513 First Ave N REC

NIWA APARTMENTS
513 FIRST AVENUE NORTH

DESIGN REVIEW RECOMMENDATION
11.14.18 MUP # 3029562-LU
PROJECT TEAM
Applicant: SOLTERRA NIWA LLC

505 Maynard Ave S Suite 251
Seattle, WA 98104
Architect: JACKSON|MAIN ARCHITECTURE, P.S.

311 1 st Ave S
Seattle, WA 98104
Landscape Architect: KEN LARGE LANDSCAPE ARCHITECT, INC.

21803 NE 17 th Ct
Sammamish, WA 98074
TABLE OF CONTENTS
2 PROJECT OVERVIEW
3 SITE ANALYSIS
TRANSPORTATION AND STREET CLASSIFICATION
SURROUNDING SITE CONTEXT INFORMATION
5 ADJACENT USES
6 ZONING SUMMARY
7 ARCHITECTURAL MASSING CONCEPT
8 SURROUNDING CONTEXT STUDY | WINDOW CONFIGURATION
9 SUMMARY OF EDG BOARD RECOMMENDATIONS
14 PERSPECTIVE VIEWS
SOUTHEAST
NORTHEAST
SOUTHWEST
18 PROPOSED LANDSCAPE DESIGN
STREET LEVEL LANDSCAPE PLAN
19 COMPOSITE SITE PLAN
20 PROPOSED FLOOR PLANS
27 PROPOSED LANDSCAPE DESIGN
ROOF DECK LANDSCAPE PLAN
LANDSCAPE PALETTE
23 ELEVATION + MATERIAL PALETTE
25 PERSPECTIVE VIEWS
HALF-BLOCK THROUGH CONNECTION
SOUTHEAST
VIEW OF MID-BLOCK PASSAGE
28 SITE LIGHTING
29 MID-BLOCK NIGHT PERSPECTIVE
30 SIGNAGE LOCATIONS
31 BUILDING SECTIONS
32 PERSPECTIVE SECTION
WINDOW BAYS @ SOUTH FACADE
EAST STOREFRONT
34 DEPARTURES
DEPARTURE 1
DEPARTURE 2
DEPARTURE 3
DEPARTURE 4
513 1 AVE N
st
SEATTLE, WA
1
OVERVIEW
PROJECT SITE: 513 1 ST AVE N
PROPOSAL / PROJECT DESCRIPTION:
The site is located within the Uptown Urban Village, with its
address along the west side of 1st Avenue North, bounded by
Republican Street the south and Mercer Street to the north.
The zoning is SM-UP 85’(M1) with adjacent properties zoned
the same. The site is currently occupied by a retail store and
restaurant.
This application proposes to build an 8-story mixed use, mid-

rise structure containing 127 residential units with ground level
commercial, residential lobby, and amenity. Parking is provided
for approximately 29 vehicles below grade and accessed from
the alley. The building will be 5 levels of Type IIIA construction
over 3 levels of Type IA construction, plus a single story
basement, for a total building area of approximately 97,211 GSF.
The existing structure is to be demolished.
Number of residential units: 127 Units

Number of parking stalls: 29 Parking Stalls
W PROSPECT ST
Commercial Area: 5,876 SF
LAKE UNION
WARD ST
W KINNEAR PL
KINNEAR PARK ALOHA ST

Basement + 8 Stories, Type 3A over Type 1A
W OLYMPIC PL LAKE UNION
VALLEY ST
PARK
Basement Parking + Amenity
W ROY ST
ROY ST
Level 1 Residential Lobby
Commercial
4TH AVE W
2ND AVE N
3RDAVE N
AURORA AVE N
Amenity
QUEEN ANNE AVE N
W MERCER ST MERCER ST
WARREN AVE N
2ND AVE W
4TH AVE W
5TH AVE W
1ST AVE W
1ST AVE N
3RD AVE W
2ND AVE N
PROJECT SITE : 513 1ST AVE N Levels 2 - 7 Residential Units

W REPUBLICAN ST REPUBLICAN ST
Level 8 (Rooftop) Residential Units + Amenity
5TH AVE N
KEY ARENA MEMORIAL STADIUM

EL
LI
OT
W HARRISON ST HARRISON ST
AV
E
W
THOMAS ST
5-Min Walking Radius
SPACE NEEDLE
ST
Uptown Urban Village

D
OA
BR
JOHN ST
PUGET SOUND W
ES
TE
RN
DENNY PARK Project Site
AV
E
W
Pedestrian Overlay
DENNY WAY
DESIGN RECOMMENDATION
SDCI PROJECT #3029562
11.14.2018
SEATTLE, WA
2
SITE ANALYSIS
TRANSPORTATION AND STREET CLASSIFICATION
QUEEN ANNE AVE N
WARREN AVE N
ACCESS OPPORTUNITIES
1ST AVE N
The site is located in Uptown neighborhood in Seattle and a
1ST AVE W
2ND AVE N
Walker’s Paradise so daily errands do not require a car. Transit
access is very good on nearby streets, 5 Metro Routes and the
RapidRide D Line run past the site. Car sharing is available from ROY ST
Zipcar and RelayRides which means transit is convenient for most
trips. The site is moderately sloped and some bike infrastructure
is provided.
1 Opportunity to activate the underutilized alley and open up the

project to the west to offer space to arts community. 1, 8, 32, D LINE 2, 13, 29
CLASS I STREET
2 Potential light rail entrance in 2035.
2
3 Long range include “uncoupling” 1st Ave N. and Queen Anne Ave 1, 2, 8,13, 29,
N. First Ave. will become a general purpose street and Queen 32, D LINE
Anne Ave. N will be the transit street.
SITE
1
CLASS I STREET
CLASS I STREET
W REPUBLICAN ST
AUGUST WILSON WAY
1, 2, 8,13, 32,
3 3 D LINE
Bike Path Principal Arterials Bus Stop
Metro Transit Route Minor Arterials Bus Stop - Transfer Point

