Dr Proposal 3013471 Agenda Id 3696
Transcript of Dr Proposal 3013471 Agenda Id 3696
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E A S T O L I E W A
ITE
CAL
ANDER ON
PARK
FUTURE LIGHT RAIL
E A S
T D E N N Y W A Y
BRO A D W A Y E A S T
H A R V A R D A V E N U
E E A S T
120 Harvard Mixed-120 Harvard Ave
Seattle
Early Design Guidaprepared or Barrientos August 8
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Table of Contents
Development Proposal 1
Pertinent Design Guidelines 2
Zoning Map 9
Existing Uses/Site Context 10
Harvard Avenue East Streetscape 11
Adjacent Buildings 12
Concept A 13
Concept B 26
Preerred Concept C 39Requested Departures 52
Area Calculations 53
Land Use Compliance 54
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120 Harvard
Early Desig
Development
N
The project is comprised o seven foors o residential units over thfoors o below-grade parking.
The development site is adjacent to the Capitol Hill Light Rail Over
District and within the Capitol Hill Urban Center Village and in an M
RC zone between Harvard Avenue East as the western boundary, a
sixteen-oot wide alley to the east. The neighboring parcel to the no
is zoned NC3P-65 and the zone across the alley to the east is zone
NC3P-40. The entire neighborhood is within the Capitol Hill Light R
Overlay District. The lot is at the approximate mid-point o the bloc
with East Olive Way and East Denny Way at the northern and southmost ends o the block. Harvard Avenue East is a secondary arter
with two-way trac moving north and south.
E Olive Way
B
r o a d w a y E .
H
a r v a r d A v e .
E
E Denn Wa
A l l e y
0' - "
' -
0 "
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
2
TITLE MULTIFAMILY GUIDELINESCAPITO HILL - SPECIFIC
SUPPLEMENTAL GUIDANCESCHEME A SCHEME B SCHEME C
A. SITE PLANNING
A-1 Responding to
Site Characteristics
The siting o buildings should respond
to specic site conditions such asnon-rectangular lots, location on
prominent intersections, unusual
topography, signicant vegetation andviews to other natural eatures.
The project site is located on an
existing surace parking lot onHarvard Avenue, one-hal block west
o Broadway and the new Capitol
Hill Light Rail Station. Specialcharacteristics o this site include:established mix o similarly-scaled
apartment buildings on the block,existing street trees on both sides
o Harvard, views to the east, south, and west rom proposed roo deck
and some upper-level units.
Same as scheme A Same as scheme A
A-2 Streetscape
Compatibility
The siting o buildings shouldacknowledge and reinorce
the existing desirable spatialcharacteristics o the right-o-way.
The block o Harvard Avenue betweenDenny and Olive is characterized by
a mix o brick apartment buildingsand older wood-ramed structures,
most o which have been convertedto multi-amily use. Scheme A is set
back 18 eet rom the Harvard Avenueproperty line, similar to several o the
older wood structures to the south.
Scheme B would locate the buildingnear the Harvard Avenue property
line, carrying the line o the Heightsapartment building which is
immediately to the north.
Scheme C would locate the buildingnear the Harvard Avenue property
line, carrying the line o the Heightsapartment building which is
immediately to the north.
Retain or increase the width osidewalks.
Yes. Sidewalk on Harvard Ave willbe improved and sidewalk width
will maintained with proposeddevelopment.
Same as Scheme A Same as Scheme A
Provide street trees with tree gratesor in planter strips, using appropriate
species to provide summer shade,winter light and year round visual
interest.
Yes. New street trees will be providedin planter strip on Harvard Ave.
Same as Scheme A Same as Scheme A
Vehicle entrances to buildings shouldnot dominate streetscape.
Yes. Parking entrance will be romalley.
Same as Scheme A Same as Scheme A
Orient townhouses structure toprovide pedestrian entrances to
sidewalk.
N.A N.A. N.A.
Pertinent Design Guidelines
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
8TITLE MULTIFAMILY GUIDELINES
CAPITO HILL - SPECIFIC
SUPPLEMENTAL GUIDANCESCHEME A SCHEME B SCHEME C
Provide a clear distinction between
pedestrian trac areas through theuse o dierent paving materials and
colors landscaping, etc.
