Proposed Apartment Complex at 412 Queen Anne Avenue North

EARLY DESIGN GUIDANCE MEETING
PROJECT
SITE
Queen Anne Ave EARLY DESIGN GUIDANCE

April 3, 2019
PROJECT # 3033395-EG
412 Queen Anne Avenue N, Seattle, WA 98109
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Early Design Guidance
CONTINENTAL PROPERTIES April 3, 2019
DEVELOPMENT OBJECTIVES PROPOSAL
PROJECT DESCRIPTION
CL 127’
Located on the corner of Queen Anne Ave N & Harrison Street, the project 120’ 129’
will build upon existing urban fabric in the Uptown City Center. The project
proposes a 7-story mixed-use building with retail spaces on the first level and
the remaining upper levels to be multi-family. The residential portion will include
amenities both on the 1st level and on the roof level.
EXISTING BUILDING EXISTING SURFACE
The development objectives for this project are as follows (all values are TO BE DEMOLISHED PARKING TO BE
approximate): DEMOLISHED
Number of residential units: 114 units
Number of parking stalls: 99 stalls
Retail sales and services: 7500 SF
PROJECT TEAM
Applicant: CONTINENTAL PROPERTIES
600 108th Avenue NE, Suite 1010
Bellevue, WA 98004
Architect: GROUPARCHITECT
QUEEN ANNE AVE N

1735 Westlake Ave. N. Suite 200
Seattle, WA 98109
MID-BLOCK ALLEY
Landscape Architect: THE LA STUDIO at Blueline
151’
151’
15200 52nd Avenue South, Suite 210
Tukwila, WA 98188
400 QUEEN ANNE AVE N
PROJECT INFORMATION
Zoning: SM-UP 85 (M)
Lot Size: 14,280 SF + 3,720 SF = 18,000 SF
Overlay: Uptown (Urban Center)
Pedestrian Zone: Class III Pedestrian Street EXISTING BUILDING
EXISTING PARKING
TO BE DEMOLISHED
EXISTING APARTMENT BUILDING

(Queen Anne Ave N & Harrison Street) GARAGE TO BE
Frequent Transit: Yes DEMOLISHED
Mapped ECA: None
Codes: Seattle Land Use Code
3 STORIES
(Current edition)
LEGAL DESCRIPTION
DENNYS D T HOME ADD LOT 7 & S 59 FT OF LOT 8
DENNYS D T HOME ADD S 30 FT OF 9 & N 1 FT OF 8
120’
121’
120’
HARRISON ST
EXISTING CONDITIONS
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Queen Anne Ave Early Design Guidance
412 Queen Anne Avenue N, Seattle, WA 98109 CONTINENTAL PROPERTIES April 3, 2019 2
COMMUNITY OUTREACH
COMMUNITY OUTREACH MEETING December 15, 2018
UPTOWN ALLIANCE LURC MEETINGS January 15, 2019 & February 19, 2019
1ST
AVE
N
“Visual diversity and funkiness to reflect arts and culture district”
COMMUNITY COMMENT SUMMARY
• The site provides the opportunity to set the tone for the neighborhood at this location
• The building should respond to the changing level of pedestrian activity based on its location next
to the Key Arena. Special focus should be given to the street level design especially on Harrison St
because of the increased pedestrian activity on an event day.
• Questions of how the retail design could respond to distinct markets – one serving the neighborhood EXPRESSIVE RESIDENTIAL
ENTRY QU
and one serving the events EE
NA
NN
• The Harrison St. retail should have an artistic and eclectic design, one the speaks to the Uptown
EA
VE ST
N S ON
neighborhood. It should be warm and pedestrian friendly, with variations and modulations in the
RRI
ground level facade. HA
• Security and visibility are important design considerations.
PEDESTRIAN FRIENDLY
• Canopies were encouraged. STREET LEVEL- INVITING
• The size of the retail was talked about, having the ability to split up the retail into smaller units. Small
units were thought to be more viable along Harrison, while larger spaces could be on Queen Anne N.
• The over massing was thought to work well. They liked the way the building was split into 3
distinct volumes, with the middle volume being contemporary and simple, and the lofts being
expressed differently. But would like the street level to have a funkier vibe - artistic and eclectic. Could
look at adding some unique materials in the middle section, possible doing some interesting railings.
• Mural locations should be considered at the North façade or designed as part of the storefront.
CANOPIES AT RETAIL FOR

WEATHER PROTECTION IS
PREFERRED
ARTISTIC AND ECLECTIC

RETAIL
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NEIGHBORHOOD CONTEXT - LOWER QUEEN ANNE
The site is located within Uptown Urban Center in Lower Queen Anne. Lower
URBAN DESIGN: NEIGHBORHOOD CONTEXT
Queen Anne is a dense residential neighborhood with multi-housing surrounded
by commercial, institutional and vibrant pedestrian oriented retail amenities.
The site is in a predominantly mixed-use area with multi-family buildings. 1/4 MILE WALKING
Located near the Seattle Center, the site is near primary attractions that RADIUS
encompass restaurants, theaters and commercial properties. W MERCER ST
IMMEDIATE NEIGHBORHOOD CONTEXT

The predominate architecture of the neighborhood are 4-7 story mid rise
apartment buildings, condominiums and multi-story office and institutional
buildings. The project site shares its block with a 6 story apartment building,
a 1 story commercial building, and an on-grade parking lot to the north. The
neighborhood is a mix of turn of the century structures alongside1950s and 60’s
commercial buildings. The materiality that characterizes the area consists of
masonry, wood frame, metal panels, and reinforced concrete. The lots across
the streets and alley of the project site consists of a 4 story residential building,
3 story residential building, and a 1 story commercial building and are zoned as
SM-UP 85. All adjacent sites of the project site are zoned as SM-UP 85. Lots REPUBLICAN ST
located East of 1st Ave N are zoned as SM-UP 95. While the structures in the
3RD AVE W
2ND AVE W
neighborhood have a long standing history with Seattle, in the vicinity of the
1ST AVE W
1ST AVE N
QUEEN ANNE AVE N
project site there are none that hold Historical Landmark status.
ADJACENT AND NEARBY STREETS