SEATTLE, WA
3
SITE ANALYSIS
SURROUNDING SITE CONTEXT INFORMATION
QU
EE Entries
N
AN
NE
DR Retail Entries:
Heart of Uptown areas are encouraged to provide pedestrian friendly
environment and streetscapes that promote human interaction on the
Counterbalance ground level. 1st Avenue N is identified as a Main Street Commercial
W ROY ST Park
Corridor in the Uptown Design Guidelines, characterized by a mix of
small shops and a pedestrian oriented streetscape.
ROY ST
Vehicular and Residential Entries:
Throughout Uptown providing opportunities for interaction among
residents and neighbors is important. Residential and vehicular
Marqueen Hotel
entries shall also be designed to offer privacy and emphasize personal
safety and security for the building occupants.
Marketplace
Mercer
Apartments
WARREN AVE N
2ND AVE N
1ST AVE N
Gordon
Apartments
Project Site
QUEEN ANNE AVE N
Vehicle Route
2ND AVE W
1ST AVE W
Bagley Wright
Expo Apartments Theater
Pedestrian Route
Alley
Hotel
Dick’s Parking Entry

Hotel
Commercial/Dining Entry
REPUBLICAN ST Seattle Center Pedestrian Path per SCMP
AUGUST WILSON WAY
Residential Entry
Bank
Key Arena Pavilion
Preferred Location for Vehicular Entry
Offices
Preferred Location for Commercial Zone/Dining
Preferred Location for Residential Entry
Heart of Uptown
11.14.2018
SEATTLE, WA
4
ADJACENT USES
2ND AVENUE W
1ST AVENUE W
The nearby parks include: Counterbalance Park, Kinnear Place W ROY ST COUNTERBALANCE
Park and South Fountain Lawn. PARK
The site is located in the heart of the Uptown Neighborhood, an area P

ROY ST
defined by smaller retail establishments and restaurants as well as
some 1920s and 1930s era brick apartment structures, and larger P
scaled contemporary mixed-use development like the Expo (located P

P
P
POWER CONTROL FOR
SEATTLE CITY LIGHT
across the street from the site). This area is considered the vibrant P
ST. PAUL’S
CHURCH
core to the Uptown Neighborhood and is an active node with a focus SAFEWAY
on pedestrians and transit riders. CHASE METROPOLITAN
BANK OF BANK MARKET P
P AMERICA
BECU P
P
CVS
PROJECT SITE: 513 1 ST AVE N
QUEEN ANNE AVENUE N
WARREN AVENUE N
2ND AVENUE W
1ST AVENUE W
1ST AVENUE N
2ND AVENUE N
SEATTLE REPERTORY
THEATER
ALLEY
P
SAFEWAY
SIFF CINEMA
UPTOWN
P
THE NATIONAL
DICK’S DRIVE INN COURT APPOINTED
REPUBLICAN ST
SPECIAL ADVOCATE
ASSOCIATION
P
THE NATIONAL KEXP THE VERA PROJECT
COURT APPOINTED MEDITERRANEAN
SPECIAL ADVOCATE INN
ASSOCIATION
Bar & Restaurant

Community Facilities Ofﬁce Bar & Restaurant
Community Facilities Ofﬁce

Entertainment Medical Art Gallery
Dining Religious Market
Entertainment Medical
Hotel
Park
Retail
Service P
Art Gallery
Bank
Surface Parking
Mixed Use Proposed Projects
Dining Religious
Multi-Family/Apartment Project Site
Market
Single-Family
SEATTLE CHAMBER
Hotel Retail
PUBLICIS MUSIC SOCIETY
Bank SEATTLE
Park Service P Surface Parking

KEY ARENA AT
Mixed Use Proposed Projects SEATTLE CENTER
HARRISON ST
Multi-Family/Apartment Project Site
Single-Family P
PUBLICIS
SEATTLE
SEATTLE, WA
5
ZONING SUMMARY SITE PHOTOS
Assessor Parcel Number 1988200050
PROPERTY LINE
THE NORTH OF 120 FEET OF THE SOUTH 230 FT OF EAST 120 FT OF BLOCK 24 OF D.T. DENNY’S HOME
Legal Description
ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 3 OF
PLATS, PAGE 115, IN KING COUNTY, WASHINGTON; TOGETHER WITH AN EASEMENT FOR INGRESS AND
EGRESS OVER THE NORTH 11.43 FEET OF THE SOUTH 110 FEET OF THE WEST, 42.5 FEET OF THE EAST
120 FEET OF SAID BLOCK 24 OF D.T. DENNY’S HOME ADDITION TO THE CITY OF SEATTLE, ACCORDING
TO THE PLAT THEREOF RECORDED IN VOLUME 3 OF PLATS, PAGE 115, IN KING COUNTY, WASHINGTON.
Street Address 513 1st Ave N, Seattle, WA 98109
County King SOUTH PROPERTY LINE ALONG 1ST AVE VIEW OF EXISTING CONDITION
State Washington
Authority Having Jurisdiction City of Seattle
PROPERTY LINE
Total Lot Area 14,400 sq. ft. (0.331 Acres)
Present Use Retail / Wholesale – Convenience market
Building Setbacks Front Yard: 0’ - below 65’, 10’- above 65’

Side Yard: None
Rear Yard: None
Pedestrian Zone Yes
Overlay Zone “Uptown” Urban Village.

NORTH PROPERTY LINE ALONG 1ST AVE
Environmental Critical Area None.
PROPERTY LINE
Current Zoning SM-UP 85 (M1)
Proposed Building Height 85’-0”
FAR Maximum - 5.25 / Minimum – 2
Parking: None required per table 23.54.015

Nearest Transit Line ~500 feet away (D line bus stop)
Bicycle Parking : Per table D for 23.54.015

1 per 4 dwelling units or 0.75 per Small Efficiency Dwellings SOUTH ADJACENT PROPERTY ALONG 1ST AVE PERSPECTIVE ALONG ALLEY
Driveway: Per 23.54.030

Driveways less than 100 feet in length that serve 30 or fewer parking
spaces shall be a minimum of 10 in width for one or two way traffic
Solid Waste Storage See in Table A for 23.54.040

