THE STANDARD - TOWERS 4220 12TH AVENUE NE SEATTLE, WA 98105 EARLY DESIGN GUIDANCE 1 03 11 2019 SDCI #3033093-EG Table of contents 3.0 DEVELOPMENT OBJECTIVES & 6.0 ZONING DATA SUMMARY OF PUBLIC OUTREACH Zoning Boundaries 44 Project Information 4 Zoning Summary 45 Project Goals and Context Response 5 Sustainable and Historic Goals 6 7.0 DESIGN GUIDELINES Neighborhood Outreach Comments 7 Design Guidelines 48 4.0 SITE PLAN Existing Survey 8 8.0 ARCHITECTURAL MASSING CONCEPTS Preliminary Site Plan 9 Massing Concepts 52 Tree Survey 10 Site Plan Lot Plan 53 Arborist Report Synopsis 11 Design Concept 01 56 Design Concept 02 64 5.0 URBAN DESIGN ANALYSIS Design Concept 03 72 Overview of Site 12 THIS PAGE INTENTIONALLY LEFT BLANK Urban Connections and Community Nodes 13 9.0 DEPARTURES 82 Surrounding Uses and Structures 14 Surrounding Building Map 15 10.0 LANDSCAPE Transportation and Access Characteristics 16 Landscape Prcedent Imagery 84 Neighborhood Movement 17 Streetscape Plan 85 Street Designations 18 Landscape Plan 86 Ground Floor Uses 19 Mid Block Connection Plan 87 Streetscape Photos 20 Street Sections 88 Tower Views 29 UW West Campus Master Plan (reference) 32 11.0 PROJECT EXAMPLES Site Photos 34 Ankrom Mosain Project Examples 90 Site Views/Sun Path 36 Landmark Properties Project Examples 92 Existing Site Shadows 37 Neighborhood Building Design Cures 38 Surrounding Context Analysis 39 3.0 DEVELOPMENT OBJECTIVES & SUMMARY OF PUBLIC OUTREACH DEVELOPMENT OBJECTIVES & SUMMARY OF PUBLIC OUTREACH 3.0 PROJECT INFORMATION PROJECT GOALS AND CONTEXT RESPONSE 3. THE AVE 2. NE 45TH STREET CANTERBURY 1. COURT 15TH AVENUE NE MID RISE SITE - 12TH AVENUE NE CONSIDERED BUT NOT PART OF THIS PROPOSAL UNIVERSITY AVENUE NE NE 43RD STREET site BROOKLYN AVENUE NE NE 42ND STREET 1. CONNECT WITH U-DISTRICT PROJECT INFORMATION The U-District is a neighborhood of historic ADDRESS: 4220 12TH AVENUE NE residential homes, buildings, eclectic shops SEATTLE, WA 98105 and eateries. University Way, “the Ave”, with SDCI PROJECT #: 3033093-EG its independent businesses connects the gritty gathering places with local residents, students, and visitors to the sprawling collegiate spaces of project vision the University of Washington. A new mixed-use Housing and Retail project will comprise two-thirds of the block bounded The project will connect with the well established by 12th Ave NE to the west, an alley to the east, and NE 42nd to the south. The project is half a neighborhood culture and create a vibrant block south of the neighborhood’s future light rail station that is currently under construction. destination for local shops and eateries. This development will be designed with careful consideration of how to best connect to the U-district, the University and Greater Seattle. These buildings will have a significant positive 2. CONNECT WITH UW CAMPUS impact on this changing neighborhood from close-up and from far-away. Therefore, the project The University of Washington Campus is a collection team will pay special attention to creating both a vibrant ground level pedestrian experience of historic academic buildings and more recent and an aesthetically pleasing presence for the skyline. additions - a museum, housing, and technology research buildings. Its manicured lawns and rows of cherry blossoms speak to a traditional, beautiful The proposed development includes: collegiate campus setting. n Approximately 535,000 sf of total new development The project will connect to the diversity of students n Approximately 383 Residential Units and faculty and learn from the established look and feel of the campus grounds and culture of the n Two high-rise towers along 12th Ave NE. University. n Approximately 7,500 sf of Ground-Level Retail n An outdoor public amenity through-block corridor from 12th Ave N to Brooklyn Ave NE n Two levels of below grade parking with approximately 190 stalls 3. CONNECT WITH SEATTLE Seattle is currently undergoing a major growth cycle with the continuing success of tech companies like Amazon, Microsoft, and others. The connection of ARCHITECT LANDSCAPE ARCHITECT DEVELOPER students and workers to the City Center and back to ANKROM MOISAN ARCHITECTS SITE WORKSHOP LANDMARK PROPERTIES, INC. the Unversity is a vital one. 1505 5TH AVE, STE 300 222 ETRURIA STREET #200 315 OCONEE STREET The project will belong in Seattle and speak to SEATTLE, WA 98101 SEATTLE, WA 98109 ATHENS, GA 30601 the underlying vibe, values, and urbanity of our 206.576.1600 206.285.3026 678.835.2674 exceptional city. CONTACT: DAVE LETRONDO CONTACT: MARK BRANDS CONTACT: MARK JENSEN BRIAN BISHOP u district / PROJECT #3033093 u district / PROJECT #3033093 4 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 5 3.0 DEVELOPMENT OBJECTIVES & SUMMARY OF PUBLIC OUTREACH DEVELOPMENT OBJECTIVES & SUMMARY OF PUBLIC OUTREACH 3.0 SUSTAINABLE AND HISTORIC GOALS NEIGHBORHOOD OUTREACH COMMENTS MEETING 10.29.2018 QUESTIONS n At this point this is all going to be student housing, right, with multiple apartment sizes? n Can you talk about the retail and how you’re thinking about figuring out what retail works? n Is there an open space area in this development you’re thinking about? n Will there be parking at the street level? SUSTAINABLE GOALS n Will you be having affordable housing, or will you pay the City’s fee? • INTEGRATE SUSTAINABILITY BEST PRACTICES IN ALL DESIGN DECISIONS • ADVANCE LEARNING THROUGH RESIDENCE LIFE EDUCATION • EMPLOY VISIBLE STRATEGIES FOR STUDENTS TO LEARN AND ADOPT SUSTAINABLE LIFESTYLES • LEED gold COMMENTS n Know that, no matter your approach, you’ll have different groups of people who will say we need different kinds of housing here like workforce housing. n People who will be coming off transit will not always be heading to the University - so the amenity development should be relevant to that. n The U-district is under quite a metamorphosis right now - transit, master plan and rezone - and I would encourage you to take those three issues into consideration; there site canterbury is going to be development opportunity at the retail and business, the business-to- court business as well as the business-to-student levels, so we’re looking for a mix of retail that understands that ecology is more than just one thing. mid RISE SITE n Being thoughtful about what kind of retail is successful is important; it doesn’t do us any good to have businesses be empty after the first year. n We need more affordable housing in the University District and I know the University is looking at putting in more affordable housing. n We appreciate the chance to hear what your’e up to; it’s helpful for us to have some information and nice for us to be able to let people know if they ask; i’m surprised that more of