The site is on a rectangular shaped block. The site maintains street frontage on
Queen Anne Ave N and Harrison Street. With a residential building to the North
PROJECT
and East of the site, commercial buildings are also in close proximity - with SITE
Key Arena to the East, Queen Anne Square and Safeway to the Northwest, UPTOWN
URBAN SEATTLE
Ozzies Restaurant & Bar to the North and KEXP Radio to the Northeast. Due KEY ARENA CENTER
to the residential density and the proximity of the area to vibrant commercial CENTER HARRISON ST
amenities, pedestrian traffic is heavy.
VIEWS AND AMENITIES

Anticipated views will most likely be urban street views of the immediately
surrounding buildings and potential views of the Seattle Space Needle from the
roof level.
UPTOWN URBAN CENTER REZONE

The uptown neighborhood has undergone a rezone evaluation to reflect the THOMAS ST
desired character as it grows. The proposal has increased the height and
EL
density limits of this urban center. The uptown urban design framework, which
LIO
TA
was released May 2016, utilized community input and created a list of priorities:
WESTERN AVE N
VE
affordable housing, a multimodal transportation system, community amenities,
2ND AVE N
W
an arts and culture hub, a retail core, and an urban gateway to Seattle center.
The draft of the Uptown Design Guidelines was released June 2018 to address
the Uptown rezoning and is still being refined to create a final draft for City
Council to be approved. WE
BALLARD ST
ER
INTERBAY NA
VE
NORTHEND W JOHN ST
UPTOWN URBAN CENTER NEIGHBORHOOD

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URBAN DESIGN ANALYSIS: ZONING & SURROUNDING USES
MERCER ST
QUEEN ANNE AVE N
WARREN AVE N
SM-UP 85 (M1)
2ND AVE N
2ND AVE W
1ST AVE W
1ST AVE N
SM-UP 65
W REPUBLICAN ST
PROJECT PROJECT
SITE SITE
HARRISON ST
SM-UP 85 (M) SM-UP 95 (M)
THOMAS ST
JOHN ST
CURRENT ZONING MAP ADJACENT USE DISTRIBUTION
PROJ. SITE SM-UP 85 (M) SM-UP 65 SM-UP 95 (M) PROJ. SITE PUBLIC USE COMMERCIAL MIXED-USE/MF INSTITUTION PUBLIC PARK
SM-UP 85 (M1)
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CONTEXT ANALYSIS: COMMUNITY NODES & POINTS OF INTEREST
4
W MERCER ST
5 7
3
REPUBLICAN ST
8
1 KEY ARENA 2 INTERNATIONAL FOUNTAIN
PROJECT SEATTLE
2
SITE CENTER
HARRISON ST 1
1ST AVE W
QUEEN ANNE AVE N
1ST AVE N
THOMAS ST
3 SAFEWAY 4 METROPOLITAN MARKET 5 SIFF CINEMA UPTOWN
2ND AVE N
JOHN ST
6 SEATTLE CHILDREN’S THEATER 7 SEATTLE REPERTORY THEATER 8 KEXP RADIO

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URBAN DESIGN ANALYSIS: EXISTING NOTABLE ARCHITECTURAL & SITING PATTERNS
W MERCER ST
6
REPUBLICAN ST
4
1 320 QUEEN ANNE AVE (FUTURE PROJECT) 2 ELAN APARTMENTS 3 420 VIEW APARTMENTS
PROJECT
SITE
HARRISON ST
9
1ST AVE W
QUEEN ANNE AVE N
1ST AVE N
8
1
7
2
THOMAS ST
4 415 1ST AVE N 5 CVS 6 EXPO APARTMENTS

2ND AVE N
JOHN ST
DESIGN CUES
Street-level emphasized with setback from property line
Human scale at residential and commercial covered entries
Exterior decks and French balconies on street-front facade
7 306 QUEEN ANNE 8 ASTRO APARTMENTS 9 STRATHMORE APARTMENTS

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URBAN DESIGN ANALYSIS: NEIGHBORHOOD AXONOMETRIC
NS T
I S O
HARR
PROJECT
SITE
KEY ARENA QU
EE
N
AN
1ST
NE
AV
AVE
E
N
N
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URBAN DESIGN ANALYSIS: STREET ELEVATIONS
PL PL
REPUBLICAN ST
66’ - 0” 120’ - 0” B
16’ - 0” 120’ - 0”
QUEEN ANNE AVE N PROJECT SITE EXST 3-STORY
ALLEY RESIDENTIAL BUILDING
1ST AVE N
QUEEN ANNE AVE N
PROJECT
SITE
HARRISON ST
A A
STREET ELEVATION A: HARRISON ST LOOKING NORTH B
PL PL
90’ - 0” 30’ - 0” 150’ - 0” 66’ - 0” 60’ - 0”
6-STORY ON-GRADE PROJECT SITE HARRISON STREET 4 STORY
MIXED-USE BUILDING PARKING RESIDENTIAL BUILDING
STREET ELEVATION B: QUEEN ANNE AVE N LOOKING EAST

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URBAN DESIGN ANALYSIS: STREET ELEVATIONS
PL PL
D REPUBLICAN ST
66’ - 0” 120’ - 0” 16’ - 0” 120’ - 0” 66’ - 0”
1ST AVE N 6-STORY EXST OPPOSITE PROJECT SITE QUEEN ANNE AVE N
MIXED-USED BUILDING ALLEY
QUEEN ANNE AVE N
1ST AVE N
PROJECT
SITE
D
HARRISON ST
C C
STREET ELEVATION C: HARRISON ST LOOKING SOUTH

PL PL
66’ - 0” 120’ - 0” 29’ - 6” 55’ - 6” 11’ - 0” 115’ - 0”
HARRISON STREET OPPOSITE PROJECT SITE 3 STORY 6 STORY COMMERCIAL BUILDING
RESIDENTIAL BUILDING
STREET ELEVATION D: QUEEN ANNE AVE N LOOKING WEST

