600 E Howell

#3024635
600 E Howell St. EARLY DESIGN GUIDANCE

S+HWorks
LLC
ARCHITECTURE & DESIGN
EARLY DESIGN GUIDANCE MEETING| 01.04.2017
ADDRESS
600 E HOWELL ST
SDCI# 3024635
PROJECT TEAM
OWNER
ARCHITECT
SURVEYOR
PROJECT INFO
ZONING
OVERLAYS
LOT SIZE
FAR
ALLOWABLE FAR
PROPOSED FAR
PROPOSED UNITS
PARKING STALLS
BICYCLE PARKING
BLUEPRINT HOWELL, LLC

S+H Works, LLC
GeoDimensions, Inc.
MR
Capitol Hill Station Overlay District
7,676 sf Before Setback
7,636 sf After Setback
4.25
32,623 sf
32,602 sf
77
n/a
57
PROJECT DESCRIPTION
The proposed development is a 7 story mixed-use building with

73 Small Efficiency Dwelling Units, 4 Studios, and approximately
1,500 sf of commercial. The project seeks zoning incentives
based on Built Green Certification and inclusion of Affordable
Housing. All existing structures to be demolished.
INDEX
PROJECT INFO / PROPOSAL

SITE ANALYSIS
VICINITY ANALYSIS
ZONING MAP
ADJACENCIES / CIRCULATION
STREET ELEVATIONS
CONTEXT CHARACTER
EXISTING CONDITIONS / SURVEY
SITE CONDITIONS
II
1
2
3
4-6
7-9
10
11
ZONING STANDARDS
PRIORITY GUIDELINES
SCHEME A
SCHEME B
SCHEME C
SCHEME SUMMARY
DEPARTURE MATRIX
CONCEPT DEVELOPMENT
12
13
14-17
18-21
22-25
26
27
ADJACENCIES/SITE RESPONSE
MASSING
STREET LEVEL POTENTIAL
ARTICULATION
LANDSCAPE +AMENITY
FORM + EXPRESSION
RECENT WORKS
28
29
30
31
32
33
35
RUSSIAN ORTHODOX
CATHEDRAL
12 AVE ARTS
CAP. HILL LIGHTRAIL

STATION
DICK'S DRIVE IN
GOODWILL
SUMMIT SLOPE PARK
THE SAINT
THOMAS ST. MINI PARK
REI
CASCADE
PLAYGROUND
VICINITY ANALYSIS
Interstate - 5
Capitol Hill is one of the fastest growing neighborhoods of Seattle.

It offers its community an outstanding variety of restaurants,
shopping, living, and working hubs that make it an attractive
destination for residents of all demographics.
SOUTH
LAKE
UNION
The proposed project is located in the southwest portion of the

Capitol Hill Urban Center Village. The site is situated just north
of the Pike/Pine corridor, between the commercial areas along
Broadway and East Olive Way. Transit is readily available with
the Light Rail, Streetcar and buses, providing ready access to
downtown & beyond.
SITE
CAPITOL HILL
DENNY
REGRADE
N
1,000 ft
ELYSIAN BREWERY
UNICORN BAR
S+H WORKS OFFICE
CAL ANDERSON PARK
NEUMOS
ELLIOT BAY BOOKS
BROADWAY PERFORMANCE
HALL
SEATTLE CENTRAL
COLLEGE
NEIGHBORHOOD BOUNDARY
LINDA'S TAVERN
FOGON MEXICAN
PINE BOX
CONVENTION CENTER
STATION
PIKE/PINE
CAPITOL HILL URBAN CENTER VILLAGE (UCV)
S+HWorks
LLC
600 E Howell St EARLY DESIGN GUIDANCE SDCI# 3024635
E JOHN ST
Mid-Rise zones are defined as: an area that provides

concentrations of housing in desirable, pedestrian-oriented
urban neighborhoods having convenient access to regional
transit stations, where the mix of activity provides convenient
access to a full range of residential services and amenities,
and opportunities for people to live within walking distance of
employment.
NC3P-65
MR-RC
DMC
NC3-65
NC3-40
E OLIVE WAY
NC3P-40
MR
BELMONT AVE E
The project site is zoned Mid-Rise and is located within the

