9400 Rainier Avenue South, Seattle, Washington 98118 Sdci Project

PK CO 1804 03.15.19 EDG 1 EDG COVER SHEET EDG COVER PROJ. #: PROJ. DRAWN: CHECKED: DATE: 8 8 EARLY DESIGN GUIDANCE DESIGN EARLY SDCI PROJECT NUMBER: 3033563-EG NUMBER: PROJECT SDCI EG 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 9811 SEATTLE, WASHINGTON SOUTH, AVENUE RAINIER 9400 -

POLARIS AT RAINIER BEACH RAINIER AT POLARIS

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3 POLARIS AT RAINIER BEACH RAINIER AT POLARIS 9811 WASHINGTON SEATTLE, SOUTH, AVENUE RAINIER 9400 3033563 NUMBER: PROJECT SDCI GUIDANCE DESIGN EARLY DEVELOPMENT OBJECTIVES PROJECT DATA PROJECT TEAM

RESIDENTIAL UNITS (PREFERRED OPTION): POLARIS AT RAINIER BEACH IS A PROPOSED HIGH-IMPACT, LARGE-SCALE AFFORDABLE HOUSING DEVELOPER: ARCHITECT: STUDIO: 35 DEVELOPMENT THAT WILL HELP MITIGATE SEATTLE’S CONTINUING AFFORDABLE HOUSING CRISIS 1 BED 1 BATH: 132 INLAND WASHINGTON, LLC OLSONPROJECTS BY ADDING APPROXIMATELY 320 TO 330 UNITS OF NEW AFFORDABLE HOUSING FOR THE AREA 2 BED 1 BATH: 107 120 W CATALDO AVE. 3707 S GRAND BLVD WORKFORCE EARNING UP TO 60% OF AMI. 2 BED 2 BATH: 27 SPOKANE, WA 99201 SUITE D 3 BED 2 BATH: 21 509.891.5162 SPOKANE, WA 99203 RECENT ADDITIONALS TO THE IMMEDIATE VICINITY INCLUDE THE RAINIER BEACH COMMUNITY TOTAL UNITS 322 KEITH JAMES 509.844.2169 CENTER, THE RAINIER BEACH BRANCH OF THE SEATTLE PUBLIC LIBRARY, AND THE RAINIER TODD WALTON CHRIS OLSON BEACH MEDICAL AND DENTAL CLINIC BUILDING. WITH LIMITED MULTI-STORY AND MIXED USE GROUND FLOOR INTERIOR AMENITY SPACE: 7,780 SF BUILDINGS IN THE VICINITY, THIS PROJECT CAN CONTRIBUTE TO ESTABLISHING A POSITIVE, GROUND FLOOR COURTYARD AMENITY SPACE: 8,425 SF CONTEMPORARY CONTEXT FOR FUTURE DEVELOPMENT IN THE NEIGHBORHOOD. GROUND FLOOR COMMERCIAL SPACE: 6,230 SF CIVIL ENGINEER: LANDSCAPE ARCHITECT: POLARIS AT RAINIER BEACH WILL SET THE TONE FOR FUTURE DEVELOPMENT IN THE VICINITY BY PARKING: CREATING A MIXED USE PROJECT CONSISTING OF COMMERCIAL SPACES AND PLAZAS FRONTING DCI ENGINEERS AHBL SURFACE LEVEL (R1/C1) PARKING: 0 STALLS RAINIER AVENUE S, RESIDENTIAL DWELLING UNITS AND AMENITY ZONES. 707 W 2ND AVE. 827 W 1ST AVE BELOW GRADE PARKING GARAGE: 173 STALLS SPOKANE, WA 99201 SUITE 220 509.455.4448 SPOKANE, WA 99201 WADE GELHAUSEN 509.252.5019 CRAIG ANDERSON

SHEET INDEX

EDG 1 EDG COVER SHEET EDG 19 ZONING MAP EDG 39 DESIGN ALT B - SECTIONS EDG 20 ZONE CODE REVIEW EDG 40 DESIGN ALT B - SECTIONS EDG 2 PROJECT DATA EDG 41 DESIGN ALTERNATIVE C - PREFERRED EDG 3 COMMUNITY MEETINGS EDG 21 DESIGN GUIDELINES EDG 42 DESIGN ALTERNATIVE C - PREFERRED EDG 22 DESIGN GUIDELINES EDG 43 DESIGN ALT C - P0 FLOOR PLAN EDG 4 SITE SURVEY EDG 23 DESIGN GUIDELINES EDG 44 DESIGN ALT C - R1/C1 FLOOR PLAN EDG 5 SITE PLAN EDG 24 PRECEDENT IMAGES EDG 45 DESIGN ALT C - R2-R5 TYP FLOOR PLAN EDG 6 SITE INFORMATION EDG 25 PERCEDENT IMAGES EDG 46 DESIGN ALT C - SECTIONS EDG 47 DESIGN ALT C - SECTIONS EDG 7 CONTEXT ANALYSIS - COMMUNITY MAP EDG 26 DESIGN ALTERNATIVES EDG 48 DESIGN BASELINE EDG 8 CONTEXT ANALYSIS - NODES EDG 27 DESIGN ALTERNATIVE A EDG 49 DESIGN BASELINE EDG 9 STREET LEVEL USE EDG 28 DESIGN ALTERNATIVE A EDG 50 DESIGN BASELINE - P0 FLOOR PLAN EDG 10 AERIAL CONTEXT PERSPECTIVE & ZONING EDG 29 DESIGN ALT A - P0 FLOOR PLAN EDG 51 DESIGN BASELINE - R1/C1 FLOOR PLAN EDG 11 STREETSCAPE - NORTH EDG 30 DESIGN ALT A - R1/C1 FLOOR PLAN EDG 52 DESIGN BASELINE - R2-R4 FLOOR PLAN EDG 12 STREETSCAPE - SOUTH EDG 31 DESIGN ALT A - R2-R5 TYP FLOOR PLAN EDG 53 DESIGN BASELINE - SECTIONS EDG 13 TRANSPORTATION & ACCESS OPPORTUNITIES EDG 32 DESIGN ALT A - SECTIONS EDG 54 DESIGN BASELINE - SECTIONS EDG 14 AERIAL SITE PLAN EDG 33 DESIGN ALT A - SECTIONS EDG 55 SITE PLAN / VICINITY EDG 15 VEHICULAR ACCESS EDG 34 DESIGN ALTERNATIVE B EDG 56 SOLAR STUDY A EDG 16 NEIGHBORHOOD CONTEXT EDG 35 DESIGN ALTERNATIVE B EDG 57 SOLAR STUDY B EDG 17 SITE PHOTOS EDG 36 DESIGN ALT B - P0 FLOOR PLAN EDG 58 SOLAR STUDY C EDG 18 SITE PHOTOS EDG 37 DESIGN ALT B - R1/C1 FLOOR PLAN EDG 59 SOLAR STUDY - BASELINE EDG 38 DESIGN ALT B - R2-R5 TYP FLOOR PLAN

PROJECT DATA

PROJ. #: 1804 POLARIS AT RAINIER BEACH DRAWN: PK PROJECTS 3 707 203 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 98118 CHECKED: CO S GR A 99 AND E, W , ST KAN E D SPO SDCI PROJECT NUMBER: 3033563-EG DATE: 03.15.19 EARLY DESIGN GUIDANCE EDG 2 Polaris at Rainier Beach - Community Meeting Notes #1 Polaris at Rainier Beach Rainier Beach Community Center December 11, 2018, Community Meeting #2 November 13, 2018, 6:30 PM Location: Staff at the Community Center provided access to the room just before 6:30 PM. Approximately 16 people attended the Community Meeting, trickling in between 6:30 and 6:40 while the room was set 8825 Rainier Ave S, Seattle, WA 98118. Rainier Beach Community Center (large room) up for the meeting. Attendees: Mr. James from the Inland Group welcomed all and thanked them for their interest and participation. A summary of the site plan and proposed project improvements was provided. The highlights of this Keith James - Inland Group presentation include the following points: Joshua P. LaFreniere - hoist

• One five -story building offering between 330 -350 units of workforce housing affordable to households earning 60% of Display Material: less of area median income is proposed. • Discussed proposed rents and qualification standards, and long -term ownership approach of Inland Group. (4) printed 24x36 display boards (color) • Potential for permanent supportive housing at lower income set -asides has been abandoned for the site, instead (1) digitally displayed board focusing entirely on workforce housing. • Parking garage access provided on the east side of the Rainier Avenue S. frontage, along with a few stalls for visitors Presentation: and guests. • Second access on the west side of the Rainier Avenue S. frontage provided only for a few vehicles, no direct garage Staff at the community center provided access to the room at about 6:30 PM. Three community members attended the access, for drop -off and pick -up at the proposed YMCA Child Development Center. meeting, two showing up between 7:00 and 7:15 PM and the third joining at about 7:45 PM • Building includes common area amenity and office space and the YMCA facility along the street level frontage, as well as the mentioned accesses. Mr. James from the Inland Group welcomed all and thanked them for their interest and participation. A summary of the site pla n • Five -story building includes four stories of wood -frame construction over a concrete podium. and proposed project improvements was provided. The highlights of this presentation include the following points: • A description of the zoning was provided, noting that currently a total of 4 stories is allowed by code. Developer proposes accomplishing a 5th story via either the pending HALA up -zone or a contract rezone of the site processed - Inland Group background + project types. Experience in ID district simultaneously with the MUP application. - Community Meeting #1 recap (reference meeting notes #1) - Changes incorporated since Community Meeting #1: Neighborhood input was lively and included several comments from most everyone in attendance. - Larger/ more usable courtyards Comments and suggestions included: - More activation at the street level - YMCA no longer integrated into project, retail occupies that location (retail • Most echoed comment was that street level commercial spaces should be incorporated for the long -term benefit of sizes and types based on demand) the neighborhood and to activate the street level. A Day Care facility might be a nice amenity, but the community in - Creating the illusion of three distinct buildings through the use of different attendance felt strongly that small businesses (restaurant, services) would be a much better community asset long materials, patterns and colors term. - Integration of Rainier Beach Action Coalition logo colors into building • Making the neighborhood more walkable is the desire, can be better accomplished with commercial uses along the elements street frontage. Currently street level reads as a wall, should be more storefronts. - Large art piece (to be determined) at main entry reflecting the diversity of • Look to Baker Station commercial storefronts for design precedent. the neighborhood • Significant improvements are coming to the area in the form of roads (potential road diet extension), parks (Bear Sheva), potentially public transit (expanded service). Comments: • Neighbors asked us to reach out to King County Metro Transit to request better service, ideas included connections to light rail, better service south, and more frequent service. Density requires excellent public transportation, so public - Incorporating art is a great way to deter vandals. There were several suggestions to add more art ( ”as many transportation needs to be improved. opportunities for art as possible ”) and to be wary that hiring an artist through an organization can be very expensive. • Noted environmental clean -up on the site next door to the south, old oil tanks Call for artists? • Asked how the design incorporated anything significant from the neighborhood ’s history. - Many showed interest in when construction would begin and when they could expect leasing to commence. Several • Noted that the project would displace indigenous families of the area and could impact the community in a negative people also inquired about any setbacks that are possible and what might change with the project if city funding way. Response from Developer was that as of this early design, design doesn ’t yet incorporate historic significant, doesn ’t come through or HALA upzoning doesn ’t happen. but it certainly can and will in future iterations. Developer noted the workforce housing will not contribute to - It was stated that the goal of Inland Group is to break ground in August of 2019 which gentrification, only redevelopment of an underutilized site which in turn should spur additional economic would set an approximate completion date of August 2021. Schedule could be affected if funding or opportunities in the neighborhood. HALA upzoning does not come through but the changes would be minor. • Neighbor commented that the current design looks like an office park with no desirability to live there. - There were many questions and concerns about the rents being too high for local community members and who • Neighbor asked about exterior materials and durability. Developer assured the community that products are not would be able to afford it. Gentrification ( “this does the opposite of diversify ”). inferior and built to last, again reflecting Inland’s goal of long -term ownership. - Questions about potential opportunities for local community members (art, jobs, affordability, etc) • Design enhancements suggested include lighting, art and culture, representation of 120 languages spoken among - Concerns with the lack of research on area ’s history and demographics. The project would be displacing the neighborhood residents, and enhanced landscaping with Kubota Gardens as inspiration. indigenous families of the area and would impact the community in a negative way. Project appears to be very • Asked about employment during construction and upon completion. If funding from City OH received, prevailing clean and contemporary and will attract “urban professionals ” but will detract these indigenous families. wage requirements will be included. If not, then low bid contracts (not necessarily Union or at prevailing wages) - Comments about how the courtyards provided are “very attractive ” and these will in fact help to draw people in. would be utilized. • Asked about the overall timing. Developer response was a MUP in -take planned for end of Conclusion: • January ’19, construction start in September ’19 and lasting approximately 2 years. - Mr. James concluded the meeting at about 8:30 PM Mr. James concluded the meeting at 8:30pm and provided a commitment to meet a second time, most likely in mid -December, to discuss the next generation of proposed improvements.

