Dr Proposal 3012930 Agenda Id 3668

7/31/2019 Dr Proposal 3012930 Agenda Id 3668

1/55

weberthompsongraphicpresentat

ion

1321 SenecaeaRly deSiGn GUidance i i | dpd #3012930 | JUly 18tH , 2012


2/55

www.weberthompson.com

COPYRIGHT 2012 WEBER THOMPSON | 11-057

107.18.12

Site

Site Information ....................................................................................................................................

Site Survey ............................................................................................................................................

Site Analysis ..........................................................................................................................................

Land Use Code Highlights......................................................................................................................

Neighborhood Context .......................................................................................................................

Neighborhood Height ..........................................................................................................................

Appoximate Neighborhood Timeline ............................................. ............................ .........................

Neighborhood Timeline .......................................................................................................................

maSSinG optionS fRom 1St edG

Original Massing Options .....................................................................................................................

Massing Option 1 ........................ ............................ ............................ ............................ .....................

Massing Option 2 .................................................................................................................................

Massing Option 3 .................................................................................................................................

deSiGn GUidelineS

Design Guidelines .................................................................................................................................

new pRefeRRed ScHeme

Preferred Scheme Parti Diagram .........................................................................................................

Preferred Scheme Plans ............................ ............................. ............................ ............................ ......

Preferred Scheme Section ...................................................................................................................

Preferred Scheme Renderings .............................................................................................................

Design Inspiration.................................................................................................................................

Materials ...............................................................................................................................................

Streetscape & L1 Terrace .....................................................................................................................

Landscape................................................................................................................................................

Proposed Departure Diagram .............................................................................................................

appendiX

Full Zoning Synopsis .............................................................................................................................

Below-Grade Parking Plan ......................... ............................ ............................ ............................. .....

Shadow Studies ....................................................................................................................................

Aerial Perspectives ........................... ............................ ............................ ............................. ...............

Site Photos ...........................................................................................................................................

1321 Seneca | c ont ent s

Project Visionth 1321 S rj s h rs h vbr ghbrhs frs H h pk p trg.

wh s rx h s jr uss S Uvrs, h rj s x r vrsgup f id. th pjc i big dlpd a al apam ad will ff a mix f ui iz ad cguai

h h vr s rs s. a s s h h rj b sg bh

v h sr v k vg sur vs r h s. B rvg sg, hgh-rs r

pi a h i, w a llig wha w pci b a hl i h ighbhd al ma.

Bs ur ru su h xsg bug sk h ghbrh, hr r xs r

rhur ss vr rs. Gr, h bugs x h rv ss h

hr sru. w rs u h s bsh r h bug b ,

r s. as h g gs, ug s grs, ru g gu

h sg s s urhr v. Gru v s g h h rqu r sbks s sg h h

sr xr g h s rr h rs hs r h frs H nghbrh.

th rrr rs hs s edG g, hs b rvs svr ss rss bk

baid a w cmmuiy mig ha w hld fllwig h eDG mig. th maig f h buildig ha b

id a m claic w fm wih a dd ba pdium ha la h cal f ighbig buildig, ad a

implid w haf ha ha a mall f pi ha h h w pi pd. th ppd paig cu hab rs h rs u u hs b rs. th gr v sg sh hs b rvs h

us bh sv rr h sr r vg ub s ssus.

SITE

SITE


3/55



207.18.12

Project Objectivesad dr eS S 1321 S Sr

reS idenTial uSeSarx. 215 rs r s; x

su, 1 2 br us

uSe d iSTriBuTion By Floor

bs: Paig 5 Appx. 0.8 paig all/Ui

l 1ridial Lbby ad Li/W

l 2-23 Rs lvsl 24 (Rf): R dk & Gr

h eigh T 240' Hgh (+30' r mh a)

ToTal BuildaBle area arx. 194,000 gs

1321 Seneca | s it e inFor m at ion

CalulaTionS

gS F nRS F

Gf 8,983 1,563

l2 8,222 6,734

l3 9,748 8,338

l4 9,454 8,060

l5 7,212 5,456

l6-21 133,184 110,016

l22-23 16,643 13,950

total 193,437 154,117


4/55



307.18.12

1321 Seneca | s it e s ur vey

th s rss s 1321 S Sr. th s s rh Srg Sr, s Bs avu, s Su avu

suh S Sr. th s us h rhs r h bk h rs Bs avu

S Sr. a srvs h s S. th s s sur gr rkg

Bs avu. aj h s, h s, rss h , hr s sr r bug. Suh h

i, h i a ix y apam b uilidg wih ail h gud . th i lp dwwad appximaly ix f

r h suhs rr h rhs rr. th s hs 120' rg bh g S Sr Bs

avu.

