EDG3 Proposal
EDG3 Proposal
EDG3 Proposal
PROJECT# 3020338
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
TITLE SHEET
C O N TA C T S I N F O R M AT I O N
DEVELOPER
ARCHITECT
LANDSCAPE
ARCHITECT
P R O J E C T I N F O R M AT I O N
ADDRESS:
PARCEL #:
ZONING:
OVERLAY:
FREQUENT TRANSIT:
OTHER :
BASE FAR:
LOT SIZE:
MAX BLDG HEIGHT:
SETBACK:
GREEN FACTOR :
PARKING:
LEGAL DESCRIPTION
TA B L E O F C O N T E N T S
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EDG #1 SUMMARY
EDG #2 SUMMARY
PREFERRED DESIGN - EDG 3
PREFERRED DESIGN - EDG 3
PREFERRED DESIGN - EDG2 VS EDG 3
PREFERRED DESIGN - EDG 2 VS EDG 3
ARBORIST STUDY
TREE PRESERVATION STUDY
PREFERRED DESIGN - DEWEY PL DIAGRAMS
PREFERRED DESIGN - DEWEY FACADE PLANTER HEIGHT
TOWNHOME ROOF STUDIES
RETAIL WINDOW STUDIES
PREFERRED DESIGN - DEWEY PEDESTRIAN EXPERIENCE AND SECTIONS
PREFERRED DESIGN - DEWEY PEDESTRIAN EXPERIENCE AND SECTIONS
PREFERRED DESIGN - DEWEY PEDESTRIAN EXPERIENCE AND SECTIONS
PREFERRED DESIGN - DEWEY PEDESTRIAN EXPERIENCE AND SECTIONS
SOLAR STUDIES - SUMMER SOLSTICE
SOLAR STUDIES - EQUINOX
SOLAR STUDIES - WINTER SOLSTICE
PREFERRED DESIGN - P2 PLAN
PREFERRED DESIGN - P1 PLAN
PREFERRED DESIGN - GROUND LEVEL PLAN
PREFERRED DESIGN - RESIDENTIAL LEVEL 1 PLAN
PREFERRED DESIGN - RESIDENTIAL LEVEL 2 PLAN
PREFERRED DESIGN - RESIDENTIAL LEVEL 3 PLAN
PREFERRED SCHEME- E MADISON STREET LOOKING SOUTHEAST
PREFERRED SCHEME- E MADISON STREET LOOKING NORTHEAST
PREFERRED SCHEME- E MADISON STREET LEVEL LOOKING NORTHEAST
PREFERRED SCHEME- DEWEY PL. E. LOOKING NORTHWEST
PREFERRED SCHEME- DEWEY PL. E. LOOKING NORTHWEST (TRANSPARENT TREES)
PREFERRED SCHEME- DEWEY PL. E. LOOKING SOUTHWEST
PREFERRED SCHEME- DEWEY PL. E. LOOKING SOUTHWEST (TRANSPARENT TREES)
PREFERRED SCHEME- DEWEY PL. E. STREET LEVEL LOOKING NORTHWEST
DEPARTURE REQUEST - VEHICULAR DUAL-ACCESS
DEPARTURE REQUEST - VEHICULAR ACCESS STUDIES
LANDSCAPE CONCEPT - STREET LEVEL
LANDSCAPE CONCEPT - PODIUM LEVEL
LANDSCAPE CONCEPT - ROOF LEVEL
PLANT PALETTE - COLOR AND TEXTURE
LANDSCAPE PORTFOLIO
ARCHITECT PORTFOLIO
DESIGN OPTION - CODE-COMPLIANT
APPENDIX
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
EDG #1 SUMMARY
DEWEY P
L. E.
DEWEY PL. E.
EM
AD
ST
ISO
ST
EM
AD
IS
ON
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
Prominent retail entry on E. Madison St. Continuous retail floor, flexible for future tenant.
Parking and back of house service off E. Madison St. away from Dewey Pl. E.,
Retail entrance +/- 6 provide better ADA transition.
Maximize residential presence on E. Madison St.
The three tier stepped scheme provides relief to the bulky massing of the building towards the single family
residents to the east of the project site.
Minimum Blank Wall
DE
WE
YP
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ST
SO
IA
YN
E MAD
YW
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EN
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EDG #2 SUMMARY
1. DEWEY FRONTAGE: HEIGHT, BULK, SCALE AND RESPONSE TO CONTEXT
Echoing public comment, the Board was concerned with the extent of blank wall shown and the potential for
light and glare impacts to surrounding residential properties. The Board agreed that the frontage and scale
relationship at this location is critical to address before moving forward.
a. The Board discussed if the elevated parking provides the best frontage condition on Dewey and
recommended studying the arrangement of uses and the location of parking to provide a residential
transition to the single family zoning and better respond to the existing topography. (CS1C, CS2A,
CS2D, CS3A1, DC1, DC2A2)
Alternative uses were studied to better transition the parking level to single-family residences. As a
response to the guidance of the Design Review Board, two-story residential townhouses (5) were added
to the Dewey Pl facade to complete the step-down neighborhood transition. The residential facades of
these townhouses modulate down the street to reduce the bulk of the eastern facade. Sloped roof forms
are used to relate to the context of existing residential forms across Dewey.
