U DISTRICT SAFEWAY REDEVELOPMENT 4732 BROOKLYN AVE NE SEATTLE, WA 98105 EARLY DESIGN GUIDANCE RECORD #3033507-EG AUGUST 5, 2019 CONTACT INFORMATION: OWNER: CAMPUS UW JV II, LLC 2251 LINDA FLORA DRIVE LOS ANGELES, CA 90077 ARCHITECT: JACKSON MAIN ARCHITECTURE 311 1st AVE S Seattle, WA 98104 LANDSCAPE ARCHITECT: THOMAS RENGSTORF ASSOC. 811 FIRST AVE, SUITE 615 SEATTLE, WA 98104 TABLE OF CONTENTS ZONING & CONTEXT OBJECTIVES & SUMMARY EDG RESPONSES 02: PROJECT DESCRIPTION 43: EDG 1 COMMENT RESPONSES 03: PROJECT DATA 44: EDG 1 COMMENT RESPONSES URBAN DESIGN ANALYSIS 45: EDG 1 COMMENT RESPONSES 46: EDG 1 COMMENT RESPONSES 04: VICINITY MAP 47: EDG 1 COMMENT RESPONSES 05: AXONOMETRIC MAP 06: ZONING SUMMARY / MAP DEPARTURE 07: EXISTING STREETSCAPE 48: DEPARTURE #1 - BUILDING WIDTH 08: EXISTING STREETSCAPE & ALLEY PHOTOS 49: DEPARTURE #2 - REQUIRED OPEN SPACE 09: TRANSPORTATION OPPORTUNITIES TYPE 1 DIRECTORS DECISION 10: IMMEDIATE SITE MAP 11: CONTEXT - SIMILAR EXISTING BUILDINGS 50: TYPE 1 DIRECTORS DECISION - PARKING ACCESS LOCATION 12: CONTEXT - SIMILAR PROJECT EXAMPLES PERSPECTIVES DESIGN PROGRESSION 51: PERSPECTIVES 13: DESIGN INSPIRATION PRECEDENTS 52: PERSPECTIVES 14: MATERIALITY 53: PERSPECTIVES 15: EDG 1 OPTIONS RECAP 54: PERSPECTIVES 16: EDG 2 PREVIEW 55: PERSPECTIVES MASSING CONCEPTS SHADOW STUDIES 17: AERIAL VIEWS 56: SHADOW STUDIES 18: AERIAL VIEWS DESIGN GUIDANCE 19: ACTIVATING THE EXTERIOR 20: ACTIVATING THE EXTERIOR 21: ACTIVATING THE EXTERIOR 22: ACTIVATING THE EXTERIOR 23: OPEN SPACE 24: OPEN SPACE 25: OPEN SPACE 26: OPEN SPACE 27: ALLEY FACADE 28: ALLEY FACADE 29: 50TH & ALLEY CORNER 30: 50TH & ALLEY CORNER FLOOR PLANS 31: SITE PLAN 32: FLOOR PLANS ELEVATIONS 33: EDG 2 DESIGN SOLUTION 34: EDG 2 DESIGN SOLUTION SECTIONS 35: LONGITUDINAL SECTIONS 36: CROSS SECTIONS LANDSCAPE CONCEPTS 37: LANDSCAPE PLAN 38: LANDSCAPE PLANS 39: LANDSCAPE PLANS 40: LANDSCAPE PLANS RAMP STUDIES 41: RAMP COMPARISONS ATRIUM STUDIES 42: ENCLOSED ATRIUM & OPEN SPACE COMPARISONS U DISTRICT SAFEWAY REDEVELOPMENT 4732 BROOKLYN AVE NE 01 SEATTLE, WASHINGTON 98105 OBJECTIVES & SUMMARY PROJECT DESCRIPTION The proposed mixed-use project will bring a brand-new Safeway grocery store and approximately 180 new residential apartments to the community. The project will replace a small and outdated grocery store that is often frequented by drug users and the homeless, with a new, larger, and modern Safeway store that will benefit and support the growing University District community, bringing light, security, and awareness to the site. The project will provide much needed housing with a diverse unit mix for a variety of tenants. Included in the proposed project will be a large, and approximately, 6,800sf community park with outdoor seating that will be open to the public. The project is located in the University Community and is designated as an Urban Center, intended to provide dense housing and employment. The property's current configuration does not maximize the uniquely large site footprint. Improved utilization of the site will provide for a larger Safeway grocery store on the ground floor - with a grocery store being a vital amenity for the growing and evolving neighborhood. The seven story structure will serve as a transition to the new high-rise structures proposed for the University District and will be visually appealing next to The M tower, the new highrise currently under construction. At