N.A. No commercial trac areas on
project site.
Same as Scheme A Same as Scheme A
E. LANDSCAPING
E-1 Landscaping to
Reinforce DesignContinuity with
Adjacent Sites
Where possible, and where there
is not another overriding concern,landscaping should reinorce the
character o neighboring propertiesand abutting streetscape.
Yes. Yes. Yes.
E-2 Landscaping to
Enhance the Building
and/or Site
Landscaping, including living plant
material, special pavements, trellises,screen walls, planters, site urniture
and similar eatures should beappropriately incorporated into the
design to enhance the project.
Yes. Yes. Yes.
E-3 Landscape Design to Address Special
Site Conditions
The landscape design should
take advantage o special on-siteconditions such as high-bank ront
yards.
Maintain or enhance the character
and aesthetic qualities o thatneighborhood development to
provide or consistent streetscapecharacter. along the corridor
Yes. Yes.
Supplement and complement existing
mature street trees where easible.
Yes. Yes. Yes.
Incorporate street trees in both
commercial and residentialenvironment in addition to trees
onsite.
Yes. Yes. Yes.
Commercial landscape treatmentsthat include street trees.
N.A. No commercial space inbuilding.
Same as Scheme A Same as Scheme A
Pertinent Design Guidelines
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120 Harvard
Early Desig
Zo
N
EAST OLIVE WAY
EAST DENNY WAY
B R O A D W A Y E A S T
B R O A D W A Y
H A R V A R D A
V E N U E E A S T
1 0 T H A V E N U E E A S T
1 1 T H A V E N U E E A S T
B O L Y S T O N A V E N
U E
B E L M O N T A V E N U E E A S T
FUTURE
LIGHT RAIL
CAL
ANDERSONPARK
SITE LR3
NC3-40
NC3P-40
MIO-105-
NC3P-40MIO-105-
NC3-65
MIO-105-NC3-40
NC3-4C
MR-RC
MR-RC
NC3P-65
NC3-65
NC3-65
MR
MR
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
10
Existing Uses/Site Context
N
EAST OLIVE WAY
EAST DENNY WAY
B R O A D W A Y E A S T
H A R V A R D
A V E N U E E A S T
1 0 T H A V E N U E E A S T
1 1 T H A V E N U E E A S T
B O L Y S T O N A V E N U E
B E L M O N T A V E N U E E A S T
FUTURE
LIGHT RAIL
CAL
ANDERSON
PARK
SITE
Exisiting Uses
1 The Heights on Capitol Hill West
Desert Sun Tanning Salon
Blue Bistro’s Grotto
2 Residence
3 Residence
4 Residence
5 Residence
6 Apartment Building
7 The Heights on Capitol Hill East
US Bank
Liberty Tax Service
Crazy Berry
Antique Cycle Northwest8 127 Broadway
9 Dick’s Drive-In Restaurant
10 Commercial
Happy mart
Perect Copy and Print
Broadway Boutique
11 US Post Oce
12 All Seasons Cleaners
13 Rite Aid Pharmacy
Trendy Wendy
Mirch Masala
Massai
Charlie’s Bar & Grill
Americana
Broadway Smoke Shop
Hana Sushi Bar
Kimchi Bistro
Ha Na Restaurant
Studio 229
Metro Clothing
Beads
Jai Thai
14 The Capitol BuildingAmerican Apperal
India Imports
Subway
Castle
Highline Bar
15 230 Broadway
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
17
18
1920
21
2223
16
17 Ramayana Apartme
18 La Salle Apartment
19 Pantages House
20 Pantages Apartme
21 Capitol Crest Apart
Peet’s Coee & Tea
Ace Barber Shop
Annapurna Cae
22 Harvard Avenue Sc
Online Cae
23 Benjamin F. Mcado
TESL
Tree Survey
A Cherry
B Maple
C Birch
D Ash
E Sweetgum
F Oak
G Apple
H Cedar
I Locust
J Tulip
K Plum
A
G
G
A A
A
A
A
A
A
A
A
A
A A
A
A
A
A
A
B
B
B
BBB
K
K
K
K
F
F
F
K
K
K
B
BB
B
B
B
B
B
B
B
B
B
B B B
B
B
B
B
B
F
F
F
F
F
B
B
B
B
B
B
B
B
B
B
B
B B
B
B B
C
C
C
C
H
H
C
G
E E I I I
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D D
D DE E
B
B
B
C C
G
G
J
J
J
Transit routes
Bus Stops
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120 Harvard
Early Desig
The Heights on Capitol Hill West
HARVARD AVENUE LOOKING EAST
HARVARD AVENUE LOOKING WEST
Apartment Building Residence Residence Residence
East Denny WayEast Olive Way
EasEast Denny Way
La Salle ApartmentsRamayana Apartments Harvard Crest Apartments
PROJECT SITE
Harvard Avenue East Str
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
12
Adjacent
ON SITE LOOKING SOUTH
Apartment Building Apartment BuildingCommercial
Harva Alley
ON SITE LOOKING NORTH
The Heights on Capitol Hill East
AlleyHarvard Avenue
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120 Harvard
Early Desig
C
SUMMARY
• Concept A represents a literal rendering o the height and setback constraints o the M
this site. The building is set back rom Harvard Avenue.