Minimum for more than 100 dwelling units = 575sf plus 4 square feet for each additional unit above 100
Landscaping: Minimum area= None

minimum green factor score of .3 or greater.
Street trees required per 23.47A.016.B.2 and Section 23.53.015 PERSPECTIVE ALONG ALLEY PERSPECTIVE ALONG ALLEY
Retain existing street trees.
11.14.2018
SEATTLE, WA
6
ARCHITECTURAL MASSING CONCEPT
INTRODUCTION TO MASSING OPTIONS
OPTION 03 - MID BLOCK CONNECTION PREFERRED @ EDG DEVELOPMENT RESPONSE: FOR DESIGN RECOMMENDATION
ST
AN
L IC
P UB
RE
QU
EEN
10’-0” WHOLE BUILDING AN
NE
AVE
SETBACK @ SHARED LOT N
ST
AN
IC QU
BL EEN
PU AN
RE NE
AVE
N
10’-0” WHOLE BUILDING AL

LE
SETBACK @ 65’-0” Y
7’-0” BUILDING SETBACK @

RECESSED RESIDENTIAL SHARED LOT LINE
LEVELS GREEN ROOF
10’-0” BUILDING SETBACK
1 st ROOF DECK
AV
EN 7’-0” BUILDING SETBACK
PUNCHED OPENINGS
AL
LE
BALCONIES Y
ST PUNCHED OPENINGS
IC AN RECESSED STREET LEVEL
BL
PU
RE COURTYARD
HIGHLY TRANSPARENT
QU
EEN FLOOR TO CEILING GLASS 1 st
GREEN ROOF AN
NE AV
AVE EN
N
SOLAR PV OPPORTUNITY
ROOF DECK
OUTDOOOR PATIO
PUNCHED OPENINGS
PUNCHED OPENINGS
HIGHLY TRANSPARENT
HIGHLY TRANSPARENT FLOOR TO CEILING GLASS
FLOOR TO CEILING GLASS
1 st
AV
EN
NORTHEAST AERIAL VIEW NORTHEAST AERIAL VIEW

SEATTLE, WA
7
SURROUNDING CONTEXT STUDY
WINDOW CONFIGURATION
527 FIRST AVENUE 505 FIRST AVENUE - SOUTH VIEW 505 FIRST AVENUE - EAST VIEW
PROPOSED DESIGN - EAST ELEVATION 415 FIRST AVENUE 505 FIRST AVENUE - WEST VIEW 105 MERCER STREET
GRID Configuration STOREFRONT WINDOWS
BAY WINDOWS CANOPY/AWNING
The depicted window configuration as highlighted mimics some of the

Uptown Neighborhood window characteristics and styles. On the Queen
Anne hotel buildings, are a regular window pattern organized on a grid.
The patterning is evident on all sides of the buildings’ facades. These
configurations are reflected on the proposed design where the windows
306 QA APARTMENTS are organized on a grid system occurring mainly on the upper residential
levels, along with the storefront bays on the ground floor retail level. In
addition, the east property across 1st Avenue, Expo Apartments, and 306
QA Apartments consist of a regular pattern of punched windows and bay
windows. This is also portrayed in the proposed design featuring bay
windows of varying heights with an accent color to emphasizing the framed
element.
Canopy structure and awnings are incorporated on the ground and street-
facing facades of the building to enhance a pedestrian friendly environment.
The canopy structure wraps around from the street-facing facade unto the
PROPOSED DESIGN - SOUTH ELEVATION 100 REPUBLICAN STREET - EXPO mid-block connector (south elevation) further enhances the pedestrian
flow and allowing the public to access the alley from 1st avenue.
11.14.2018
SEATTLE, WA
8
SUMMARY OF EDG BOARD RECOMMENDATIONS
MASSING
The Board supported the design team’s preferred Option 3 with its half block passage (see below) and the upper level setbacks at the north and
south property lines. The Board supported the breakup of the facade facing 1st Ave N into two distinct masses with different materiality and
stated that quality detailing will be important. The Board was concerned that the interior layout of the residential units along 1st Ave N would
not activate that street facing façade.
(CS2-C-2, CS2-D-5, DC2-B-1, DC2-III-I)
The following guidance was given:
A) Break up the 1st Ave N façade into two distinct masses, with different material treatments and height if needed. Detailing of the materials is
key. The Board indicated support for departures to allow the street facades to extend beyond 45’ in height (up to 65’ height for one massing and
up to 75’ for the other massing section), if needed to achieve this guidance. See departures below.] (DC2-B-1, DC2-III-I)
The massing has been further articulated with the use of materials and window fenestration (See Figure 1). This project still seeks a departure for the
height / setback required in order to provide better differentiation between the white and yellow masses. Figure 1. Massing modulation at east facade.
B) The board supported a more contemporary approach to materials and detailing and gave guidance to not provide a cornice, to avoid looking
historic (CS3-A-1, CS3-A-2, DC4-A)
More contemporary detailing of materials has been provided. The cornice has been eliminated and upper level elements are planned to have a more
contemporary detailing. The dark brick on the lower mass features some more traditional detailing and coursing to help draw ties with the neighborhood
at the ground level.
C) Resolve the relationship of the gasket between the two masses and the windows on 1st Ave (DC2-B-1)
The “gasket” element is articulated with the lap siding material above the ground level and uses a different window configuration to help set it apart
from the masses to either side. The ground floor has shifted the retail Entry doors so that they do not occur in this “gasket” space and full fenestration
1ST AVENUE N
glazing can be provided. Additionally landscape elements and street trees are being coordinated to further enforce this articulation.
ALLEY
D) The board supported the deck locations on the south facade and asked to see a dimensioned plan at recommendation (DC2-B-1)
The decks on the south side have been maintained. Additional information about the dimension of these decks can be found on page 39
E) Consider having more residential units face 1st Ave N and providing active spaces that will provide “eyes on the street” and activate the
facade (PL2-B-1)
The typical floor plan has been reworked so that there are units facing both the mid block passage, 1st Ave N and the alley (See Figure 2).
MID-BLOCK THROUGH PASSAGE
Figure 2. Residential unit views.