the same time, it will complement the University District Farmers Market located one block away. This is an ideal location for a mixed-use development due to its proximity to the UW campus, University Way which is just a half block west, and the future Sound Transit Link light rail station which will be and one block south of the site. SUMMARY LOT AREA: 45,311 SF LOT AREA (POST DEDICATION): 43,991 SF ZONE: SM-U 75-240 (M1) OVERLAY: UNIVERSITY COMMUNITY URBAN CENTER (MANDATORY HOUSING AFFORDABILITY) STORIES: 7 STORIES RESIDENTIAL UNITS: 150-180 UNITS RETAIL SPACE: 1 GROCERY STORE 28,755 - 40,000 SF TOTAL RESIDENTIAL PARKING: 90 STALLS [APPROXIMATE] RETAIL PARKING: 90 STALLS [APPROXIMATE] EARLY DESIGN GUIDANCE U DISTRICT SAFEWAY REDEVELOPMENT Record #3033507-EG 4732 BROOKLYN AVE NE AUGUST 5 2019 EDG MEETING SEATTLE, WASHINGTON 98105 02 OBJECTIVES & SUMMARY PROJECT DATA SUMMARY ADDRESS: 4732 Brooklyn Ave NE, Seattle, WA 98105 OPEN SPACE: Full Area (Post-Dedication) - 45,311sf X 15% = 6,797sf (Required) (23.48.650) 6,800sf [Proposed] - Refer to Departure #2 - Required Open Space PARCEL #: 8816401015 TYPE MIN. REQ. MAX. ALLOWED TOTAL LEGAL DESCRIPTION: LTS 21-30, BLK 7, UNIVERSITY HEIGHTS Open to sky 60% No limit 4,078sf (Required) 2,942sf [Proposed - 43%] ZONE: SM-U 75-240 (M1) Covered None 20% 1,359sf (Allowed) 3,857sf [Proposed - 57%] OVERLAYS: University Community Urban Center Enclosed None 35% 2,379sf (Allowed) (Mandatory Housing Affordability) 0 sf [Proposed - 0%] LOT AREA: 45,311 SF (1.0402 Acres) PARKING: LOT AREA (23.48.680.B.1) Non-residential - 0 minimum (Required), 1/1,000sf max: 40/40,000sf (Allowed), 90 [Proposed] (POST DEDICATION): 43,991 SF (23.54.015 Residential - None (Required), 90 [Proposed] -Table A, line J; EXISTING BUILDING: Grocery Store -Table B, line L) HEIGHT: 75' mid-rise excluding rooftop features PARKING/ACCESS: Non-residential - 35% small min., 65% small max. (SMC 23.48.615) 75'-0" [Proposed] (23.4.030.B) 35% large min. Residential - 60% medium, 40% any size FAR: 4.75 Base | 6.0 Max | 6.0 [Proposed] (23.48.620) ACCESS CLEARANCE: 6'-9" min. height clearance (Required) (23.54.030.D) 22' min. to 25' max. driveway clearance (Required) ECA’s: None 15% slope (Max. Required) INCENTIVE PROVISION: MHA Option - TBD BICYCLE PARKING: Long term (23.54.015) Sales & Service (26,185sf) - 1 per 4,000sf (Required: 7) - [Provided: 7] STREET LEVEL FACADE: 60% transparent (Min. required) Multi-family (180 units) - 1 per Dwelling Unit (first 50) (Required: 50) - [Provided: 50] (23.48.040.B) 64.2% @ Brooklyn Ave NE [Proposed] @ 3/4 ratio (over 50) (Required: 98) - [Provided: 98] 76% @ NE 50th St [Proposed] 15' width for blank facades (Limit) Short term 30' [Proposed per Director's determination] Sales & Service - 1 per 2,000sf (Required: 14) - [Provided: 14] Multi-family - 1 per 20 Dwelling Units (Required: 9) - [Provided: 9] WIDTH & DEPTH: 250' max. (Required) (23.48.635) 430' x 100' [Proposed] LOADING BERTH: 1 (Required) - 10' wide x 35' long x 14' high clearance (23.54.035) 1 [Proposed] - 14' wide x 62' long x 14'-7" high clearance SETBACKS: NE 50th Street: (23.48.640.A) 5' min. setback (Required) AMENITY: 5% min. of gross residential floor area (Required) 5' [Proposed] (23.48.045) 5% [Proposed] (23.48.645.B/ Street lot line: -Table B) - Structure greater than 65' in height: 10' avg. setback (Required) LANDSCAPING : Green Factor Score of 0.3 or greater (Required) 10.17' avg. @ Brooklyn Ave NE [Proposed] (23.48.055) 0.3 [Proposed] 11.99' avg @ NE 50th Street [Proposed] Lot line at neither street nor alley: SOLID WASTE: Non-residential - 175sf (Required) - Structure 75' in height or less: 7 feet avg.; 5 feet min. (Required) (23.54.040) Residential - 575sf + 4sf (per Unit above 100) (Required) 7' avg @ midblock [Proposed] U DISTRICT SAFEWAY REDEVELOPMENT 4732 BROOKLYN AVE NE 03 SEATTLE, WASHINGTON 98105 URBAN DESIGN ANALYSIS VICINITY MAP LEGEND SITE NE 53RD ST BUILDINGS PARKS LOCAL ROADS NE 52ND ST INTERSTATE 5 MIN. WALK RADIUS NE 50TH ST UNIVERSITY PLAYGROUND SITE NE 48TH ST NE 47TH ST INTERSTATE 5 INTERSTATE 8TH AVENE 7TH AVENE 9TH AVENE NE WAY ROOSEVELT 11TH AVENE 12TH AVENE AVENE BROOKLYN 15TH AVENE 16TH AVENE UNIVERSITY WAY UNIVERSITY 17TH AVENE 18TH AVENE 5TH AVENE EARLY DESIGN GUIDANCE U DISTRICT SAFEWAY REDEVELOPMENT Record #3033507-EG 4732 BROOKLYN AVE NE AUGUST 5 2019 EDG MEETING SEATTLE, WASHINGTON 98105 04 URBAN DESIGN ANALYSIS AXONOMETRIC MAP FUTURE LINK RAIL STATION FUTURE LINK 2021 TUNNEL U DISTRICT SAFEWAY REDEVELOPMENT 4732 BROOKLYN AVE NE 05 SEATTLE, WASHINGTON 98105 URBAN DESIGN ANALYSIS ZONING SUMMARY / MAP The site is zoned SM-U 75/240 (M1) and is located in a LEGEND transitional area between three zones: Seattle Mixed-Use to the south, Midrise to the north, and Neighborhood Commercial to the SITE LR2 east along University Way NE. Seattle Mixed-Use to the South HIGHRISE MIXED USE 75/240 NE 52ND ST includes opportunities for highrise structures. A midrise building HIGHRISE MIXED USE 95/320 proposal on the project site effectively transitions between those MR (M1) future highrise structures and the future midrise structures to the NEIGHBORHOOD COMMERCIAL 65 SF5000 SF5000 north. NEIGHBORHOOD COMMERCIAL 75 MIDRISE NC3-75 (M1) NE 50TH ST LOWRISE ROOSEVELT WAY NE WAY ROOSEVELT 11TH AVENE 12TH AVENE AVENE BROOKLYN NE WAY UNIVERSITY 15TH AVENE 16TH AVENE 17TH AVENE SITE SINGLE FAMILY FUTURE LINK TUNNEL LR1 LR3 FUTURE LINK STATION (2021) SM-U 75/240 (M1) NE 47TH ST MR SM-U 95/320 (M1) NC3-65 NE 45TH ST NE 43RD ST MR (M1) SM-U 75/240 (M1) MIO-105-MR NE 42ND ST CF292350 EARLY DESIGN GUIDANCE U DISTRICT SAFEWAY REDEVELOPMENT Record #3033507-EG 4732 BROOKLYN AVE NE AUGUST 5 2019 EDG MEETING SEATTLE, WASHINGTON 98105 06 URBAN DESIGN ANALYSIS EXISTING STREETSCAPE STREETSCAPE A - BROOKLYN AVE. NE LOOKING EAST HIGHRISE UNDER CONSTRUCTION SITE NE 47TH ST. NE 50TH ST. PARKING LOT EXISTING SAFEWAY - FULL SERVICE GROCERY PARKING LOT THE M TOWER - 1 story on a commercial block w/ continuous canopy - glass, dark metal, and board form concrete - minimal glazing at street w/ lap siding - black granite and storefront at streetscape STREETSCAPE B - BROOKLYN AVE. NE LOOKING WEST NE 50TH ST. NE 47TH ST. 2 STORY APARTMENTS LIV APARTMENTS 1 & 3 STORY RETAIL & APARTMENTS 2 STORY RETAIL D - lap siding - 7 story mixed-use apts. - brick, stucco, and wood siding - wood siding C NE 50TH ST - setback & raised from sidewalk w/ continuous canopy - glazing at streetscape - pitched roof - metal, fiber cement siding, SITE brick, and storefront BAA ROOSEVELT WAY NE WAY ROOSEVELT 11TH AVENE 12TH AVENE AVENE BROOKLYN NE WAY UNIVERSITY 15TH AVENE 16TH AVENE NE 47TH ST NE 45TH ST U DISTRICT SAFEWAY REDEVELOPMENT 4732 BROOKLYN AVE NE 07 SEATTLE, WASHINGTON 98105 URBAN DESIGN ANALYSIS EXISTING STREETSCAPE & ALLEY PHOTOS STREETSCAPE C - NE 50TH ST.