• West building acade does not align with or relate to the neighboring apartment buildin
Harvard Avenue.
• East building açade does not align with or relate to the neighboring apartment building
alley.
• The residential units in the center o the building look directly into residential units in the
apartment buildings to the north and south o subject site.
• Concept A uses the Aordable House Incentive Program, per SMC 23.58A.013 and 23
• Aordable Housing Incentive Program allows an increase in the allowable FAR rom a B
o 3.2 to a Maximum FAR o 4.25. (SMC 23.45.510, Table B).
• Project will seek a Built Green 4-Star rating, a condition or gaining the Aordable Housbonus.
• Aordable Housing Incentive Program allows an increase in the allowable height rom a
height limit o 60 eet to a maximum height limit o 75 eet (SMC 23.45.514, Table B).
• Common amenity areas will be located in the ront setback and at a roo-top garden te H a r v a r d A
v e .
E
E Denny Way
E Olive Way
A l l e
y
B r o a d w a y E .
1
' -
0 "
1 0 '
18' " ' 0" 0"
SITE
NN0 4 8 16
14
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
14
Concept A – Site Plan
0 4 8 16N
H A R V A R D
A V E E .
A L L
E Y
18' - 0" 90' - 0" 12' - 0"
1 0 ' - 0 "
6 0 ' - 0 "
1 0 '
- 0 "
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120 Harvard
Early Desig
Concept A – Grade L
NN0 4 8 16
1
EDG05
EDG06
A R V A R D A V E E .
THE HEIGHTS' (E) CONCWALL
ADA PARKING
W ANFORMER
KING RAMP
19.4%
ENTROURT
PATIO
PATIO UNIT
UNIT
L BB
LEASING
W
TRASH/ RECYCLING
TEL
PA
16
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
16
Concept A – Typical Residential Level
0 4 8 16N
1
1
DG06
E ADJA ENT BUILDIN
(E) ADJACENT BUILDING
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120 Harvard
Early Desig
Concept A – R
NN0 4 8 16
DG05
1
EDG06
THE HEIGHTS' (E) ROOFTOP
ROOFARDEN
18
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
Concept A – Level P1
0 4 8 16N
1
DG05
1
EDG06
DN 19.4%
DN 9.4%
10.3%
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120 Harvard
Early Desig
Concept A –
NN0 4 8 16
1
EDG05
1
DN 9.4%
10.3%
20
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
Concept A – Longitudinal Section 1
0 4 8 16
Level 1' -
eight Limi4 ' -
Garage Entry Level' -
Level 241' -
Level 31' -
Level 41' -
Level71' -
Level 61' -
Level 71' -
oo4 2' -
P22' -
P21 ' -
P1 Lower17' -
P2 Lower' -
EDG06
arvard Si2 ' -
t
ewalk
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120 Harvard
Early Desig
Concept A – Transverse
N0 4 8 16
Level' -
arage ntry eve' -
1
Level 241' -
Level1' -
Level 41' -
Level71' -
Level1' -
Level 71' -
Roof4 2' -
P22' -
P21 ' -
20' - 0"
10' - 0"
11' - 3"
10' - 0"
22
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
Concept A – Aerial View
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120 Harvard
Early Desig
Concept A – Perspective View from Harvard Ave
24
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
Concept A – Perspective View from Broadway East
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120 Harvard
Early Desig
Concept A – Shado
March 9AM
March 12PM
March 3PM
June 9AM
June 12PM
June 3PM
Dec 9AM
Dec 12PM
Dec 3PM
26
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
H
a r v a r d A v e .