Site Details


5/55



407.18.12

1321 Seneca | s it e anaLys is

opportunities

Acc Pi/Pi Cid.

n hghrs r s urr

wh x frs H p , vs r

u.

Limid vhicula afc/gd pdia

Qfc Grr Sr.

prx frs H Sr cr Br

sru)

Gr rx hss

Key

S

Aial/Fway

prk

Hs

Bus S

eu

Senec

aSt

.

boRen

ave.

bRoaDw

ay

constraints

small l iz limi pla ad paig fcicy.

Sh r b.

aj rs r h s

urs.

frs H p tr s rugh 100' r.

nghbr h suh hs s g h s.

ma

DiSo

nav

e.

union St.

Pine St.

i -5

i -5

union St.

Pine St.

boRenave.

Constraints & Opportunities


6/55



607.18.12

1321 Seneca | Land us e c od e highL ight s

HR (hgh rs)

HR zoninG GeneRal commentS:

Hgh, faR (fr ar R) h rh hr r gvrrs h HR . fr

pla iz, bac, ad w widh al iuc

hgs, hvr h b rb hrugh h

sg rv rss.

HR flooR aRea R atio (faR)SMC 23.45.510

Bs faR s 8.0 s 15,000 s (squr ) r

ss s.

mxu faR r sruurs 240' r ss hgh s

13.0 xu.

mxu faR r sruurs vr 240' s 14.0

xu.

HR StRU ctU Re He iGHtSMC 23.45.514

Bs hgh l s 160'.

Maximum High Limi i 240' 300' if xa

idial aa i gaid hugh ici

g chr 23.58a S 23.45.516.

rfp lm h a umu

hgh s r r s,

urs, r urs S 23.45.514.

"phus vs" r us rss

r h r v.

Zoning & Overlays

HR SetBacK and SepaR ationSSMC 23.45.518

a s bu g h sr:

prs sruur 45' r b: 7' vrg

sbk, 5' .

prs bv 45': 10' u sbk.

a s bu g :

prs sruur 45' r b: sbk s

rqur.


a s h bu hr s r r :


sbk, 5' ., x h sbk s rqur

r rs bug xsg sruur bu h

bug .


Sbks r rb s .


7/55



707.18.12

1321 Seneca | Land us e c od e highL ight s

HR toweR widtH and flooRlimitS SMC 23.45.520

i HR s rs sruurs bv h r xu h 110.

h sruur s ur g h gs s r

b rs s s, rv h

r h s gh, h rs

h s r g sr

. a xu h 130 s

pidd ha h aag g a

srs bv 45 hgh s

10,000 Sf; r

b. If h applica u bu idial

b rvg h rb hus

h rj (r 23.58a.014), h x

h h sruur bv 45

150, pidd ha h aag g srs bv 45 hgh s

12,000 Sf.

HR ReS idential amenity aReSMC 23.45.522

Rs rs, ug bu

ks, bs , rrs, r grs,

urrs, rs r sr urs, r r

a amu qual 5% f h al g

sruur rs us. n r h 5

rs r b s

thr r rqurs h

Zoning & Overlays


8/55



807.18.12

1321 Seneca | neighbor hood c ont ext

1

Ther a peuTiC he a lTh ServiCeS hillTop CourT SuMMiT annex Fir ST hill pl az a T welve TwenT

Spring

The TuSC any aparTMenT Building STiMSon green ManSion a pa rTMenT Building ST. paul apar

CharBonneau The ManhaTTan MaxiMill ian SeaTTle F irST BapT iST

2 3 4 5

6 7 8 9

10 11 12 13


9/55



907.18.12

1321 Seneca | neighbor hood c ont ext

9

1110

12

16

15

14

13

6

7

8

2

1

3

4

5

SENE

CASTREET

BOYLST

ONAVEN

UE

HARVA

RDAVEN

UE

SUMMITAVEN

UEM

INORAVEN

UE

SPRIN

GSTREET

UNIVE

RSITY

STREET

MADIS

ONSTREET

17

polyCliniC

polyCliniC

dearBo

14 15

16 17

Context Analysis


10/55



1007.18.12

Senec

aStRe

et

BoylStonaVenUe

60'

25'

55'

50'