b. Concerned with the visibility of the exposed wall and frontage, the Board agreed with public comment
that additional massing transition, setback and landscape should be incorporated to develop a
sensitive solution, which better relates to the surrounding residential context. (CS1C, CS2A, CS2B,
CS3A1, DC2B, DC3C3)
The addition of residential townhouses eliminates the potential light and glare and noise concerns by
pushing the parking wall away from Dewey an additional 11 feet (total setback = 26 feet). Furthermore,
the interior program at the parking level was revised to keep parking away from the Dewey facade at
the Northwest corner. Residential use spaces (bike storage and gym) now occupy this corner with no
exposed parking wall openings. The residential townhouses are setback an average of 12 feet from
Dewey providing ample space for tiered landscaping, which resembles a pleasant residentially-scaled
front-yard.
c. Affirming the public comment regarding the pedestrian experience along Dewey, the Board was also
concerned with the height of the retaining wall proposed adjacent to the sidewalk and recommended
additional setbacks and planted landscape to improve the public realm. (CS2A, CS2B, CS3A1,
PL1B3, DC4D4)
The height of the retaining wall along Dewey Pl E sidewalk has been lowered to 2-0 at the lowest point
and 4-0 at the highest. The durable board-formed concrete wall provides a subtle texture that relates
to the wood grain of the cladding. A diverse landscape palette is now placed at or below eye-level to
enhance the pedestrian experience and improve the public realm. Additional weathered steel planters
walls terrace away from the sidewalk to soften the transition to the Dewey residential street.
While reviewing the existing vegetation and proposed replacement planting, the Board acknowledged the
publics concern with tree canopy loss, green wall maintenance, and that fact that the proposed planting will
take years to mature. The Board agreed that the setback depth, amount of landscape buffer, and green wall
maintenance is important to address. For the next meeting, the Board recommended studying the depth of
the setback and seriously examining the potential to save some of the existing trees. (CS1D1, CS2B, CS2D2,
DC3C, DC4D)
The applicant explored the depth of the parking wall setback and increased the parking wall setback by 11
feet. This is the maximum possible setback distance to retain 70 parking stalls for each parking level. Two
options were presented at the Second EDG meeting demonstrating massing options which save existings
trees on-site. Neither of these options were supported by the board. The green wall has been replaced with
residential townhouses and program using high-quality materials to provide character along Dewey Pl and
eliminate the concern for green wall maintenance.
5. MATERIALS
The Board continued to strongly support the quality of materials presented. (CS3A1, DC2, DC4A1.)
A traffic study regarding parking and access impacts demonstrates split access minimizes the traffic impact
on both streets. One vehicular access point has been studied off both Dewey Pl E and E Madison St.
1a
1b
1c
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
P R E FE R R E D D E S I GN - EDG 3
V I E W LO O K I N G N O R T H E A S T
DESCRIPTION
DEWEY PL. E.
EM
AD
ISO
ST
PR
OP
ER
TY
LIN
CHALLENGES
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
ADVANTAGES
P R E FE R R E D D E S I GN - EDG 3
V I E W LO O K I N G S O U T H E A S T
V I E W LO O K I N G N O R T H W E S T
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L. E
YP
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ISON S
BR
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E MADISON
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S T R E E T / R E TA I L L E V E L P L A N
ADVANTAGES
CS2-D
REDUCE BULK AND SCALE BY STEPPING BUILDING DOWN, RESULTING IN
FULL LEVEL REDUCTION AT RESIDENTIAL STREET - STAIR-STEP DESIGN
PL3
Madison- Looking Nor th
PL3-C
RETAIL EDGE ALONG E. MADISON ST.
DC4-D
Madison- Looking South
CS1-D
MULTIPLE OPPORTUNITIES FOR ONSITE LANDSCAPING
NORTH
EDG #2
EDG #3
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
P R E FE R R E D D E S I GN - EDG 2 VS EDG 3
P R E FE R R E D D E S I GN - EDG 2 VS EDG 3
EDG #2
EDG #3
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
AR BOR I S T S TUDY
SUMMARY
Tree Solutions Inc was asked to evaluate trees on site six inches in diameter and greater, with reference to a
site survey dated September 3, 2015. The tree size, species, health and structural condition, and related notes
and recommendations for each tree are noted in the Tree Inventory (see Arborists Report - July 1, 2016) The
majority of the trees on site are located on a steep slope located along the eastern property line.
The qualified arborist determined that trees on the steep slope site are considered hazardous due to of one or
combination of the following reasons:
1. Structure, disease, past maintenance practices
2. Soil stability of steep slope
3. Changes in hydrology as a result of building up-slope
4. Retaining wall construction along Dewey Pl E
T R E E 1 1 0 5 - To p p e d t r e e c a n l e a d t o s t r u c t u r a l
issues
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T R E E 1 1 1 4 - Tr u n k f a i l u r e s a n d d a m a g e a l o n g
main stem
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
Based on the four reasons listed above , the qualified arborist recommends removal
of all trees on the steep slope to avoid hazardous conditions and improve function to
the site.