COMMUNITY MEETINGS

PROJ. #: 1804 POLARIS AT RAINIER BEACH DRAWN: PK PROJECTS 3 707 203 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 98118 CHECKED: CO S GR A 99 AND E, W , ST KAN E D SPO SDCI PROJECT NUMBER: 3033563-EG DATE: 03.15.19 EARLY DESIGN GUIDANCE EDG 3 EXISTING BUILDING EXISTING BUILDING NOTE: NO EXCEPTIONAL TREES EXISTING BUILDING 11" -20" ALDER ARE LOCATED ON SITE LANDS OF x ALNUS SP x x LAKE WASHINGTON II LLLP PP x x x x PP x x x x 23" RED MAPLE EDGE OF BRUSH x x SOUTH LINE O x F GOVERNMENT LOT 3 x x PP x ACER RUBRUM (NORTH BOUNDARY LINE OF x "RAINIER BEACH") PP x x x 25 31.70' EDGE OF BRUSH LANDS OF D D LARK INC T A C S88°37'13"E 139.92' 30 T R N01°36'30"E 1.5' F C T 15.00' 10' R A T 25 S88°37'13"E 309.84' B.S.L. 35 10' 0 B.S.L. 6' CHAIN LINK FENCE 3 ED GE OF BRUSH 10' A 0.6' B.S.L. EDGE OF BRUSH SPH ALT 35 SU RFA 6' CHAIN LINK FENCE CE 40 12" ET 3.5'

E 1.7' DGE OF 6' STEEL FENCE BR USH 41 TH CB TH RIM EL = 35.17' 37 36 6" IE S = 33.42' 6' CHAIN LINK FENCE ASPHALT SURFACE ASPHALT SURFACE

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NATURAL GROUND " E N ' L E S . E L T T M 0 20.00'

T B R C S E A U S 38 12" ALDER A J . P F D 725330 L TH O A 37.0837.11 . STK12CHK12 TP FILL 0.014 ' H Y Y S R 4 . C T 0 A ALNUS SP C I A 2 5 1 D B B E N 0 7 3 U 1 0 12" JUNIPER I E R 6 9 B O 9 IN K 1 1 T

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AND RAMP E ' K 2.4' C W

7 4 5 6 7 8 89,1169 sq. ft. 1 0 L O "

7 B 2 T . T T T T T T O O O O O O O 2

6 L L L L L L 2.05 acres L '

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' 8 "HONG KONG SEAFOOD RESTAURANT" S

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0 GM 6 6' STEEL FENCE

' 1 9400 RAINIER AVE S B TH 40 1 STORY WOOD FRAME BUILDING 6 8

. AREA = 6,961 SQ. FT.± (FOOTPRINT) P 6

S ' NATURAL GROUND HEIGHT = 14.8' D

ASPHALT SURFACE ASPHALT SURFACE G SIGN:

A LIVING COLOR S SIGN: BEAUTY SUPPLY BILLBOARD HONG KONG 4.4' 26' HIGH SEAFOOD NATURAL GROUND x 1 RESTAURANT 4 T

O E SSMH

FOUND 5/8" REBAR & CAP B RIM EL = 40.63' "KRA 29267" 0.14' SOUTH 15" ENGLISH OAK 8" IE IN (W) = 27.93' EXCEPTION PER SUPERIOR 8" IE OUT (E) = 28.03' OF CALCULATED CORNER 0.7' FOUND 1/2" REBAR & CAP

O COURT CAUSE NO. 87583 40.60'

H "TLL 18089" 0.15' EAST FOUND 1" IRON PIPE 1.7' P SSMH QUERCUS ROBUR O x 44 HP OF CALCULATED CORNER . 43 RIM EL = 42.35' HELD FOR LOT LINE 1.7' 48.7' L x . 24" IE IN (W) = 28.00' " PS ' 4" DT S 8 S 1" ENGLISH OAK 42 C E S . C 43.40' 0 24" IE OUT (E) = 27.95' A P/OHT 10" ENGLISH OAK NCE OH 1 B STREET SIGN EL FE 6' STE 24" PS 6' STEEL FENCE 0.9' 78.6' %%916 O QUERCUS ROBUR FOUND 5/8" REBAR & CAP =1 0°04'05" HT x x N88°27'41"W 41.30' QUERCUS ROBURx x 204.91' "KRA 29267" 1 400.00' PP x R= x x x 24" PSS ' .6' x L =246.01 x 1 ITE) x x x G (WH x T TRIPIN M WES ANE S 14" DT TB IL IN L O WIRE P/OHT d NA E. METR OHP OH ET 60 POL S POWER SP OHP OF E SP SIDE ' RO WIR WM 41.39 MET 8" DT 10" DT LEV. = SP ECB PP 15.4' SSMH E SP 14" DT ) 5' CB SDMH ELLOW 580.5 ' RIM EL = 40.60' G (Y 13.9' STREET SIGN TRIPIN '52"E 0 RIM EL = 42.71' RIM EL = 42.75' R NE S 50 METRO WIRE CB 24" IE IN (W) = 26.75' " WATE LA N80° LA 4 6" IE S = 41.66' 8 NE STRIPING (WHITE) COULD NOT SEE PIPES RIM EL = 40.79' SDMH 24" IE OUT (E) = 26.65' TO MEASURE. LANE STRIPING (WH ITE) NOT MEASURED, FULL RIM EL = 40.68' METRO WIRE ELEV OF WATER = 39.45' OF DIRT & DEBRIS COULD NOT SEE PIPES TO MEASURE. W ASPHALT SURFACE ELEV OF WATER = 38.68' 5 TURN LANE STRIPING (YELLOW) 8" WATER 2 . E) 3 HIT 10" ENGLISH OAK G (W IRE ' RIPIN O W C NE ST METR ' L LA 1 PH . LANE ST AS CL N88°27'41"W 1214. RIPING (YELLOW) O 59' 2 H WIRE 5 TRO 44 - BASIS OF P ASPHALT SURFACE ME BEARINGS - C /

L O 41 ITE) H WH TURN LANE STRIPING PING ( ( T I YELLOW) 32.77' 12" ENGLISH OAK 9" ENGLISH OAK E STR 7'30"W 3 LAN S84°5 265.13' CL ) E) RAINI LANE IE LINE PING (WHIT ER AVE. STRIPING (WHITE) (T LANE STRI S. (80' METRO WIRE WIDE) QUERCUS ROBUR QUERCUS ROBUR 43 (A PUBLIC STREET) 2 4 PS METRO WIRE 24"

0 18" ENGLISH OAK LANE STRIPING (WHITE) 4 QUERCUS ROBUR PP L METRO OHP/OHT C SPAN WIRE (TYP) PP HT 18" PSD OHP/O PP UV OHP/OHT PP SP

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SITE SURVEY D SCALE: 1" = 40' -0" I W

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. PROJ. #: S 1804

POLARIS AT RAINIER BEACH . DRAWN: PK PROJECTS E 3 V 707 203 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 98118 CHECKED: CO S G 99 A RAN WA D, S NE, T KA E D SPO SDCI PROJECT NUMBER: 3033563-EG DATE: 03.15.19 d EARLY DESIGN GUIDANCE

3 5 EDG 4 EXISTING MULTI -FAMILY BUILDING (TWO STORIES)

311'-0" 118'-6" -

/ EXISTING MULTI -FAMILY

BUILDING (TWO STORIES)

" E LR3 ZONE

1 "

27 OPEN N SPACE

EXISTING 6,961 SF COMMERCIAL EXISTING COMMERCIAL BUILDING TO BE REMOVED BUILDING (SINGLE STORY) (SINGLE STORY) EXTERIOR LIGHT WELL

7 EXTERIOR

- ' LIGHT WELL

7 1 EXTERIOR COURTYARD EXISTING COMMERCIAL BUILDING (SINGLE STORY)

PROPOSED 5 STORY MIXED USE BUILDING

24'-0" DRIVE RESIDENT 24 ENTRY GARAGE ACCESS

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R '

0 " PROPOSED CURB CUT

4 6

( LOCATION OF EXISTING CURB CUT PROPOSED STREET TREE RAINIER AVENUE SOUTH LINE OF EXISTING CURB LOCATION OF EXISTING (80'- 0" WIDE) EXISTING COMMERCIAL BUILDING 7 CURB CUT TO BE CLOSED PROPOSED STREET TREES, TYP 25 (SINGLE STORY) EXISTING COMMERCIAL BUILDING EXISTING COMMERCIAL BUILDING (SINGLE STORY) (SINGLE STORY)

SITE PLAN SCALE: 1" = 40' -0" SITE PLAN

PROJECT ADDRESS: 9400 RAINIER AVENUE SOUTH SEATTLE, WASHINGTON 98118

PARCEL NUMBERS: 7129304810, 7129304905, 7129304900, 7129304985, 7129304890, 7129304885, 7129304880

LEGAL DESCRIPTION: PARCEL A: PARCEL A OF SEATTLE BOUNDARY LINE ADJUSTMENT NO. 9100254, RECORDED UNDER RECORDING NO. 9106200485, KING COUNTY, WASHINGTON.

PARCEL B: LOTS 5, 6, 7, 8, 9 AND 10, BLOCK 67, RAINIER BEACH, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 8 OF PLATS, PAGE 11, IN KING COUNTY, WASHINGTON;

EXCEPT THAT PORTION OF SAID PREMISES CONDEMNED FOR RAINIER AVENUE IN KING COUNTY SUPERIOR COURT CAUSE NO. 87583. BOTH SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON

SITE INFORMATION

PROJ. #: 1804 POLARIS AT RAINIER BEACH DRAWN: PK PROJECTS 3 707 203 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 98118 CHECKED: CO S GR A 99 AND E, W , ST KAN E D SPO SDCI PROJECT NUMBER: 3033563-EG DATE: 03.15.19 EARLY DESIGN GUIDANCE EDG 6 STREET LEVEL USE C J The site is located on the border of the Dunlap and D the Rainier Beach Neighborhoods. Multiple B landmarks and community assest can be found in the A E vicinity of the project site. F

DUNLAP LAKE WASHINGTON

NEIGHBORHOOD NEIGHBORHOOD L I SOUTH BEACON HILL BEACON SOUTH

SITE H

G RAINIER BEACH NEIGHBORHOOD

NEIGHBORHOOD CONTEXT LEGEND NEIGHBORHOOD CONTEXT ANALYSIS - KEY PROJECT SITE A RAINIER BEACH COMMUNITY CENTER G STURTEVANT RAVINE NATURAL AREA NEIGHBORHOOD BOUNDARY B RAINIER BEACH HIGH SCHOOL H CHIEF SEALTH TRAIL 9 BLOCK SITE STUDY C RAINIER BEACH PLAYFIELDS I PUBLIC LIBRARY - RAINIER BEACH BRANCH D DUNLAP ELEMENTARY SCHOOL J RAINIER BEACH URBAN FARM & WETLANDS E SOUTH SHORE PK-8 SCHOOL K KUBOTA GARDEN F BEER SHEVA PARK L MARINAS AT LAKE WASHINGTON

CONTEXT ANALYSIS - COMMUNITY MAP

CONTEXT ANALYSIS: THE NODES HIGHLIGHTED REPRESENT THE DIVERSE COMMUNITY BENEFITS (SCHOOLS, LIBRARY, COMMUNITY CENTER) AND OPEN RECREATION AREAS ADJACENT TO THE PROJECT.