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URBAN DESIGN ANALYSIS: OPPORTUNITIES & CONSTRAINTS
LOWER
QUEEN ANNE
COMMERCIAL
HUB
REPUBLICAN ST REPUBLICAN ST
SMALL ADJACENT SURFACE

PARKING LOT AND POTENTIAL
HEAVY VEHICULAR
QUEEN ANNE AVE
QUEEN ANNE AVE

FOR BLANK WALL EXPOSURE
1ST AVE N
1ST AVE N
TRAFFIC
ALLEY
7’ GRADE
ALLEY
VIEWS TOWARD CHANGE ALONG

WATER QUEEN ANNE AVE 2’ ALLEY
SUMMER DEDICATION
SUMMER PROJECT SITE PROJECT SITE
SUNRISE
SUNSET
VIEWS TOWARD
WINTER WINTER SPACE NEEDLE 3.5’ ROW SDOT
SUNSET SUNRISE DEDICATION
HARRISON ST SEATTLE KEY

CENTER ARENA HARRISON ST
MID-DAY
VIEWS TOWARD
DOWNTOWN
OPPORTUNITIES CONSTRAINTS
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ZONING ANALYSIS: SEATTLE MIXED (23.48) ZONING DATA
UPTOWN (SUBCHAPTER VI)
Zoning: SM-UP 85 (M)
Lot Size: 14,280 SF + 3,720 SF = 18,000 SF
Overlay: Uptown (Urban Center)
23.48.025 - Height Limits: Per Official Land Use Map Chapter 23.32
1S
85’ Height Limit TA
VE
N
23.48.040 Street-Level Development Standards:
- 23.48.040.B.1.a Transparency minimum of 60%
- 23.48.040.B.2.a.1: Blank facades may not exceed 15’ in length
- 23.48.040.B.2.a.2: Total width of blank facades may not exceed 40%
of facade width
85’ HEIGHT LIMIT
23.48.045 - Amenity Area for Residential Uses:
- 23.48.045.B: 5% of residential use gross floor area
- 23.48.045.C.2: Maximum 50% of amenity area may be enclosed
23.48.720 FAR - FAR Limits: 65

’U
- Table A 23.48.720: 5.25 Residential / 5.25 Non-Residential PP
ER
MAX FAR = 94,500SF LE
- Exemptions: VE
LS
- Underground area, portions of a story extending no more than 4’ ET
BA
above existing or finish grade (whichever is lower), and CK
require bicycle parking for SEDUs
- 23.48.720.C.4: Floor Area of Street-Level Uses Identified in
Subsection 23.48.005. that meet the Development Standards of
Subsection 23.48.040.C
- 23.48.020.B.3: 3.5% of Total Chargeable Gross Floor Area in
Structures 65’ or more in height as an allowance for mechanical
equipment. Exclude mechanical equipment located on roof, enclosed ST
or not, from the calculation. QU N
EE ISO
N RR
23.48.735-Upper-Level Setback Requirements in SM-UP Zones:
AN
NE HA
-Map A 23.48.735: - Average 10 feet setback from lot line for any AV
E N
portion of the structure exceeding 65’ along
Queen Anne Ave N
23.48.740 - Street-Level Development Standards in SM-UP Zones:

-Map A 23.48.740 - Class III Pedestrian Streets
- No Required Setback
- For Class III Pedestrian Streets, street-facing
facade may be setback max 12’
23.54.015: No required parking for Residential or Non-

Residential use in Urban Center
23.54.015.K and Table D - Bike Parking Requirements:

Residential long-term bike stalls req’d = 1 per dwelling
unit (after first 50, remaining are provided at 3/4 ratio)
Residential short-term bike stalls req’d = 1 per every 20 dwelling units

Non-residential long-term bike stalls req’d = 1/4000 SF
Non-residential short-term bike stalls req’d = 1/2000 SF ZONING ENVELOPE
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SITE PLAN: EXISTING CONDITIONS
A
POST OFFICE
SURFACE PARKING 4 STORIES (BUILT 1964)
SURFACE PARKING LOT G
LOT FOR ADJACENT 127’
PL 119’ - 11 1/2” 129’
OFFICE BUILDING
EXISTING SURFACE SURFACE PARKING

OFFICE BUILDING
PARKING TO BE LOT FOR ADJACENT
2 STORIES (BUILT 1963)
DEMOLISHED POST OFFICE
QUEEN ANNE AVE N

EXISTING BUILDINGS H
ALLEY
TO BE DEMOLISHED
400 QUEEN ANNE AVE
PL 150’ - 3/4”
MULTIFAMILY APARTMENT BUILDING
PL 150’ - 3/4”
SURFACE PARKING LOT
W/ SUBTERRANEAN PARKING
FOR ADJACENT APARTMENT
OFFICE BUILDING 7 STORIES (PROPOSED)
BUILDING
1 STORY (BUILT 1919)
OFFICE BUILDING
33’ - 0” 4 STORIES (BUILT 1964)
TO CL OF
ASPHALT TO BE DEMOLISHED
ROADWAY
EXISTING PARKING
12’ - 2” GARAGE TO BE 16’ - 0” APARTMENT BUILDING
CONC DEMOLISHED CONC DRIVE 3 STORIES (BUILT 1930)
WALK
120’
121’F
C PL 119’ - 11 1/2”
D E
ALLEY ACCESS
ROADWAY
TO CL OF
ASPHALT
22’ - 0”
HARRISON ST
SEATTLE CENTER
B
INTERNAL DRIVE
SURFACE PARKING OFFICE BUILDING
LOT FOR ADJACENT 2 STORIES APARTMENT BUILDING APARTMENT BUILDING
OFFICE BUILDING (BUILT 1956) 3 STORIES + BASEMENT (BUILT 1908) 6 STORIES (BUILT 2014)
EXISTING SITE PLAN