T RE E PR ES E RVATI ON S T U DY
T R E E P R E S E R VAT I O N S U M M A R Y
The design team was asked by the Design Review Board to explore opportunities to retain any existing trees on site.
Although the arborist recommends removal of all trees on the steep sloope along Dewey PL to avoid hazardous conditions and replacement with appropriate mitigation trees, the
design team directed the arborist to determine if any trees can potentially be preserved. Although the following trees are poor candidates for retention, the design team has selected
Tree 1106, 1117, and 1133 as trees which can potentially be retained. Of the trees studied along Dewey Pl E, these trees are in the best condition and location to warrant further study.
Tree 1106 is a Zebrina western red cedar in good condition and has not been topped unlike surrounding red cedar trees. Issues with potential retainage - Four reasons identified in
Arborist Summary.
Tree 1117 is a Red Alder in good condition, but the tree species is not considered a long-term retention tree and does not tolerate site disturbance well. Issued with potential retainage
- Four reasons identified in Arborist Summary.
Tree 1133 is a Flowering Cherry in fair condition. Issues with potential retainage - Four reasons identified in Arborist Summary.
If they are able to be retained, these trees are spaced adequately along Dewey Pl E to provide the frontage with some mature growth trees to contrast the new planned landscaping
within the front yard setbacks. There is no warranty or guarantee that problems or deficiencies of the subject trees may not arise in the future. All trees possess the risk of failure. The
design team will continue to work with the qualified arborist to determine if these trees can be retained.
T R E E 1 1 0 6 - We s t e r n R e d C e d a r
O T H E R T R E E S S T U D I E D F O R P OT E N T I A L TO R E TA I N B A S E D O N LO C AT I O N S H O W N D A S H E D G R AY
* = T R E E S N O T L I S T E D I N A R B O R I S T S T U DY ( C A L I P E R L E S S T H A N 6 )
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
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P R E FE R R E D D E S I GN - DE W EY PL DI AG R A M S
D E W E Y FA C A D E AT E D G # 3
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2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
D E W E Y FA C A D E AT E D G # 2
PR E FE RRE D D E S I GN - DE W EY FAC A DE PL A N T ER HE IG HT
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F L AT R O O F S T U D Y
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2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
R E TA I L W I N D OW S T U D I E S
R E S I D E N T I A L LY - S C A L E D W I N D O W S T U D Y
(PREFERRED)
2016 STUDIO MENG STRAZZARA
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P R E FE R R E D D E S I GN - DE W EY PEDEST R I A N EX P ER IE N CE AN D SE C TIO N S
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P R E FE R R E D D E S I GN - DE W EY PEDEST R I A N EX P ER IE N CE AN D SE C TIO N S
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S O L AR S TUD I E S - S UM M ER SO L S T I C E
EDG 2
EDG 3
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4 PM
NOON
9 AM
E D G 1 - M A X I M I Z E Z O N I N G E N V E LO P E
SO L AR S TUD I E S - E QU I N OX
EDG 2
EDG 3
4 PM
NOON
9 AM
E D G 1 - M A X I M I Z E Z O N I N G E N V E LO P E
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
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SO L AR S TUD I E S - WI N T ER S O L ST I C E
EDG 2
EDG 3
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4 PM
NOON
9 AM
E D G 1 - M A X I M I Z E Z O N I N G E N V E LO P E
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P R E FE R R E D D E S I GN - P 2 PL A N
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2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
PR E FE RRE D D E S I GN - P1 P L A N
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PR E FE RRE D D E S I GN - R ES I DEN T I A L L E V EL 1 PL AN
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P R E FE R R E D D E S I GN - R ES I DEN T I A L L E V EL 2 PL A N
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2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
PR E FE RRE D D E S I GN - R ES I DEN T I A L L E V EL 3 PL AN
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DC4-A-1
DC2- C-1
P L- 1
CS2-A-2
PL3-A
CO R N E R R E TA I L G AT H E R I N G S PAC E
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E YE S O N S T R E E T
C S 2- D - 1
DC 4 -B
DC1- C
S C R E E N E D R E TA I L V E H I C U L A R ACC E S S
REDUCE VIS UAL IMPAC T
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CS 2- B - 2, P L 1 - B - 3 & DC 3 - B
CS2-A-1
P L 2-B -3, P L 3- C
S T R E E T A M E N I T I E S & F E AT U R E S M A K E
STRONG PEDESTRIAN CONNEC TION
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D C1- B &C
DC4-D -1
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
P R E FE R R E D S CH E ME - DE W EY P L . E. LO O KI N G N O RTHWE ST
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C S2 - D3 , D4 & D5
STEPPED -DOWN MASSING WITH TOWNHOUSES
FRONTING DE WEY PROVIDES SENSITIVE
T R A N S IT ION TO ADJAC ENT NEIGHBORS
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CS2-B -3
GENEROUS SETBACKS ENHANCE OPEN
S PACE
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
P R E FE R R E D S CH E ME - DE W EY P L . E. LO O KI N G S O UTHWE ST
C S2 - D3 , D4 & D5
STEPPED -DOWN MASSING WITH TOWNHOUSES
FRONTING DE WEY PROVIDES SENSITIVE
T R A N S I T ION TO AD JAC ENT NEIGHBORS
CS2-B -3
GENEROUS SETBACKS ENHANCE OPEN
S PACE
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DC 2 - C 1
P L 3-B 1 & B 2
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
P R E F E R R E D S C H E M E - D E W E Y P L . E. S T R E E T L E V E L LO O K I N G N O R T H W E S T
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L A N D S C A P E CO N C E P T - S T R E E T L E V E L
E MADISON ST - CONCEPTS
DEWEY PL E - CONCEPTS
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L ANDSC A P E CON CE P T - P O DI U M L E V EL
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P L A N T PA L E T T E - COLO R A N D T E X T U R E
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BALLARD COMMONS
1 6 2 0 B R O A D WAY
501 E PIKE
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2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
DE SIGN OP TI ON - COD E- CO M PL I A N T
V I E W LO O K I N G N O R T H E A S T
DESCRIPTION
DEWEY PL. E.