SOUTH SHORE SCHOOL RAINIER BEACH HIGH SCHOOL DUNLAP SCHOOL RAINIER BEACH URBAN FARM & WETLANDS

KUBOTA GARDEN RAINIER BEACH PUBLIC LIBRARY RAINIER BEACH COMMUNITY CENTER MARINA AT LAKE WASHIN GTON

BEER SHEVA PARK RAINIER BEACH PLAYFIELDS CHIEF SEALTH TRAIL STURTEVANT RAVINE NATURAL AREA

CONTEXT ANALYSIS - NODES

GROCERY RESTAURANT/ MULTI -FAMILY USE RETAIL/SERVICES COMMERCIAL OFFICE/ FAST FOOD RETAIL

STREET LEVEL USE CONTEXT ANALYSIS: The immediate 9 block area of the neighborhood is mainly characterized by small to large commercial and retail developments, multi-family apartment buildings, and restaurants on high-tra ﬃc prinicpal arterial street (Rainier Beach Avenue South) with single family housing further to the south.

The pedestrian experiance is broken by buildings pulled back from the street with the predominance of surface parking and drive thru access. This project has an opportunity to increase the walkability of the street and pedestrian experience.

COMMERCIAL USE: BANK RETAIL/SERVICES RETAIL/WHOLESALE/SERVICES RESTAURANT MEDICAL OFFICE COMMERCIAL USE: RESTAURANT/FAST FOOD RELIGIOUS USE BANK RETAIL/SERVICES RESTAURANT RESTAURANT/ STREET LEVEL USE FAST FOOD RETAIL SINGLE FAMILY RESIDENTIAL

STREET LEVEL USE

NC3-40 LR3 LAKE WASHINGTON NC3-40

R NC2-30 EQUE UPZO STED NE N LR2 C2- 5 5(M)

NC2-40 LR3

SF5000

NC1-40

AERIAL CONTEXT PERSPECTIVE & ZONING LEGEND 9 BLOCK SITE STUDY

AERIAL CONTEXT PERSPECTIVE & ZONING

OVERALL NORTH STREETSCAPE

LARGE RETAIL, PUSHED BACK FROM STREET FAST FOOD RESTAURANT WITH DRIVE THRU, PUSHED BACK FROM STREET SITE LOCATION WEST 52ND AVE SOUTH EAST

ENLARGED NORTH STREETSCAPE - WEST WOOD FRAMED RETAIL; LOW SLOPE ROOF WITH SYMMETRICAL GLAZING

EXISTING RESTAURANT TO BE DEMOLISHED, RETAIL WITH CORNER ENTRY AND ACCENT SITE LOCATION NO TRANSPARENCY TO STREET MASSING, SURFACE PARKING AT LOT LINE WEST EAST

ENLARGED NORTH STREETSCAPE - EAST

STREETSCAPE - NORTH

54TH AVE SOUTH 53RD AVE SOUTH 52ND AVE SOUTH OVERALL SOUTH STREETSCAPE

EXISTING COMMERCIAL WITH HORIZONTAL HORIZONTAL DATUM EXISTING RETIAL WITH HORIZONTAL EXISTING COMMERCIAL WITH HORIZONTAL FAST FOOD RESTAURANT WITH DRIVE THRU, ORIENTATION AND BALANCED FACADE ORIENTATION; TRANSPARENCY & ORIENTATION; LIMITED TRANSPARENCY VARIED MASSING, SIGNIFICANT SURFACE PARKING COMPOSITION AT STREET LEVEL SITE LOCATION WALKABILITY EAST

(ACROSS STREET) HORIZONTAL DATUM WEST

ENLARGED SOUTH STREETSCAPE - EAST 54TH AVE SOUTH

COMMERCIAL BUILDING WITH DRIVE THRU, MULTI -TENANT RETAIL WITH SURFACE SITE LOCATION PUSHED BACK FROM STREET PARKING FRONTING STREET EAST

WEST (ACROSS STREET)

53RD AVE SOUTH 52ND AVE SOUTH ENLARGED SOUTH STREETSCAPE - WEST

STREETSCAPE - SOUTH

PROJ. #: 1804 POLARIS AT RAINIER BEACH DRAWN: PK PROJECTS 3 707 203 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 98118 CHECKED: CO S GR A 99 AND E, W , ST KAN E D SPO SDCI PROJECT NUMBER: 3033563-EG DATE: 03.15.19 EARLY DESIGN GUIDANCE EDG 12 TRANSPORTATION & ACCESS OPPORTUNITIES CONTEXT ANALYSIS: There are many options for public transit at the proposed project location. Within a short walk away, residents and users of the proposed project have access to multiple bus routes, neighborhood greenways, bike lanes, and trails. The Link light rail system is less than a mile from the project site. LAKE WASHINGTON

TRANSPORTATION & ACCESS OPPORTUNITIES LEGEND BUS ROUTES PROJECT SITE 7, 9, 106, 107, 987 CHIEF SEALTH TRAIL NEIGHBORHOOD GREENWAY LINK LIGHT RAIL STATION METRO BUS ROUTE BIKE LANE 9 BLOCK SITE STUDY

TRANSPORTATION & ACCESS OPPORTUNITIES

E E E E B LAKE WASHINGTON APARTMENTS SEE SHEET EDG5.8 F E

E E E A

B 5 PROPOSED MIXED USE BLDG A A 4 6 A A B C A 3 9 2 A

10 RAINIER AVENUE SOUTH 1 AA A

A B A A A A 8 A A 7 54TH AVE S 53RD AVE S D D D D D

AERIAL CONTEXT MAP SITE PHOTOGRAPH KEY EXISTING BUILDING KEY 1 EXISTING BUILDING - VIEW TO NORTH A EXISTING COMMERCIAL BUILDING, NC2-40 ZONE 2 EXISTING BUILDING - VIEW TO NORTHWEST B EXISTING COMMERCIAL BUILDING, NC3-40 ZONE 3 EXISTING SITE - VIEW TO NORTH C EXISTING COMMERCIAL BUILDING TO BE DEMOLISHED 4 EXISTING SITE - VIEW TO EAST D EXISTING SINGLE FAMILY RESIDENTIAL, SF 5000 ZONE 5 EXISTING SITE - VIEW TO SOUTH E EXISTING MULTI-FAMILY BUILDING, LR3 ZONE REFER TO EDG 17 EDG TO REFER 6 EXISTING SITE - VIEW TO WEST F EXISTING COMMERCIAL BUILDING, NC2-30 ZONE 7 53RD AVENUE SOUTH - VIEW TO NORTH 8 54TH AVENUE SOUTH - VIEW TO NORTH 9 RAINIER AVENUE SOUTH - VIEW TO WEST 10 RAINIER AVENUE SOUTH - VIEW TO NORTHEAST REFER TO EDG 18 EDG TO REFER

AERIAL SITE PLAN POLARIS AT RAINIER BEACH PROJ. #: 1804 DRAWN: PK PROJECTS 370 3 CHECKED: CO 7 S 9920 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 98118 GRAN , WA D, ST KANE E D SPO SDCI PROJECT NUMBER: 3033563-EG DATE: 03.15.19 EARLY DESIGN GUIDANCE EDG 14

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the west and a minor relocation of the existing the of relocation minor a and west the 50'-0 of minimum a provide to cut curb curb eastern No alle South. Avenue 54th of return curb the from VEHICULAR ACCESS VEHICULAR &CIRCULATION: ACCESS VEHICULAR singlea of use the for plans design proposed The The design South. Avenue Rainier along cut curb cut existingcurb the of closing the proposes study site. the on ispresent access isundesirable access garage vehicular mid-block A project the of walkabilitythe disrupt would it as specific priority of the proposed development. A A development. proposed the of priorityspecific sitee will the of portion east the to entry single and bicyclists. pedestrians on impact the lots parking surface eliminates design proposed The the throughout found predominately are which grade below preferred and provides neighborhood a be to isnot entry garage proposed parking. The feature. design dominant to are collection trash/recycling and uses Service located within the below grade garage. A trash trash A garage. grade below the within located entry the within area is planned staging receptacle from screened bewill and garage the pedestrian/street views. S

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3 NEIGHBORHOOD CONTEXT LAKE WASHINGTON APARTMENTS

CONTEXT ANALYSIS: The adjacent parcel to the north of the proposed project site at 9061 Seward Park Ave S provides 332,900 SF multi-family affordable housing complex spread over 35 wood framed two-story buildings. The complex provides a total of 379 dwelling units and originates from 1947 with multiple alterations through its history including a significant update and rehabilitation in 2014. There are approximately 600 parking stalls available to residents, visitors, and staff on the 699,138 SF parcel.

NEIGHBORHOOD CONTEXT

EXISTING SITE - VIEW TO NORTH

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EXISTING BUILDING - VIEW TO NORTH EXISTING SITE - VIEW TO EAST

EXISTING SITE - VIEW TO SOUTH

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RAINIER AVENUE SOUTH - VIEW TO NORTHWEST EXISTING SITE - VIEW TO WEST

SITE PHOTOS

53RD AVENUE SOUTH - VIEW TO NORTH 54TH AVENUE SOUTH - VIEW TO NORTH

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SITE PHOTOS

PROJ. #: 1804 POLARIS AT RAINIER BEACH DRAWN: PK PROJECTS 370 3 CHECKED: CO 7 S 9920 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 98118 GRAN , WA D, ST KANE E D SPO SDCI PROJECT NUMBER: 3033563-EG DATE: 03.15.19 EARLY DESIGN GUIDANCE EDG 18 PK CO 1804 03.15.19 EDG 19 ZONING MAP ZONING PROJ. #: PROJ. DRAWN: CHECKED: DATE: 8 PROJECT SITE PROJECT EARLY DESIGN GUIDANCE DESIGN EARLY SDCI PROJECT NUMBER: 3033563-EG NUMBER: PROJECT SDCI 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 9811 SEATTLE, WASHINGTON SOUTH, AVENUE RAINIER 9400 POLARIS AT RAINIER BEACH RAINIER AT POLARIS (ENVIRONMENTALLY AREA) CRITICAL

PROJECT SITE INFORMATION EXISTING ZONE:EXISTING LR3 NC2-40, SPECIAL CONDITION: SITE WITHINECA VILLAGE: URBAN BEACH RAINIER

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3 ZONING MAP LEGEND ZONING CODE

ZONING: NC2-40 - UPZONE TO NC2-55(M) - MANDATORY AFFORDABILITY SUFFIX MAXIMUM SIZE OF NONRESIDENTIAL USE: PER 23.47A.004 TABLE A LR3 (NO BUILDING CONSTRUCTION IN THIS ZONE) (23.47A.010) SPECIAL CONDITION: ECA (ENVIRONMENTALLY CRITICAL AREA) STRUCTURE HEIGHT: 55' (UPZONE HEIGHT) LOT SIZE: 2.04 ACRES (89,115 SF) (23.47A.012)