1321 Seneca | neighbor hood he ight


11/55



1207.18.12

1321 Seneca | a pp ox im at e ne ig hb or ho od ti me Li n e

1930s1920s 1950s1940s 1960s


12/55



1307.18.12

1321 Seneca | neighbor hood t im eL ine

1970s 1980s 1990s 2000s 2010s


13/55

Massing Options from 1st EDG


14/55



1607.18.12

1321 Seneca | or ig inaL m as s ing opt ions

oRiGinal maSS inG optionS

1option 2option 3option


15/55


16/55



1807.18.12

2maSSinG option

1321 Seneca | m as s ing opt ion 2


17/55



1907.18.12

1321 Seneca | m as s ing opt ion 3

3maSSinG option


18/55

Design Guidelines


19/55



2207.18.12

1321 Seneca | d es ign guid eL ines

titLe description communit y Feedback response

a-1 Responding to Site

Characteristics

The siting of buildings should respond to

specic site conditions and opportunities such

as non-rectangular lots, location on prominent

intersections, unusual topography, signicant

vegetation and views or other natural features.

While the site is small and setbacks as well as site size largely dictate bu

location, the site is at the SW corner of the intersection of Boylston and

massing and organization of the buildings primary architectural elemen

the relationship of the project to the streets and neighbors.

a-2 Streetscape Compatibility The siting of buildings should acknowledge

and reinforce the existing desirable spatial

characteristics of the right-of-way.

The Board characterized the proposed setback widths at the ground plane along

Seneca St. and Boylston Ave. as overly generous (even heroic). This is particularly

true for Option #3. The diagrams presented at the meeting do not reveal enough

information about the character of the neighborhood for the Board to know

whether these wide setbacks are appropriate and how their design responds to

security concerns of the neighbors.

The different characteristics of Seneca and Boylston should inform the design

at the ground plane. Boylston appears to be more pedestrian oriented. Further

analysis of the neighborhood character is necessary. In addition, the programming

of uses within the rst level should also inuence the design of the streetscapes.

At EDG 1, in the preferred option the applicant had attempted to provi

the amount of open space than required by code at the street frontages

rather than 7 average minimum) with the belief that it would be a publi

The zoning code calls for seven foot minimum setbacks at street frontag

0-45 in height, so having the traditional zero-lot line, urban relationship

sidewalk is therefore not supported or intended by DPD, so the applica

providing even more setbacks and greenery would be a plus. However did not support increasing the setback, favoring the lesser setbacks from

1 and 2. The applicant has acquiesced and adjusted the new design and

approximately seven feet of building setbacks from the back of sidewalk

Seneca and Boylston up to a height of approximately 45 feet.

Of the streetscapes, Boylston is thought to be the most pedestrian in na

Per public and board comment, the applicant is now proposing to have

residential entry facing Bolyston, near the corner. The majority of the r

frontage of Boylston at grade is space for two live/work units. Those co

positively to the environment of Boylston.

a-3 Entrances Visible

from the Street

Entries should be clearly identiable and visible

from the street.

Per A-2 response above, the entry has been moved to the corner, facin

a-4 Human Activity New development should be sited and designed

to encourage human activity on the street.

a-5 Respect for Adjacent Sites Buildings should respect adjacent properties bybeing located on their sites to minimize disruption

of the privacy and outdoor activities of residents

in adjacent buildings.

The Board noted its reluctance to consider recommending departure request #3,reducing the ground plane setback at the south property line to two feet, given a

representative of the Hilltop Courts opposition. The added de pth of the setback

at the upper portions of the podium seemed reasonable.

The applicant has met with a representative from Hilltop Court, pursuibenecial setbacks / separations. The new design reects those discuss

a-1 a-3 a-5


20/55



2307.18.12



a-6 Transition between

Residence and Street

For residential projects, the space between t he

building and the sidewalk should provide security

and privacy for residents and encourage social

interaction among residents and neighbors.

See guidance for A-2. The Board registered its consternation toward the overly

generous setbacks along Seneca and Boylston and asked for further analysis.

Per A-2 above, the applicant has adjusted the new design per board com

providing approximately seven feet of building setbacks for the podium.

is similar to the podium design of Options 1 and 2 at EDG 1.

a-7 Residential Open Space Residential projects should be sited to maximize

opportunities for creating usable, attractive, well-

integrated open space.

The 15 foot setbacks along the streetscape (Option # 3) would create

problematic open spaces. As mentioned in other guidance, the Board requests

more analysis of how the proposal adopts established urban patterns on First Hill.

Per A-2 and A-6 above, the applicant has adjusted the new design per b

comments, providing approximately seven feet of building setbacks for t

a-8 Parking and Vehicle Access Siting should minimize the impact of automobile

parking and driveways on the pedestrian

environment, adjacent properties and pedestrian

safety.

The parking and vehicular accesses are in the alley and as far away from

possible, per DPD standards.

a-9 Location of Parking on

Commercial Storefronts

a-10 Corner Lots Building on corner lots should be oriented to

the corner and public street fronts. Parking and

automobile access should be located away from

corners.