ADVANTAGES
EM
AD
CHALLENGES
ISO
ST
PR
OP
ER
TY
LIN
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DE SIGN OP TI ON - COD E- CO M PL I A N T
V I E W LO O K I N G S O U T H E A S T
V I E W LO O K I N G N O R T H W E S T
AY
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DEWEY PL. E.
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ED
S T R E E T / R E TA I L L E V E L P L A N
DISADVANTAGES
CS1-C
DESIGN DOES NOT RESPOND TO SLOPED TOPOGRAPHY AT EAST
PORTION OF SITE
DC2-A-1
MASSING DOES NOT UTILIZE OPEN SPACE AND INCREASES
PERCEIVED MASS AND HEIGHT
CS2-D-3+4+5
COMMERCIAL AND RESIDENTIAL VEHICLE ACCESS OFF
RESIDENTIAL STREET
DC1
DC3-C
DOES NOT REINFORCE EXISTING OPEN SPACE
PL-1
NO GATHERING SPACE PROVIDED ALONG E MADISON ST.
WILL NOT PRESERVE TREES POST-CONSTRUCTION. SEVERAL TREES
DEEMED HAZARDOUS.
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NORTH
AP P E N DIX
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E DG #3 P RE F E RRE D D ESI G N - B U I L DI N G S EC T I O N S
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DOES NOT
USE EXISTING
TOPOGRAPHY TO
INFORM DESIGN
Max. Envelope
6 FENCE
E DG #1
O PTI ON 2
C E NTE R S E C TI ON
E DG # 1
P R E FE R R E D O P TIO N
S EC T ION
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EXISTING GRADE
E DG #2 RE S P ON S E - TR A N SI T I O N TO R ES I DEN T I AL N E IG HB O R HO O D
46-0
STEPPED DESIGN
WITH INCREASED
SETBACKS DIRECTLY
RESPONDS TO SITE
TOPOGRAPHY
46-0
46-0
15-0
DEWEY PL. E.
E. M
AD
ISO
NS
T.
KEY PLAN
EDG #2
RE S P O N S E
S EC T ION
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
55
E DG #2 - RE S P ON S E TO CO N T EX T A N D TO PO G R A PHY
ZON I N G ENVELO PE
177.3
174
167.3
164
133.3
130.3
1 6 6 . 9
Th e to p s to r y re s p o n d s to t h e
u n i q u e l y sh a p e d s i te a n d v a r i e d
topography with large setbacks
f ro m t h e si n g l e f a m i l y a d ja ce n c i e s
to deemphasize mass and height.
(DC2-A-1)
STE P 1
1 6 6 .9
S TE P 2
The
nex t
level
utilzes
the
to po gr a phy to i n fo r m t h e de si gn
by stepping down
towards the
s i n g l e f a m i l y zo n e s. (C S 2 - B - 1 )
176.9
56
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
EDG #2 - RE S P ON S E TO CO N T EX T A N D TO PO G R AP HY
1 4 7 .4
157.1
STEP 3
Th e re t a i l l e ve l a n d u n de rgro u n d
p a r k i n g co m p l e te t h e s te p p e d
de si gn
by se t t i n g ba ck 5 , 1 0 ,
a n d 1 5 fro m t h e pro pe r t y l i n e to
provi de a l aye re d l a n dsca pe d ba se
(CS1-D, CS2-A, CS2-D)
STEP 4
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57
58
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
RE A R YA R D
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
59
E D G # 2 - R E TA I L L E V E L P L A N
60
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
E DG #2 - RE TA I L E N L A R G ED PL A N
NATURAL FOOD MARKET
VALUES
Preserving high-quality
food standards
Supporting local,
sustainable agriculture
Celebrating food
Educating consumers
Embracing sustainability
Building community
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
61
E DG #2 - B E LOW GR A DE PA R KI N G & B L A N K WA L LS
DC1-C1 BELOW GRADE PARKING
LOCATE PARKING BELOW GRADE WHEREVER POSSIBLE.