Capitol Hill Urban Center Village. The adjacent and surrounding
sites are also zoned Mid-Rise, eliminating any required zone
transitions. The Mid-Rise area is surrounded by significant
Neighborhood-Commercial zones with Pedestrian Overlays
(East Olive Way, Broadway and Pike/Pine), establishing a strong
mixed-use character.
SUMMIT AVE E
BELLEVUE AVE E
MELROSE AVE E
ZONING
NC3-40
E DENNY WAY
Per SMC 23.45.504, ground floor commercial uses (including

restaurants) are permitted in Mid-Rise zones.
OVERLAYS
CAPITOL
HILL
Capitol
HillURBAN
StationVILLAGE
Overlay
ADDITIONAL
25 25
HEIGHT
Additional
heightPERMITTED
permitted
SMC 23.47.012.A2
SMC 23.47.012.A2
E HOWELL ST
MIO-105-NC3P-65
NC3-40
NAGLE PL
BROADWAY
MIO-105NC3P-40
NC3-65
NC2P-40
MIO-105NC3P-65
HARVARD AVE
BOYLSTON AVE
DMC
NC3-65
BELMONT AVE
MR
LR3
SUMMIT AVE
LR3
MR
CRAWFORD PL
ZONING
BELLEVUE AVE
MELROSE AVE
TRANSIT STATION 85 HEIGHT LIMIT
NCP3-65
NC2-40
LR3
600
E OLIVE ST
NC3P-65
NC3P-85
NC3-65
NCRP-40
NC3P-65
NC3-40
MIO-105-NC2P-40
DMC
MIO-105-NC3P-40
MIO-105-NC3P-65
S+HWorks
MR
LLC
MR-RC
NC3P-85
MIO-105NC3P-65
NC3P-40
MIO-105-NC3P-40
NC3P-40
NC3P-65
ADJACENCIES / CIRCULATION
9,43,
49 &
60
Rite Aid
East Howell includes a variety of uses, including mixed-use,

commercial, multifamily and parking. The site is immediately
surrounded by mixed-use and multifamily structures, with easy
access to adjacent commercial areas. Transit, including Light
Rail, buses and Streetcar provide excellent connections to the
city. Other transportation options, including car & bike sharing
are also abundant.
9,43,49 & 60
E OLIVE WAY
U.S. bank
Artful Dodger
Tatoo & Comics
Summit
Slope Park
E JOHN ST
HARVARD AVE E
BOYLSTON AVE E
BELMONT AVE E
SUMMIT AVE E
MELROSE AVE E
BELLEVUE AVE E
47
Starbucks
I5
The site is unique in that Belmont Ave terminates at East

Howell, making the primary facade visible from multiple streets.
Additionally, alleys abut the site to the west and north, creating
a variety of viewpoints for the secondary facades.
Dicks drive in
Ghost
Gallery
Capitol Hill
Metro PCS
47
Goodwill
10
330
TYPOLOGY
30
20
5:12
40
50
COMMERCIAL
Twice
Sold
Tales
60
300
PERMITTING / PERMITTED /
UNDER CONSTRUCTION
E DENNY WAY
30
9:11
MIXED-USE
60
70
MULTI-FAMILY
80
600
Clever
Dunnes
Irish House
PUBLIC TRANSIT
summer solstice
E HOWELL ST
OFFICE
12:00
SINGLE FAMILY
120
240
150
PARKING
Seattle Central
ili
va
e
pr
ng
BELLEVUE AVE
MELROSE AVE
Pie Bar
MAJOR ARTERIAL
MINOR ARTERIAL
Cal
Anderson
Park
9,43,49 & 60
in
CIRCULATION
NAGLE PL
12:00
210
7:55
HARVARD AVE
winter solstice
BOYLSTON AVE
BELMONT AVE
SUMMIT AVE
4:21
CRAWFORD PL
INSTITUTIONAL
BROADWAY
E OLIVE ST
DEDICATED BIKE LANE

STREETCAR
TRANSIT ROUTE
DESIGNATED BUS STOP
ZIPCAR LOCATIONS
PRONTO CYCLE SHARE LOCATIONS
ELS
Language
Center
Rival
Fitness
Fogon
Harvard Parking
Garage
E PINE ST
Dick Blick
CITY OWNED BIKE RACKS