The new preferred design fronts the corner of the site and

the intersection at it fronts.

b-1 Height, Bulk, and Scale

Compatibility

Projects should be compatible with the scale

of development anticipated by the applicable

Land Use Policies for the surrounding area

and should be sited and designed to provide

a sensitive transition to near-by, less intensive

zones. Projects on zone edges should be

developed in a manner that creates a step

in perceived height, bulk, and scale between

anticipated development potential of the

adjacent zones.

The Board conveyed its reticence to encourage a bold or ambitious design such

as Option #3 without additional information describing the applicants attitude

toward the structures relationship to its context. The issue of setbacks along

Seneca and Boylston has been discussed in other sections. If the applicant

pursues Option #3, the architects will need to provide 1) more analysis of

the urban patterns, buildings and landscapes within the neighborhood and 2)

character studies of the tower and how the stacked or engaged boxes, the

leitmotif of the proposal, addresses issues of neighborhood scale, materials and

prevailing architectural elements (fenestration patterns, pier and spandrel, and

building form). The massing and the street level setbacks for Options #2 and 3

resemble more traditional building forms (albeit the grids inadvertently suggest

ofce rather than residential structures). The Board expressed its comfort

with the applicant proceeding to the Master Use Permit (MUP) stage should

the applicant choose to develop one of these massing approaches. Concerns

regarding these options relationship to their context, scale etc., as described for

Option #3, would still be germane.

The applicant has embraced the board guidance and is no longer propo

favoring an iconic tower. Per direction, the applicant is proposing a ne

design, drawing from aspects of Options 1 and 2 from the rst EDG. Th

setbacks are now at their code -minimum as directed and the podium is

plan view than the tower, resulting in a much more traditional massing r

between base and tower. The massing of the tower is simple and respe

by many in the public as well as the board for the project to be less busy

timeless, while being a modern building of its time.

a-7 a-8 a-10


21/55



2407.18.12



c-1 Architectural Context New buildings proposed for existing

neighborhoods with a well-dened and desirable

character should be compatible with or

complement the architectural character and siting

pattern of neighboring buildings.

P. 14 of the supplementary information and pp. 14-15 of the booklet begin to

suggest underlying urban patterns and building forms within the neighborhood

in spite of the salmagundi of architectural styles. As design development of any

of the three options proceeds, the architect must produce a convincing visual

argument that the choices made represent a thorough understanding of this

portion of the First Hill context.

While towers are few and far between in the immediate context, the cl

of First Hill Plaza provides [an even taller] contextual example of simplic

applicant is proposing a clean tower with an emphasis on verticality. Th

podium is partially expressed and visually supported by a framework th

in materials of permanence. These frames are 45 from average grade

lines, relating and bringing the scale down to that of many of the project

c-2 Architectural Concept and

Consistency

Building design elements, details and massing

should create a well-proportioned and unied

building form and exhibit an overall architectural

concept. Buildings should exhibit form and

features identifying the functions within the

building. In general, the rooine or top of thestructure should be clearly distinguished from

its facade walls.

Although it goes without saying that any elaboration of one of the three options

requires architectural consistency from small detail to building form, the third

scenario, in particular, has a higher hurdle due to its unusual form.

The projects parti involves three primary elements; a podium and two

tower treatments, one partially wrapping the other. The other taller an

form grounds itself while fronting the corner and the entry.

c-3 Human Scale The design of new buildings should incorporate

architectural features, elements, and details

to achieve a good human scale

Depending upon the execution of the stacked boxes (Option #3) concept, the

designs scale should not overwhelm the intimate residential character that much

of the neighborhood exudes. The architects investigation should recognize

that the building will be experienced from a variety of distances. The proposed

structure should speak to those distances just as the First Baptist Church is

experienced differently from both a variety of directions and distances.

Much has changed with the new preferred design and many of the com

directional statements pertaining to the previously preferred option no

c-4 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 to a high quality of detailing

are encouraged.

Should the architect choose to create a mostly transparent or porous base, then

the programming of the uses along the two perimeter streets should engage

the streetscape. Alternatively, a design emphasizing the street wall lined with

residential uses and composed of predominantly opaque materials is also a

suitable strategy. At the next Board meeting, the choice should be evident. Do

the stacked boxes have different materials depending upon their height? Do the

base and possibly the lower boxes want to be a different material than the upperboxes? These considerations should be studied by the architect and brought

forward at the next meeting. The applicant will need to produce character

sketches that illustrate the choice of materials or the range of materials being

considered. The Board emphasized the desire for a richness of materials and

noted that stone and brick were commonly found on First Hill.

c-1&2 c-3 c-4


22/55



2507.18.12


D-1 Pedestrian Open Spaces

and Entrances

Convenient and attractive access to the buildings entry should be provided. To ensure comfort

and security, paths and entry areas should be sufciently lighted and entry areas should be

protected from the weather. Opportunities for creating lively, pedestrian-oriented open space

should be considered.