WHERE A SURFACE PARKING LOT IS THE ONLY ALTERNATIVE:
LOCATE PARKING IN REAR OR SIDE YARDS
ON LOWER OR LESS VISIBLE PORTION OF THE SITE.
62
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
E DG #2 - B E LOW GR A DE PA R KI N G & B L A N K WA L LS
DC1-B2 BLANK WALLS
AVOID LARGE BLANK WALLS ALONG VISIBLE FACADES WHERE POSSIBLE.
SOLUTION MAY INCLUDE:
GREEN WALLS, LANDSCAPING AREA OR RAISED PLANTERS.
WALL SETBACKS OR OTHER INDENTATIONS.
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63
NO SETBACK
CREATES TALLEST
MASSING VOLUME
THE BOARD NOTED THAT THE TALLEST MASSING VOLUME APPEARS TO BE AT THE NORTHEAST CORNER
AND AGREED THIS AREA WILL BE HIGHLY VISIBLE AND THE SCALE RELATIONSHIP IS CRITICAL. (CS2A,
CS2B,CS2C1, CS2D, DC2A2, DC2B, DC2D1)
E DG #1
PR E FE R RE D OP TI ON
NO R THE A S T S E C TI ON
64
E DG # 1
P R E FE R R E D O P TIO N
N O R THE AST P E R SP E C TIV E
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DEWEY PL. E.
E. M
AD
ISO
NS
T.
KEY PLAN
DEWEY PL. E.
E. M
AD
ISO
NS
T.
KEY PLAN
E DG #2
R E SPON S E
NO R THE A S T S E C TI ON
E DG # 2
R E SP O N SE
N O R THE AST P E R SP E C TIV E
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
65
DE V E LOPME N T OB J E C T I V ES
The 2939 E. Madison St. project is a proposed development of a 4-story mixed-use project featuring retail and residential
use within the Madison valley neighborhood. The retail level on the street level creates an urban, pedestrian life-style
experience. The residential apartments above with wide variety of residential unit types accomodates the increasing
population in the neighborhood and adds a layer of lights on security to the neighborhood.
The 3-story residential massing on E Madison St. relates to the existing 3-5 story massing along E Madison St. The
proximity of the residential units also serve as an extra layer of lights on security to this pedestrian street. Cascading
down the residential levels toward Dewey Pl E. help reduce bulk and provide more separation between the apartment units
to the single family homes.
Project Site
The project site is located on the southeast side of E Madison Street between Lake Washington Blvd. E and 29th Ave E.
It is part of the Madison Valley neighborhood, centered around Downtown and Capitol hill to the west, Madrona to the
south, University of Washington and theArboretum to the north, and Madison Park to the east. E Madison Street is one
of the major streets connecting downtown Seattle to the east Seattle neighborhoods. 24th Ave E connects north and south
neighborhoods to the Madison Valley.
Below the retail level are two levels of concrete parking structure. Per Seattle zoning code definition, the proposed parking
levels are at an average 70% below grade due to the man-made steep slope site. The heavy concrete parking structure walls
greatly help noise reduction for low speed traveling vehicles inside the parking structure. The design calls for small 50 x 5-0 screened vents 16-0 on center. The screened vents will have a 42 sill height, sufficient to block most vehicle
headlights. (6) On the exterior of the concrete wall and in between the screened vents are structured wire lattice for
climbing vines to grow vertically. (7) In addition, trees will be planned in front of the screened vents. The design intension
is to create a green wall in front of the single family homes. The preferred option splits the parking garage entrance by its
primary use to both E. Madison St. and Dewey Pl. E. to help alleviate E. Madison St. traffic congestion. The residential
parking entrance will be located off Dewey Pl. E. to discourage retail trips into the single family zone. The commercial
parking entrance and indoor loading facility will be co-located off E. Madison St. at the far west side of the development,
away from the intimate urban plaza for a safe and pleasant pedestrian experience.
The project site is a triangular lot with two street frontage- E Madison Street and Dewey Pl E. The lot area of the project
site is 38,592 square feet. Part of the site is listed as steep slope and liquefaction zone. The high point of the site is on E
Madison St. and slopes down toward Dewey Pl E. An existing structure on the site currently houses a garden store built in
the year 1959. The project site is located in the NC2P-40 zone. A small portion of the site is zoned NC2P-30. The project
site is located within a pedestrian zone and on the Frequent Transit Corridor but is not part of an Urban Center village
overlay. This project is not subject to a specific Design Review Board neighborhood specific guidelines. Therefore Seattle
Design Guidelines were used to the guidelines for this project.
The neighborhood is a mix of neighborhood commercial zone (NC2P-40), single family zones (SF 5000 & SF 7500), and
low rise zone (LR1). Directly south and east of the project is the SF 5000 zone. North tip of the site is adjacent to the LR1
zone. Building types in this neighborhood are a blend of diverse styles, ranging from 5-story mixed use condominiums to
multi-story offices, to 1-2 story arts and craft retail/ restaurant and 1-3 story single family houses.