E
E Denny Way
E Olive Way
A
l l e y
B
r o a d w a y E .
-
"
SUMMARY
• Concept B uses the Aordable Housing Incentive Program, per SMC 23.58A.013 and 23.45
• Aordable Housing Incentive Program allows an increase in the allowable FAR rom a Base
o 3.2 to a Maximum FAR o 4.25. (SMC 23.45.510, Table B).
• Project will seek a Built Green 4-Star rating, a condition o gaining the Aordable Housing bo
• Aordable Housing Incentive Program allows an increase in the allowable height rom a base
height limit o 60 eet to a maximum height limit o 75 eet (SMC 23.45.514, Table B).
• Proposed building extends the length o the property, rom ront to rear property lines
(departures required).
• Extending the building length allows or the creation o signicant open space in the center
the site, on both the north and south property lines. This creates an amenity or the resident
o the subject project, and also better sun access and views or the two neighboring apartm
buildings.
• The proposed building conguration allows or all residential units to have all living space
windows oriented toward Harvard Avenue, the alley, or the one o the interior courtyards.
• Concept B has an entry courtyard on Harvard Avenue located adjacent to the south
property line.
• The residential units acing Harvard Avenue on Level One will have a foor elevationapproximately 2 eet higher than the adjacent sidewalk. We proposed to maintain/recreate
the existing landscaped berm that is within the Right-O-Way, reinorcing the residential
character o this block o Harvard Avenue. The street acing units will have private terraces
adjacent to the Right-O-Way. The elevation change and the landscape buer will allow a
sense o openness and connection to the street or the Level One units, while maintaining a
degree o privacy and deensible space or the residents.
• Due to the low scale o Dick’s Drive-in across the alley to the east, the east (alley) elevation
o the proposed building will be visible rom Broadway. The alley elevation will be treated
architecturally with the same level o importance and similar detailing as the Harvard Avenue
elevation.
• Common amenity areas will be located in the two center courtyards and at a roo-top
garden terrace.
Concept B – Site Analysis
0 4 8 16N
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120 Harvard
Early Desig
Concept B –
NN0 4 8 16
a r v a r
A v e .
e yS Q
8' 0"
8
' -
0 "
10' - 0" 37' - " 33' - 4" 29' - 4" 8' - 0"
7 '
- 0 "
1 6 '
-
"
3 3 '
2 "
1
'
4 "
0 "
SIDE YARD DEPARTUREREQUESTED AT GRADE LEVELONLY, FOR ADDITIONALSCREENING AT PROPERTYLINE ABOVE 6'
REAR YADEPARTUREQUEST
SIDEYARD DEPARTUREREQUESTED AT GRADELEVEL ONLY, ADJACENT TO'THE HEIGHTS' APARTMENT
GARAGE WALL
FRONT YARD
DEPAR UREEQUESTED
7 '
-
"
'
-
"
0' - 0" 2' 0"
7' - 0"
28
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
---
-
PARKING RAMP
PARKING
MAIL ROOM
PATI LAND APAREA
L BB
H
A V E E .
