycling room on P1 level. Trash and Recycling bins will be PANTAGES
moved APARTMENTS
up ramp to area at street adjacent to curb cut for pickup away from front
entrance and primary pedestrian circulation.
OH H
(CH DC1-I, DC1-C, DC1-A, PL3-A)

x
CLEAN OUT

x
OH

W
LIGHT RAIL
OH

SET 1/2" REBAR/CAP

7'-4 3/8"

4
OH #40524 AT 1.0' OFFSET

33
S8949'42"E 127.78' WALL TO THE WEST

x
x x x x
S
SANITARY SEWER MANHOLE

6'-5 1/4"
A

W
IE(N,S) 12"CONC.=315.21

BUILDING SIGNAGE
NO WATER/NO FLOW

AT NORTH FACADE
OH

RIM = 325.03

RECESSED LOBBY S
DEFINES ENTRY
W
S

CANOPIES AT TAXI WAIT AREA

OH

HOTEL GATHERING AREA BAR

W

8"MAPLE

CPSRTA (SOUND TRANSIT)

70.16'
AND ADJACENT AMENITY RECEPTION
S

70.10'
CONCRETE (TYP)

SPACES PROVIDES ENHANCED

OH

PN: 6003001320
EXISTING BUILDING
CONNECTION TO STREET
427.05'(MEAS)

N0000'30"W

S0000'15"E
HARVARD AVENUE

W
S

GREEN EDGE PROVIDES

OH

STREET BUFFER AND SHADE

GRAB
8"TWIN MAPLE
N0000'30"W

LARGE WINDOWS PROVIDE & GO FITNESS

LOUNGE
W

CONNECTION TO PUBLIC

6'CHAINLINK FENCE
S

SPACE
TRASH/RECYCLING BIN
PICKUP AREA
PATH TO TRASH/RECYCLING
W
S

ROOM HOTEL DELIVERIES

OH

B S8951'18"E 127.78' 6'CHAINLINK FENCE

334
8'CHAINLINK FENCE
POWER
W

VAULT ROCKERY 0.9' 1.9'

S

SEATTLE COMMUNITY COLLEGE

ROCKERY 332

19'-4 3/4"
OH

328

N
SEATTLE COMMUNITY COLLEGE

33

PN: 6003001335
0
PN: 6003001335

G G
324
OH

1818 Harvard Avenue SEATTLE CENTRAL

Recommendation Meeting - SDCI #3025137 July 19, 2017 COMMUNITY COLLEGE
DRIVE AISLE AND GARAGE ENTRY 12
The parking garage entry location along the south property line minimizes conflict with neighboring residential apartment vehicular and pedestrian entries.
Reduced curb cut width and parking garage entry minimizes conflict with pedestrians along the sidewalk.
Parking access is located at the south end of the sight to minimize pedestrian conflict coming from the light rail station is to the north. (DC1-B, DC1-C, CH DC1-I)

1 VEHICULAR ACCESS LOCATED OPPOSITE MAIN PATHWAY TO MASS TRANSIT TO MINIMIZE PEDESTRIAN CONFLICT

2 REDUCED CURB CUT ENHANCES PEDESTRIAN ENVIRONMENT BY PROVIDING CONTINUOUS SIDEWALKS MINIMAL BROKEN BY VEHICULAR ACCESS

3 CUEING AREA AT TOP OF RAMP TO PROVIDE AREA FOR DRIVERS TO VIEW PEDESTRIANS BEFORE CROSSING SIDEWALK

4 WARNING LIGHT CONNECTED TO LOOP DETECTOR STRIP AT TOP AND BOTTOM OF RAMP

427.0 S

CO

N000
HARVARD AVE
8"TWIN MAPLE

N0000'30"W
VISIBILITY TRIANGLE

W
S
CUEING AREA

SIDEWALK
10'-0"
4 RAMP WARNING SYSTEM
LOOP DETECTOR STRIP

GARAGE ENTRY
W

PARKING
10'-0"
S
3
1

10'-0"
POWER

W
VAULT ROCKERY

S
WALL MOUNTED RAMP
2 WARNING SYSTEM LIGHT
AND SIGNAGE
14'-3" 10'-0" N

VISIBILITY TRIANGLE

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
URBAN PATTERN AND FORM 13

BUILDING CAP FRAMING

HARVARD AVE EAST ELEVATION HEAVY BASE HEAVY BASE REPEATING GEOMETRIES
WINDOW GROUPING WINDOW GROUPING

HARVARD AVE WEST ELEVATION

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
STREET LEVEL INTERACTION 14
Details at street-level that enhance the sense of place and create an inviting, human-scaled pedestrian experience

