Dr Proposal 3013471 Agenda Id 3696

7/31/2019 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





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





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 "



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.


Vehicle entrances to buildings shouldnot dominate streetscape.

Yes. Parking entrance will be romalley.


Orient townhouses structure toprovide pedestrian entrances to

sidewalk.

N.A N.A. N.A.

Pertinent Design Guidelines















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.


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.


Pertinent Design Guidelines



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


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





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



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



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





12

Adjacent

ON SITE LOOKING SOUTH

Apartment Building Apartment BuildingCommercial

Harva Alley

ON SITE LOOKING NORTH

The Heights on Capitol Hill East

AlleyHarvard Avenue



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





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 "



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

MAIL

16





16

Concept A – Typical Residential Level

0 4 8 16N

1

1

DG06

E ADJA ENT BUILDIN

(E) ADJACENT BUILDING



120 Harvard

Early Desig

Concept A – R

NN0 4 8 16

DG05

1

EDG06

THE HEIGHTS' (E) ROOFTOP

ROOFARDEN

18





Concept A – Level P1

0 4 8 16N

1

DG05

1

EDG06

DN 19.4%

DN 9.4%

10.3%



120 Harvard

Early Desig

Concept A –

NN0 4 8 16

1

EDG05

1

DN 9.4%

10.3%

20





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



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





Concept A – Aerial View



120 Harvard

Early Desig

Concept A – Perspective View from Harvard Ave

24





Concept A – Perspective View from Broadway East



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





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


• 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



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





---

-

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



120 Harvard

Early Desig

2

1

E ADJA ENT BUILDIN

(E) ADJACENT BUILDING

Concept B – Typical Residen

NN0 4 8 16

30





---

---

THE HEIGHTS' (E) ROOFTOP

RDENROOF G

2

1

Concept B – Roof Level

0 4 8 16N



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





Preferred Concept B – Level P2

1

EDG05

1

DN 9.4%

10.3%

0 4 8 16N



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





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



120 Harvard

Early Desig

Concept B – A

36





Concept B – Perspective View from Harvard Avenue East



120 Harvard

Early Desig

Concept B – Perspective View from Broad

38





March 9AM

Preferred Concept B – Shadow Studies

March 12PM

March 3PM

June 9AM

June 12PM

June 3PM

Dec 9AM

Dec 12PM

Dec 3PM



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


• 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





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"







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





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%



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





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



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





Preferred Concept C – Aerial View



120 Harvard

Early Desig

Preferred Concept C – Perspective View from Harvard Av

50





PERSPECTIVE VIEW FROM BROADWAY EAST

Preferred Concept C – Perspective View from Broadway East



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



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



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


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


3 10.50 16.40 V-A 6,010 6,010 7


1 12.00 -6.10 I-A 3,910 5 3,350 7,260 2


P2 9.00 -24.10 I-A 9,600 20


SCHEME C AREA CALCULATIONSLEVEL FLR-TO-FLR HEIGHT ABOVE

GRADE PLANE


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


3 10.50 16.40 V-A 5,950 5,950 7


1 12.00 -6.10 I-A 3,810 5 3,310 7,120 2


P2 9.00 -24.10 I-A 9,600 20




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



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.

Dr Proposal 3013471 Agenda Id 3696

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