LIGHTRAIL STATION
STREETCAR STOP
S+HWorks
LLC
E HOWELL ST LOOKING NORTH
EL: 271.75
SUMMIT
AVE
2
EL: 276.43'
MULTIFAMILIY
MULTIFAMILIY
SINGLE FAMILIY
PARKING LOT
MULTI-FAMILY
MULTI-FAMILY
(UNDER
CONSTRUCTION)
BOYLSTON AVE
SIDE ALLEY
REAR ALLEY
MULTI-FAMILY
EAST HOWELL ST
E DENNY WAY
600 E HOWELL ST
(across from)
5 STORIES
MULTI-FAMILY
PARKING LOT WITH MULTIFAMILY BEYOND
BELMONT
AVE
The frontage along East Howell reflects how the neighborhood

has grown over time, and includes a variety of uses. The street
slopes down significantly to the west. Parking is allowed on
both sides of the street, and the intended R.O.W. includes a
planting strip and street trees. Belmont Ave terminates at East
Howell St, on axis with the proposed project.
E HOWELL ST
BOYLSTON
AVE
E HOWELL ST LOOKING SOUTH
BOYLSTON
AVE
SUMMIT AVE
SIDE
ALLEY
MIXED-USE
600
E HOWELL ST
S+HWorks
LLC
3
Site from Belmont Ave
SUMMIT
AVE
SIDE ALLEY LOOKING WEST
600 E HOWELL ST
E HOWELL ST
(across from)
MIXED-USE
SIDE ALLEY LOOKING EAST
E DENNY
WAY
REAR
ALLEY
MULTI-FAMILY
EL: 278.18
600 E HOWELL ST
EL: 271.75
E HOWELL ST
SIDE ALLEY
The alley to the west of the site acts as a continuation of Belmont
Ave, and is considered a side interior lot line for the project.
Cars and pedestrians frequently use the Side Alley to continue
towards East Denny Way. The alley is service oriented, including
trash pickup and parking for the parcels that abut it. Despite the
emphasis on service uses, the spatial character of the side alley is
clearly defined.
6
Side alley looking north
SUMMIT AVE
6
7
E DENNY WAY
BOYLSTON AVE
MIXED-USE
E DENNY
WAY
REAR ALLEY
SIDE ALLEY
E HOWELL ST
7
Side alley looking south
S+HWorks
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REAR ALLEY LOOKING NORTH
600 E HOWELL ST
SIDE
ALLEY
9
MULTI-FAMILY
BOYLSTON
AVE
MULTI-FAMILY
MULTI-FAMILY
REAR ALLEY LOOKING SOUTH
BOYLSTON
AVE
PARKING LOT
SINGLE FAMILY
MULTI-FAMILY
MULTI-FAMILY
EL: 287.66
REAR ALLEY
10 11
S+HWorks
BOYLSTON AVE
SIDE ALLEY
E HOWELL ST
600 E HOWELL ST
(rear)
EL: 278.18
REAR ALLEY
E DENNY WAY
MULTI-FAMILY
(across from)
The alley to the north of the site is considered the rear lot line
for the project. The adjacent parcels utilize the alley for trash
and parking, but it is less frequented by pedestrians. Due to the
variety of parcels and uses along the north alley, it lacks a cohesive
character.
LLC
10
11
Rear alley looking west
Rear alley looking east
SIDE
ALLEY
ARCHITECTURAL CONTEXT
The immediate vicinity includes a variety of building typologies built over an
extended period of time. The result is a neighborhood without a strong overall
character, but reflective of how the city has grown. The transformative nature
of the neighborhood is apparent in the following:
EARLY 20TH CENTURY HOUSES
90'S ERA APARTMENTS
Use: Single family, occasionally

with ground-level commercial
Use: Almost exclusively

residential, often with enclosed
ground-level parking
Character: Traditional bungalow

style with wood siding
Character: Larger scale with

prescriptive modulation including
vinyl siding or EIFS
Pedestrian Experience: Hard

edge at sidewalk, including dense
foliage and grassy planting strip
Pedestrian Experience: Little

transition to the sidewalk, often
abutting a blank wall with some
buffer landscaping
1625 Belmont Ave
516 E Denny Way
1617 Summit Ave
EARLY 20TH CENTURY APARTMENTS
CONTEMPORARY MIXED USE
Use: Almost exclusively

residential, with limited groundlevel commercial
Use: Both exclusive residential

or mixed use with ground-level
commercial. Parking entrances
(where provided) are more
discretely integrated into faade.
Character: Large scale, typically

flat brick facades with strong
expression of base/middle/top
1712 Boylston Ave
Character: Variety of scale and

materials to break down larger
sites.