1 APPROPRIATE SIGNAGE DIRECTS

GUESTS TO ENTRANCE

2 ENTRANCE PROVIDES PRIVACY

AND SECURITY TO RESIDENCE
AS WELL AS WELCOMING AND
IDENTIFIABLE TO VISITORS
4
3 RECESSED STOREFRONT
CREATES RHYTHM ALONG
STREET FRONTAGE
3
1
4 WOOD ON UNDERSIDE OF
CANOPY 2
5 PAVING AT TAXI WAIT AREA
DENOTES ENTRY

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
SECONDARY ARCHITECTURAL FEATURES 15

1 STOREFRONT WINDOWS

2 LARGE FORMAT TILE

3 OPERABLE WINDOWS WITHIN

STOREFRONTS PROVIDE
FRESH AIR AND STREET LEVEL
INTERACTION

3 2

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
NORTHWEST PERSPECTIVE 16

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
MATERIALS 17

PL LC

T:206.782.8208 F:206.782.7818
Seattle, Washington 98119
1401 West Garfield St
Gr o up
De s i g n

1818 HARVARD AVE, SEATTLE WA 98122

SOLA ON HARVARD
RENDERED NORTH ELEVATION RENDERED WEST ELEVATION

CDG
3 2
R2.1 SCALE: 1/8" = 1'-0" R2.1 SCALE: 1/8" = 1'-0"

ALUMINUM
HARDI WALL PANEL STOREFRONT
ALTERED STATE
DARK BRONZE METAL SW 2844 ROYCROFT VINYL WINDOWS FLUSH WALL PANEL WINDOWS KAWNEER DARK BRONZE METAL PAINTED GREY
FLUSH WALL PANEL PORCELAIN STONE
PANEL MIST GRAY BLACK VINTAGE DARK NOT FOR CONSTRUCTION
BRONZE NO.40 PANEL CONCRETE
WEATHERED RUSTIC MELTING POINT

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017 DATE: 1/31/2017
DWN BY: LNG,JO,ZZ
JOB NO. 16-16
BP NO. 3025137
LIGHTING 18

Lighting Legend

1 RECESSED CANOPY DOWNLIGHT

2 2 2
3 3 3
1
2

2 WALL SCONCE LIGHTS

2

3 RECESSED WALL LIGHT

2

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
SIGNAGE 19

EXAMPLE SIGNAGE FROM VIB CONCEPT

BACK-LIT PRE-FINISHED METAL SIGN

EXAMPLE SIGNAGE FROM VIB CONCEPT

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
PROPOSED SITE PLAN OH
20

OH

CPSRTA (SOUND TRANSIT)

OH

PN: 6003001315
OH PANTAGES APARTMENTS

OH

x
CLEAN OUT

x
OH

W
OH
SET 1/2" REBAR/CAP

7'-4 3/8"

4
O
H #40524 AT 1.0' OFFSET

33
EXISTING S8949'42"E 127.78' S8949'42"E 127.78' WALL TO THE WEST

x
PROPOSED x x x x 334.0'

S
326.0'

SANITARY SEWER MANHOLE

6'-5 1/4"
A

W
IE(N,S) 12"CONC.=315.21
EXISTING
ENTRY PROPOSED

NO WATER/NO FLOW
OH

RIM = 325.03 S

S0000'15"E
CANOPY ABOVE

70.10'
S
OH

W 8"MAPLE

CPSRTA (SOUND TRANSIT)