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URBAN DESIGN ANALYSIS: SITE PHOTOS
QUEEN ANNE AVE N FROM NORTH
A Site frontage along Queen Anne Ave N has notably more vehicular
EXISTING BUILDINGS TO EXISTING BUILDINGS
BE DEMOLISHED TO BE DEMOLISHED
traffic than Harrison Street. Buildings have a transparent facade with a
noticeable human scaled elements adjacent to sidewalks.
B HARRISON STREET FROM EAST

Site frontage along Harrison Street provides more pedestrian coverage
with existing trees and less car traffic.
C STREET CORNER OF PROPERTY LOOKING NORTH

Existing street edge along Queen Anne Ave N
D STREET CORNER OF PROPERTY LOOKING EAST

Existing street edge along Harrison
E HARRISON STREET AT ALLEY LOOKING WEST

Corner of existing parking structure along Harrison
F ALLEY LOOKING NORTH

Looking north form Harrison up alley A QUEEN ANNE AVE N FROM NORTH B HARRISON STREET FROM EAST
G ALLEY LOOKING SOUTH
H ADJACENT PROPERTY ON NORTH
C STREET CORNER OF PROPERTY LOOKING N D STREET CORNER OF PROPERTY LOOKING E E HARRISON STREET AT ALLEY LOOKING WEST
EXISTING BUILDING AND

WALL TO BE DEMOLISHED
F ALLEY LOOKING NORTH G ALLEY LOOKING SOUTH

H ADJACENT PROPERTY ON NORTH
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DESIGN GUIDELINES: RESPONSE
SEATTLE DESIGN GUIDELINES
CS2 - URBAN PATTERN AND FORM CS3 - ARCHITECTURAL CONTEXT AND CHARACTER PL3 - STREET LEVEL INTERACTION DC2 - ARCHITECTURAL CONCEPT
Strengthen the most desirable forms, characteristics, and patterns of the Contribute to the architectural character of the neighborhood Encourage human interaction and activity at the street-level with Develop an architectural concept that will result in a unified and
streets, block faces, and open spaces in the surrounding area. clear connections to building entries and edges. functional design that fits well on the site and within its surroundings.
CS2.A2 - Architectural Presence - Evaluate the degree of visibility or CS3.A4: Evolving Neighborhoods - In neighborhoods where architectural PL3.A.1: Entries - Design Objectives: Design primary entries to be obvious, DC2.C1: Secondary Architectural Features, Visual Depth and Interest
architectural presence that is appropriate or desired given the context, and character is evolving or otherwise in transition, explore ways for new identifiable, and distinctive with clear line of sight and lobbies visually - Add depth to facades where appropriate by incorporating balconies,
design accordingly. A site may lend itself to a “high-profile” design with development to establish a positive and desirable context for others to connected to street. Scale and detail them to function well for their anticipated canopies, awnings, deck, or other secondary elements into the facade
significant presence and individual identity, or may be better suited to a build upon in the future. use and also fit with the building of which they are part, differentiating design. Add detailing at the street level in order to create interest for
simpler but quality design that contributes to the block as a whole. Buildings residential and commercial entries with design features and amenities specific the pedestrian and encourage active street life and window shopping
that contribute to a strong street edge, especially at the first three floors, to each. (in retail areas). Detailing may include features such as distinctive door
are particularly important to the creation of a quality public realm that invites and window hardware, projecting window sills, ornamental tile or metal,
social interaction and economic activity. Encourage all building facades to PL3.C1: Porous Edge - Engage passerby with opportunities to interact visually and other high-quality surface materials and finishes.
incorporate design detail, articulation and quality materials. with the building interior using glazing and transparency. Create multiple
entries where possible and make a physical and visual connection between
people on the sidewalk and retail activities in the building.
PROJECT RESPONSE: PROJECT RESPONSE: PROJECT RESPONSE: PROJECT RESPONSE:

The site is situated at a prominent corner within the Uptown neighborhood. The Uptown neighborhood is in transition with a mix of building types, The project proposes to enhance the pedestrian interaction along the streetscape Project provides both recessed and projected balconies along with
Queen Anne Ave N is one of the larger vehicular throughfares connecting scales and uses. The area is responding to new up zoning regulations by providing landscape elements, large canopies for weather protection street level awnings to provide visual depth and interest. The project
the downtown with the heart of Uptown. And Harrison St. is on direct axis allowing for taller buildings and greater density. This project responds and storefront glazing; promoting an interactive pedestrian experience. The will incorporate various materials and design elements at street level to
with Key Arena and supports large pedestrian activity moving to and from to the evolving character and surrounding context of the Uptown transparency at street-level retail will be provided with storefront glazing to allow enhance the pedestrian experience.
the Seattle Center. The project is proposing an architectural massing, design Neighborhood to establish a positive influence to the neighborhood. for a visual connection into the storefronts, while the street-level residential lobby
detailing and materials that will appropriately respond to its “high-profile” responds to the sense of security created by lines of sight to the exterior.
location.
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DESIGN GUIDELINES: RESPONSE
UPTOWN NEIGHBORHOOD DESIGN GUIDELINES
CS2 - URBAN PATTERNS AND FORMS PL3 - STREET LEVEL INTERACTION DC2 - ARCHITECTURAL CONCEPT DC4 - EXTERIOR ELEMENTS & FINISHES
Strengthen the most desirable forms, characteristics, and patterns of the Encourage human interaction and activity at the street level with clear Develop a unified, functional architectural concept that fits well on the site and Use appropriate and high-quality elements and finishes for the
streets, block faces, and open spaces in the surrounding area. connections to the buildings entries and edges. its surroundings. building and open spaces.
CS2.3a: Corner Sites - Generally, buildings within Uptown should meet the PL3.1a: Entries - Design entries to be pedestrian-friendly. Consider how DC2.1: Architectural Context - Architecture that emphasizes human scale, DC4.1a: Building Materials -Decorative exterior treatments using
corner and not be set back, except for gateway locations. Buildings, retail the position, scale, architectural detailing, and materials will create an streetscape rhythm, quality detailing and materials is more important than brick, tile, and/or other more modern exterior finish materials are
treatments, and open spaces, should address the corner and promote entry that is clearly discernible to the pedestrian consistency with a particular period or style. Uptown’s evolving and dynamic strongly preferred
activity. architectural context embraces a range of historical styles, and modern
PL3.1c: Entries - The use of distinctive paving, detailing, materials and innovative design that reflects the Uptown Arts and Cultural District. DC4.1b: Building Materials - Quality exterior finish materials
landscaping, and artistic designs with cultural references is strongly should be incorporated at all levels and on all exterior walls.
encouraged. Building addresses and names should be located at DC2.4: Dual Purpose Elements - The use of exterior canopies or other Materials at the street level should be of the highest quality.
entrances, and tastefully crafted weather protection features is favored throughout Uptown for residential and
commercial uses. Canopies and awnings should be sized to the scale of the DC4.1c: Building Materials -Use materials, colors, and details to
building and the pedestrian, and blend well with the building and surroundings. unify a building’s appearance; building and structures should be
clad with compatible materials on all sides.
PROJECT RESPONSE: PROJECT RESPONSE: PROJECT RESPONSE: PROJECT RESPONSE:

The project proposes to create a strong corner by holding the upper levels The project proposes to create entries that are clearly defined and The project proposes creating a rhythm using both variations in the material The project proposes a variety of building materials to create rich
out to the corner. The street level edge sets back sightly to enhance the discernible to pedestrians using a variety of materials and design palette and emphasizing a clear structural organization, providing a highly and dynamic facades while maintaining an overall unified design
pedestrian circulation. A use of various materials and architectural elements elements. Canopies are proposed to help define the commercial entries varied yet organized architectural expression. Canopies will be used to define concept. Special attention will be payed to the street level retail and
add interest and marks the corner. and signage will be either wall or canopy mounted. The residential entries to the street level retail, providing both weather protection and a datum residential elements with details to provide interest at the pedestrian
entrance will be given prominence on the street by developing a distinct line bring down the street level zone to a pedestrian scale. level. The design concept will encompass all elevations unifying the
design element that will reference existing traditional entries found overall design.
throughout Uptown but in a contemporary modern fashion.
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ARCHITECTURAL CONCEPT: OPTION EVOLUTION
CONCEPT: OPTION A OPTION A - INITIAL DIAGRAM OPTION A - FINAL DIAGRAM
HARRISON STREET ANCHOR:
OPTION A REFINEMENTS:
The concept splits the mass into two sections PROS:
QUEEN ANNE AVE N
QUEEN ANNE AVE N

with the main volume running east - west Strong architectural corner at Reduce the setback of the secondary
along Harrison St. This mass holds the street Harrison and Queen Anne Ave volume along Queen Anne Ave N.
edge along Harrison and at the corner with PROS:
Queen Anne Ave N. The secondary mass is Large street front plaza
The recessed mass receives better light
set back along Queen Anne Ave N to provide a and views to the units along the street
differentiation between the two volumes, and to CONS:
create a large pedestrian open area along the Deep set mass does not match Garage access was improved without
street front. the conditions found along Queen losing ground floor area
A2
Anne Ave N.
RESIDENTIAL RESIDENTIAL Private residential ground floor open space
ENTRY ENTRY became available along the alley
Recessed mass along Queen
A1 ANCHOR MASS
A1 Anne reduces light and views to Building massing better responds to the
Anchors the street edge along
the units along the street current street edge conditions along Queen
Harrison St.
Anne Ave N., though still presents an
Garage access was compromised atypical street facade setback modulation.
A2 PEDESTRIAN OPEN SPACE HARRISON ST HARRISON ST
Set back from street edge to create Adjacency of plaza to ground level
an entry plaza and pedestrian zone parking lot
along Queen Anne Ave N.
CONCEPT: OPTION B OPTION B - INITIAL DIAGRAM OPTION B - FINAL DIAGRAM

QUEEN ANNE AVENUE ANCHOR:
PROS: OPTION B REFINEMENTS:

QUEEN ANNE AVE N
The concept splits the mass into two sections
QUEEN ANNE AVE N

Strong architectural corner at
with the main volume running north - south to Reduce the setback of the secondary
Queen Anne Ave N. and Harrison St.
anchor Queen Anne Ave N. This mass holds volume along Harrison St.
the street edge along Queen Anne Ave N and PROS:
Large street front plaza
at the corner of Harrison St. The secondary
The recessed mass receives better light
mass is set back along Harrison St to provide a
CONS: and views to the units along the street
differentiation between the two volumes, and to
The deep set mass does not match
create a large pedestrian open area along the Privacy issues with secondary mass
the conditions found along
street front. proximity with apartment to the north was
Harrison St
improved
B1 Recessed mass along Harrison Private residential ground floor open space
B1 ANCHOR MASS reduces light and views to the units B1
Anchors the street edge along became available along the alley
along the street
Queen Anne Ave N. Building massing better responses to
Privacy issues with secondary mass the current street edge conditions along
B2 PEDESTRIAN OPEN SPACE Harrison St., though still presents an
Set back from street edge to create B2 HARRISON ST proximity with apartment building to
atypical street facade setback modulation
an entry plaza and pedestrian zone the north. B2 HARRISON ST
RESIDENTIAL
along Harrison St. RESIDENTIAL
ENTRY ENTRY
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VIEW OF ARCHITECTURAL CONCEPT: OPTION EVOLUTION
SPACE NEEDLE
CONCEPT: OPTION C
8
1 VERTICAL HIERARCHY
The project looks to reduce the overall scale of the building to better respond to the
7 surrounding structures by segmenting the mass into three vertical sections, reducing the
perceived mass of the building and creating a clear architectural vocabulary.
2 HORIZONTAL DEFINITION
Recessing the top and lower segments further articulates the hierarchy through horizontal
definition.
2 3 MASSING MODULATION
The middle zone create visual depth and architectural interest, with the balconies and the
fenestration pattern providing scale and proportion to the mass.
3 4 STRONG STREET EDGE
VIEW OF
DOWNTOWN The project holds the street edge and anchors the corner with building mass. taking
1 advantage of southern light and views from the site
5 4 5 PROMINENT ENTRY
The residential entry is located along Queen Anne Ave N. to emphasize its prominence
VIEW OF within the street facade
WATER AND
OLYMPICS 6 MASS MODIFICATION
The mass is recessed back from the alley at the northeast corner to provide access to the
below grade parking and to reduce the shading on the property to the north.
7 BALANCING MASS
Upper level units were enlarged to create a more balanced and proportioned mass,
resulting in seventh story loft units.
8 AMENITY TERRACE
The southeast corner was recessed providing a large residential roof terrace with southern
VIEW OF light and views of the city.
WATER AND
OLYMPICS
QUEEN ANNE AVE N