the neighbors aren’t here. canterbury court - PROJECT GOALS • PRESERVE THE CANTERBURY COURT AND ITS THREE EXCEPTIONAL TREES • DESIGN THROUGH-BLOCK CORRIDOR CONSIDERING SOUTH EDGE OF CANTEBURY COURT • TRANSFER DEVELOPMENT FAR TO PROPOSED TOWER SITE u district / PROJECT #3033093 u district / PROJECT #3033093 6 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 7 4.0 SITE PLAN SITE PLAN 4.0 EXISTING SURVEY PLAN PRELIMINARY SITE PLAN NE 43RD STREET 14’ 60’ ROW 103.02’ ALLEY 103.03’ 60’ ROW 70’ ROW STAGING FOR 8-STORY SOUND TRANSIT APARTMENT 80’ +158.2’ +166.0’ 4235 BROOKLYN AVE NE 1142001010 4-STORY APARTMENT MANOR 200’ GARAGE 4229 BROOKLYN AVE NE 2-STORY HOUSE 1142001000 PROPOSED 24-STORY 4225 BROOKLYN AVE NE +158.0’ +165.26’ MIXED-USE TOWERS 3-STORY APARTMENT ZONING: SM-U/R 75- 240 (M1) 1142001995 canterbury EDG #3033093 court 12TH AVE NE 12TH AVE 1142001930 PARKING 1142001990 LOT CANTERBURY COURT 12TH AVE NE 12TH AVE SITE 120.01’ 400.02’ +151.00’ 1142001980 NE AVE BROOKLYN 1142001945 +158.4’ 4210 BROOKLYN AVE mid RISE 4-STORY APT SITE 80’ 1142001975 1142001950 FUTURE 7-STORY MIXED-USE BUILDING ZONING: SM-U/R 75-240 (M1) 1142001970 80’ 4203 BROOKLYN AVE NE 1142001965 3-4-STORY APARTMENT 13040 NE 42ND ST 3-STORY APT +133.41’ +139.92’ NE 42ND STREET 60’ ROW NE 42ND STREET 4142 BROOKLYN AVE NE LEGAL DESCRIPTION: 4141 BROOKLYN AVE NE 4-STORY APARTMENTS 3-STORY COMMERCIAL LOTS 9 AND 10, BLOCK 10, BROOKLYN ADDITION TO SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 7 OF RETAIL AND RESIDENTIAL AMENITIES ARE PROPOSED ALONG PLATS, PAGE 32, IN KING COUNTY, WASHINGTON. THE GROUND FLOOR. THERE IS NO VEHICLE ACCESS OR PARKING residential ENTRY retail ENTRY PROPOSED. SERVICE ENTRY IS FROM THE ALLEY. BROOKLYN AVENUE IS A GREEN STREET AND CONNECTS TO THE FUTURE service entry LIGHT RAIL STATION. u district / PROJECT #3033093 u district / PROJECT #3033093 8 EARLY DESIGN GUIDANCE EARLY DESIGN GUIDANCE 9 4.0 SITE PLAN SITE PLAN 4.0 TREE SURVEY ARBORIST REPORT SYNOPSIS 164 180 12TH AVE NE 12TH AVE 162 178 arborist report synopsis NE 43RD STREET trees solutions, inc. 160 09.17.2018 176 Tree 460 a Chinese juniper (Juniperus chinensis), tree 461 a European white birch (Betula pendula), and 158 174 tree 462 a Japanese maple (Acer palmatum) were exceptional trees located at 4225 Brooklyn Ave NE. PROPERTY LINE 156 These trees were all in good health and good structural condition. 172 154 Tree 469 was a western redcedar located at 4224 12th Ave NE in good health and fair structural condition. The DSH was 30.1 inches making this an exceptional tree. The tree had heavy invasive ivy 170 152 (Hedera spp) on its trunk which should be removed to more accurately assess its condition and DSH. If a major defect were observed, this could impact the exceptional status of the tree. 168 150 PROPERTY LINE 148 tree 469 - western red cedar BROOKLYN AVE NE AVE BROOKLYN 166 462 dsh (inches) 30.1 469 EXISTING 461 PARKING PROPERTY LINE PROPERTY health condition good PROPERTY LINE 146 structural condition fair 460 dripline radius (feet) 144 north 14 142 east 13 south 17 140 west 19 138 exceptional threshold 30.0 exceptional by size exceptional 136 ALLEY heavy ivy on trunk, recommend removal of ivy to confirm exceptional size, measured at point PROPERTY LINE PROPERTY LINE 134 marked with blue paint, previously topped with 3 large reiterations at approximately 15 feet.