70.16'
S

70.10'
CONCRETE (TYP)
OH

PN: 6003001320
EXISTING BUILDING
N0000'30"W 70.16'
427.05'(MEAS)

N0000'30"W

S0000'15"E
HARVARD AVENUE

W
S
OH

8"TWIN MAPLE
N0000'30"W

6'CHAINLINK FENCE
S

(E) CURB CUT TO

BE REMOVED
PARKING
GARAGE
W

ENTRY
10'-0"
S
OH

EXISTING
PROPOSED

EXISTING 326.0' B
S8951'18"E 127.78' PROPERTY LINE 334
POWER S8951'18"E 127.78' 6'CHAINLINK FENCE 334.0'8'CHAINLINK FENCE
PROPOSED
W

VAULT ROCKERY 0.9' 1.9'

S

SEATTLE COMMUNITY COLLEGE

ROCKERY 332

19'-4 3/4"
OH

328

SEATTLE COMMUNITY COLLEGE

33

PN: 6003001335
0
PN: 6003001335

G G
324
OH

SEATTLE CENTRAL
COMMUNITY COLLEGE

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
LANDSCAPE
LANDSCAPE-- GROUND
GROUNDFLOOR
FLOORPLAN
PLAN 21#

1818 Harvard Avenue

Recommendaaon Meeeng - SDCI ########## May 17, 2017
1818 Harvard Avenue
Recommendation Meeting - SDCI #3025137 July 19, 2017
 LANDSCAPE
LANDSCAPE- - ROOF
ROOF PLANPLAN 22 #

1818 Harvard Avenue

Recommendaaon Meeeng - SDCI ########## May 17, 2017
1818 Harvard Avenue
Recommendation Meeting - SDCI #3025137 July 19, 2017
LANDSCAPE
LANDSCAPE- PLANT
- PLANTPALETTE
PALETTE 23#

T
PLANT LIST

Acer circinatum Metasequoia glyptostroboides Arbutus unedo Compacta Cornus stronifera Winter Flame
Vine Maple Dawn Redwood Strawberry Bush Winter Flame Osier Dogwood

Viburnum davidii Buxus sempervirens Suruucosa Camellia sasanqua White Dove Camellia japonica Dr. Cliord Parks
David Viburnum Dwarf English Boxwood White Dove Camellia Dr. Cliord Parks Camellia

Ilex x Mondo Carex testacea Carex morrowii Aurea Variegata Aruncus Misty Lace
Liile Rascal Holly Orange Sedge Grass Variegated Japanese Sedge Misty Lace Goatbeard

Asarum caudatum Polysschum seeferum Liriope gigantea Sedum confusum

Wild Ginger Soo Shield Fern Giant Lilly Turf Stonecrop

1818 Harvard Avenue

Recommendaaon Meeeng - SDCI ########## May 17, 2017
1818 Harvard Avenue
Recommendation Meeting - SDCI #3025137 July 19, 2017
LANDSCAPE
LANDSCAPE- -DESIGN
DESIGNELEMENTS
ELEMENTS 24#

Harvard Avenue Harvard Avenue Roooop

Generous 12 wide sidewal and 8 wid plannng strip Accent planters placed in front of colums Tree

Harvard Avenue Roooop Roooop

Accent planter Planters with Boxwood and Strawberry Bush / Tree Gathering area with re feature

1818 Harvard Avenue

Recommendaaon Meeeng - SDCI ########## May 17, 2017
1818 Harvard Avenue
Recommendation Meeting - SDCI #3025137 July 19, 2017
 6'CHAINLINK FENC
PLANS ROCKERY
B
0.9'
S8951'18"E 127.78'
1.9'
6'CHAINLINK FENCE
334
8'CHAIN

25

De s i g n G r o up PL LC

Washington F:206.782.7818
St 98119
2'-8 3/8"

1401 West Garfield St

De s i g n G r o up PL LC

T:206.782.8208 F:206.782.7818
98119
Washington
5'-8 7/8"
10'-8 1/4"

10'-8 1/4"

West Garfield
Seattle,T:206.782.8208
10'-8 1/4"
DN DN

1401 Seattle,
UP UP
DN UP

DN UP UP
UP UP UP
DN
UP
DN UP
UP
UP

5'-0"
TYP.
5'-0"
TYP.
LEVEL 5 370.50' LEVEL 2 340.94'

TYP.