SEATTLE, WA
9
MATERIALITY
The Board gave guidance to use contrasting high quality materials and was supportive of material changes
between the two street facing masses. (DC4-A)
A) The board supported a more contemporary approach to materials and detailing (CS3-A-2, DC4-A)
The majority of the building feature contemporary materials and detailing. The material palette has been further
refined and specific products have been selected as shown on page 29 and 30.
B) Consider incorporating finely textured materials (DC2-D)
The ground floor of the building is primarily masonry and glass. To help create a finer texture, two different brick
colors are utilized. Coursing and detailing is articulated differently between the dark brick and the lighter gray
brick. The darker brick takes on more traditional coursing, with a wainscot height ledge, sills and headers featuring
solider courses, while the lighter gray color takes on a more modern detailing (See Figure 2). Both provide a finer
texture at the pedestrian level.
C) Choose materials to enhance the design concept of the protruding elements on the south facade
The protruding elements on the south facade have been further articulated with a POP of the yellow color (See Figure 1.(Top) South facade showing accented window bays.
Figure 1) that is used on the smaller mass along 1st Ave N. The material helps draw a contrast from the more
Figure 2.(Bottom) Southeast corner view of the retail and
muted field behind and the gray material.
into the half-block through passage.
11.14.2018
SEATTLE, WA
10
HALF BLOCK THROUGH PASSAGE
1ST AVENUE NORTH

The Preferred Option 3 showed a pedestrian passageway along the south property line, between the proposed
structure and the existing hotel to the south. The applicant noted that to make the proposed 21’5” wide
passageway viable, an easement with the hotel property to the south would be needed, as 11’5” of the passage
would happen on the hotel site. The board encouraged the design team to work on securing the easement and
to have it recorded with King County before the recommendation meeting. The board also gave guidance that
if the easement cannot be secured by the time of recommendation, an alternative option should be presented.
ALLEY
(PL1-B, PL2 Uptown)
A) Locate the residential entry along this passageway as shown, to help ensure activation of the passageway
(PL3-A-2)

The ground floor plan has provided the residential entry off of the half block through passage (See Figure 1). The
design and articulation of this entry has been developed to provide a vibrant focal point drawing pedestrians from 1st
Ave and the alley. The use of color, glass, and light all serve to provide further way-finding and activate the spaces
around the residential entry (See Figure 2,3).
B) Have the two site owners agree to and record an easement agreement with King county to ensure the
passageway design (PL1-B-1)
Figure 1. Mid-block passageway from the alley.
An agreement is being discussed between the property owners and the applicant and conversations continue. The
current design has incorporated those discussions and the proposed plan has been developed to not require an
easement while still providing access, privacy and activity to create an attractive pedestrian environment (See Figure
1).
C)Provide an alternative passageway design if the easement can’t be secured. (PL1-B)
The proposed plan has been developed to not require an easement while still providing access, privacy and activity to
create an attractive pedestrian environment (See Figure 1).
Figure 2. Residential entry located at half- Figure 3. Mid-block passageway landscape

block passage. design.

SEATTLE, WA
11
GROUND LEVEL DESIGN
ALLEY
The Board approved of the smaller retail spaces along 1st Ave N and the space at the corner of the half block
passage and 1st Ave N, but noted that the entries into these spaces should not look residential. The board
asked to see further development of the entry into the half block passage, and the design relationship of the
half block passage to the live work units to the alley. (PL1-B, PL2 Uptown, DC1-VI, DC4-B, DC4-C)
A) Show how the entry and half block passage way will be experienced, addressing safety, privacy, signage,
lighting and the entry sequence, and the corner retail space. (PL1-B, DC4-B, DC4-C)
1ST AVENUE NORTH

Additional images of the entry and half block passageway have been provided. Safety has been addressed by
providing bollards at the entrances to the passage as well as a high degree of transparency.
B) Design the relationship of the live/work units to the alley and through block passage, including way-finding,
access and privacy for the units. (DC1-VI)
The live/ work units have been replaced with additional retail space to draw more activity to this area, additionally the
orientation of this retail space has been revised to face the proposed mid block connection. Signage and some high
windows are provided from the retail space to the alley
Figure 1. Additional trees on site provide a buffer for the adjacent

C) Design the retail space entries to read as commercial entries, not residential. (PL3-A-1) property as well as creating an inviting environment.
The retail entries are treated differently from the residential entry. The residential entry located in the center of the
block utilizes a large glass mass with a vertical wood accent. The use of glass, the massing of the building above
and the wood accent wall highlight the residential entry, while the commercial entries feature a more consistent
storefront and awning combination.
D) Consider opening the live/work units and corner retail space into the half block passage (PL3-I-i)
The live/ work units have been replaced with additional retail space to draw more activity to this area, additionally the
orientation of this retail space has been revised to face the proposed mid block connection. Signage and some high
windows are provided from the retail space to the alley.
Figure 2 (Left), Figure 3 (Right)

Residential entry (Figure 3) defined in a distinctly different manner than commercial entries
(Figure 2). The massing, lighting, and signage provide clarity in wayfinding.
11.14.2018
SEATTLE, WA
12
FOR THE RECOMMENDATION MEETING
A) Provide window studies to show the relationship of the design to the existing structures at the north and south lot lines
Window studies of the adjacent buildings to the north and south have been provided and are overlaid with the proposed building elevation on page 17 of
this package. Additionally diagrams have been provided on page 18 of this document to show the relationship of the window patterning and fenestration
with neighborhood precedents.
PROPERTY LINE
B) If needed, provide sections showing the relationship of any upper massing protruding over the street level spaces.
A section through the mid-block through passage indicating the character at the street level. Proposed vegetation and outdoor seating creates an inviting
environment.
Proposed Window Opening Adjacent Building Opening Adjacent Building Outline
Proposed Tree Existing Tree Proposed Green Fence
11’ - 0” 11’ - 5”
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
INN @ QUEEN
ANNE
13’ - 1”
7’ - 4”
18”
1ST AVENUE N
1ST AVENUE N
11’ - 0” 14’ - 6”
ALLEY
ALLEY
Figure 1. Window overlay at south facade. Figure 2. Window overlay at north facade. Figure 3. Section through mid-block passage.