Project Program
Programatically, the preffered Option scheme will contain 2 levels of below grade parking providing 150 parking stalls, one
level of high ceiling (16-0 floor to floor height) retail on the street level hosting two retails- one 1,500 SF boutique retail
space and one 25,000 SF large retail space. Above the retail level are 3 levels of apartments
hosting 73 residential units.
Summary of building program- Option 3 (preferred)
Site Area:
40,422 SF
Site Coverage:
32,600 SF (80%)
Project Vision
The developments aim is to extend the vibrant retail experience along E. Madison St. and create a market rate mixed-use
rental community that appeals to a wide range of Madison Valley neighborhood residents and retail business.
The development includes two retail spaces along E. Madison St. with 16-0 floor to floor ceiling height. The primary
retail space will host a neighborhood grocery store. (2) The smaller boutique retail space is flexible to host a variety of
retail needs for the Madison Valley neighborhood. Both retail entrances and the residential entrance have a 9 setback to
create an intimate urban plaza, gives a sense of place and create a diverse and vibrant pedestrian experience. Above, street
level awnings provide weather protection for pedestrians along the path. Currently, there are no street trees in front of the
City People property. Green streetscape improvements and public seating along the sidewalk will fill in the the street trees
and contribute to a friendly pedestrian experience. (3)(4) The street level faade along E Madison St utilizes large glazing
in the storefronts to diminish the barrier between outside and inside, using expansive transparency to further activate the
streetscape. (5)
Above the retail podium is two & three levels, comprised of 75 units of residential apartments with a wide variety of unit
types to accommodate the increasing population of the Madison Valley neighborhood. Careful design considerations were
given to best manage the man-made steep slope site and be empathetic to the single family houses adjacent to Dewey Pl.
E. The preferred design option pulls the massing of the residential apartments toward E Madison St. and cascade down
towards the single family homes.
66
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
The development will be designed in keeping with the specific character of the surrounding neighborhood context in its
architectural elements, building scale, and massing. The development team is committed to using quality, long-lasting
materials. Durable materials such as brick, concrete, metal, wood, glass and cementitious board that weather gracefully will
be aesthetically placed to add visual interests and blend with the neighborhood. (1)
DE V E LOPME N T OB J E C T I V ES
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
67
ZONING RE QUI RE ME N TS
2939 E Madison St., Seattle, WA 98112
40,422 SF (30,560 SF NC2-40 + 9,862 SF NC2-30)
NC2P-40 & NC2P-30
None
PEDESTRIAN AREA
YES
SEATTLE AMENDMENTS TO THE 2012 IBC
RESIDENTIAL MIXED USE
TRANSPARENCY REQUIRED:
DEPTH OF NON-RESIDENTIAL:
HEIGHT OF NON-RESIDENTIAL:
R-2
PARKING GARAGE
S-2
R-2
S-2
30 FEET / 40 FEET
+7 FEET = 37 FEET / 47 FEET
PARAPETS, GUARDRAILS,
ELEVATOR OVERRUNS, ETC.
HEIGHT OF STRUCTURE IS THE DIFFERENCE BETWEEN THE HIGHEST POINT AND THE AVERAGE GRADE
LEVEL. ON SLOPING SITES, THE AVERAGE GRADE LEVEL MAY BE CALCULATED USING THE MIDPOINT OF
EACH EXTERIOR WALL.
ZONING DATA
POTENTIAL USE: (23.47A.004) & REQUIRED USE (23.47A.005)
RESIDENTIAL, LIVE-WORK UNITS, GENERAL, SALES/SERVICE, RESTAURANTS, MEDICAL SERVICES, OFFICES,
SCHOOLS.
STREET DEVELOPMENT STANDARDS: (23.47A.008)
RESIDENTIAL USES MAY NOT EXCEED 20% OF THE STREET-LEVEL
TRANSPARENCY REQUIRED:
DEPTH OF NON-RESIDENTIAL:
HEIGHT OF NON-RESIDENTIAL:
1-25 STALLS:
26-50 STALLS:
51-75 STALLS:
76-100 STALLS:
101 TO 150 STALLS:
151-200 STALLS:
68
THE FLOOR OF A DWELLING UNIT LOCATED ALONG THE STREET-LEVEL STREET-FACING FACADE SHALL BE
AT LEAST 4 ABOVE OR BELOW SIDEWALK GRADE OR BE SET BACK AT LEAST 10 FROM THE SIDEWALK.
LIVE-WORK UNITS LOCATED ON STREET-LEVEL STREET-FACING FACADES MUST COMPLY WITH BLANK
FACADE AND TRANSPARENCY REQUIREMENTS.
AT LEAST ONE OF THE STREET-LEVEL STREET-FACING FACADES CONTAINING A RESIDENTIAL USE SHALL
HAVE A VISUALLY PROMINENT ENTRY
1 ADA STALL
2 ADA STALLS
3 ADA STALLS
4 ADA STALLS
5 ADA STALLS
6 ADA STALLS
SETBACKS: (23.47A.014)
PLAN: 15-0 TRIANGLE SETBACK REQUIRED FROM RESIDENTIAL ZONE
SECTION 1: 15-0 SETBACK REQUIRED FROM 13 FEET HT. TO 40 FEET HT.