PROPOSED AREAS: LOT COVERAGE: 73,750 SF (BUILDING) GREEN FACTOR SCORE: 0.3 OR GREATER TOTAL BUILDING AREA: 289,000 SF (23.47A.016 A.2) TOTAL GARAGE AREA: 71,850 SF LIGHT AND GLARE STANDARDS ADJACENT ZONING: N - LR3 (23.47A.022) - FENCE OR WALL BETWEEN 5' AND 6' IN HEIGHT AT PARKING/DRIVE AREAS S - NC2-40 - UPZONE TO NC2-55(M) - EXTERIOR LIGHT POLES UP TO 40' FROM FFINISH GRADE PROVIDED THAT THE E - NC2-40 - UPZONE TO NC2-55(M) WATTS /AREA IS AT LEAST 20% BELOW THE MAX EXTERIOR LIGHTING LEVEL W- NC2-40 - UPZONE TO NC2-55(M) PERMITTED BY ENERGY CODE

PEDESTRIAN DESIGNATED: NO - SITE DOES NOT CONTAIN A "P" SUFFIX IN ITS DESIGNATION AMENITY AREA: MIN 5% OF THE TOTAL GROSS FLOOR AREA IN RESIDENTIAL USE (23.34.086) (23.47A.024) REQUIRED: 269,890 SF (RESIDENTIAL)(5%) = 13,494.4 SF PROVIDED: EAST COURTYARD: 3,536 SF USE (PROPOSED): MULTI FAMILY (PERMITTED) RESIDENTIAL NOT ALLOWED AT STREET CENTRAL COURTYARD: 7,742 SF (23.47A.004 TABLE A) WEST COURTYARD: 4,732 SF TOTAL: 15,010 SF FAR: COMMERCIAL ZONES WITH A MANDATORY HOUSING AFFORABILITY SUFFIX (23.47A.017) 3.75 - MAXIMUM FAR FOR ALL PERMITTED USES ON A LOT -COMMON AMENITY AREAS SHALL BE MINIMUM HORIZONTAL 1.5 - MINIMUM FAR DIMENSION OF 10' 334,181 S.F. AREA ALLOWED -NO COMMON AMENITY AREA SHALL BE LESS THAN 250 SF

PROPOSED FAR: 3.24 PARKING AND LOADING: (23.54.015) SALES & SERVICES, GENERAL 1 SPACE FOR EACH 500 SF SETBACKS: 8513 SF/500 = 17 (23.47A.014) -STREET - 0' -REAR SETBACK ADJACENT TO RESIDENTIAL - 15' FOR STRUCTURE MULTIFAMILY RESIDENTIAL RENT AND INCOME RESTRICTED 0 CONTAINING RESIDENTIAL USE 13'-40' IN HEIGHT. ADDITIONAL 2' (23.54.015, TABLE B, III) SETBACK FOR EVERY 10' ABOVE 40' IN HEIGHT -SIDE SETBACK ADJACENT TO COMMERCIAL - 0' TOTAL PARKING REQUIRED: 17

BLANK WALL: MAX 20' AT STREET FACING FACADE BETWEEN 2' TO 8' ABOVE SIDEWALK TOTAL PARKING PROVIDED: 8'-0"x16'-0" 206 (23.47A.008 A.2) TOTAL MAY NOT EXCEED 40% OF THE STREET FACING FACADE 8'-6"x19'-0" 22 TOTAL: 228 STREET FACING FACADE: STREET-LEVEL FACADES TO BE 10' MAX OF THE STREET LOT LINE, UNLESS WIDER SIDEWALKS, PLAZAS, OR OTHER APPROVED BICYCLE PARKING: SALES & SERVICES, GENERAL 1 PER 4,000 SF (LONG TERM) 3 LANDSCAPED OR OPEN SPACES ARE PROVIDED (23.54.015) 1 PER 2,000 SF (SHORT TERM) 5

STREET LEVEL TRANSPARENCY: 60% OF STREET FACING FACADE BETWEEN 2' AND 8' ABOVE SIDEWALK MULTIFAMILY RESIDENTIAL 1 PER DWELLING UNIT (LONG TERM) 330 (23.47A.008 B.2) 1 PER 20 DWELLING UNITS (SHORT TERM) 17

STREET LEVEL DEPTH: 30' AVERAGE DEPTH, 15' MIN AT STREET FACING FACADE TOTAL REQUIRED: LONG TERM 333 (23.47A.008 B.3) SHORT TERM 22

STREET LEVEL HEIGHT: MIN 13' FLOOR-TO-FLOOR HEIGHT FOR NON-RESIDENTIAL USE TOTAL PROVIDED: LONG TERM 333 (23.47A.008 B.4) SHORT TERM 22

OVERHEAD WEATHER PROTECTION: [DOES NOT APPLY - NOT PEDESTRIAN DESIGNATED STREET] (23.47A.008 C.4)

ZONE CODE REVIEW

CS1: NATURAL SYSTEMS AND SITE FEATURES: PL1: OPEN SPACE CONNECTIVITY PL3: STREET-LEVEL INTERACTION

The lot dimensions dictate the proposed building to be oriented with longer facades to face north Project goals include enhancing pedestrian infrastructure with purposeful and engaging entry In developing the proposed design alternatives, the surrounding neighborhood was carefully and south. Window size and form has been studied to take advantage of natural daylight. The conditions, canopies for weather protection and shade, appropriate lighting, landscape and site studied, specifically how existing buildings interact with the street and their respective entry development team intends to maintain existing and provide additional deciduous trees along improvements while providing an engaging building base appropriate to street level use and scale. conditions. This information provided inspiration for both how to achieve effective engagement Rainier Avenue South to protect the southern facade from excessive solar gain. with the street as well as ways in which to relate to the existing context. Retail entries are proposed with weather protection and are appropriately sized to occupant load and comfort. There is no significant grade change along street frontage of Rainier Avenue South although there Pedestrian engagement is with visual interaction through building openings and transparency is a significant grade fall occurring within the rear setback along the north property line. within the modulation of the building’s base.

The project team will explore drainage systems as opportunities such as rain gardens, bioswales, A semi-private entry is created for resident use which is emphasized through design cues such as green roofs, and new plantings to manage on-site stormwater. being recessed in the building massing with opportunities for landscaping to create a welcoming and identifiable area leading from the public pedestrian walk.

CS2-D-2: EXISTING SITE FEATURES

The project site is relatively flat along the south property line dropping approximately 2 1/2 ft over the approximate 450’ of continuous street frontage from east to west. Historic fills have leveled the site from north to south. There is a significant grade fall approaching the north property line. The perferred design alternative proposes purposefully stepping the building down with the existing grade in order to reduce the impact of the mass on adjacent neighbors.

CS3: ARCHITECTURAL CONTEXT & CHARACTER PL2: WALKABILITY Evolving neighborhood - Throughout the neighborhood, buildings reflect the era in which they were built. There are older, brick and concrete buildings alongside predominantly wood framed Purposeful design to for safety and accessibility for all users is paramount. There are opportunities buildings from every decade. Recent additionals to the immediate vicinity include the Rainier to enhance the walkability of the street by fronting the building and internal building uses to the Beach Community Center, the Rainier Beach branch of the Seattle Public Library, and the Rainier street, providing engagement of the street with purposeful storefront and pedestrian entries while Beach Medical and Dental Clinic building. With limited multi-story and mixed use buildings in de-emphasizing the vehicular entry, and omitting at-grade parking which can be commonly found the vicinity, this project can contribute to establishing a positive, contemporary context for future in the surrounding properties. PL4: ACTIVE TRANSPORTATION development in the neighborhood. The proposal will incorporate a significant amount of transparent storefront at the ground level in Multiple modes of transportation including walking, bicycling, public transit, and private vehicle The existing restaurant on site was found to have been originally constructed in 1969. The project order to provide management, building users, and tenants a clear view of the street frontage and are found within the immediate area of the project site. team is currently beginning the process of historical review on the structure to provide assistance building entries. Residential uses additionally have access to views on all sides of the proposed to the Department of Neighborhoods Historic Preservation staff and DPD to determine any potential building to provide supervision to public way below enhancing safety throughout the site. The neighborhood is connected with the downtown core and greater Seattle area by public landmark status eligibility. transportation. Access to four different bus transit routes with transit stops within approximately Downlighting placed under the building’s overhang and lighting at foot-level may signify the two blocks of the proposed project. Rainier Beach Station (Link light rail station) is accessible at Opportunities to create placemaking by potentially partnering with Rainier Beach Action Coalition entrance and pedestrian pathways, providing a safe environment for users without being intrusive approximately 0.9 miles from the project site. to incorporate art with cultural elements or contextually significant theme to the neighborhood. to neighboring properties, and aiding the creation of a safe environment in the neighborhood. Secure and protected bicycle storage will be provided for building residents. Additional onsite bicycle parking stalls will be provided for other building users and public use.

DESIGN GUIDELINES

DESIGN CONCEPT DC2 ARCHITECTURAL CONCEPT DC2 ARCHITECTURAL CONCEPT DC2-A-2: REDUCING PERCEIVED MASS DC2-B-1: FACADE COMPOSITION DC1 PROJECT USES & ACTIVITIES DC1-A: ARRAINGEMENT OF INTERIOR USES Design cues for the project derive from study of neighborhood building scale/massing, use, and The use of the building will be expressed in the facade composition. Well proportioned glazing site circulation. The project creates an opportunity for a contemporary building with massing units will create a varied, but common language across the proposed residential function of the Retail and leasing suites are located in prominent areas located for convenient public and visitor appropriate to a mid-block development. There also is an opportunity to create street level design. The facade is to be varied through use of vertical modulation and projections framing the wayfinding with direct connection to the public way. Residential dwelling units are placed above landscaping which will enhance the desirability and use of the pedestrian connections in and upper fenestration. A roof parapet at each mass will provide a continuous datum relating the the street level commercial/retail, amenity, and leasing use. around the site. language of masses to create a unified composition. Lengths of blank walls are consciously limited. Balanced street level commercial/retail nodes are proposed to anchor the project creating a The project site fronts approximately 450’ of Rainier Avenue South. With the proposed upzone to framework for a strong resident entry and leasing/amenity infill. The main building entry is NC-55(M) - Mandatory Affordability Suffix from the current NC2-40 zoning, the arrangement of the The building base will vary its structured layout to express materials, variety of scale, and building proposed to be located on axis with the intersection of 54th Avenue South and Rainier Avenue building massing has been studied to better incorporate the design into the neighborhood. use. Canopies are to provide street level scale and to further enhanced the rhythm and depth of South creating a significance and order to the orientation of the building program.. Dividing the mass at multiple locations with continuous vertical breaks allows deliberate the facade. The repetitive storefront and structure of the proposed design are to compliment the modulation in the facade. This is proposed in order to reduce the perceived mass of the placement of the existing street trees. development and to give the appreance that the project is broken into three smaller complementary elements which are more appropriately incorporated into the scale of the surrounding neighborhood. A strong base is scaled to the pedestrian level and increases street character while DWELLING helping establish a unified building language. UNITS

15'-6" CENTRAL ELEMENT 21'-0" CUT

BUILDING LEASING / AMENITY CORNER ANCHOR: RETAIL BUILDING MASSING AND ELEVATION STUDY DATUM LINE INFORMED BY PEDESTRIAN SOUTH SCALE AND NEIGHBORING STRUCTURES BUILDING CORNER 138'-0" 31'-0" BUILDING ENTRY PLAZA ANCHOR: RETAIL TOP FLOOR TOP FLOOR RAINIER AVENUE SOUTH CENTER ELEMENT RECESS CUT SINGLE STORY ELEMENT STEP BACK STEP BACK

BUILDING MASSING AND ELEVATION STUDY 53RD AVE SOUTH 53RD 54TH AVE SOUTH 54TH NORTH

DC2 ARCHITECTURAL CONCEPT DC2-D-1: HUMAN SCALE

Human scale elements in the facade / building occur in the following manner.

The use of elevated planters at the street level. Recessed entrys and awnings at the storefronts. Smaller segments of awning vs continuous awnings. Integration of a two story base in some locations.