SEATTLE, WA
13
VIEW FROM THE SOUTHEAST
11.14.2018
SEATTLE, WA
14
VIEW FROM THE NORTHEAST

SEATTLE, WA
15
VIEW FROM THE SOUTHWEST
11.14.2018
SEATTLE, WA
16
SEATTLE, WA
17
PROPOSED LANDSCAPE PLAN
STREET LEVEL LANDSCAPE PLAN
FIRST AVENUE NORTH
ALLEY
BUILDING TO P.L.
11’ - 0”
EXISTING PROPERTY
BUILDING TO P.L.
BUILDING TO P.L.
12’ - 6”
1
13’ - 8”
11’ - 2”
OUTDOOR SEATING 11’ - 0”
1 2 2 2
10’ - 0”
RETAIL 4 RESIDENTIAL RETAIL 5
3
LOBBY
Axonometric Image: Mid-block through passage to the alley street with

proposed trees and raised planters to provide screening and separation.
0’ 10’ 20’
The proposed mid-block through passage serves at the residential
Property Line
entrance to the building and will also include a commercial space
opening onto it. Landscaping, seating and lighting are incorporated to 2 Japanese Maple Japanese Stewartia
invite residents and passers-by to use the space. The new connection 1 3
20 Feet 30 Feet
helps link the existing mid-block pedestrian crossing on Queen Anne N
5 4 Swedish Poplar European Hornbeam
to 1st Avenue N and improve access to public transportation on these
[Mid-block Passage, West Seattle] [Mid-block Passage, West Seattle] 40+ Feet 25 Feet
two streets.
1 Plank Pavers 3 High Board Formed Concrete Planter 48” High Planter
18” High Planter
2 Outdoor Seating 4 Low Board Formed Concrete Planter
6” High Planter 4’ - 6’ Fence
5 Wood Bench
11.14.2018
SEATTLE, WA
18
COMPOSITE SITE PLAN
LEVEL 1 PLAN W/ SITE INFO +145.22
+142.30
BIKE STORAGE RETAIL 1

+142.33
FITNESS ROOM
+145.00
RAMP DOWN
21’ - 6”
TO GARAGE
RETAIL 2 +144.83
+141.50
FIRST AVENUE NORTH

VAULT ROOM
ALLEY
+141.50
TRASH ROOM
RETAIL 3
5’ - 2”
+144.50 10’ - 0”
+141.50
+144.00
LEASING
6’ - 5”

LOBBY
+143.00
+142.33 +144.00
13’ - 8”
+143.85
8’ - 6”
+141.00
0’ 10’ 20’

SEATTLE, WA
19
PROPOSED FLOOR PLANS
+145.22
+142.30
Circulation
MECHANICAL BIKE STORAGE FITNESS
+142.33 ROOM RETAIL 1
Corridor +145.00
TENANT STORAGE
RAMP UP RAMP DOWN
Two Bedroom TO ALLEY TO GARAGE
RETAIL 2 +144.83
FIRST AVENUE NORTH
FIRST AVENUE NORTH
FIRST AVENUE NORTH

Open-Two Bedroom SPRINKLER +141.50
ELECTRICAL PARKING VAULT
GARAGE ROOM
One Bedroom
ALLEY
ALLEY
ALLEY
+141.50
LOBBY TRASH RETAIL 3
ROOM
One Bedroom + Open

+144.50
+141.50
+144.00
Open-One Bedroom RAMP DOWN

LEASING

LOBBY
Studio +142.33
+143.00
+144.00
MAINT.
STORAGE
Support / Utility +141.00 MID-BLOCK THROUGH PASSAGE +143.85
Retail
BASEMENT FLOOR PLAN LEVEL 1 FLOOR PLAN LEVEL 2 - 3 FLOOR PLAN
Residential Lobby 0’ 10’ 20’ 0’ 10’ 20’ 0’ 10’ 20’
Amenity
FIRST AVENUE NORTH
FIRST AVENUE NORTH
FIRST AVENUE NORTH

ALLEY
ALLEY
ALLEY
PRIVATE PRIVATE PRIVATE
PATIO CONCRETE PATIO PATIO
SEBUM PAVERS
RAISED
DECK RAISED
SEBUM BBQ DECK SEBUM
TRAYS TRAYS
LEVEL 4 - 6 FLOOR PLAN LEVEL 7 FLOOR PLAN ROOF DECK FLOOR PLAN
0’ 10’ 20’ 0’ 10’ 20’ 0’ 10’ 20’
11.14.2018
SEATTLE, WA
20
PROPOSED LANDSCAPE PLAN
ROOF DECK LANDSCAPE PLAN
PRIVATE PRIVATE PRIVATE

4 4
PATIO PATIO PATIO
4
SEDUM 2
6 4 6
RAISED
DECK
1
RAISED
SEDUM SEDUM
BBQ DECK
TRAYS TRAYS
1
3 3
0’ 10’ 20’
1 Raised Wood Deck 2 Wood Bench 3 Sedum 4 Roof Deck with Concrete Pavers [Expo Apartment] 5 Green Wall on Cable 6 River Rock
+ View of the Space Needle Trellis

SEATTLE, WA
21
PROPOSED LANDSCAPE PALETTE
STREET TREES BIORETENTION PLANTING ROOF DECK PLANTING
[ASA] Wild Ginger [CARM] [CLEM] [ERIC] [LONNH] Evergreen Honeysuckle

asarum caudatum carex morrowi variega ice dance clematis montana rubens eric vagans mrs df maxwell lonicera henryi
[HEBM] Mckean Hebe [LIRS] Spreading Lirope [MAH] Mahonia Charity [PAO] Peonies [TAXBS] Irish Yew
hebe mckeannii lirope spicata taxus baccata stricta
[POP] Swedish Poplar [ACERP] Japanese Maple
[POLYB] Tassel Fern [POLYM] Sword Fern [SAM] Sutherland Gold [SARC] Sarco [PART] Boston Ivy
polystichum polybleharum polystichum munitum sambucus racemosa sarcococca ruskifolia parthenocissus tricuspidata
MID-BLOCK THROUGH PASSAGE PLANTING
[ACOR] [AMP] Porcelain Vine [CALW] Calluna Zoi [LONNC] Evergreen Honeysuckle [RAPH] Raphiolepsis Umbellata
[CARP] Carpinus Frans [STEW] Japanese Stewartia acorus pusillus minimus aureus ampelopsis glandulosa asarum caudatum lonicera candy swirl Vine Minor
Fontaine
11.14.2018
SEATTLE, WA
22
ELEVATION + MATERIAL PALETTE
1 13 1 13
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
1
13
16
4 1
1 4
preformed metal vent shroud, 16

prefinished to match siding
14
3
3 3 3
15 15
2 16
16
7 7
1
10
16
10 12 12
metal trellis fabric canopy
9 9
9 11
8 7 ALLEY
1ST AVE. N
5 5
EAST FACADE 9 11 5 7 NORTH FACADE