A
THE HEIGHTS' (E)N WAL
2
1
Concept B – Grade Level Plan
0 4 8 16N
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120 Harvard
Early Desig
2
1
E ADJA ENT BUILDIN
(E) ADJACENT BUILDING
Concept B – Typical Residen
NN0 4 8 16
30
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
---
---
THE HEIGHTS' (E) ROOFTOP
RDENROOF G
2
1
Concept B – Roof Level
0 4 8 16N
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120 Harvard
Early Desig
Preferred Concept B
1
1
1
E124
DN 12.5%
DN 19.7%
B I K E
P A R K I N
DN 12.5%
NN0 4 8 16
32
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
Preferred Concept B – Level P2
1
EDG05
1
DN 9.4%
10.3%
0 4 8 16N
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120 Harvard
Early Desig
Level 1
30' - 0"
arage Entry Level35' - 0"
Level 241' - 0"
Level 351' - 0"
Level 461' - 0"
Level 571' - 0"
Level 681' - 0"
Level 791' - 0"
Roof402' - 6"
P122' - 0"
P213' - 0"
-
P1 Lower317' - 6"
P2 Lower308' - 6"
2
Concept B – Longitudinal
N0 4 8 16
34
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
Level330' - 0"
arage ntry eve' -
---
Level 241' -
Level
351' - 0"
Level 41' -
Level71' -
Level 61' -
Level 71' -
Roof4 2' -
P1
22' -
P21 ' -
1
Concept B – Transverse Section 2
0 4 8 16
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120 Harvard
Early Desig
Concept B – A
36
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
Concept B – Perspective View from Harvard Avenue East
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120 Harvard
Early Desig
Concept B – Perspective View from Broad
38
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
March 9AM
Preferred Concept B – Shadow Studies
March 12PM
March 3PM
June 9AM
June 12PM
June 3PM
Dec 9AM
Dec 12PM
Dec 3PM
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120 Harvard
Early DesigNN
Preferred Concept C – Site
0 15 30 60
SUMMARY
• Concept C uses the Aordable Housing Incentive Program, per SMC 23.58A.013 and 2
• Aordable House Incentive Program allows an increase in the allowable FAR rom a Ba
3.2 to a Maximum FAR o 4.25. (SMC 23.45.510, Table B).
• Project will seek a Built Green 4-Star rating, a condition o gaining the Aordable Housi
• Aordable Housing Incentive Program allows an increase in the allowable height rom a
height limit o 60 eet to a maximum height limit o 75 eet (SMC 23.45.514, Table B).
• Proposed building extends the length o the property, rom ront to rear property lines(departures required).
• Extending the building length allows or the creation o signicant open space in the ce
the site, on both the north and south property lines. This creates an amenity or the res
o the subject project, and also better sun access and views or the two neighboring
apartment buildings.
• The proposed building conguration allows or all residential units to have all living spa
windows oriented toward Harvard Avenue, the alley, or the one o the interior courtyard
• Concept C has an entry courtyard on Harvard Avenue located in the center o the proje
• Level One residential units acing Harvard Avenue will have a foor elevation approxima
2 eet higher than the adjacent sidewalk. We propose to maintain/recreate the existing
landscaped berm that is within the Right-O-Way thus reinorcing the residential charac
this block o Harvard Avenue. The street acing units will have private terraces adjacen
Right-O-Way. The elevation change and the landscape buer will allow a sense o ope
and connection to the street or the Level One units, while maintaining a degree o priva
deensible space or the residents.
• Due to the low scale o Dick’s Drive-in across the alley to the east, the east (alley) eleva
o the proposed building will be visible rom Broadway. The alley elevation will be treat
architecturally with the same level o importance and similar detailing as the Harvard Av
elevation.
• Common amenity areas will be located in the two center courtyards and at a roo-top
garden terrace.
H a r v a r d A v e .
E
E Denny Way
E Olive Way
A l l e y
B r o a d w a y E .
-
"
11
40
SIDEYARD DEPARTURE
LEVEL ONLY, ADJACENT TO
'THE HEIGHTS' APARTMENT
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
0 4 8 16
Preferred Concept C – Site Plan
N
DN
DN
H a r v a r d
A v e .