DESIGN GUIDELINES

DC3: OPEN SPACE CONCEPT DC4: EXTERIOR ELEMENTS & FINISHES DC4-A, DC4-B, DC4-C, DC4-D Open space is planned to create an amenity to building residents. Three courtyards in the preferred design alternative are created for resident use providing a place for resident functions A combination of exposed concrete, masonry, prefinished cementitious panels, and glazing create and interaction. Potential courtyard features including landscaped amenity areas, common a palette of materials that ensure a vibrant, yet durable and low maintenance exterior design barbeques, recreational activities, and seating are being explored. appropriate to the climate and the fabric of the neighborhood.

Signage will be studied to add interest to the streetscape and be compatible to the building design.

Lighting will be used to increase site safety at the pedestrian level along the building facade and to OPEN S PACE highlight architectural, artistic, and potential landscape details of the project. Lighting cut-off will be studied to avoid glare and light pollution transmitting from the project site.

Durable climate appropriate plantings and materials will be selected to enhance the street LIGHT WELL presence of the project and the experience of the pedestrian user. The scale and color of the plantings and physical landscape elements will be developed to define building features and LIGHT WELL TENANT COURTYARD entries. Street trees will provide shade to pedestrians and solar protection to the building.

CS2.D.2: EXISTING SITE FEATURES

The site is flat with a slope at the north property line. The building mass respects the slope by ENTRY PLAZA pulling back the middle bar and reducing the height. The mass starts to takes the shape of the site RAINIER AVENUE SOUTH and reduces the scale of the building to the north.

STEP MASSING W/ EXTERIOR LIGHT WELL STREET FRONTAGE MASSING EXISTING SLOPE

RETAIL PARKING GARAGE

EXISTING SITE SLOPE

DESIGN GUIDELINES

FACADE COMPOSITION STREET LEVEL INTERACTION, WALKABILITY & ART INTEGRATION OPEN SPACE WALKABILITY COLUMBIACITY ANGELINE APARTMENTS

MASSING MASSING MASSING MASSING RAINIER BEACH RAINIER COLUMBIACITY BEACH RAINIER PAX FUTURA BUILDING SEATTLE PUBLIC LIBRARY RAINIER BEACH COMMUNITY CENTER

FACADE COMPOSITION & TEXTURE TEXTURE ENTRY ENGAGEMENT & LOCAL CONTEXT WALKABILITY

PRECEDENT IMAGES

STREETFRONT ENGAGEMENT, WALKABIITY, TEXTURE& FACADECOMPOSITION, TEXTURE, MATERIALITY&

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PROJECTS

9 9 2 0 3 POLARISAT RAINIER BEACH FACADECOMPOSITION, LOCAL RETAIL COMMERCIAL ENTRIES 9400 RAINIER AVENUE SOUTH,WASHINGTON SEATTLE, 9811 FACADE COMPOSITION SDCI PROJECT NUMBER: 3033563-EG EARLY DESIGN GUIDANCE , WALKABIITY, & TEXTURE & , WALKABIITY, 8

MOUNT BAKER LOFTS NORTH BEACON HILL FACADECOMPOSITION WALKABILITY&

BEACH COURT APARTMENTS RAINIER BEACH COMPOSITION, LOCALART CONTEXT& DATE: CHECKED: DRAWN: PROJ. #: PERCEDENT IMAGES PERCEDENT EDG 25 EDG ART COLOR& 03.15.19 18 04 CO PK DESIGN ALTERNATIVE A DESIGN ALTERNATIVE B DESIGN ALTERNATIVE C - PREFERRED

BUILDING FOOTPRINT: 71,500 sq. ft. UNIT COUNT: 331 BUILDING FOOTPRINT: 68,145 sq. ft. UNIT COUNT: 324 BUILDING FOOTPRINT: 67,259 sq. ft. UNIT COUNT: 322 TOTAL BUILDING AREA: 306,037 sq. ft. PARKING: 156 TOTAL BUILDING AREA: 280,945 sq. ft. PARKING: 228 TOTAL BUILDING AREA: 290,380 sq. ft. PARKING: 174 TOTAL GARAGE AREA: 57,700 sq. ft. HEIGHT: 55’-0” to top of roof structure TOTAL GARAGE AREA: 74,051 sq. ft. HEIGHT: 55’-0” to top of roof structure TOTAL GARAGE AREA: 60,544 sq. ft. HEIGHT: 55’-0” to top of roof structure FAR: 3.43 (BELOW GRADE PARKING EXEMPT) DEPARTURE REQUESTED: None FAR: 3.15 (BELOW GRADE PARKING EXEMPT) DEPARTURE REQUESTED: None FAR: 3.26 (BELOW GRADE PARKING EXEMPT) DEPARTURE REQUESTED: None

OPPORTUNITIES OPPORTUNITIES OPPORTUNITIES • PL3: Street-Level Interaction: Resident entry is given significance when aligned with intersection of • DC1-A&B: Arraingement of Interior Uses/Vehicular Access & Circulation: Garage access located on • PL3: Street-Level Interaction: Resident entry is given significance when aligned with intersection of Rainier Beach Avenue South and 54th Ave South. The eastern element of the streetfront facade and east edge of mass which provides a minimum of 50'-0" from the curb return of 54th Avenue South. Rainier Beach Avenue South and 54th Ave South. The eastern element of the streetfront facade and resident entry are purposefully pulled back from public way to create importance on the pedestrian Ramp location pushes residential use a floor above neighboring surface parking. resident entry are purposefully pulled back from public way to create importance on the pedestrian approach and use. • DC2: Reducing Perceived Mass: Vertical breaks in south facade provides relief over length of approach and use. • DC1-A&B: Arraingement of Interior Uses/Vehicular Access & Circulation: Garage access located on elevation. Visually creates three separate elements at south (streetfront) elevation. • DC1-A&B: Arraingement of Interior Uses/Vehicular Access & Circulation: Garage access located on east edge of mass which provides a minimum of 50'-0" from the curb return of 54th Avenue South. • DC3-1: Residential Open Space: Two large resident use courtyards for common gatherings/interaction east edge of mass which provides a minimum of 50'-0" from the curb return of 54th Avenue South. Ramp Ramp location pushes residential use a floor above neighboring surface parking. and recreational functions. location pushes residential use a floor above neighboring surface parking. • DC2-A-1: Site Characteristics & Uses: North facade is stepped with the drop in topography. • VIEWS: Potential views to Lake Washington from upper stories facing northeast. • DC2-A-1: Site Characteristics & Uses: North facade is stepped with the drop in topography. • DC2-A-2: Reducing Perceived Mass: Vertical breaks in each facade provide relief over length of • MANDATORY AFFORDABILITY: 100% affordable dwelling units. • DC2-A-2: Reducing Perceived Mass: Vertical breaks and building cuts break the massing into two elevations. Visually creates three separate elements at both north and south (streetfront) elevations. • DEPATURES: None requested. percieved buildings with smaller massing elements in order to provide relief over length of elevations. • DC3-1: Residential Open Space: Two resident use courtyards for common gatherings/interaction and • DC3-1: Residential Open Space: Two light wells are created and a large resident use courtyard is recreational functions with one light well with landscaping. CONSTRAINTS provided for common gatherings/interaction and recreational functions. • VIEWS: Potential views to Lake Washington from upper stories facing northeast. • Mandatory Upzone Required: NC2-40 upzone to NC2-55(M) • VIEWS: Potential views to Lake Washington from upper stories facing northeast. • MANDATORY AFFORDABILITY: Maximizes affordable dwelling units. • PL3: Street-Level Interaction: Single entry is created for resident use mid block with limited room for • MANDATORY AFFORDABILITY: 100% affordable dwelling units. • DEPATURES: None requested. identifiable entry procession and landscaping leading from the public pedestrian walk. • DEPATURES: None requested. • DC2: Reducing Perceived Mass: Long, bulky mass with only one significant break on north elevation. CONSTRAINTS No significant break at east facade. CONSTRAINTS • Mandatory Upzone Required: NC2-40 upzone to NC2-55(M) • Mandatory Upzone Required: NC2-40 upzone to NC2-55(M) • DC3-1: Residential Open Space: One interior courtyard area is reduced in size to become light well.

DESIGN ALTERNATIVES

PROJ. #: 1804 POLARIS AT RAINIER BEACH DRAWN: PK PROJECTS 3 707 203 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 98118 CHECKED: CO S GR A 99 AND E, W , ST KAN E D SPO SDCI PROJECT NUMBER: 3033563-EG DATE: 03.15.19 EARLY DESIGN GUIDANCE EDG 26 PK CO 1804 03.15.19 EDG 27 DESIGN ALTERNATIVEDESIGN A PROJ. #: PROJ. DRAWN: CHECKED: DATE:

H T U O S E V A H T 4 5 8

H T U O S E V A D R 3 5 EARLY DESIGN GUIDANCE DESIGN EARLY SDCI PROJECT NUMBER: 3033563-EG NUMBER: PROJECT SDCI

9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 9811 SEATTLE, WASHINGTON SOUTH, AVENUE RAINIER 9400

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DESIGN ALTERNATIVE A DESIGN 7

3 DESIGN ALTERNATIVE A

BUILDING FOOTPRINT: 71,500 sq. ft. UNIT COUNT: 331 TOTAL BUILDING AREA: 306,037 sq. ft. PARKING: 156 TOTAL GARAGE AREA: 57,700 sq. ft. HEIGHT: 55’-0” to top of roof structure FAR: 3.43 (BELOW GRADE PARKING EXEMPT) DEPARTURE REQUESTED: None

OPPORTUNITIES • PL3: Street-Level Interaction: Resident entry is given significance when aligned with intersection of Rainier Beach Avenue South and 54th Ave South. The eastern element of the streetfront facade and resident entry are purposefully pulled back from public way to create importance on the pedestrian approach and use. • DC1-A&B: Arraingement of Interior Uses/Vehicular Access & Circulation: Garage access located on east edge of mass which provides a minimum of 50'-0" from the curb return of 54th Avenue South. Ramp location pushes residential use a floor above neighboring surface parking. • DC2-A-1: Site Characteristics & Uses: North facade is stepped with the drop in topography. • DC2-A-2: Reducing Perceived Mass: Vertical breaks in each facade provide relief over length of elevations. Visually creates three separate elements at both north and south (streetfront) elevations. • DC3-1: Residential Open Space: Two resident use courtyards for common gatherings/interaction and recreational functions with one light well with landscaping. • VIEWS: Potential views to Lake Washington from upper stories facing northeast. • MANDATORY AFFORDABILITY: Maximizes affordable dwelling units. • DEPATURES: None requested.

CONSTRAINTS • Mandatory Upzone Required: NC2-40 upzone to NC2-55(M) • DC3-1: Residential Open Space: One interior courtyard area is reduced in size to become light well.