7
8
6
RESIDENTIAL
GARAGE ENTRY
2 ACCESS
3 HARRISON ST
VIEW OF
VIEW OF SPACE NEEDLE
DOWNTOWN
1
OPTION C - FINAL DIAGRAM
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ARCHITECTURAL CONCEPT: OPTIONS SUMMARY
1ST 1ST
1ST AVE AVE
AVE N N
N
QU QU
EE EE
NA NA
NN NN ST QU
EE
EA
VE ST
EA ON NA
VE RI
S NN ST
N ON N R EA
VE N
IS HA N SO
RR RRI
HA HA
OPTION A : OPTION B : OPTION C : (PREFERRED)

DISTINGUISHING FEATURES DISTINGUISHING FEATURES DISTINGUISHING FEATURES
- T-shape with strong street-edges and dominate Harrison St mass - T-shape with strong street-edges and dominate Queen Anne Ave N mass - L -shape massing with strong corner at intersection
- Tower and retail massing recessed along Queen Anne Avenue N for pedestrian space - Strong massing at corner intersection - Strong pedestrian - level retail frontage along both streets
- Loft units at top / penthouse floor - Loft units at top / penthouse floor - Loft units at top / penthouse floor
- Queen Anne Ave N residential entry
PROS PROS
PROS - Strong street-level pedestrian experience along Queen Anne Ave N - Strong street - level pedestrian experience along Queen Anne Ave N and Harrison Street
- Strong street-level edge at Harrison Street - Loft units take advantage of required upper level setback - Retail anchors prominent corner frontage
- Strong corner massing - Residential entry fronts Queen Anne Ave N
- Street - level pedestrian open space along Queen Anne Ave N CONS - Loft units take advantage of required upper level setback
- Loft units take advantage of required upper level setback - Outdoor open space along Harrison does not benefit retail
frontage / pedestrians along Queen Anne Ave N CONS
CONS - Height variation from Harrison to the middle of the site creates accessibility - Solid building massing will rely entirely on decks / individual units and exterior cladding transitions
- Potential blockage of sunlight to adjacent property to the north issues for residential lobby for building modulation
- Decrease of outdoor amenity space on 1st level
- Reduced street level retail along Queen Anne Ave N due to retail placement POTENTIAL DEPARTURES POTENTIAL DEPARTURES
- None anticipated - None anticipated
POTENTIAL DEPARTURES
- None anticipated
OPTION A - STREET LEVEL PLAN AND TYPICAL TOWER PLAN OPTION B - STREET LEVEL PLAN AND TYPICAL TOWER PLAN OPTION C - STREET LEVEL PLAN AND TYPICAL TOWER PLAN
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ARCHITECTURAL CONCEPTS: OPTION A
1ST DISTINGUISHING FEATURES
AVE
N - T-shape with strong street-edges
- Tower and retail massing recessed along Queen Anne Avenue N
for pedestrian space
- Loft units at top / penthouse floor
- Queen Anne Ave N residential entry
PROS
- Strong street-level edge at Harrison Street
- Strong corner massing
- Street - level pedestrian open space along Queen Anne Ave N
- Loft units take advantage of required upper level setback
QU CONS
EE
NA ST
NN S ON - Potential blockage of sunlight to adjacent property to the north
EA
VE RRI - Decrease of outdoor amenity space on 1st level
N HA - Reduced street level retail along Queen Anne Ave N due to retail
placement
- None anticipated
AERIAL PERSPECTIVE LOOKING NORTHEAST
P1 LEVEL LEVEL 1 FLOOR PLAN LEVELS 2-6 FLOOR PLAN LEVEL 7 FLOOR PLAN
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ARCHITECTURAL CONCEPTS: OPTION A
QUE
EN A
NNE ST
VE N AVE ISON
NNE A N HARR
QUEEN A
STREET PERSPECTIVE LOOKING SOUTHEAST STREET PERSPECTIVE LOOKING NORTHEAST
E N
AV
1 ST
HA
EY RR
ISO
ALL NS
T
HA
RR N
ISO VE
NS
N EA
T
AN
N
EE
N
QU
VE
TA
1S
AERIAL PERSPECTIVE LOOKING NORTHWEST AERIAL PERSPECTIVE LOOKING SOUTHEAST

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ARCHITECTURAL CONCEPTS: OPTION B
1ST DISTINGUISHING FEATURES
AVE - T-shape with strong street-edges
N
- Strong massing at corner intersection
- Loft units at top / penthouse floor
PROS
- Strong street-level pedestrian experience along Queen Anne Ave N
CONS
- Outdoor open space along Harrison does not benefit retail
frontage / pedestrians along Queen Anne Ave N
- Height variation from Harrison to the middle of the site creates
accessibility
QU issues for residential lobby
EE
NA
NN POTENTIAL DEPARTURES
EA
VE
N ST - None anticipated
N
ISO
RR
HA
P1 L
LEV
EVEL
EL
LEVEL LEVEL 1 FLOOR PLAN LEVELS 2 -6 FLOOR PLAN LEVEL 7 FLOOR PLAN
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ARCHITECTURAL CONCEPTS: OPTION B
QUE
EN A
NNE
VE N AVE N ST
NANNE A N HARRISO
QUEE
N
VE
TA
1S
HA
RR
ISO
Y NS
LE T
AL
HA N
RR
ISO VE
NS N EA
T AN
EN
N
E
QU
VE
TA
1S

www.grouparch.com
ARCHITECTURAL CONCEPTS: OPTION C (PREFERRED)
DISTINGUISHING FEATURES
- L -shape massing with strong corner at intersection
1ST - Strong pedestrian - level retail frontage along both streets
AVE
N - Loft units at top / penthouse floor
PROS
- Strong street - level pedestrian experience along Queen Anne Ave N
and Harrison Street
- Retail anchors prominent corner frontage
- Residential entry fronts Queen Anne Ave N
CONS
- Solid building massing will rely entirely on decks / individual units and
exterior cladding transitions for building modulation
QU
EE - None anticipated
NA
NN
EA
VE ST
N
N SO
RRI
HA