SECTION 2: ABOVE 40 FEET HT. ADD. RATE OF 2 FEET SETBACK PER 10 FEET HT.
ONE-HALF ALLEY WIDTH MAY BE COUNTED AS PART OF THE REQUIRED SETBACK.
REQUIRED LANDSCAPING: (23.47A.016)
SEATTLE GREEN FACTOR SCORE OF 0.3 OR GREATER
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
PROJECT DATA
LOCATION:
SITE AREA:
ZONE:
OVERLAYS:
STREET CLASSIFICATIONS:
FREQUENT TRANSIT:
BUILDING CODE:
PROPOSED USE:
VICINIT Y MAP
NORTH
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
69
ZONING MAP
ZONING MAP KEY
SF 7200 SINGLE FAMILY
SF 5000 SINGLE FAMILY
LR1 LOWRISE 1
NC2-30
NORTH
70
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
NC2-40
9/3/15
9/3/15
S ITE SURVE Y
TREE ID MAP
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71
TREE MATRIX
72
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TREE MATRIX
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73
SITE A NA LYS I S
SUN
VIEW
NOISE TRAFFIC
PREVAILING WINDS
NORTH
74
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
S(JAN-JUNE)
NW (JULY-SEPT)
SSE (OCT DEC)
S ITE CON TE X T
11. 84
11. 84
BUILDING USES
SINGLE FAMILY
OFFICE
MIXED USE
RETAIL
TOWNHOMES
TRANSPORTATION
OPTIONS
BUS STOP
BUS LINE
CAR SHARING POINT
BIKE SHARING POINT
PEDESTRIAN PATH
DISTRICT ZONING
MAJOR PEDESTRIAN STREET
NEIGHBORHOOD CHARACTER
E MERCER STAIRWAY TO LAKE WASHINGTON BLVD
11. 84
MAD P P-PATCH
NORTH
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
75
A . WA S H I N G TO N PA R K P L AY F I E L D
B . S T E E P S LO P E
D. M I X E D U S E / C O N D O
76
E. OFFICE BUILDING
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
NORTH
NE I GHBORH OOD CH AR AC T ER
F. R E TA I L- A D J A C E N T TO P R O J E C T S I T E
G . R E S TAU R A N T
H . R E TA I L- C O N V E R T E D F R O M H O U S E
I . R E TA I L S T R I P
J . R E TA I L S T R I P
K . M A D I S O N S Q UA R E
L . R E S I D E N T I A L- A C R O S S F R O M P R O J E C T S I T E
M . R E S I D E N T I A L- A D J A C E N T TO P R O J E C T S I T E
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
77
V IC INI T Y K E Y P L A N & SI T E C H A R AC T ER
B . M U LT I P L E C U R B C U T S O N E M A D I S O N S T.
D. D E W E Y P L E C H A R A C T E R
78
E . E C O B LO C K R E TA I N I N G WA L L
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
NORTH
V IC INI T Y P H OTOS
1 . E M A D I S O N S T- LO O K I N G N E
2 . E M A D I S O N S T- LO O K I N G N E
3 . E M A D I S O N S T- LO O K I N G N E
4 . E M A D I S O N S T- LO O K I N G S W
5 . E M A D I S O N S T- LO O K I N G S W
6 . E M A D I S O N S T- LO O K I N G S W
7 . D E W E Y P L E - LO O K I N G N
8 . D E W E Y P L E - LO O K I N G N
9 . D E W E Y P L E - LO O K I N G S
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
79
S T R E E T P H OTO M O N TAGE
E M A D I S O N S T- LO O K I N G N O R T H W E S T ( A C R O S S F R O M P R O J E C T S I T E )
80
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
E M A D I S O N S T- LO O K I N G S O U T H E A S T ( P R O J E C T S I T E )
S T R E E T P H OTO M O N TAGE
D E W E Y S T- LO O K I N G W E S T ( P R O J E C T S I T E )
D E W E Y S T- LO O K I N G E A S T ( A C R O S S F R O M P R O J E C T S I T E )
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
81
CS1-B
CS1-C
CS1-D
CS2-A
Architectural presence
CS2-B
CS2-C
CS2-D
CS3-A
CS3-B
CS2-B
82
E Madison St Character
CS2-C
Mixed-Use Office/Retail
CS1-C
CS2-B
CS2-D
Existing Topography
Neighborhood P-Patch
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
CS2-A
CS2-C
DE SIGN RE VI E W GUI D EL I N ES
PUBLIC LIFE
PL2
Walkability: Create a safe and comfortable walking environment that is easy to navigate and wellconnected to existing pedestrian walkways and features.
PL2-B-3
Street-Level Transparency: Ensure transparency of street-level uses (for uses such as no residential uses or
residential lobbies), where appropriate, by keeping views open into spaces behind walls or plantings, at
corners, or along narrow passageways.
PL2-C-1
Locations and Coverage: Overhead weather protection is encouraged and should be located at or near
uses that generate pedestrian activity such as entries, retail uses, and transit stops.
PL3
Street-Level Interaction: Encourage human interaction and activity at the street level with clear
connections to building entries and edges.