0’ 10’ 20’ 0’ 10’ 20’
1 CEMENTITIOUS LAP SIDING 9 MASONRY VENEER
horizontal smooth, james hardie gray slate running bond standard face, mission brick pewter
2 CEMENTITIOUS FIBER PANEL 10 MASONRY VENEER

custom smooth, cembrit solid night gray running bond standard face, mission brick mauna loa
1 2 3 4 5 6
3 PHENOLIC PANEL 11 KAWNEER STOREFRONT
custom panel, stonewood sunray dark bronze
4 PHENOLIC PANEL 12 CAST-IN-PLACE CONCRETE

custom smooth, stonewood white 5022-AB light gray
5 BOARD FORMED CONCRETE 13 MECHANICAL SCREENING

light gray metal louver 7 8 9 10
6 CONCRETE MASONRY UNIT 14 GLASS BALCONY RAILING

running bond ground face, natural ground face infinity glass with metal top rail
7 CAST-IN-PLACE CONCRETE 15 PICKET BALCONY RAILING

dark gray custom, dark bronze
11 12 13 14 15 16
8 WOOD T&G PANEL 16 VINYL WINDOW
woodform cedar dark bronze

SEATTLE, WA
23
ELEVATION + MATERIAL PALETTE
1 13
1 13
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
1 4
2
14
3 3
16 14
15
1 3
3
16
preformed metal vent shroud,

prefinished to match siding
12 wood t&g soffit 4
9 metal trellis wood t&g soffit

metal trellis
9
1ST AVE. N
9 ALLEY
5 5 5
5 8 11 5 9 11
WEST FACADE 9 SOUTH FACADE
0’ 10’ 20’ 0’ 10’ 20’
1 CEMENTITIOUS LAP SIDING 9 MASONRY VENEER
horizontal smooth, james hardie gray slate running bond standard face, mission brick pewter
2 CEMENTITIOUS FIBER PANEL 10 MASONRY VENEER

custom smooth, cembrit solid night gray running bond standard face, mission brick mauna loa
1 2 3 4 5 6
3 PHENOLIC PANEL 11 KAWNEER STOREFRONT
custom panel, stonewood sunray dark bronze
4 PHENOLIC PANEL 12 CAST-IN-PLACE CONCRETE

custom smooth, stonewood white 5022-AB light gray
5 BOARD FORMED CONCRETE 13 MECHANICAL SCREENING

light gray metal louver 7 8 9 10
6 CONCRETE MASONRY UNIT 14 GLASS BALCONY RAILING

running bond ground face, natural ground face infinity glass with metal top rail
7 CAST-IN-PLACE CONCRETE 15 PICKET BALCONY RAILING

dark gray custom, dark bronze
11 12 13 14 15 16
8 WOOD T&G PANEL 16 VINYL WINDOW
woodform cedar dark bronze
11.14.2018
SEATTLE, WA
24
VIEW FROM THE HALF-BLOCK THROUGH CONNECTION

SEATTLE, WA
25
VIEW FROM THE SOUTHEAST
11.14.2018
SEATTLE, WA
26
VIEW OF THE MID-BLOCK PASSAGE

SEATTLE, WA
27
SITE LIGHTING
SITE PLAN
1 2
7 6
BOLLARD WALL / PLANTER LIGHT @ ALLEY 5
3 4
FIRST AVENUE NORTH

6
ALLEY
4
WALL SCONCE LINEAR LED @ TRELLIS 6
5 6
4
3
RECESSED DOWN LIGHT MOUNTED WALL LIGHT
7
1
1
2 4 3 2 4 3
WALL SCONCE @ PLANTER
11.14.2018
SEATTLE, WA
28
DESIGN DEVELOPMENT
NIGHT PERSPECTIVE OF MID BLOCK

SEATTLE, WA
29
DESIGN DEVELOPMENT
SIGNAGE LOCATIONS
ILLUMINATED SIGNAGE PLAQUE SIGNS BLADE SIGNS GLASS CANOPY SIGN

SIGNS
RESIDENTIAL ENTRANCE
EAST FABRIC CANOPY SIGNAGE
RETAIL
Illuminated building signage will be located

on the horizontal wood panel wall at the
residential lobby entry.
In addition to the blade signage, storefront
glazing films will be incorporated at the door
7’ - 4”
and/or near the entryway for a pedestrian
scaled signage.
SOUTHEAST VIEW ALONG 1ST AVE SIGNAGE HEIGHT @ RETAIL
11.14.2018
SEATTLE, WA
30
BUILDING SECTIONS
EAST - WEST SECTION
B DN
Circulation Retail Residential Units Amenity
A A
1ST AVENUE N
UP
UP
ALLEY
MID-BLOCK
ROOF DECK
INN @
QUEEN
ANNE
GORDON
APARTMENTS
PACKAGE
ROOM RETAIL 2 RETAIL 4 RETAIL 3 RETAIL 2 RETAIL 1
1ST AVENUE N MID-BLOCK

ALLEY PARKING PARKING
SECTION A-A SECTION B-B
0’ 10’ 20’ 0’ 10’ 20’

SEATTLE, WA
31
WINDOW BAYS
SOUTH FACADE
12’-3” 12’-3”
1’-4” 9’-7” 1’-4” 14’-1” 1’-4” 9’-7” 1’-4” 14’-1”
1’-4”
1’-4”
1’-4” 11’-5” 1’-4” 1’-4” 11’-5” 1’-4”
1’-4”
1’-4”
8’-6 1/2”
8’-6 1/2”
3’-8”
8’-6 1/2”
8’-6 1/2”
30’-6 1/2”
30’-6 1/2”
23’-3 1/2”
9’-8”
9’-8”
23’-3 1/2”
9’-8”
9’-8”
9’-8”
9’-8”
3’-9”
3’-8”
window bay 1 window bay 2 window bay 3 window bay 4

PROPERTY LINE
PROPERTY LINE
4’-8”
4
1
3
2
SOUTH ELEVATION FOR REFERENCE WINDOW BAY DEPTH [2 AND 3 SHOWN]

window bay 1 and 4 similar
11.14.2018
SEATTLE, WA
32
SECTION PERSPECTIVE
EAST STOREFRONT
WALL TYPE PER PLAN WALL TYPE PER PLAN