TYP.
5'-0"

5'-0"
18'-9"
LEVEL 5 370.50'

TYP.
5'-0"
18'-9"
8'-0"

5'-0"

98122
8'-0"

HARVARD
TYP.

98122
25'-2 1/8" 24'-0"

HARVARD
DRIVE AISLE

WA WA
25'-2 1/8" 24'-0"
1'-1" 1'-1"
DRIVE AISLE
DRIVE AISLE

SEATTLE
316.00'
10'-0"

1'-1"

10'-4 1/4"

10'-4 1/4"
DRIVE AISLE

SEATTLE
316.00'
10'-0"

10'-4 1/4"

AVE,AVE,
8 1/2"

8 1/2"

ON
8 1/2"
PARKING LEVEL 1 LEVEL 2 - LEVEL 3

HARVARD
ON
HARVARD
SOLA
SOLA
10'-8 1/4"

18181818
S89 49 42 E 127.78 WALL TO THE
x

10'-8 1/4"

PL LC
x x x

1401 West Garfield St

A
S89 49 42 E 127.78 WALL TO THE
x

x x x x

Gr o up
BASIN A DN
4.99

10'-8 1/4"
DN DN
ES
BASIN DN
4.99 UPUP

De s i g n
DN DN DN
ES
DN

CDG
UPUP UP UP UP DN
DN
DN UP

CDG
UP DN
UP
UP
70.16'

70.10'

5'-0"
70.16'

70.10'

GROUND FLOOR 326.00' TYP.

N0000'30"W

GROUND FLOOR GUESTROOMS 328.50'

S0000'15"E

GROUND FLOOR 326.00' ROOF 391.28'

LEVEL 5 370.50'
N0000'30"W

TYP.
GROUND FLOOR GUESTROOMS 328.50'

5'-0"
S0000'15"E

18'-9"
ROOF 391.28'
8'-0"

6'CHAINLINK FENCE

SOLA ON HARVARD
NOT FOR CONSTRUCTION
6'CHAINLINK FENCE

25'-2 1/8" 24'-0"

NOT FOR CONSTRUCTION
DRIVE AISLE
1'-1"
DRIVE AISLE

316.00'
10'-0"

10'-4 1/4"
B S8951'18"E 127.78' 6'CHAINLINK FENCE
334
8'CHAIN
ROCKERY 0.9' 1.9'

8 1/2"
B S8951'18"E 127.78' 6'CHAINLINK FENCE
334
8'CHAIN DATE: 1/31/2017
ROCKERY 0.9' 1.9'
DWN BY: LNG,JO,ZZ
N JOB
BPDWN
NO.
DATE:
NO.BY:
16-16
1/31/2017
3025137
LNG,JO,ZZ
SITE
JOBPLNO.NO. 16-16

GROUND FLOOR LEVEL 1 LEVEL 4 - LEVEL 6

BP NO. 3025137
SITE PL
REVISIONS: NO.
1 #1 MUP CORRECTIONS
2'-8 3/8"

REVISIONS: 04/26/2017
10'-8 1/4"

1 #1 MUP CORRECTIONS
2'-8 3/8"

S89 49 42 E 127.78 WALL TO THE 04/26/2017

5'-8 7/8"
x

x x x x
10'-8 1/4"

A
5'-8 7/8"

10'-8 1/4"

1818 Harvard Avenue

BASIN
DN
DN
4.99
DN DN
ES
DNUP

Recommendation Meeting - SDCI #3025137 UP

UPUP

DN
UP
DN
UP
July 19, 2017
DN
ISSUE:
MUP SUBMITTAL: 1/31/17
UP ISSUE:
DN MUP SUBMITTAL: 1/31/17
'
 1818 HARVARD AVE, SEATTLE WA 9812
SOLA ON HARVAR
1'-1"

10'-4 1/4"
ROOF PLAN 26

8 1/2"
DN

CDG
DN

ROOF 391.28'

NOT FOR CONSTRUCTION

ROOF PLAN DATE:

DWN BY:
1/31/2017
LNG,JO,ZZ
JOB NO. 16-16
BP NO. 3025137
SITE PL NO.