A
P1 LEVEL LEVEL 1 FLOOR PLAN LEVELS 2-6 FLOOR PLAN LEVEL 7 FLOOR LOFT PLAN
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ARCHITECTURAL CONCEPTS: OPTION C (PREFERRED)
QUEE
N AN
NE A ON ST
VE N HARRIS
VE N
NANNE A
QUEE
E N
T AV
1S
HA
RR
ISO
NS
T
Y
LE
AL
HA N
RR VE
ISO
N EA
NS
T AN
E EN
QU
N
VE
TA
1S

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SECTIONS: OPTION C (PREFERRED)
SECTION A
SECTION B
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LANDSCAPE PLAN AND CONCEPTS
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DESIGN DEVELOPMENT: OPTION C (PREFERRED)
ROOF TOP TERRACE WITH SOUTHERN

EXPOSURE AND VIEWS OF THE CITY AND
SEATTLE CENTER
65’ HIGH 10’ SETBACK REQUIREMENT
ALONG QUEEN ANNE AVE N
LOFT UNITS SET BACK FROM MAIN
BUILDING EDGE REDUCE THE PERCEIVED
MASSING OF THE STRUCTURE
PROJECTING DECKS ADD VARIATION

RECESSED DECKS ALONG QUEEN
ALONG SOUTH FACADE
ANNE AVE N ADD VISUAL DEPTH TO THE
FACADE
CANOPIES AT ENTRY POINTS PROVIDE

PROTECTION FOR PEDESTRIANS
RESIDENTIAL ENTRY IS CLEARLY
DISCERNIBLE WITHIN THE BUILDING
FACADE RHYTHMIC RETAIL EDGE WITH A
DIVERSITY OF MATERIALS AND VARIOUS
ENTRY POINTS ADD A HUMAN SCALE TO
THE STREET FRONT
STRONG CORNER AND RETAIL EDGE
PROVIDES A LIVELY PEDESTRIAN
ENVIRONMENT ALONG BOTH STREET
FRONTS
N ST
QUE ISO
EN RR
ANN
E AV HA
EN
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ROOF TOP TERRACE WITH SOUTHERN

EXPOSURE AND VIEWS OF THE CITY AND
SEATTLE CENTER
7TH FLOOR LOFT UNITS

MATERIAL ARTICULATION AND VARIA-
TION ON NORTH PARTY WALL
GROUND LEVEL RESIDENTIAL UNITS

LOBBY LEVEL AMENITY PLAZA WITH
ACCESS TO ALLEY
METAL SECURITY FENCE AND GATE SCREENED REFUSE/RECYCLE STAGING

AREA OFF ALLEY
ALL
EY
PARKING AND BIKE ACCESS OFF ALLEY
EXIS
TIN
PAR G SURF
KING AC
LOT E
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PL PL
LOFT UNIT
MASSING HELD
BACK FROM
TOWER MASS
TOWER
LOFTS
TOWER
MASS
SURFACE
RETAIL
PARKING HARRISON ST
7’ CHANGE
IN GRADE
ADJACENT RETAIL PARKING CLEARLY RECESSED HARRISON ST

APARTMENTS ENTRY DEFINED DECK BAYS CONDOMINIUMS
RESIDENTIAL TO PROVIDE
ENTRY VISUAL
DEPTH ALONG
QUEEN ANNE AVE N
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PL ROOF-TOP PL
AMENITY
TERRACE
10’ SETBACK
3.5’ SETBACK
TOWER
LOFTS
TOWER
MASS
ALLEY
QUEEN ANNE AVE N
RETAIL
ADJACENT PROJECTED ADJACENT

APARTMENTS CANOPIES DECKS APARTMENTS
AT RETAIL SECONDARY
ENTRIES ARCHITECTURAL
DETAILS
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STREETSCAPE STUDY: HARRISON ST
2 3 1
1 EXTERIOR BRICK VENEER: REFERENCE ADJACENT BUILDINGS
COMMERCIAL PLANTERS COMMERCIAL WEATHER COMMERCIAL

ENTRY ENTRY PROTECTION ENTRY
ABOVE
STEETSCAPE PLAN CONCEPT SKETCH: ALONG HARRISON ST
2 STOREFONT GLAZING: RETAIL TRANSPARENCY
ARCHITECTURAL ARTISTIC PLANTERS CANOPY ROLL-UP BRICK

CONCRETE PANELS DOORS
ELEVATION CONCEPT SKETCH: STREET-LEVEL FACADE ALONG HARRISON ST 3 ROLL UP DOORS AND METAL/WOOD CANOPY: USE ACTIVATION
ALONG SIDEWALK
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STREETSCAPE STUDY: QUEEN ANNE AVE N
3
1 2
1 PROMINENT RESIDENTIAL ENTRY
COMMERCIAL COMMERCIALWEATHER PLANTERS RESIDENTIAL WEATHER

PARKING ENTRY ENTRY PROTECTION ENTRY PROTECTION
ABOVE ABOVE
STEETSCAPE PLAN CONCEPT SKETCH: ALONG QUEEN ANNE AVE N
2 ARTISTIC METAL PANELS
ARTISTIC CANOPY SIGN RESIDENTIAL SCREEN BRICK PLANTERS CANOPY