E
A
l l e y
8 0 '
- 0 "
UCTURE D DEPAR URE ESTED
18' - 0"
' - 0" 8' - 0"
RTYARD
22' - 0"
2 6 '
- 2 "
7 '
- 0 "
7 '
- 0 "
1 6 '
- 0 "
51' - 0"
CO YARD
22' - 0"
LEVEL 2
LANDSCAPE
ARE
ROOF
GARDEN
ENTRY LEVEL
LANDSCAPE
ARE
7 '
- 0 "
7 '
- 0 "
' - 0"
SIDE YARD DEPAR URE
REQUESTED AT GRADE LEVEL
ONLY FOR ADDITI NAL
SCREENING AT PROPERTY LINE
ABOVE 6'
REAR YARD
DEPARTURE
REQUESTED
THE HEIGHTS APARTMENT
GARAGE WALL
FRON YARD
DEPA TURE
REQU STED
10' - 0" 2' - 0"
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120 Harvard
Early Desig
Preferred Concept C – R
NN0 4 8 16
DN
DN
1
E109
1
E124
'THE HEI HT ' E R FT P
ROOFGARDEN
44
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
0 4 8 16
Preferred Concept C – Level P1
N
1
E1
1
124
DN 12.5%
DN 19.7%
B I K E
P A R K I N G
DN 12.5%
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120 Harvard
Early Desig
Preferred Concept C –
NN0 4 8 16
1
E1
1
124
DN 12.5%
DN 12.5%
B I K E
P A R K I N G
46
_ P
4 ' - 7 1 1 "
E124
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
0 4 8 16
Preferred Concept C – Longitudinal Section 1
Garage Entry Level
' -Level 2341' - 0"
Level1' -
Level 41' -
Level371' - 0"
Level1' -
Level 71' -
Roof4 2' -
P2 ' -
P2311' - 0"
P1 Lower1 ' -
P2 Lower306' - 6"
LOW PT. FIREDEPT ACCESS
27' -
FIRE DEPT MAEIGHT_75' AB VE
E4 2' -
B MAX HEI HFOR TYPE V-A_70'
ABOVE GP
4 4' - 7 1 1 "
GRADE PLANE4' - 7 1 1 "
ntry n t' -
arvard idewal2 ' -
E109
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120 Harvard
Early Desig
Preferred Concept C – Transverse
0 4 8 16
ntry eve2 ' -
arage ntry eve335' - 0"
Level 241' -
Level1' -
Level 41' -
Level71' -
Level1' -
Level 71' -
Roof4 2' -
P320' - 0"
P211' -
43' - 2"
(E) PATIOTHE HEIGHTS
ROOFGREEN
34' - 6" ' - 8"
25' - 2"
24' - 0"
48
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
Preferred Concept C – Aerial View
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120 Harvard
Early Desig
Preferred Concept C – Perspective View from Harvard Av
50
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120 Harvard Avenue East
Early Design Guidance August 8, 2012
PERSPECTIVE VIEW FROM BROADWAY EAST
Preferred Concept C – Perspective View from Broadway East
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120 Harvard
Early Desig
March 9AM
Preferred Concept C – Shado
March 12PM
March 3PM
June 9AM
June 12PM
June 3PM
Dec 9AM
Dec 12PM
Dec 3PM
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SCHEME A AREA CALCULATIONSLEVEL FLR-TO-FLR HEIGHT ABOVE
GRADE PLANE
CONST. TYPE PARKING PKG COUNT RES TOTAL AREA
ABOVE GRADE
UNIT COUNT
Roo 68.90 V-A
7 10.80 58.40 V-A 5,350 5,350 7
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120 Harvard
Early Desig
Area Ca
6 10.50 47.90 V-A 5,350 5,350 7 Lot area = 9,600 SF
5 10.50 37.40 V-A 5,350 5,350 7
4 10.50 26.90 V-A 5,350 5,350 7 Base Allowable FAR = 3.2 x lot area = 30,720 SF
3 10.50 16.40 V-A 5,350 5,350 7
2 10.50 5.90 I-A 4,550 4,550 3 Maximum FAR per 23.58A and 23.45.516 = 4.25 x lot area = 40,800 SF
1 12.00 -6.10 I-A 2,370 2 2,850 5,220 2
P1 9.00 -15.10 I-A 9,600 7 ACHIEVED Floor Area countable toward FAR = 36,520 SF
P2 9.00 -24.10 I-A 9,600 16
23,010 25 35,325 36,520 40 ACHIEVED TOTAL FAR = 3.80
SCHEME B AREA CALCULATIONSLEVEL FLR-TO-FLR HEIGHT ABOVE
GRADE PLANE
CONST. TYPE PARKING PKG COUNT RES TOTAL AREA
ABOVE GRADE
UNIT COUNT
Roo 68.90 V-A
7 10.80 58.40 V-A 6,010 6,010 7
6 10.50 47.90 V-A 6,010 6,010 7 Lot area = 9,600 SF
5 10.50 37.40 V-A 6,010 6,010 7
4 10.50 26.90 V-A 6,010 6,010 7 Base Allowable FAR = 3.2 x lot area = 30,720 SF