Use principles of crime prevention through environmental

design (CPTED) to inuence the decision making for the

landscape and streetscape designs.

Agreed, CPTED practices are necessary at t

D-2 Blank Walls Buildings should avoid large blank walls facing the street, especially near sidewalks. Where blank

walls are unavoidable they should receive design treatment to increase pedestrian comfort and

interest

D-6 Screening of Dumpsters,

Utilities, and Service Areas

Building sites should locate service elements like trash dumpsters, loading docks and mechanical

equipment away from the street front where possible. When elements such as dumpsters, utility

meters, mechanical units and service areas c annot be located away from the street front, they

should be situated and screened from view and should not be located in the pedestrian right-of-

way.

The Board requested more descriptive information showing

how the services areas function. Where is the waste storage

area? How will it be delivered to the recycling and garbage

trucks? Will there be an exterior storage area on the alley?

All service areas as well as the dock and par

and egress will be secured and within the bu

Service areas show on the ground oor plan

Trash and recycling are to be located near th

chute in specied spaces. Typically trash andare moved out to garbage trucks in dumpste

wheels. There are no outdoor storage area

being designed with this project.

D-7 Personal Safety and Security Project design should consider opportunities

for enhancing personal safety and security in

the environment under review.

See guidance for D-1.

D-8 Treatment of Alleys The design of alley entrances should enhance

the pedestrian street front.

A considerable portion of the alley has exposure to Seneca St.

Materials should wrap around the corner from Seneca into

the alley.

The podium frame wraps around the corner

with it a large bay of the frame treatment in

D-9 Commercial Signage Signs should add interest to the street front environment and should be appropriate for the scale

and character desired in the area.

As design development occurs, the quality and placement

of signage for the live/work or commercial spaces will be

reviewed by the Board.

Agreed. Signage information will be propose

at Recommendation.

D-10 Commercial Lighting Appropriate levels of lighting should be provided in order to promote visual interest and a sense

of security for people in commercial districts during evening hours. Lighting may be providedby incorporation into the building faade, the underside of overhead weather protection,

on and around street furniture, in merchandising display windows, in landscaped areas,

and/or on signage.

The Board expects the submittal of a lighting plan for the

exterior commercial spaces prior to the Recommendationmeeting.

The applicant respectfully proposes to provi

lighting plan for the exterior at Recommendanote, there are no exterior commercial spa

proposed on the project.

D-6, 8D-2




23/55



2607.18.12


D-11 Commercial Transparency Commercial storefronts should be transparent, allowing for a direct v isual connection between

pedestrians on the sidewalk and the activities occurring on the interior of a building. Blank

walls should be avoided.

As design progresses, the character of the storefronts or

live/work units facing Boylston Ave will need to meet the

aspirations for a pedestrian oriented streetscape.

Agreed, this will be studied and appropriate

also satises the energy code will be propos

D-12 Residential Entries and

Transitions

For residential projects in commercial zones, the space between the residential entry and the

sidewalk should provide security and privacy for residents and a visually interesting street front

for pedestrians. Residential buildings should enhance the character of the streetscape with small

gardens, stoops and other elements that work to create a transition between the public sidewalk

and private entry.

e-1 Landscaping to Reinforce

Design Continuity with

Adjacent Sites

Where possible, and where there is not another overriding concern, landscaping should reinforce

the character of neighboring properties and abutting streetscape.

Other than offering vicinity photos and some text, the

applicant has not fully investigated the context in which

landscaping choices should be considered. How do the

insights from this analysis inform the design? Is the proposal atower in a garden or does it evoke a more traditional urban

pattern in which the building sits close to the adjacent streets?

The landscape concept drawings indicate the

desire to provide substantial amounts of gree

other visual amenities in the public realm. Th

units will have small gardens and level stoopsaccommodations. These spaces will be gated

reecting the public comments from the rst

to generous right of way dimensions and the

setbacks, this actually creates the opportunit

a series of landscaping zones, adding to the n

transition from streets to sidewalks to entrie

e-2 Landscaping to Enhance the

Building and/or Site

Landscaping, including living plant material, special pavements, trellises, screen walls, planters,

site furniture, and similar features should be appropriately incorporated into the design to

enhance the project.