DESIGN ALTERNATIVE A

B1 B1 C1 B1 B1 A1 B1 B1 C2 747 SF 747 SF 1088 SF 747 SF 747 SF 529 SF 747 SF 747 SF 1129 SF

TRASH 8% BELOW GRADE

PARKING GARAGE DN RAMP 15%

C EDG 33 177'-7 7/8" 177'-7

TRASH STORAGE BIKE PARKING BIKE PARKING

429'-6"

B A 7 EDG 32 EDG 32 25

DESIGN ALTERNATIVE A: P0 FLOOR PLAN SCALE: 1/32" = 1' -0"

DESIGN ALT A - P0 FLOOR PLAN

17'-0" A1 B1 B1 27 529 SF 747 SF 747 SF C2 1129 SF B1 B1 C1 B1 B1 A1 B1 B1 C2 747 SF 747 SF 1088 SF 747 SF 747 SF 529 SF 747 SF 747 SF 1129 SF

B1 B1 A1 747 SF 747 SF 529 SF 69'-5" A2 A2 A2 B1 S1 S1 585 SF 585 SF B3 585 SF 747 SF 427 SF 427 SF B4 B2 B3 B3 EXTERIOR 855 SF 855 SF 855 SF 903 SF 863 SF A1 LIGHT WELL A1 529 SF 529 SF A1 529 SF

A1 A1 A1 A1 A1 108'-0" A1 12'-2" 529 SF 529 SF 529 SF 529 SF 529 SF 529 SF EXTERIOR EXTERIOR C

COURTYARD COURTYARD 59'-4"

63'-4" EDG 33 B1 S1 S1 A1 A1 747 SF 59'-4" 427 SF 108'-4" 427 SF 32'-6" 529 SF 529 SF DN RAMP B2 B2

863 SF 863 SF 15%

MEP 8%

94'-5" 548 SF AMENITY / LEASING 9793 SF RESIDENTIAL COMMERCIAL / RETAIL COMMERCIAL / RETAIL ENTRY 1679 SF 7118 SF ENTRY ENTRY ENTRY

TRASH STAGING 22'-11/2"

ENTRY ENTRY ENTRY ENTRY ENTRY 22'-10" 24 3'-8"

10'-0" 140'-6" 18'-0" 147'-0" 21'-7" 102'-5" 10'-2"

7 B A 25 EDG 32 EDG 32 DESIGN ALTERNATIVE A: R1/C1 FLOOR PLAN SCALE: 1/32" = 1' -0"

DESIGN ALT A - R1/C1 FLOOR PLAN

A1 B1 B1 27 529 SF 747 SF 747 SF C2 1129 SF B1 B1 C1 B1 B1 A1 B1 B1

C2 747 SF 747 SF 1088 SF 747 SF 747 SF 529 SF 747 SF 747 SF 56'-6" 1129 SF

B1 B1 A1 747 SF 747 SF 529 SF

69'-5" ELEV A2 A2 A2 B1 S1 S1 77 SF STAIR

B3 585 SF 585 SF B3 B3 585 SF 747 SF 427 SF 427 SF 177 SF 9'-4" B2 B4 855 SF 855 SF 855 SF 863 SF 903 SF A1 EXTERIOR A1 529 SF LIGHT WELL 529 SF A1 529 SF

STAIR A1 A1 A1 A1 A1 108'-0" A1 12'-2" 177 SF 529 SF 529 SF 529 SF EXTERIOR 529 SF 529 SF 529 SF EXTERIOR B1 COURTYARD C 747 SF COURTYARD 59'-4"

63'-4" BELOW EDG 33 B1 BELOW S1 S1 A1 A1 747 SF 427 SF 427 SF 529 SF 529 SF B2 B2

863 SF 863 SF 108'-6" 59'-4" 110'-4" 32'-6" A1 529 SF B3 B4 B1 B3 B3 855 SF A2 B1 S1 S1 903 SF 747 SF 855 SF A2 A2 855 SF 585 SF 747 SF 427 SF 427 SF 96'-1" 585 SF 585 SF C2 ELEV S1 S1 S1 S1 1129 SF 77 SF 427 SF 427 SF 427 SF 427 SF

C2 A1 A1 A1 A1 A1 A1 A1 1129 SF B2 B2 B2 529 SF 529 SF 529 SF 529 SF 529 SF 529 SF 529 SF 863 SF 863 SF 863 SF

24 2'-11/2"

10'-0" 140'-6" 18'-0" 147'-0" 21'-7" 102'-5"

7 B A 25 EDG 32 EDG 32

DESIGN ALTERNATIVE A: R2 - R5 TYP FLOOR PLAN SCALE: 1/32" = 1' -0"

DESIGN ALT A - R2-R5 TYP FLOOR PLAN

BUILDING HEIGHT ROOF 50' -4 5/16" 47' -11 1/4" R5 39' -10 1/8" R4 30' -10 3/4" R3

21' -11 3/8" 55'-0" R2 13' -0"

DWELLING DWELLING UNITS AMENITY COMMERCIAL R1/C1 0' -0" AVERAGE GRADE PARKING GARAGE P0 -4' -7 11/16" -11' -0"

SITE SECTION - DESIGN ALT A A SCALE: 1/32" = 1' -0"

C EDG 33

BUILDING HEIGHT ROOF 50' -4 5/16" 47' -11 1/4" R5 39' -10 1/8" R4 30' -10 3/4" R3

21' -11 3/8" 55'-0" R2 DWELLING DWELLING UNITS 13' -0" COMMERCIAL R1/C1 0' -0" AVERAGE GRADE PARKING GARAGE P0 -4' -7 11/16" -11' -0"

SITE SECTION - DESIGN ALT A B SCALE: 1/32" = 1' -0"

DESIGN ALT A - SECTIONS

PROJ. #: 1804 POLARIS AT RAINIER BEACH DRAWN: PK PROJECTS 3 707 203 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 98118 CHECKED: CO S GR A 99 AND E, W , ST KAN E D SPO SDCI PROJECT NUMBER: 3033563-EG DATE: 03.15.19 EARLY DESIGN GUIDANCE EDG 32 BUILDING HEIGHT 7 EXTERIOR COURTYARD EXTERIOR COURTYARD EXTERIOR 50' -4 5/16" LIGHT WELL ROOF R5 47' -11 1/4" 39' -10 1/8" R4 R3 30' -10 3/4" 21' -11 3/8" R2

DWELLING UNITS DWELLING R1/C1 13' -0"

PARKING GARAGE 0' -0" P0 -11' -0" SITE SECTION - DESIGN ALT A C SCALE: 1" = 50' -0"

DESIGN ALT A - SECTIONS

PROJ. #: 1804 POLARIS AT RAINIER BEACH DRAWN: PK PROJECTS 3 707 203 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 98118 CHECKED: CO S GR A 99 AND E, W , ST KAN E D SPO SDCI PROJECT NUMBER: 3033563-EG DATE: 03.15.19 EARLY DESIGN GUIDANCE EDG 33 PK CO 1804 03.15.19 EDG 34 DESIGN ALTERNATIVE B ALTERNATIVE DESIGN PROJ. #: PROJ. DRAWN: CHECKED: DATE:

H T U O S E V A H T 4 5 8

H T U O S E V A D R 3 5 EARLY DESIGN GUIDANCE DESIGN EARLY SDCI PROJECT NUMBER: 3033563-EG PROJECTNUMBER: SDCI

9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 9811 SEATTLE, WASHINGTON SOUTH, AVENUE RAINIER 9400

POLARIS AT RAINIER BEACH RAINIER AT POLARIS

NI I

P S

E PROJECTS T

7 0

DESIGN ALTERNATIVE B ALTERNATIVE DESIGN 7

3 DESIGN ALTERNATIVE B

BUILDING FOOTPRINT: 68,145 sq. ft. UNIT COUNT: 324 TOTAL BUILDING AREA: 280,945 sq. ft. PARKING: 228 TOTAL GARAGE AREA: 74,051 sq. ft. HEIGHT: 55’-0” to top of roof structure FAR: 3.15 (BELOW GRADE PARKING EXEMPT) DEPARTURE REQUESTED: None

OPPORTUNITIES • DC1-A&B: Arraingement of Interior Uses/Vehicular Access & Circulation: Garage access located on east edge of mass which provides a minimum of 50'-0" from the curb return of 54th Avenue South. Ramp location pushes residential use a floor above neighboring surface parking. • DC2: Reducing Perceived Mass: Vertical breaks in south facade provides relief over length of elevation. Visually creates three separate elements at south (streetfront) elevation. • DC3-1: Residential Open Space: Two large resident use courtyards for common gatherings/interaction and recreational functions. • VIEWS: Potential views to Lake Washington from upper stories facing northeast. • MANDATORY AFFORDABILITY: 100% affordable dwelling units. • DEPATURES: None requested.

CONSTRAINTS • Mandatory Upzone Required: NC2-40 upzone to NC2-55(M) • PL3: Street-Level Interaction: Single entry is created for resident use mid block with limited room for identifiable entry procession and landscaping leading from the public pedestrian walk. • DC2: Reducing Perceived Mass: Long, bulky mass with only one significant break on north elevation. No significant break at east facade.

DESIGN ALTERNATIVE B

BELOW GRADE 15% PARKING GARAGE

177'-7 7/8" 177'-7 C EDG 40

TRASH STORAGE TRASH STORAGE BIKE PARKING 24

429'-6"

B A 7 EDG 39 EDG 39 25

DESIGN ALTERNATIVE B: P0 FLOOR PLAN SCALE: 1/32" = 1' -0"

DESIGN ALT B - P0 FLOOR PLAN

17'-0" 17'-0" B1 B1 A1 27 747 SF 747 SF 529 SF C2 1129 SF A1 A1 B1 B1 B1 B1 B2 529 SF 529 SF 747 SF 747 SF 747 SF 747 SF

863 SF 35'-0" A1 A2 S1 73'-6" 529 SF 585 SF B3 427 SF 855 SF

73'-11" B3 B3 S1 855 SF 855 SF A2 C1 B1 427 SF A2 A1 S1 A2 A1 585 SF 529 SF 427 SF 585 SF B3 585 SF 1088 SF 747 SF 529 SF

855 SF 17'-3" A1 529 SF C1 STAIR A1 A1 S1 A1 S1 A1 B1 S1 1088 SF 9'-4" 177 SF 529 SF 529 SF 427 SF 529 SF 427 SF 529 SF 747 SF 427 SF EXTERIOR COURTYARD 45'-0" S1 RAMP DN RAMP B1 427 SF 159'-4" C

747 SF 15% EXTERIOR S1 EDG 40 LIGHT WELL 427 SF 29'-10" 10'-4" 101'-5" 149'-0" STAIR 177 SF 8% MEP 94'-5" 703 SF LEASING / AMENITY 11041 SF ENTRY COMMERCIAL ELEV 9816 SF RESIDENTIAL 77 SF ENTRY ELEV 77 SF TRASH STAGING ENTRY ENTRY ENTRY ENTRY ENTRY ENTRY 2'-11/2" 12'-3" 24 ENTRY COURTYARD

6 10'-0" 188'-6" 22'-11" 105'-0" 9'-8" 78'-3" 25'-2" 10'-2"

7 B A 25 EDG 39 EDG 39 DESIGN ALTERNATIVE B: R1/C1 FLOOR PLAN SCALE: 1/32" = 1' -0"

DESIGN ALT B - R1/C1 FLOOR PLAN

17'-0" 17'-0" B1 B1 A1 27 747 SF 747 SF 529 SF C2 1129 SF A1 A1 B1 B1 B1 B1 B2 529 SF 529 SF 747 SF 747 SF 747 SF 747 SF

863 SF 35'-0" A1 A2 S1 529 SF 585 SF B3 427 SF 855 SF

73'-11" B3 B3 S1 855 SF 855 SF A2 C1 B1 427 SF A2 A1 S1 A2 A1 585 SF 529 SF 427 SF 585 SF B3 585 SF 1088 SF 747 SF 529 SF

855 SF 17'-3" A1 529 SF C1 B2 STAIR S1 175'-0" A1 A1 S1 A1 S1 A1 B1 EXTERIOR 1088 SF 863 SF 9'-4" 177 SF 529 SF 529 SF 427 SF 529 SF 427 SF 529 SF 747 SF 427 SF

COURTYARD 45'-0" BELOW S1 B1 427 SF 159'-4" C 747 SF EXTERIOR S1 EDG 40 LIGHT WELL 427 SF B1 30'-0" BELOW 747 SF 149'-0" B2 A2 STAIR 863 SF 585 SF B3 177 SF 855 SF A2 B2 B1 B1 585 SF 863 SF 747 SF 747 SF 94'-5" A1 A1 S1 A1 S1 A1 B1 529 SF 529 SF 427 SF 529 SF 427 SF 529 SF 747 SF C2 1129 SF S1 B1 A1 ELEV 427 SF 747 SF 529 SF 77 SF ELEV A1 A1 A1 A1 A1 C2 529 SF 529 SF 529 SF 529 SF 529 SF 1129 SF B2 B2 B2 B2 S1 77 SF 863 SF 863 SF 863 SF 863 SF 427 SF 2'-11/2" 24