transition to the sidewalk, with
formal hedges to buffer
Granada Apartments, 1736 Belmont Ave
Emerald Arm Apartments, 1741Belmont Ave.
Pedestrian Experience: Stronger

connection to the street through
ground-level uses and R.O.W.
planting.
Terravita Luxury Apartments, 1615 Belmont Ave
MID-CENTURY APARTMENTS
COMMERCIAL IN MID-RISE
Use: : Almost exclusively

residential, often with open
ground-level parking
A few locations include

commercial space within the
multifamily structure. These are
often small spaces that integrate
with the overall building character.
Character: Smaller scale

structures with large openings
and clear expression of floor levels
with contrasting materials
Cue Apartments, 1525 Harvard Ave

planting along the sidewalk, often
includes a continuous curb cut or
hardscape in the planting strip
Crest on Belmont, 1726 Belmont Ave
Olive Terrace, 1111 E Harrison St
Belroy Apartments
600 Summit Ave E
S+HWorks
LLC
VICINITY CONTEXT
AY
E OLIVE W
6
5
ED
EN
T
MI
NY
WA
AV
SU
1
2
EH
EL
LS
BO
YL
ST
AV
OW
AERIAL SITE CONTEXT
RECENT/PROPOSED DEVELOPMENT
S+HWorks
LLC
RECENT/ PROPOSED DEVELOPMENTS
1
# 3012671 - 611 E Howell St. (Integrus Architecture; under construction)
4
# 3018402 - 101 Broadway E. (Studio Meng Strazzara; under construction)
2
# 3013254 - 1728 Summit Ave. (Group Architect; under construction)
5
# 3013985 - 127 Broadway E
3
# 3020247 - 1820 Boylston Ave. (Nicholson Kovalchick Architect; permiting)
6
# 3002133 - 1650 E Olive Way
S+HWorks
LLC
EXISTING CONDITIONS
5
The site is approximately 80-0 x 95-4 (7,636sf) and is located at a

three way intersection with two alleys skirting the parcel. Two duplex
structures and two single level commercial buildings will be removed
from the site, along with any associated site features. The R.O.W.
frontage includes three street trees two of these are healthy and
will remain, the third will be replaced in kind. A planting strip will be
extended/provided, and a 6 sidewalk will be maintained. The Side
& Rear alleys are already improved and will remain; a 6 setback is
required along the Rear Alley. The site slopes up from the southwest
corner to the northeast corner, creating almost 16 of cross slope on
the site.
LOT DEPTH: 95'-4"
CONTROL MAP
SCALE: 1" = 50'
LEGAL DESCRIPTION

LOT 5 & 6, BLOCK 50, REPLAT OF BLOCKS 49, 50,

AND 51, IN SUPPLEMENTARY PLAT OF PONTIUS'
SECOND ADDITION TO SEATTLE, ACCORDING TO
THE PLAT THEREOF RECORDED IN VOLUME 9 OF
PLATS, PAGE 13, IN KING COUNTY WASHINGTON.
DESCRIPTION
16'-0"
TOPOGRAPHIC & BOUNDARY SURVEY
8'-6" 6'-0"
LEGEND
EL: 287.66
BLUEPRINT - HOWELL ST
15'-0"
EL: 278.18
TICAL DATUM
LOT WIDTH: 80'-0"
EL: 271.75
EL: 276.43'
ICINITY MAP
N.T.S.
10
CONTROL MAP
S+HWorks
SCALE: 1" = 50'
LLC
BLUEPRINT - HOWELL ST
STEEP SLOPE/BUFFER DISCLAIMER
CAL DATUM
R.O.W.
24'-7".
2
1
SITE CONDITIONS
5
S+HWorks
LLC
11
SMC Code
MID-RISE ZONE
CAPITOL HILL URBAN CENTER VILLAGE, FREQUENT TRANSIT
Definition
SMC 23.41.004
DESIGN REVIEW THRESHOLD