REVISIONS:
1 #1 MUP CORRECTIONS
04/26/2017

ISSUE:
MUP SUBMITTAL: 1/31/17

DRB PLANS

SHEET NO:

DRB2
N

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
 DEPARTURE - CURB CUT 27

CODE REQUIREMENT:
SMC 23.54.030.F.2 UP

UP

REQUIRED CURB CUT WIDTH AND RAM 2. FOR TWO WAY TRAFFIC, THE MINIMUM WIDTH OF CURB CUTS IS 22 FEET, AND THE MAXIMUM WIDTH IS 25 FEET, EXCEPT THE MAXIMUM WIDTH MAY BE INCREASED TO 30 FEET IF UP

TRUCK AND AUTO ACCESS COMBINED

PROVIDED CURB CUT WIDTH

10-0 WIDE

JUSTIFICATION
1. THE SITE HAS APPROXIMATELY 70 OF STREET FRONTAGE ALONG HARVARD AVE. IF A 22 WIDE CURB CUT IS PROVIDED IT WILL TAKE UP OVER 30% OF THE STREET FRONTAGE. THE VEHICULAR ENTRY WILL OVERWHELM
THE BUILDING ENTRANCE
2. A 10 WIDE CURB CUT THAT LEAVES ADEQUATE CLEARANCE FROM THE EXISTING STREET TREES.

DRIVE AISLE
3. A 10 WIDE CURB CUT WILL REDUCE CONFLICT WITH PEDESTRIANS ALONG THE SIDEWALK. THERE ARE ALREADY EXISTING CURB CUTS TO THE NORTH OF THE PROPERTY LINE FOR PANTAGES APARTMENTS, AND TO THE

10'-0"
SOUTH FOR THE COMMUNITY COLLEGE.
4. PARKING IS NOT REQUIRED IN THE LIGHT RAIL TRANSIT OVERLAY, BUT THE PREFERRED SCHEME PROVIDES A LEVEL OF BELOW GRADE PARKING WITH APPROXIMATELY 15 STALLS TO REDUCE THE IMPACT OF NEW USES
ON CONTEXT.

S89 49 42 E 127.78 WALL TO THE

x
x x x x

W
DN

UP

W
DN
UP UP
UP

W
8"MAPLE

70.16'

70.10'
CONCRETE (TYP)

N0000'30"W

S0000'15"E
W
8"TWIN MAPLE
+30% OF STREET

ADDITIONAL SPACE REQUIRED ADDITIONAL SPACE REQUIRED

W

6'CHAINLINK FENCE
FRONTAGE

FOR 22 DRIVE AISLE FOR 22 DRIVE AISLE

DRIVE AISLE

W
10'-0"

B S8951'18"E 127.78' 6'CHAINLINK FENCE

334
8'CHAIN
POWER
W

VAULT ROCKERY 0.9' 1.9'

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 S89 49 42 E 127.78 WALL TO THE July 19, 2017
x