GWB PER WALL TYPE GWB PER WALL TYPE
PANEL THROUGH WALL FLASHING 20’ PANEL THROUGH WALL FLASHING 20’
VERTICAL MAX AT FLOOR LINES VERTICAL MAX AT FLOOR LINES
FURRING BATT INSULATION
AIR / WATER BARRIER AIR / WATER BARRIER
SHEATHING SHEATHING
BATT INSULATION FURRING
BLOCK AND SHIM AS REQUIRED 4’-8”
BLOCK AND SHIM AS REQUIRED
CORNER BEAD CORNER BEAD
39’-10”
2” WINDOW TYPE PER ELEVATION 2” WINDOW TYPE PER ELEVATION
FLANGELESS VINYL WINDOWS

BLOCK AND SHIM AS REQUIRED BLOCK AND SHIM AS REQUIRED
63’ 6”
WALL TYPE PER PLAN WALL TYPE PER PLAN
pre cast concrete

cornice
soldier course
FLANGED WINDOW HEAD + SILL DETAIL FLANGELESS WINDOW HEAD + SILL DETAIL
header
TYPE 1A CONSTRUCTION TYPE 3A CONSTRUCTION
sixth course
FLANGED VINYL
WINDOWS
pre cast concrete sill
23’ -8”
soldier course
sixth course
soldier course
STOREFRONT
WINDOWS
Concrete
wainscot height
wall base
EAST ELEVATION

SEATTLE, WA
33
DEPARTURES
DEPARTURE #1
PROPERTY LINE
23.48.735 - UPPER LEVEL SETBACK REQUIREMENTS IN SM-UP ZONES 10' - 0"
SETBACK
85' ZONING HEIGHT LIMIT
5.86'
CODE REQUIREMENT (86'-5 1/4")
+227.94
A. In all SM-UP zones, any portion of a structure greater than 45 feet
in height or 65 feet in height must be set back from a lot line that ROOF (83'-11")
+225.42
abuts a designated street shown on Map A for 23.48.735. A setback
of an average of 10 feet from the lot line is required for any portion of
a structure exceeding the maximum height that is permitted without a
setback. LEVEL 08 (74'-3")
+215.75
Required setback of 10 feet above 65 feet per Map A for 23.48.735

along 1st Avenue North.
LEVEL 07 (64'-7")
+206.08
REQUESTED DEPARTURE
Request the required 10 foot setback above 65 feet on the 1st Avenue
LEVEL 06 (54'-11")
North facade be vacated. +196.42
RATIONALE LEVEL 05 (45'-3")
BUILDING HEIGHT
This departure allows for the two distinct masses to step back at +186.75 Proposed Massing
different elevations, which will help break down the large mass of the
82.48'
PER MAP A, SMC 23.48.735
building along 1st Avenue North (CS2-IV-ii). The north mass is set
back 5.86 feet above 64 feet, while the south mass continues up at the LEVEL 04 (35'-7")
property line to an elevation of 74 feet to create more visual interest +177.08
65.00'
and clearly communicate that the two masses are distinct (CS2-IV-ii).
This departure will improve the overall appearance of the building from LEVEL 03 (25'-11")
1st Avenue North and provide clarity in the design intent. +167.42
UPTOWN DESIGN GUIDELINES CITED:

CS2-IV-ii Facade Composition LEVEL 02 (16'-3")
+157.75
CS2-IV-i Setback of Top Floor
LEVEL 1.1 (2'-6")

+144.00
AVG. GRADE (1'-5 1/4")
+142.94
BASEMENT 1.1 (-8'-6")

+133.00
Proposed section at 1st Ave N Code-Compliant Massing (EDG)
11.14.2018
SEATTLE, WA
34
DEPARTURES
DEPARTURE #2
23.48.740 - STREET LEVEL DEVELOPMENT STANDARDS IN SM-UP

ZONES
CODE REQUIREMENT
A. Street-level facade requirements; setbacks from street lot lines
Street-facing facades of a structure are must be built to the lot line
except as follows:
5.25'
2.84'
1. The street-facing facades of structures abutting Class 1
Pedestrian Streets, as shown on Map A for 23.48.740,
shall be built to the street lot line for a minimum of 70 percent
of the facade length, provided that the street frontage of any
54.16' 44.35' 5.94' required outdoor amenity area, other required open space,
or usable open space provided in accordance with subsections
42.5% OF FACADE LENGTH 23.48.740.B and 23.48.740.C is excluded from the total amount
13.71' 104.45' 1.84' of frontage required to be built to the street lot line.
FACADE LENGTH
120.00'
REQUESTED DEPARTURE
LOT WIDTH
Request the 70% facade length on street line requirement be reduced
Proposed 1st Floor Plan at 1st Ave N on the 1st Avenue N (east) facade to allow for 42% of facade length.
RATIONALE
This Departure allows for a more pleasing composition of the facade,
providing variation in depth of massing of the building (CS2-IV-ii),
creating a wider sidewalk space for a more engaged, friendly pedestrian
experience (CS2-II-iii) as well as opening up and helping to create relief
drawing attention to the mid-block through passage and pedestrian
activity in this space.

CS2-IV-ii Facade Composition
CS2-II-iii Widened Sidewalk
Proposed 1st Ave N (East) Street Elevation

SEATTLE, WA
35
DEPARTURES
DEPARTURE #3
23.48.040 - STREET LEVEL DEVELOPMENT STANDARDS
CODE REQUIREMENT
A. Street-facing facade requirements. The following street-facing
facade requirements apply to facades facing a Class 1, Class 2, or
Class 3 Pedestrian Street, Neighborhood Green Streets, and all other
streets, as shown on Map A for 23.48.240, Map A for 23.48.440, or Map
A for 23.48.740:
1. Primary pedestrian entrance. In the SM-SLU, SM-NR, and

SM-UP zones, each new structure facing a Class 1 Pedestrian
Street is required to provide a primary building entrance for
pedestrians from the street or a street-oriented courtyard that is
no more than 3 feet above or below the sidewalk grade.
FIRST AVENUE NORTH

REQUESTED DEPARTURE
Request allowance for the primary pedestrian entrance be located on
south facade, on mid-block through passage. Retail entrances to be
from Class I street (1st Avenue North) and from mid-block through
ALLEY
passage, less than 3 feet below sidewalk grade.
RATIONALE
This departure allows for more active and engaging retail spaces and
more retail frontage along the Class I pedestrian street. (PL3-I, PL3-I-
ii) it also provides a more appropriate human scaled entrance for the
residences and activates the mid-block through passage between the
street and alley (DC1-VI-ii, DC2-III-ii).