- MR zone, >20 dwelling units or 4,000sf of non-residential gfa.
SMC 23.45.504
PERMITTED USES
Uses permitted outright: residential, ground floor commercial.
SMC 23.45.510
FLOOR AREA RATIO

- Base 3.2 FAR
* 4.25 FAR allowed, with affordable housing and Built Green 4-Star certification
(7,676 lot area x 4.25 allowable FAR = 32,623)
- Area exempt from FAR: All underground stories and portions of a story that extend no more than 4' above existing
or finished grade, whichever is lower.
SMC 23.45.514
HEIGHT
- Base height limit of 60 above average grade.
* Additional 15 of height with affordable housing and Built Green 4-Star certification.
- Parapets, railings etc. may extend 4 above the allowed height limit.
- Elevator penthouses may extend 16 above the allowed height limit.
- Stair penthouse may extend 15 above the allowed height limit.
- Maximum of 20% rooftop coverage, maximum of 25% with screened mechanical equipment.
SMC 23.45.545
ROOF SOLAR COLLECTORS

- Allowed to be located up to 10' above maximum height limit. Height limit is at roof or elevator penthouse, whichever
is higher.
SMC 23.45.518
SETBACKS
- Front lot line: 7 average, 5 minimum.
- Rear: 15 from lot line that does not abut an alley and 10' minimum with an alley.
- Side Interior lot line: Below 42: 7 average, 5 minimum; Above 42: 10 average, 7 minimum.
SMC 23.45.522
MAXIMUM 25%
ROOFTOP COVERAGE
SIDE
SETBACK
ABOVE 42
Y
REAR ALLE
SID
AMENITY AREA
- 5% of total floor area in residential use shall be provided as amenity area.
- All units shall have access to a common or private amenity area.
- No more than 50% of the amenity area may be enclosed, enclosed area shall be provided as common amenity.
- Common Amenity: minimum 250 sf, 10 minimum dimension. At least 50% of common amenity at ground level shall
be landscaped.
- Private decks & balconies shall be 60 sf minimum, 6 minimum dimension.
SMC 23.45.524
LANDSCAPING
- 0.50 Green Factor required.
- Street trees required.
SMC 23.45.526
BUILT GREEN COMMITMENT

- Built green 4-star required for new development gaining extra residential floor area.
SMC 23.45.532
GROUND FLOOR COMMERCIAL

- Location limited to the ground floor. On sloping lots this may be located on multiple levels where total floor area
does not exceed the area of the structure's footprint.
- Maximum size of one business establishment < 4,000sf or < 10,000sf for multipurpose retail establishment.
- Vents shall be >10' above finished sidewalk grade and directed away from residential uses within 50' of venting.
SMC 23.45.534
LIGHTING AND GLARE

- Exterior lighting shall be shielded and directed away from adjacent properties.
SMC 23.54.015
REQUIRED PARKING
- No vehicular parking required (Urban Center Village + Frequent Transit)
- Bicycle Parking - Residential, Long Term: 1 space per 4 dwelling units (1); Small Efficiency Dwelling Unit: 0.75 per unit
(73 units x 0.75 = 55 bicycle spots); Commercial Eating/Drinking: 1 per 2,000sf (1 bicycle spot); Total required spots
= 57
SMC 23.54.040
EA
TER
IOR
LO
LLE
TL
INE
L
E. HOWEL
T LINE
FRONT LO
S+HWorks
LLC
SW CORNER
SIDE
SETBACK
ABOVE 42
SIDE
SETBACK
ABOVE 42
L ST
E HOWEL
SIDE
SID
EI
NT
ER
IOR
LO
TL
ALLE
NE CORNER
INE
REAR
12
ST
SOLID WASTE & RECYCLING

- 375sf + 4 sf per unit above 50: 375 + (27(4)) = 483 sf; Commercial (0-5,000sf): 82sf/2 = 41sf =524sf
- 12 minimum horizontal dimension.
* Required area may be reduced by 15% if 20 minimum horizontal dimension is met.
SID
E IN
ZONING:
OVERLAYS:
LO
T LINE
ZONING ENVELOPE
BUILDING MASS AT MAXIMUM ALLOWABLE
ZONING ENVELOPE
PRIORITY GUIDELINES: SEATTLE CITY-WIDE + CAPITOL HILL NEIGHBORHOOD DESIGN GUIDELINES