The concerns noted by the public and the Board as re ected

in the guidance provided in A-2, A- 6, A-7 and E-1 should

inuence the decision making as the landscape design

develops.

Agreed.



24/55

New Preferred Option


25/55



2807.18.12

1321 Seneca | pr eFer r ed s c hem e par t i d iagr am

mecHanical

Rooftop amenity

ReSidential

fitneSS amenity

mecHanical

loBBy

mecHanical

LIve/Work UnIts

parti ma ssing progr am


26/55



2907.18.12

1321 Seneca | pr eFer r ed s c hem e


27/55

boylSton


28/55



3107.18.12

1321 Seneca | pr eFer r ed s c hem e gr ound LeveL pLan

paRKinG

CoMMerCIAL/retAIL

ReSidential

amenity

VeRt. tRanSpoRtation

BacK of HoUSe

ground FLoor pLa

0 16' 32'

1/16"=1'-0"

8'

Seneca

al le y


29/55



3207.18.12

1321 Seneca | pr eFer r ed s c hem e pLans

paRKinG

CoMMerCIAL/retAIL

ReSidential

amenity

VeRt. tRanSpoRtation

BacK of HoUSe

LeveL 2 pLan

LeveL 4 pLan

LeveL 3 pLan

LeveL 5 pLan


30/55



3307.18.12

1321 Seneca | pr eFer r ed s c hem e pLans

LeveL 6-21 pLan

LeveL 22-23 pLanrooF pLan

0 16' 32'

1/16"=1'-0"

8'


31/55


32/55



3507.18.12

1321 Seneca | pr eFer r ed s c hem e

View fRom noRtHweSt

View fRom SoUtHe aStView fRom noRtHea St


33/55



3607.18.12

1321 Seneca | pr eFer r ed s c hem e ent r anc e


34/55


35/55



3807.18.12

1321 Seneca | pr eFer r ed s c hem e s enec a s t r eet ed ge


36/55



3907.18.12

1321 Seneca | pr eFer r ed s c hem e aLLey

View fRom Seneca to alle y View aBoVe alley


37/55



4007.18.12

1321 Seneca | pr eFer r ed s c hem e L2 t er r ac e


38/55



4107.18.12

1321 Seneca | pr eFer r ed s c hem e r ooF t er r ac e


39/55



4207.18.12

1321 Seneca | d es ign ins p ir at ion

ViSion Gla SS


40/55



4307.18.12

liGHt GRa

wHite Spa

mUllion

mUllion

waRm GRa

cHaRcoal metal

BlacK metal

mediUm GRay metal

teRRa cotta 1

teRRa cotta 2

1321 Seneca | m at er iaLs


41/55



4407.18.12

1321 Seneca | s t r eet s c ape & L1 t er r ac e

LOW CURB WALL

W/FENCE &GATE

(TYP)

StReetScape 0 16'

1/16"=1'-0"

8'


42/55


43/55



4607.18.12

1321 Seneca | pr opos ed d epar t ur e d iagr am

Proposed Departure

item # 1

deVelopmentStandaRdS

SMC 23.45.518hr SeTBaCKS

pReScRiptiVe at t s btt

stt

f stct 4

b: 7'

5' m.

pRopoSed at t t b

b t t

pts f st

b: 2' st

ground floor an

set back on floo

conSideRationS as f ms s

bt m

b b

st.

7'pReScRiptiVeSetBacK

7'pReScRiptiVeSetBacK

pRopeRtyline

13' additionalVolUntaRy SetBacK

mainBUildinGfacade

podiUmfootpRint aBoVe15' and Below 45'

toweRfootpRintaBoVe 45'


44/55

Appendix

Zoning Synopsis

HR Zoning geneRal commentS HR SetbackSaDD it io na l He ig Ht anD eX tR a b If h applica u bu idial


45/55



4807.18.12

1321 Seneca | FuLL Zoning s ynops is

HR Zoning geneRal commentS

Hgh, faR (fr ar R) h r

h hr r gvrrs h HR . fr

pla iz, bac, ad w widh al iuc

hgs, hvr h b rb hrugh h

sg rv rss.

HR FlooR aRea R atio (FaR)Smc 23.45.510

Bs faR s 8.0 s 15,000 s (squr ) r ss

s. mxu faR r sruurs 240' r ss hgh

s 13.0 xu.

mxu faR r sruurs vr 240' s 14.0

xu.

HR FaR eXemPtionSSmc 23.45.510

Gud cmmcial u wih 13

hgh . 15 u.

es rs s.

a h qu 3. 5% h

g aa, xcludig xmpd pac lid

bv.

a srs r r s sr h x r

h 4 bv gr.