10'-0" 192'-6" 18'-11" 105'-0" 9'-10" 103'-3" 10'-2"

B A 7 EDG 39 EDG 39 25

DESIGN ALTERNATIVE B: R2 - R5 TYP FLOOR PLAN SCALE: 1/32" = 1' -0"

DESIGN ALT B - R2-R5 TYP FLOOR PLAN

EXTERIOR COURTYARD BUILDING HEIGHT ROOF 50' -4 5/16" 47' -11 1/4" R5 39' -10 1/8" R4 30' -10 3/4" R3

21' -11 3/8" 55'-0" R2 DWELLING DWELLING UNITS 13' -0" COMMERCIAL R1/C1 0' -0" AVERAGE GRADE PARKING GARAGE P0 -4' -7 11/16" -11' -0"

SITE SECTION - DESIGN ALT B A SCALE: 1/32" = 1' -0"

C EDG 40 27 3 6 EXTERIOR EXTERIOR BUILDING HEIGHT COURTYARD LIGHT WELL ROOF 50' -4 5/16" 47' -11 1/4" R5 39' -10 1/8" R4 30' -10 3/4" R3

21' -11 3/8" 55'-0" R2 DWELLING DWELLING UNITS 13' -0" COMMERCIAL R1/C1 0' -0" AVERAGE GRADE PARKING GARAGE P0 -4' -7 11/16" -11' -0"

SITE SECTION - DESIGN ALT B B SCALE: 1/32" = 1' -0"

DESIGN ALT B - SECTIONS

PROJ. #: 1804 POLARIS AT RAINIER BEACH DRAWN: PK PROJECTS 3 707 203 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 98118 CHECKED: CO S GR A 99 AND E, W , ST KAN E D SPO SDCI PROJECT NUMBER: 3033563-EG DATE: 03.15.19 EARLY DESIGN GUIDANCE EDG 39 BUILDING HEIGHT 7 EXTERIOR LIGHT WELL EXTERIOR COURTYARD 25 50' -4 5/16" ROOF R5 47' -11 1/4" 39' -10 1/8" R4 R3 30' -10 3/4" 21' -11 3/8" R2

DWELLING UNITS DWELLING GARAGE R1/C1 13' -0" ENTRY PARKING GARAGE 0' -0" P0 -11' -0" SITE SECTION - DESIGN ALT B C SCALE: 1" = 50' -0"

DESIGN ALT B - SECTIONS

PROJ. #: 1804 POLARIS AT RAINIER BEACH DRAWN: PK PROJECTS 3 707 203 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 98118 CHECKED: CO S GR A 99 AND E, W , ST KAN E D SPO SDCI PROJECT NUMBER: 3033563-EG DATE: 03.15.19 EARLY DESIGN GUIDANCE EDG 40 PK CO 1804 03.15.19 EDG 41 DESIGN ALTERNATIVE C - PREFERRED - ALTERNATIVE C DESIGN PROJ. #: PROJ. DRAWN: CHECKED: DATE:

H T U O S E V A H T 4 5 8

H T U O S E V A D R 3 5 EARLY DESIGN GUIDANCE DESIGN EARLY SDCI PROJECT NUMBER: 3033563-EG PROJECTNUMBER: SDCI

9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 9811 SEATTLE, WASHINGTON SOUTH, AVENUE RAINIER 9400

POLARIS AT RAINIER BEACH RAINIER AT POLARIS

NI I

P S

E PROJECTS T

7 0 DESIGN ALTERNATIVE C -C PREFERRED ALTERNATIVE DESIGN 7

3 DESIGN ALTERNATIVE C - PREFERRED

BUILDING FOOTPRINT: 67,259 sq. ft. UNIT COUNT: 322 TOTAL BUILDING AREA: 290,380 sq. ft. PARKING: 174 TOTAL GARAGE AREA: 60,544 sq. ft. HEIGHT: 55’-0” to top of roof structure FAR: 3.26 (BELOW GRADE PARKING EXEMPT) DEPARTURE REQUESTED: None

OPPORTUNITIES • PL3: Street-Level Interaction: Resident entry is given significance when aligned with intersection of Rainier Beach Avenue South and 54th Ave South. The eastern element of the streetfront facade and resident entry are purposefully pulled back from public way to create importance on the pedestrian approach and use. • DC1-A&B: Arraingement of Interior Uses/Vehicular Access & Circulation: Garage access located on east edge of mass which provides a minimum of 50'-0" from the curb return of 54th Avenue South. Ramp location pushes residential use a floor above neighboring surface parking. • DC2-A-1: Site Characteristics & Uses: North facade is stepped with the drop in topography. • DC2-A-2: Reducing Perceived Mass: Vertical breaks and building cuts break the massing into two percieved buildings with smaller massing elements in order to provide relief over length of elevations. • DC3-1: Residential Open Space: Two light wells are created and a large resident use courtyard is provided for common gatherings/interaction and recreational functions. • VIEWS: Potential views to Lake Washington from upper stories facing northeast. • MANDATORY AFFORDABILITY: 100% affordable dwelling units. • DEPATURES: None requested.

CONSTRAINTS • Mandatory Upzone Required: NC2-40 upzone to NC2-55(M)

DESIGN ALTERNATIVE C - PREFERRED

B5 B1 C1 B1 869 SF 747 SF 1088 SF 747 SF 8% RAMP DN RAMP 15%

BELOW GRADE C 177'-7 7/8" 177'-7 PARKING GARAGE EDG 47 TRASH STORAGE TRASH STORAGE

BIKE PARKING BIKE PARKING

429'-6"

B A 7 EDG 46 EDG 46 25

DESIGN ALTERNATIVE C: P0 FLOOR PLAN SCALE: 1/32" = 1' -0"

DESIGN ALT C - P0 FLOOR PLAN

17'-0" A1 B1 B1 529 SF 747 SF 747 SF C2 27 30'-10"

1129 SF 34'-5" B1 C1 B1 C2 747 SF 1088 SF 747 SF

34'-5" 1129 SF A1 S1 B1 B1 S1 A1 STAIR 177 SF 9'-4" 529 SF 427 SF 747 SF 747 SF 427 SF 529 SF B1 B1 747 SF 747 SF A1 STAIR S1

9'-4" A1 A1 529 SF 177 SF 427 SF 529 SF 529 SF

B1 B1 B1 B3 A1 A1 A1 B2 STAIR

747 SF 747 SF 747 SF 529 SF 83'-2" 529 SF A1 A1 855 SF 529 SF 863 SF 177 SF 529 SF 529 SF B2 EXTERIOR 863 SF LIGHT WELL EXTERIOR A1 A1 LIGHT WELL 529 SF 529 SF A2 29'-2" B1 B1 585 SF 747 SF 747 SF EXTERIOR 129'-6" B2 115'-0" A1 C

COURTYARD 45'-0" 529 SF 863 SF EDG 47 RAMP DN RAMP 30'-0" 141'-0" B4 B4 A1 903 SF 903 SF 15% A1 A1 529 SF 133'-11" B4 ELEV 529 SF 529 SF 903 SF 77 SF MEP 558 SF STAIR 8% ELEV A1 A1 177 SF 77 SF 529 SF 529 SF LEASING / AMENITY COMMERCIAL / RETAIL 1952 SF 2001 SF ENTRY LEASING / AMENITY RESIDENTIAL ENTRY ENTRY 5826 SF COMMERCIAL / RETAIL ENTRY 4228 SF TRASH STAGING 30'-0" ENTRY ENTRY ENTRY ENTRY ENTRY 2'-11/2" 24

10'-0" 140'-6" 15'-2" 105'-0" 21'-0" 147'-10" 10'-2"

7 B A3 25 DESIGN ALTERNATIVE C: R1/C1 FLOOR PLAN EDG 46 EDG 2346 SCALE: 1/32" = 1' -0"

DESIGN ALT C - R1/C1 FLOOR PLAN

17'-0" A1 B1 B1 529 SF 747 SF 747 SF C2 27 30'-10"

1129 SF 34'-5" B1 C1 B1 C2 747 SF 1088 SF 747 SF

34'-5" 1129 SF STAIR A1 S1 B1 B1 S1 A1 177 SF 9'-4" 529 SF 427 SF 747 SF 747 SF 427 SF 529 SF B1 B1 747 SF 747 SF A1 STAIR S1

9'-4" A1 A1 529 SF 177 SF 427 SF 529 SF 529 SF

B1 B1 B1 A1 A1 STAIR B3 A1 B2 747 SF 747 SF 747 SF 529 SF 529 SF A1 A1 855 SF 529 SF 863 SF 177 SF 529 SF 529 SF B2 EXTERIOR 863 SF EXTERIOR LIGHT WELL LIGHT WELL A1 A1 529 SF 529 SF A2 B1 B1 B1 EXTERIOR 585 SF 747 SF

747 SF 747 SF 129'-6" B2 115'-0" A1 COURTYARD C 529 SF 45'-0" 863 SF BELOW EDG 47

30'-0" 141'-0" B4 B4 A1 903 SF 903 SF A1 A1 A1 529 SF 529 SF 133'-11" ELEV 529 SF 529 SF B4 77 SF 903 SF S1 S1 S1 A1 A1 B1 STAIR GREEN ROOF S1 747 SF ELEV 427 SF 427 SF 427 SF 529 SF 529 SF 177 SF BELOW 427 SF A1 A1 77 SF 529 SF 529 SF C2 B1 S1 B1 1129 SF B5 747 SF 427 SF 747 SF 869 SF C2 A1 A1 A1 A1 A1 529 SF 529 SF 529 SF 529 SF 529 SF 1129 SF B2 B2 B2 863 SF 863 SF 863 SF 2'-11/2" 24

10'-0" 140'-6" 15'-2" 105'-0" 21'-0" 147'-10" 10'-2"

7 B A3 25 EDG 46 EDG 2346 DESIGN ALTERNATIVE C: R2 - R5 TYP FLOOR PLAN SCALE: 1/32" = 1' -0"

DESIGN ALT C - R2-R5 TYP FLOOR PLAN

PROJ. #: 1804 POLARIS AT RAINIER BEACH DRAWN: PK PROJECTS 3 707 203 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 98118 CHECKED: CO S GR A 99 AND E, W , ST KAN E D SPO SDCI PROJECT NUMBER: 3033563-EG DATE: 03.15.19 EARLY DESIGN GUIDANCE EDG 45 C EDG 47 EXTERIOR LIGHT WELL BUILDING HEIGHT ROOF 50' -4 5/16" 47' -11 1/4" R5 39' -10 1/8" R4 30' -10 3/4" R3 DWELLING UNITS DWELLING 21' -11 3/8" 55'-0" R2 13' -0" COMMERCIAL

DWELLING DWELLING UNITS R1/C1 0' -0" AVERAGE GRADE PARKING GARAGE P0 -4' -7 11/16" -11' -0"

SITE SECTION - DESIGN ALT C A SCALE: 1/32" = 1' -0"

C EDG 47 EXTERIOR COURTYARD

BUILDING HEIGHT ROOF 50' -4 5/16" 47' -11 1/4" R5 39' -10 1/8" R4 30' -10 3/4" R3 DWELLING UNITS DWELLING 21' -11 3/8" 55'-0" R2 13' -0" AMENITY / LEASE

DWELLING DWELLING UNITS R1/C1 0' -0" AVERAGE GRADE PARKING GARAGE P0 -4' -7 11/16" -11' -0"

SITE SECTION - DESIGN ALT C B SCALE: 1/32" = 1' -0"

DESIGN ALT C - SECTIONS

PROJ. #: 1804 POLARIS AT RAINIER BEACH DRAWN: PK PROJECTS 3 707 203 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 98118 CHECKED: CO S GR A 99 AND E, W , ST KAN E D SPO SDCI PROJECT NUMBER: 3033563-EG DATE: 03.15.19 EARLY DESIGN GUIDANCE EDG 46 7 BUILDING HEIGHT EXTERIOR EXTERIOR COURTYARD EXTERIOR 25 50' -4 5/16" LIGHT WELL LIGHT WELL ROOF R5 47' -11 1/4" 39' -10 1/8" R4 R3 30' -10 3/4" 21' -11 3/8" R2