CS1: NATURAL SYSTEMS & SITE FEATURES
C.2: TOPOGRAPHY/ELEVATION CHANGES: THE SITE IS SLOPED ON ALL SIDES, MOST DRAMATICALLY FROM THE SW
CORNER (LOW) TO THE NE CORNER (HIGH). THE PROPOSED PROJECT ACCOMMODATES THE TOPOGRAPHY INTO
THE DESIGN FOR ENTRY POINTS, AND STEPS IN HEIGHT AT THE UPPER STORIES TO REFLECT THE CHANGE IN SLOPE.
CS2: URBAN PATTERN & FORM
A.2: ARCHITECTURAL PRESENCE: THE PROJECT WILL BE HIGHLY VISIBLE FROM MULTIPLE APPROACHES, INCLUDING
EAST HOWELL ST (EAST & WEST APPROACHES), BELMONT AVE (SOUTH APPROACH ENDING AT A 3 WAY INTERSECTION)
AND ABUTTING THE WEST ALLEY (SERVES AS SECONDARY NORTH/SOUTH CONNECTION).
C.1/2: CORNER SITE AND MID/BLOCK SITE: DUE TO THE UNIQUE STREET CONFIGURATION, THE SITE ACTS AS BOTH A
CORNER SITE AS WELL AS A MID-BLOCK SITE. AS A CORNER SITE, THE PROPOSAL CALLS FOR SPECIAL CONSIDERATION
AT THE SOUTH AND WEST LOWER LEVELS. AS A MID-BLOCK SITE, THE TREATMENT OF THE STREET FACING FACADE
MUST BE INTEGRATED INTO THE STREET EDGE.
D.5 RESPECT FOR ADJACENT SITES: LARGE MASSING SETBACKS ARE PROVIDED AT THE EAST AND WEST SIDES OF THE
SITE, WHERE ADJACENT RESIDENTIAL USES HAVE THE GREATEST PROXIMITY.
CAP. HILL CS2.I.I: STREETSCAPE COMPATIBILITY: THE RESIDENTIAL ENTRY IS RECESSED FROM THE STREET TO BUFFER
ITSELF FROM THE SIDEWALK; THE USE OF LANDSCAPING SCREENS YET MAINTAINS VIEWS INTO THE COURTYARD.
SMALL NEIGHBORHOOD GROCERY AND RESTAURANT SPACES AWAY FROM PRIMARY COMMERCIAL AREAS THRIVE
IN CAPITOL HILL. RE-ESTABLISHING THE COMMERCIAL FRONTAGE ON E. HOWELL ST. ACKNOWLEDGES THIS
CHARACTERISTIC OF THE NEIGHBORHOOD AND MAINTAINS A STRONG CONNECTION TO THE STREET SEEN FROM
BLOCKS AWAY.
CAP. HILL CS2.III: HEIGHT, BULK, SCALE COMPATIBILITY: THE OVERALL BUILDING MASSING IS ARTICULATED TO
REDUCE BULK. THE BUILDING MASS AT THE COMMERCIAL FRONTAGE IS PUSHED FORWARD TO RE-ESTABLISH THE
STREET EDGE AND BUILDING SCALE OF TYPICAL EXISTING COMMERCIAL SPACE IN THE NEIGHBORHOOD.
CS3: ARCHITECTURAL CONTEXT & CHARACTER
A.1: FITTING OLD AND NEW TOGETHER: SCALE AND PROPORTION, AS WELL AS DETAILING AND FENESTRATION
PATTERNS, WILL COMPLIMENT EXISTING ARCHITECTURAL CONTEXT AND ESTABLISH A NEW LANGUAGE FOR FUTURE
DEVELOPMENT ON THE BLOCK.
A.4: EVOLVING NEIGHBORHOODS: THE IMMEDIATE VICINITY ILLUSTRATES THE HISTORIC TIME-LINE OF GROWTH AND
ARCHITECTURAL STYLES OF THE NEIGHBORHOOD. THE PROJECT CAN SET A PRECEDENT FOR FUTURE DEVELOPMENT
AS A CONTEMPORARY ADDITION.
PL1: CONNECTIVITY
B.1: PEDESTRIAN INFRASTRUCTURE: SIDEWALK EXPERIENCE TO BE ENHANCED, INCLUDING EXTENSION OF THE
PLANTING STRIP AND HARDSCAPE FOR THE 3-WAY CONNECTION FROM BELMONT AVE.
C.1: SELECTING ACTIVITY AREAS: PRIMARY ENTRIES FOR RESIDENTIAL AND COMMERCIAL USE ARE PLACED IN DIRECT
LINE WITH PEDESTRIAN ROUTES, WITH A HIGH DEGREE OF VISUAL CONNECTION TO THE STREET. RESIDENTIAL
COMMON AMENITY SPACE IS PROVIDED AT THE LOWER LEVEL WITH A VISIBLE CONNECTION TO THE STREET.
PL2: WALKABILITY
B.3: STREET-LEVEL TRANSPARENCY: THE PRIMARY RESIDENTIAL ENTRY WILL BE TRANSPARENT AND READILY VISIBLE
FROM THE SIDEWALK. THE COMMERCIAL CORNER AT THE SIDE ALLEY WILL ALSO BE TRANSPARENT, FURTHER
ENHANCING VISIBILITY FOR PEDESTRIANS AND VEHICLES USING THE ALLEY.
CAP. HILL PL2.I: HUMAN SCALE: THE RESIDENTIAL ENTRY IS IDENTIFIED BY A LARGE BUILDING OVERHANG BALANCED
WITH HARDSCAPE AND LANDSCAPE ELEMENTS. THE COMMERCIAL ENTRY IS PROUD TO THE STREET WITH A
DISTINCT, RECESSED ENTRY. A CANOPY FOR OVERHEAD PROTECTION WILL BE PROVIDED TO FURTHER FRAME THE
COMMERCIAL ENTRY AND WELCOME PEDESTRIANS.
CAP. HILL PL2.II: PEDESTRIAN OPEN SPACE AND ENTRANCES: LANDSCAPING PATTERNS ESTABLISHED ON SITE WILL
BE BROUGHT INTO THE RIGHT OF WAY TO REINFORCE THE LINK BETWEEN BUILDING ENTRANCES AND THE STREET.
PL3: STREET LEVEL INTERACTION