PANELS ENTRY OVER GLAZING
ELEVATION CONCEPT SKETCH: STREET-LEVEL FACADE ALONG QUEEN ANNE AVE NORTH 3 SCREENED GLAZING AT RESIDENTIAL ENTRY
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STUDY: PRIVACY & ENTRIES
W MERCER ST
PROJECT
SITE
HARRISON ST
PRIVACY STUDY: EAST ELEVATION WITH OVERLAY OF WINDOWS FROM EASTERN NEIGHBOR
THOMAS ST
QUEEN ANNE AVE N
1ST AVE W
1ST AVE N
STUDY: SURROUNDING RESIDENTIAL ENTRY LOCATIONS

Residential entries occur along both Queen Anne Ave N and Harrison St. adjacent to the project site. Harrison St
has mature trees along both sides of the street, which could obscure entries and signage from both pedestrian and
vehicular traffic along Queen Anne Ave N. The west side of the site along Queen Anne Ave N is the more open and
visible street frontage. There are currently several residential entries off Queen Anne Ave N both north and south of
the site.
PRIVACY STUDY: NORTH ELEVATION WITH OVERLAY OF WINDOWS FROM NORTHERN NEIGHBOR
KEY
WINDOWS FROM ADJACENT NEIGHBOR OUTLINE OF ADJACENT NEIGHBOR
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STUDY: SUN & SHADOWS
QUEEN ANNE AVE N
QUEEN ANNE AVE N
QUEEN ANNE AVE N

HARRISON ST HARRISON ST HARRISON ST
10AM - SUMMER SOLSTICE 10AM - EQUINOX 10AM - WINTER SOLSTICE
QUEEN ANNE AVE N
QUEEN ANNE AVE N
QUEEN ANNE AVE N

NOON - SUMMER SOLSTICE NOON - EQUINOX NOON - WINTER SOLSTICE
QUEEN ANNE AVE N
QUEEN ANNE AVE N
QUEEN ANNE AVE N

2PM - SUMMER SOLSTICE 2PM - EQUINOX 2PM - WINTER SOLSTICE
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Proposed Apartment Complex at 412 Queen Anne Avenue North

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Proposed Apartment Complex at 412 Queen Anne Avenue North

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EARLY DESIGN GUIDANCE MEETING

Queen Anne Ave EARLY DESIGN GUIDANCE

QUEEN ANNE AVE N

EXISTING APARTMENT BUILDING

COMMUNITY COMMENT SUMMARY

CANOPIES AT RETAIL FOR

ARTISTIC AND ECLECTIC

IMMEDIATE NEIGHBORHOOD CONTEXT

ADJACENT AND NEARBY STREETS

VIEWS AND AMENITIES

UPTOWN URBAN CENTER REZONE

affordable housing, a multimodal transportation system, community amenities,

UPTOWN URBAN CENTER NEIGHBORHOOD

QUEEN ANNE AVE N

SM-UP 85 (M) SM-UP 95 (M)

CURRENT ZONING MAP ADJACENT USE DISTRIBUTION

QUEEN ANNE AVE N

6 SEATTLE CHILDREN’S THEATER 7 SEATTLE REPERTORY THEATER 8 KEXP RADIO

QUEEN ANNE AVE N

4 415 1ST AVE N 5 CVS 6 EXPO APARTMENTS

7 306 QUEEN ANNE 8 ASTRO APARTMENTS 9 STRATHMORE APARTMENTS

STREET ELEVATION A: HARRISON ST LOOKING NORTH B

STREET ELEVATION B: QUEEN ANNE AVE N LOOKING EAST

QUEEN ANNE AVE N

STREET ELEVATION C: HARRISON ST LOOKING SOUTH

STREET ELEVATION D: QUEEN ANNE AVE N LOOKING WEST

SMALL ADJACENT SURFACE

QUEEN ANNE AVE

VIEWS TOWARD CHANGE ALONG

HARRISON ST SEATTLE KEY

23.48.720 FAR - FAR Limits: 65

23.48.740 - Street-Level Development Standards in SM-UP Zones:

23.54.015: No required parking for Residential or Non-

23.54.015.K and Table D - Bike Parking Requirements:

Residential short-term bike stalls req’d = 1 per every 20 dwelling units

EXISTING SURFACE SURFACE PARKING

QUEEN ANNE AVE N

400 QUEEN ANNE AVE

EXISTING SITE PLAN

B HARRISON STREET FROM EAST

C STREET CORNER OF PROPERTY LOOKING NORTH

D STREET CORNER OF PROPERTY LOOKING EAST

E HARRISON STREET AT ALLEY LOOKING WEST

F ALLEY LOOKING NORTH

G ALLEY LOOKING SOUTH

H ADJACENT PROPERTY ON NORTH

EXISTING BUILDING AND

F ALLEY LOOKING NORTH G ALLEY LOOKING SOUTH

PROJECT RESPONSE: PROJECT RESPONSE: PROJECT RESPONSE: PROJECT RESPONSE:

PROJECT RESPONSE: PROJECT RESPONSE: PROJECT RESPONSE: PROJECT RESPONSE:

QUEEN ANNE AVE N

QUEEN ANNE AVE N

CONCEPT: OPTION B OPTION B - INITIAL DIAGRAM OPTION B - FINAL DIAGRAM

PROS: OPTION B REFINEMENTS:

The concept splits the mass into two sections

QUEEN ANNE AVE N

QUEEN ANNE AVE N

OPTION C - FINAL DIAGRAM

OPTION A : OPTION B : OPTION C : (PREFERRED)

AERIAL PERSPECTIVE LOOKING NORTHEAST

STREET PERSPECTIVE LOOKING SOUTHEAST STREET PERSPECTIVE LOOKING NORTHEAST

AERIAL PERSPECTIVE LOOKING NORTHWEST AERIAL PERSPECTIVE LOOKING SOUTHEAST

AERIAL PERSPECTIVE LOOKING NORTHEAST

STREET PERSPECTIVE LOOKING SOUTHEAST STREET PERSPECTIVE LOOKING NORTHEAST

AERIAL PERSPECTIVE LOOKING NORTHWEST AERIAL PERSPECTIVE LOOKING SOUTHEAST

AERIAL PERSPECTIVE LOOKING NORTHEAST