DWELLING UNITS DWELLING GARAGE 13' -0" ENTRY R1/C1 PARKING GARAGE 0' -0" P0 -11' -0"

SITE SECTION - DESIGN ALT C C SCALE: 1" = 50' -0"

DESIGN ALT C - SECTIONS

PROJ. #: 1804 POLARIS AT RAINIER BEACH DRAWN: PK PROJECTS 3 707 203 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 98118 CHECKED: CO S GR A 99 AND E, W , ST KAN E D SPO SDCI PROJECT NUMBER: 3033563-EG DATE: 03.15.19 EARLY DESIGN GUIDANCE EDG 47 PK CO 1804 03.15.19 EDG 48 DESIGN BASELINE DESIGN PROJ. #: PROJ. DRAWN: CHECKED: DATE: 8 EARLY DESIGN GUIDANCE DESIGN EARLY SDCI PROJECT NUMBER: 3033563-EG NUMBER: PROJECT SDCI 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 9811 SEATTLE, WASHINGTON SOUTH, AVENUE RAINIER 9400

POLARIS AT RAINIER BEACH RAINIER AT POLARIS

P S

E PROJECTS T

D DESIGN ALTERNATIVE C - C PREFERRED ALTERNATIVE DESIGN SCALE: N

7 0

3 DESIGN BASELINE

BUILDING FOOTPRINT: 67,259 sq. ft. UNIT COUNT: 261 TOTAL BUILDING AREA: 210,595 sq. ft. PARKING: 174 TOTAL GARAGE AREA: 60,544 sq. ft. HEIGHT: 55’-0” to top of roof structure FAR: 2.26 (BELOW GRADE PARKING EXEMPT) DEPARTURE REQUESTED: None

OPPORTUNITIES • PL3: Street-Level Interaction: Resident entry is given significance when aligned with intersection of Rainier Beach Avenue South and 54th Ave South. The eastern element of the streetfront facade and resident entry are purposefully pulled back from public way to create importance on the pedestrian approach and use. • DC1-A&B: Arraingement of Interior Uses/Vehicular Access & Circulation: Garage access located on east edge of mass which provides a minimum of 50'-0" from the curb return of 54th Avenue South. Ramp location pushes residential use a floor above neighboring surface parking. • DC2-A-2: Reducing Perceived Mass: Vertical breaks and building cuts break the massing into two percieved buildings with smaller massing elements in order to provide relief over length of elevations. • DC3-1: Residential Open Space: Two light wells are created and a large resident use courtyard is provided for common gatherings/interaction and recreational functions. • VIEWS: Potential views to Lake Washington from upper stories facing northeast. • MANDATORY AFFORDABILITY: 100% affordable dwelling units. • DEPATURES: None requested.

CONSTRAINTS • Provides 61 less affordable dwelling units than upzone to NC2-55(M)

DESIGN BASELINE

B5 B1 C1 B1 869 SF 747 SF 1088 SF 747 SF 8% RAMP DN RAMP 15%

BELOW GRADE C 177'-7 7/8" 177'-7 PARKING GARAGE EDG 54

BIKE PARKING BIKE PARKING

429'-6"

B A 7 EDG 53 EDG 53 25

DESIGN BASELINE: P0 FLOOR PLAN SCALE: 1/32" = 1' -0"

DESIGN BASELINE - P0 FLOOR PLAN

17'-0" A1 B1 B1 529 SF 747 SF 747 SF C2 27 30'-10"

1129 SF 34'-5" B1 C1 B1 C2 747 SF 1088 SF 747 SF ELEV

34'-5" 1129 SF A1 S1 B1 B1 S1 A1 77 SF STAIR 177 SF 9'-4" 529 SF 427 SF 747 SF 747 SF 427 SF 529 SF B1 B1 747 SF 747 SF A1 STAIR S1

9'-4" A1 A1 529 SF 177 SF 427 SF 529 SF 529 SF

B1 B1 B1 A1 A1 STAIR B3 A1 B2 747 SF 747 SF 747 SF 529 SF 529 SF A1 A1 855 SF 529 SF 863 SF 177 SF 529 SF 529 SF B2 EXTERIOR 863 SF LIGHT WELL A1 A1 529 SF 529 SF EXTERIOR A2 B1 B1 585 SF 747 SF LIGHT WELL 747 SF EXTERIOR B2 A1 129'-6" C

COURTYARD 45'-0" 529 SF 863 SF EDG 54 RAMP DN RAMP 141'-0" B4 B4 A1 903 SF 903 SF 15% A1 A1 529 SF 133'-11" B4 ELEV 529 SF 529 SF 903 SF 77 SF MEP 558 SF STAIR 8% ELEV A1 A1 177 SF 77 SF 529 SF 529 SF LEASING / AMENITY COMMERCIAL / RETAIL 1952 SF 2001 SF LEASING / AMENITY 5826 SF COMMERCIAL / RETAIL 4228 SF TRASH STAGING 30'-0" 2'-11/2" 24 ENTRY COURTYARD/OPEN SPACE

10'-0" 140'-6" 15'-2" 105'-0" 21'-0" 147'-10" 10'-2"

7 B A 25 EDG 53 EDG 53 DESIGN BASELINE: R1/C1 FLOOR PLAN SCALE: 1/32" = 1' -0"

DESIGN BASELINE - R1/C1 FLOOR PLAN

17'-0" A1 B1 B1 529 SF 747 SF 747 SF C2 27 30'-10"

1129 SF 34'-5" B1 C1 B1 C2 747 SF 1088 SF 747 SF

34'-5" 1129 SF STAIR A1 S1 B1 B1 S1 A1 177 SF 9'-4" 529 SF 427 SF 747 SF 747 SF 427 SF 529 SF B1 B1 747 SF 747 SF A1 STAIR S1

9'-4" A1 A1 529 SF 177 SF 427 SF 529 SF 529 SF

B1 B1 B1 A1 A1 STAIR B3 A1 B2 747 SF 747 SF 747 SF 529 SF 529 SF A1 A1 855 SF 529 SF 863 SF 177 SF 529 SF 529 SF B2 EXTERIOR 863 SF LIGHT WELL A1 A1 529 SF 529 SF B1 EXTERIOR A2 B1 B1 747 SF LIGHT WELL EXTERIOR 585 SF

747 SF 747 SF 129'-6" B2 A1 COURTYARD C 529 SF 45'-0" 863 SF BELOW EDG 54

141'-0" B4 B4 A1 903 SF 903 SF A1 A1 A1 529 SF 529 SF 133'-11" ELEV 529 SF 529 SF B4 77 SF 903 SF S1 S1 S1 A1 A1 B1 STAIR GREEN ROOF S1 747 SF ELEV 427 SF 427 SF 427 SF 529 SF 529 SF 177 SF BELOW 427 SF A1 A1 77 SF 529 SF 529 SF C2 B1 S1 B1 1129 SF B5 747 SF 427 SF 747 SF 869 SF C2 A1 A1 A1 A1 A1 529 SF 529 SF 529 SF 529 SF 529 SF 1129 SF B2 B2 B2 863 SF 863 SF 863 SF 2'-11/2" 24

10'-0" 140'-6" 15'-2" 105'-0" 21'-0" 147'-10" 10'-2"

7 B A 25 EDG 53 EDG 53

DESIGN BASELINE: R2 - R4 TYP FLOOR PLAN SCALE: 1/32" = 1' -0"

DESIGN BASELINE - R2-R4 FLOOR PLAN

R5 39' -10 1/8" R4 30' -10 3/4" R3 21' -11 3/8" R2 44'-6"

DWELLING UNITS DWELLING 13' -0" COMMERCIAL R1/C1 0' -0" AVERAGE GRADE PARKING GARAGE P0 -4' -7 11/16" -11' -0"

SITE SECTION - DESIGN ALT C A SCALE: 1/32" = 1' -0"

C EDG 54

R5 39' -10 1/8" R4 30' -10 3/4" R3 21' -11 3/8" R2 44'-6" 13' -0" AMENITY / LEASE

DWELLING DWELLING UNITS R1/C1 0' -0" AVERAGE GRADE PARKING GARAGE P0 -4' -7 11/16" -11' -0"

SITE SECTION - DESIGN ALT C B SCALE: 1/32" = 1' -0"

DESIGN BASELINE - SECTIONS

PROJ. #: 1804 POLARIS AT RAINIER BEACH DRAWN: PK PROJECTS 3 707 203 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 98118 CHECKED: CO S GR A 99 AND E, W , ST KAN E D SPO SDCI PROJECT NUMBER: 3033563-EG DATE: 03.15.19 EARLY DESIGN GUIDANCE EDG 53 7 25 EXTERIOR EXTERIOR COURTYARD EXTERIOR LIGHT WELL LIGHT WELL R5 39' -10 1/8" R4 R3 30' -10 3/4" 21' -11 3/8" R2 GARAGE 13' -0" DWELLING UNITS DWELLING ENTRY R1/C1 PARKING GARAGE 0' -0" P0 -11' -0"

SITE SECTION - DESIGN BASELINE C SCALE: 1" = 50' -0"

DESIGN BASELINE - SECTIONS

PROJ. #: 1804 POLARIS AT RAINIER BEACH DRAWN: PK PROJECTS 3 707 203 9400 RAINIER AVENUE SOUTH, SEATTLE, WASHINGTON 98118 CHECKED: CO S GR A 99 AND E, W , ST KAN E D SPO SDCI PROJECT NUMBER: 3033563-EG DATE: 03.15.19 EARLY DESIGN GUIDANCE EDG 54 EXISTING MULTI- EXISTING MULTI- FAMILY BUILDING EXISTING MULTI- FAMILY BUILDING FAMILY BUILDING

DWELLING UNITS

EXISTING COMMERCIAL TENANT BUILDING LIGHTWELL

EXISTING

TENANT TENANT COURTYARD P COMMERCIAL

LIGHTWELL A BUILDING

LEASING / AMENITY RETAIL RETAIL 2001 SF 7778 SF 4228 SF

GARAGE ENTRY BUILDING ENTRY; ART INSTALLATION REPRESENTING RAINIER AVENUE SOUTH DIVERSITY WITHIN THE COMMUNITY ENTRY PLAZA

53RD AVE SOUTH 54TH AVE SOUTH

SITE PLAN SCALE: 1" = 50' -0"

SITE PLAN / VICINITY

DECEMBER 21 JUNE 21 MARCH / SEPT 21

S T

PROJECTS

9 9 2 0 3 9 AM 9 AM 9 AM 9 POLARISAT RAINIER BEACH 9400 RAINIER AVENUE SOUTH,WASHINGTON SEATTLE, 9811 SDCI PROJECT NUMBER: 3033563-EG EARLY DESIGN GUIDANCE 8 NOON NOON NOON DATE: CHECKED: DRAWN: PROJ. #: SOLARSTUDY A EDG 56 EDG 03.15.19 18 04 CO PK 3 PM3 PM3 PM3

DECEMBER 21 JUNE 21 MARCH / SEPT 21

S T

PROJECTS

DECEMBER 21 JUNE 21 MARCH / SEPT 21

S T

PROJECTS

DECEMBER 21 JUNE 21 MARCH / SEPT 21

S T

PROJECTS

9 9 2 0 3 9 AM 9 AM 9 AM 9 POLARISAT RAINIER BEACH 9400 RAINIER AVENUE SOUTH,WASHINGTON SEATTLE, 9811 SDCI PROJECT NUMBER: 3033563-EG EARLY DESIGN GUIDANCE 8 NOON NOON NOON DATE: CHECKED: DRAWN: PROJ. #: OA TD BASELINESOLAR STUDY - EDG 59 EDG 03.15.19 18 04 CO PK 3 PM3 PM3 PM3