HR StRuctuRe HeigHtSmc 23.45.514

Bs hgh l s 160'.

Maximum High Limi i 240' 300' if xa

idial aa i gaid hugh ici

g chr 23.58a S 23.45.516.

rfp lm h a umu

hgh s r r s,

urs, r urs S 23.45.514.

"phus vs" r us rss r

h r v.

HR SetbackSSmc 23.45.518 (taBle B)

and varied setbacks in the hr code

a s bu g h sr:


sbk, 5' .


a s bu g :

prs sruur 45' r b: sbks

rqur.


a s h bu hr s r r


sbk, 5' ., x h sbk s rqur

r rs bug xsg sruur bu h

bug .

prs bv 45': 20' u sbk

Sbks r rb s .

HR SePaRationS betweenmultiPle StRuctuReSSmc 23.45.518 (taBle c)HR facade separation for structures on the same lot.

Hgh rg 0-45: n sr rqur b

s

Hgh rg bv 45-160: 30 sr rqurb

Hgh rg bv 160: 40 sr rqur

b s

HR wiDtH anD FlooR SiZe l imitSSmc 23.45.520i HR s rs sruurs bv hgh 45

r xu h 110. th h

h sruur sur g h gs sr

b rs s s, rv h bh sr

r h s gh, h rs h h

h s r g sr:

. a xu h 130 s r,

pidd ha h aag g aa f all

srs bv 45 hgh s x10,000 Sf; r

aDD it io na l He ig Ht anD eX tR aReSiDential FlooR aRea:Smc 23.45.514

1. exa idial aa. I Hr z xa

idial aa may b gaid i accdac wih

chr 23.58a subj h s s hs

ci 23.45.516. Up all xa idial aa

b g hrugh h rb husg v

rgr rvss S 23.58a.014. U 40%

xa idial aa may b gaid by ay

b :

. trsr v ;

b. prvg ghbrh s r

liu hf; ad/

. prvg ghbrh gr sr sbk

2. Sruur hgh.

. Sruur 240 r ss hgh. th b

hgh HR ur subs

23.45.514.A i 240 if h applica ai h

cdii f xa aa bu all f h

s subs c.2.B ( b)

hs s r .

b. Sruurs vr 240. th b hgh

HR ur sub-s 23.45.514.a s 300

h applica ai h cdii f xa

r h g s r :

. fr sruur bv hgh 85, haag idial g aa p

sr bv hgh 45 s x

9,500 Sf,

. n rkg s r bv gr,

uss s sr r h sr

s b hr us;

. a s 25% h r gr s

r r s rs, h h

u hr s 10 ,

r s 20% h r gr s

s, rs

r g h srs 23.45.522.

b. If h applica u bu idial

b rvg h rb hus

h rj (r 23.58a.014), h x

h h sruur bv 45

150, pidd ha h aag g

srs bv 45 hgh s

12,000 Sf.

ipr n: th HR s h

hr rs hgh

( a maximum f 300) if h pla d

9,500 sF hy ca ica h pla12,000 rs h h 150

bh. ths s r b

s h HR .

th a addiial im i h cd pai

s. t x h , v

d ica h pla iz ab

maximum. Im b ab i aumd f h

B h, h sg rv rss

pibly dpa fm cai cd im, i

s h.

HR ReSiDential amenity aSmc 23.45.522

Rs rs, ug bu

ks, bs , rrs, r grs, urrs, rs r sr urs, r r

a amu qual 5% f h al g

sruur rs us. n r h 5

rs r b s

thr r rqurs h

HR PaRkingSmc 23.54.015

. thr r u rkg rqur

rs uss r r u-

s h urb rs r h h

ovr dsr.

b. lv rk: 0 ss r us h 1,500

s r h u grr h 1,500 s

. Ss srv s: s r


46/55

HR PRojectionS into RequiReD

Additional HR Land Use Code Excerpts cont'd 300 w high maximum wih 9,500 sF maximum


47/55



5007.18.12

j qSetbackS anD SePaRationS:Smc 23.45.518

1. crs, vs, gurs, rs hr rs

hr r rj rqur

sbks srs xu 2 h

r sr h 3 .

2. Gr s hr urs h

pid aa may pjc 18 ich i quid

sbks srs. ohr s

h .

3. B s hv srs s h .

4. Us ks bs rj

xu 4 rqur sbks

srs h r:

. n sr h 5 r:

b. n r h 20 r sr

r hr bs b s qu

s h h h h rj.

. ohr s h .

Urgru sruurs r r rqur

sbk r sr. e s sruurs r b

gad, a xiig ihd gad, which i lw,

r r rqur sbk r sr.