x x x x

A
W

DN
DEPARTURE - LOADING BERTH 28

CODE REQUIREMENT:
SMC 23.54.035

LOADING BERTH REQUIREMENTS AND SPACE STANDARDS

C. STANDARDS FOR LOADING BERTHS.
1. WIDTH AND CLEARANCE. EACH LOADING BERTH SHALL NOT BE LESS THAN TEN (10) FEET IN WIDTH AND SHALL PROVIDE NOT LESS THAN FOURTEEN (14) FEET OF VERTICAL CLEARANCE.
2. LENGTH.
b. LOW- AND MEDIUM- DEMAND USES. EACH LOADING BERTH FOR LOW- AND MEDIUM- DEMAND USES,
EXCEPT THOSE USES IDENTIFIED IN SUBSECTION C2d, SHALL BE A MINIMUM OF THIRTY-FIVE (35) FEET IN LENGTH UNLESS REDUCED BY DETERMINATION OF THE DIRECTOR
AS PROVIDED AT SUBSECTION C2c.
c. EXCEPTIONS TO LOADING BERTH LENGTH. WHERE THE DIRECTOR FINDS, AFTER CONSULTING WITH THE PROPERTY USER,
THAT SITE AND DESIGN AND USE OF PROPERTY WILL NOT RESULT IN VEHICLES EXTENDING BEYOND THE PROPERTY LINE,
LOADING BERTH LENGTHS MAY BE REDUCED TO NOT LESS THAN THE FOLLOWING:
(ii) LOW- AND MEDIUM-DEMAND USES. TWENTY FIVE (25) FEET.

PROVIDED LOADING BERTH SIZE

9-0 WIDE x 25-0 LONG x 8-4 MINIMUM VERTICAL CLEARANCE

JUSTIFICATION
1. THE HOTEL IS ONLY A PORTION OF THE BUILDING- 25,759 SF.
2. PARKING IS NOT REQUIRED IN THE LIGHT RAIL TRANSIT OVERLAY, BUT THE PREFERRED SCHEME PROVIDES A LEVEL OF BELOW GRADE PARKING WITH ONE LOADING BERTH.
3. THE HOTELS SERVICING REQUIREMENTS WILL BE MINIMAL, CONSISTING PRIMARILY OF LAUNDRY SERVICE, DELIVERY OF BEER AND WINE FOR THE BAR, AND PRE-PREPARED BREAKFAST ITEMS.
4. HOTEL GRAB AND GO DELIVERIES WILL BE SERVICED ON A DAILY BASIS DIRECTLY FROM A DESIGNATED DELIVERY LOADING ZONE LOCATED AT THE STREET IN FRONT OF THE MAIN ENTRANCE.
5. HOTEL BAR BEER AND WINE DELIVERIES WILL BE EXPECTED TO BE APPROXIMATELY 2 TIMES A WEEK FROM A DESIGNATED DELIVERY LOADING ZONE AT THE STREET IN FRONT OF THE MAIN ENTRANCE.
6. HOTEL LINENS WILL BE SERVICED FROM THE LOADING STALL ONCE DAILY. THERE IS 93 SQ FEET OF LINEN STORAGE ON THE GARAGE LEVEL, AND 56 SF ON EACH HOTEL LEVEL (261 SF TOTAL).

25 X 9
LOADING STALL

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
 PROPOSED ELEVATIONS 29

WEST ELEVATION NORTH ELEVATION

DERED2WEST
RENDERED
ELEVATION
WEST ELEVATION 3 RENDERED3NORTH
RENDERED
ELEVATION
NORTH ELEVATION
1/8" = 1'-0" R2.1 SCALE: 1/8" = 1'-0" R2.1 SCALE: 1/8" = 1'-0" R2.1 SCALE: 1/8" = 1'-0"

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
 PROPOSED ELEVATIONS 30
RENDERED
2 RENDERED
WEST ELEVATION
WEST ELEVATION 3 RENDERED
3 RENDERED
NORTH ELEVATION
NORTH ELEVATION
CALE: 1/8"R2.1
= 1'-0" SCALE: 1/8" = 1'-0" R2.1 SCALE: 1/8"R2.1
= 1'-0" SCALE: 1/8" = 1'-0"

EAST ELEVATION SOUTH ELEVATION

RENDERED
1 RENDERED
EAST ELEVATION
EAST ELEVATION 4 RENDERED
4 RENDERED
SOUTH ELEVATION
SOUTH ELEVATION
CALE: 1/8"R2.1
= 1'-0" SCALE: 1/8" = 1'-0" R2.1 SCALE: 1/8"R2.1
= 1'-0" SCALE: 1/8" = 1'-0"

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017
JUNE 21 SUN STUDIES 31

9AM 12PM 3PM

SEPTEMBER 21

9AM 12PM 3PM

DECEMBER 21

9AM 12PM 3PM

1818 Harvard Avenue

Recommendation Meeting - SDCI #3025137 July 19, 2017