PL3-I Human Activity
PL3-I-ii Retail Spaces
DC1-VI-ii Activation on the “alley” or mid-block through passage
DC2-III-ii Proportioned Design
MID-BLOCK THROUGH PASSAGE
Primary Access (1st Ave N)

Secondary Access (Alley) Proposed Site Plan
11.14.2018
SEATTLE, WA
36
DEPARTURES
DEPARTURE #4
23.54.030 - PARKING SPACE AND ACCESS STANDARDS
CODE REQUIREMENT
A. Driveways
3. Driveway slope for all uses. No portion of a driveway, whether
located on a lot or on a right-of- way, shall exceed a slope of 15 percent,
1ST AVENUE NORTH

RAMP GARAGE
ACCESS except as provided in this subsection 23.54.030.D.3. The maximum
15 percent slope shall apply in relation to both the current grade of
the right-of-way to which the driveway connects, and to the proposed
ALLEY
finished grade of the right-of-way if it is different from the current
Retail grade. The ends of a driveway shall be adjusted to accommodate an
appropriate crest and sag. The Director may permit a driveway slope of
more than 15 percent if it is found that:
Parking a. The topography or other special characteristic of the lot

Retail Lobby
makes a 15 percent maximum driveway slope infeasible;
b. The additional amount of slope permitted is the least

amount necessary to accommodate the conditions of the
lot; and
Basement Plan First Floor plan
c. The driveway is still useable as access to the lot.
LEVEL 02 (16'-3")
+157.75 REQUESTED DEPARTURE
PROP. LINE
Request the 15% max driwevay slope requirement be waived to allow

for 18% average slope, with a maximum of 25.64%
RATIONALE
The ramp location on the site was selected to maximize vehicle parking
LEVEL 1.1 (2'-6")
+141.92 +144.00 and allow for functional commercial and amenity space along the south
AVG. GRADE (1'-5 1/4") property line. Due to the sloping topography and narrow width of the
+142.94 site a ramp at the required 15% grade would be infeasible as it would
require significant floor area on the basement level. At the first floor,
RAMP HEIGHT
25.64
PER 1106.5
% due to required overhead clearance to allow for accessible van access
8.92'
8' - 2"
circulation and retail depth would be negatively impacted by a 15%
+133.00 slope ramp.
BASEMENT 1.1 (-8'-6")
+133.00 Since parking is being provided for resident convenience and not
required by code we ask for a waiver of the 15% maximum slope
49.57' RAMP RUN requirement. A ramp with an average slope of 18% and maximum of
8.92' / 49.57' = 17.99% SLOPE 25.64% is the safest slope that will allow for better circulation and flow
on the first floor of the building.
Proposed Garage Ramp Section

SEATTLE, WA
37

513 First Ave N REC

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NIWA APARTMENTS

513 FIRST AVENUE NORTH

Applicant: SOLTERRA NIWA LLC

Architect: JACKSON|MAIN ARCHITECTURE, P.S.

Landscape Architect: KEN LARGE LANDSCAPE ARCHITECT, INC.

This application proposes to build an 8-story mixed use, mid-

Number of residential units: 127 Units

KINNEAR PARK ALOHA ST

PROJECT SITE : 513 1ST AVE N Levels 2 - 7 Residential Units

KEY ARENA MEMORIAL STADIUM

Uptown Urban Village

QUEEN ANNE AVE N

1 Opportunity to activate the underutilized alley and open up the

Bike Path Principal Arterials Bus Stop

Metro Transit Route Minor Arterials Bus Stop - Transfer Point

513 FIRST AVENUE NORTH

Dick’s Parking Entry

Preferred Location for Residential Entry

Park and South Fountain Lawn. PARK

The site is located in the heart of the Uptown Neighborhood, an area P

scaled contemporary mixed-use development like the Expo (located P

QUEEN ANNE AVENUE N

Bar & Restaurant

Community Facilities Ofﬁce

Park Service P Surface Parking

Mixed Use Proposed Projects SEATTLE CENTER

Street Address 513 1st Ave N, Seattle, WA 98109

Authority Having Jurisdiction City of Seattle

Present Use Retail / Wholesale – Convenience market

Building Setbacks Front Yard: 0’ - below 65’, 10’- above 65’

Pedestrian Zone Yes

Overlay Zone “Uptown” Urban Village.

Proposed Building Height 85’-0”

FAR Maximum - 5.25 / Minimum – 2

Parking: None required per table 23.54.015

Bicycle Parking : Per table D for 23.54.015

Driveway: Per 23.54.030

Solid Waste Storage See in Table A for 23.54.040

Landscaping: Minimum area= None

10’-0” WHOLE BUILDING AL

7’-0” BUILDING SETBACK @

NORTHEAST AERIAL VIEW NORTHEAST AERIAL VIEW

513 FIRST AVENUE NORTH

GRID Configuration STOREFRONT WINDOWS

BAY WINDOWS CANOPY/AWNING

The depicted window configuration as highlighted mimics some of the

The following guidance was given:

MID-BLOCK THROUGH PASSAGE

Figure 2. Residential unit views.

513 FIRST AVENUE NORTH

B) Consider incorporating finely textured materials (DC2-D)

HALF BLOCK THROUGH PASSAGE

1ST AVENUE NORTH

C)Provide an alternative passageway design if the easement can’t be secured. (PL1-B)

Figure 2. Residential entry located at half- Figure 3. Mid-block passageway landscape

513 FIRST AVENUE NORTH

GROUND LEVEL DESIGN

1ST AVENUE NORTH

Figure 2 (Left), Figure 3 (Right)

FOR THE RECOMMENDATION MEETING

Proposed Window Opening Adjacent Building Opening Adjacent Building Outline

Proposed Tree Existing Tree Proposed Green Fence

513 FIRST AVENUE NORTH

513 FIRST AVENUE NORTH