HR lanDScaPing RequiRementS:Smc 23.45.524

Gr fr rqur. lsg h hvs

Gr fr sr 0.5 r grr s rqur r

v.

thr r , hr rqurs r sg

h .

as r v gg x r

idial aa hall ma a cmmim ha hsruur gr bug srs b rg

leed Svr rg r Bu-Gr 4-sr rg

h msr Bu rs ass Kg Shsh

cus, evrgr Susb dv Sr

vrs 1.2.

HR leeD, built gReen, anDeveRgReen SuStainableDeveloPment StanDaRDS:Smc 23.45.526

as r v g g xr

idial aa hall ma a cmmim ha h

sruur gr bug srs b rg

leed Svr rg r Bu-Gr 4-sr rg

h msr Bu rs ass Kg Shsh

cus, evrgr Susb dv Sr

vrs 1.2 a sruur x h b h gh

h HR s s:

Caa Which Apply Bh opi:

Calculai a appxima ima f wha ca

b xpcd. th pcic buildig pgam, dig

ad h fac ca iuc yild, fcicy, c.

similaly, acual paig aa will b h ul f

rs b r suh s u r u

did, dig fcicy, c.

g

pla ad a FAr maximum f 14 i f

urs r h 240 r hgh xu

wih 12,000 sF maximum pla ad a FAr

xu 13. Bh shu b , su

ad cmpad i dph wh h al i ad h

rv rj rrs r r.

Fl pla i hi udy a impl bx, ab

shg, u, .

tpgaphy ifmai f hi udy wa ucd

r Kg cu GiS, hh s gr s bg ur; hvr s r h

grh surv r h s(s) b ss .

DPD Zoning DocumentS online:

Rv c S g us r

hs rsss:

hp://cl.ci.al.wa.u/~public/c/23-45.hm

hp://cl.ci.al.wa.u/~cip/ph-b.x?1=&3=&

4=123495&2=&5=&sc4=AnD&l=20&sc2=tHeson

&sc3=PLUron&sc5=CBorY&sc6=HItoFF&d=o

rDF&p=1&u=%2F%7epublic%2Fcby.hm&=1&f=G

hp://cl.al.g/~cip/ph-b.x?1=&3=117117&4=&2=&5=&sc4=AnD&l=20&sc2=tHeson&sc

3=PLUron&sc5=CBorY&sc6=HItoFF&d=orDF&

p=1&u=%2F%7epublic%2Fcby.hm&=1&f=G

1321 Seneca | FuLL Zoning s ynops is


48/55



5107.18.12

1321 Seneca | beLow - gr ad e par k ing pLan


49/55



5207.18.12

1321 Seneca | s had ow s t ud ies

3:30 pm 12:00 pm 8:30 am

7:00 pm 12:00 pm 7:00 am

winteRSolStice

SUmmeRSolStice


50/55



5307.18.12

View to noRtH

1321 Seneca | ae ri a L pe r sp ec ti ve s

View to eaSt

View to SoUtH View to weSt


51/55



5407.18.12

Boylston

Aven

ue

SenecaStre

et

Sp

ring

Stre

e

t

1321 Seneca | s it e phot os

3

2

1. View of Site fRom coRneR of Seneca and BoylSton

2. View of Site fRom coRneR of Seneca and SUmmit

3. View of Site fRom coRneR of BoySton and SpRinG


52/55



5507.18.12

BoylSTon avenue

SeneCa STreeT


Site Photosths s s qu ghbrh rg

sr ss shg, s,

hghr u sus ub r

Pdsr ass d as: ex

lrg Surrk (Qfc): bks

Rsurs Shg: bks

rcai: Cal Ad Pa ad Pla

mr ep crs:

S Uvrs us: hr bk

Ssh m cr: hr bks

Vrg ms Hs: hr bks

Hrbrv Hs: bks

p: bk

sal Dww ofc C: igh

Hhr ed:S Uvrs us: hr bk

S cr cu cg

P trspr: ex

frqu mr Bus Rus: bk

lgh R: c H S (ur

frs H Srr: (ur sru

c H gh r s gg r

h ir dsr p r

suhs.

Br mr Sr cr S


53/55



5607.18.12


View fRom Site acRoS S Seneca StRee t

View fRom Site acRoS S BoylSton aVenUe

Photos from Site


54/55



5707.18.12


View to Site acRoS S Seneca StRee t

View to Site acRoS S BoylSton aVenUe

Senec

aStRee

t

BoylStonaVenUe

Photos to Site

Site

Site


55/55

Dr Proposal 3012930 Agenda Id 3668

Documents

Transcript of Dr Proposal 3012930 Agenda Id 3668