PL3-A-1
Design Objectives: Design primary entries to be obvious, identifiable, and distinctive with clear lines of
sight and lobbies visually connected to the street.
PL2-A-2
Common Entries: Multi-story residential buildings need to provide privacy and security for residents but
also be welcoming and identifiable to visitors.
PL2-A-4
Ensemble of Elements: Design the entry as a collection of coordinated elements including the door(s),
overhead features, ground surface, landscaping, lighting, and other features.
PL3-C
Retail Edges
PL3-C-1
Porous Edge: Engage passersby with opportunities to interact visually with the building interior using
glazing and transparency. Create multiple entries where possible and make a physical and visual
connection
PL2
PL3-C
Pedestrian Streetscape
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
PL3-A-1
PL2-C-1
Weather Protection
83
DC2
Architectural Concept: Develop an architectural concept that will result in a unified and functional design
that fits well on the site and within its surroundings.
DC2-B
DC2-B-1
Faade Composition: Design all building facadesincluding alleys and visible roofs considering the
composition and architectural expression of the building as a whole. Ensure that all facades are attractive
and well-proportioned.
DC2-B-2
Blank Walls: Avoid large blank walls along visible faades wherever possible. Where expanses of blank
walls, retaining walls, or garage facades are unavoidable, include uses or design treatments at the street
level that have human scale and are designed for pedestrians.
DC4
Exterior Elements and Finishes: Use appropriate and high quality elements and finishes for the building
and its open spaces.
DC4-A
DC4-A-1
Exterior Finish Materials: Building exteriors should be constructed of durable and maintainable materials
that are attractive even when viewed up close. Materials that Have texture, pattern, or lend themselves
DC4-A
84
DC1-C-1
DC2-B-1
Architectural Composition
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
DC2
DC4-A-1
DC1-C-1
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
85
DEWEY PL. E.
ADVANTAGES
CHALLENGES
EM
AD
ISO
PR
ST
OP
ER
TY
LIN
86
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
N ST
E MADISAO
Y
YW
N
DEN
DE
WE
YP
L. E
.
IS
ON
AV
EE
EM
AD
EN
D
E
Y
WA
Y
N
ST
BR
OA
DW
AY
AY
W
AD
O
BR
DEWEY P
L. E.
V I E W LO O K I N G S O U T H E A S T
E
AV
E
S T R E E T / R E TA I L L E V E L P L A N
CHALLENGES
CS1-D
NO OPPORTUNITY FOR ONSITE LANDSCAPING
CS1-B
Madison- Looking Nor th
CS2-D
LARGE BUILDING MASS DOES NOT RESPECT ADJACENT
SINGLE FAMILY RESIDENCES
PL3
Madison- Looking South
DC1-C-1
BLANK WALL AGAINST SOUTH PROPERTY LINE NEGATIVELY
AFFECTS NEIGHBORS TO THE SOUTH
OPTION 1 INFO:
RETAIL:
RESIDENTIAL:
PARKING:
LAND COVERAGE:
PROPOSED FAR:
26,600 SF
75 UNITS
158 STALLS
34,500 SF (85%)
123,300 SF (99.5%)
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
NORTH
87
Max. Envelope
KEY PLAN
LOWER
UPPER
DEWEY PL. E.
E. M
AD
DEWEY PL. E.
E. M
AD
ISO
ISO
NS
NS
T.
T.
6 FENCE
EXISTING GRADE
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
89
DEWEY PL. E.
ADVANTAGES
EM
AD
ISO
ST
CHALLENGES
PR
OP
ER
TY
LIN
90
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
V I E W LO O K I N G N O R T H W E S T
ISO
EM
AD
EN
D
E
AV
EE
AY
W
AD
O
BR
Y
WA
Y
N
ST
BR
OA
DW
AY
DE
WE
YP
L. E
.
DEWEY PL
. E.
NS
E MADISO
AY
W
Y
N
N
DE
E
AV
E
S T R E E T / R E TA I L L E V E L P L A N
CHALLENGES
CS1-D
NO OPPORTUNITY FOR ONSITE LANDSCAPING
CS2-D
Madison- Looking Nor th
PL3
+/- 6-0 RETAIL LEVEL BELOW GRADE REDUCE STREET
LEVEL INTERACTION
DC1-C-1
Madison- Looking South
OPTION 2 INFO:
RETAIL:
RESIDENTIAL:
PARKING:
LAND COVERAGE:
PROPOSED FAR:
26,600 SF
75 UNITS
158 STALLS
33,650 SF (83%)
122,740 SF (99.1%)
NORTH
91
Max. Envelope
KEY PLAN
NS
T.
DEWEY PL. E.
DEWEY PL. E.
E. M
AD
ISO
NS
ISO
E. M
AD
6 FENCE
T.
KEY PLAN
EXISTING GRADE
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
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DEWEY PL. E.
ADVANTAGES
EM
AD
ISO
ST
PR
OP
ER
TY
LIN
94
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25, 2017
CHALLENGES
2925 E MADISON ST., SEATTLE, WA 98112 | EARLY DESIGN GUIDANCE MEETING #3 | DPD# 3020338 | JAN 25 2017
95