3 10.50 16.40 V-A 6,010 6,010 7
2 10.50 5.90 I-A 3,350 3,350 2 Maximum FAR per 23.58A and 23.45.516 = 4.25 x lot area = 40,800 SF
1 12.00 -6.10 I-A 3,910 5 3,350 7,260 2
P1 9.00 -15.10 I-A 9,600 20 ACHIEVED Floor Area countable toward FAR = 40,660 SF
P2 9.00 -24.10 I-A 9,600 20
23,110 45 36,750 40,660 39 ACHIEVED TOTAL FAR = 4.24
SCHEME C AREA CALCULATIONSLEVEL FLR-TO-FLR HEIGHT ABOVE
GRADE PLANE
CONST. TYPE PARKING PKG COUNT RES TOTAL AREA
ABOVE GRADE
UNIT COUNT
Roo 68.90 V-A
7 10.80 58.40 V-A 5,950 5,950 7
6 10.50 47.90 V-A 5,950 5,950 7 Lot area = 9,600 SF
5 10.50 37.40 V-A 5,950 5,950 7
4 10.50 26.90 V-A 5,950 5,950 7 Base Allowable FAR = 3.2 x lot area = 30,720 SF
3 10.50 16.40 V-A 5,950 5,950 7
2 10.50 5.90 I-A 3,310 3,310 2 Maximum FAR per 23.58A and 23.45.516 = 4.25 x lot area = 40,800 SF
1 12.00 -6.10 I-A 3,810 5 3,310 7,120 2
P1 9.00 -15.10 I-A 9,600 20 ACHIEVED Floor Area countable toward FAR = 40,180 SF
P2 9.00 -24.10 I-A 9,600 20
23,010 45 36,370 40,180 39 ACHIEVED TOTAL FAR = 4.19
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REF. REQUIREMENT COMPLIES? NOTES
23.45.526 Parking location, access and screening
Location o parking:
Parking in a structure. Parking may be locatedi d id d
yes Project seeking to locate some parking at al leyd i ll i hi h id d b k
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120 Harvard
Early Desig
Land Use Co
in a structure or under a structure, provided
that no portion o a garage that is higher than 4eet above existing or nished grade, which-
ever is lower, shall be closer to a street lot line
than any part o the rst foor o the structure inwhich it is located;
grade, partially within the sideyard setback, open
to the air and screened by a 6’ high ence.
Access to parking
Alley access required. yes
23.45.534 Light and glare standards
Exterior lighting shall be shielded and directed
away rom adjacent properties.
yes
23.53.030 Alley Improvements
Table C or Section 23.53.030 Required minimumright-o-way width or existing alleys in MR Zone
= 16’
23.53.0230.D.2: I an alley abuts lots in more
than one zone category, the minimum alley widthshall be determined based on the requirements
in Table C or Section 23.53.030 or the zonecategory with the most rontage excluding Zone
Category 1. I the zone categories have equalrontage, the one with the wider requirement
shall be used to determine the minimum alleywidth.
23.58A Incentive Provisions
All or a percentage o the extra residential foor
area on a lot shall be housing bonus residentialfoor area pursuant to Section 23.58A.014. Un-
less otherwise expressly provided in the provi-sions o the zone:
yes Project seeking extra residential foor area gained
by Housing Bonus.
I the maximum height limit or residential useis 85 eet or lower, all extra residential foor area
shall be housing bonus residential foor area.
yes
An applicant using the perormance option shallprovide low-income housing with a gross foor
area at least equal to the greatest o:
(a) 17.5 percent o the net bonus residential foorarea obtained through the perormance option,
except that an applicant may elect to providelow-income housing equal to 10 percent o
the net bonus residential foor area obtainedthrough the perormance option i the housing
is aordable to, and restricted to occupancyby, households with incomes no higher than
50% o median income as dened by Section23.84A.025; or
yes
(b) 300 net residential square eet; or
(c) any minimum foor area specied in the provi-sions o the zone.