A.1: ENTRIES TO RETAIL AND RESIDENTIAL SPACES: THE PRIMARY RESIDENTIAL ENTRY WILL INCLUDE LARGE WINDOWS
FOR VISIBILITY. A DEEP RECESS PROVIDES WEATHER PROTECTION, A LANDSCAPE BUFFER PROVIDES PRIVACY,
AND GATES PROVIDE SECURITY AT SECONDARY ACCESS POINTS. THE RECESSED COMMERCIAL ENTRY PROVIDES
OVERHEAD PROTECTION AND ADEQUATE ROOM FOR GROUPS OF PEOPLE TO ENTER OR EXIT DIRECTLY TO THE
STREET.
B.1: SECURITY & PRIVACY AT RESIDENTIAL EDGES: THE RESIDENTIAL ENTRY OFF E. HOWELL ST. IS SET BACK FROM
THE STREET AND THE EAST NEIGHBOR. THE WEST BUILDING EDGE PROVIDES ACCESS TO BUILDING SERVICES WITH
RESIDENTIAL USES SET BACK ABOVE, AWAY FROM THE ALLEY. THE NORTH RESIDENTIAL EDGE IS BUFFERED FROM
THE ALLEY WITH SCREENING AND LANDSCAPE ELEMENTS.
B.2: GROUND LEVEL RESIDENTIAL: RESIDENTIAL AT THE NORTHEAST CORNER WILL FEATURE SCREENING & SECURITY
ELEMENTS, INCLUDING LANDSCAPE BUFFERS AND FENCING.
C.1: RETAIL/POROUS EDGES: THE COMMERCIAL FRONTAGE IS TRANSPARENT ALONG THE SIDEWALK ALONG THE
WEST ALLEY TO ENGAGE PEDESTRIANS.
PL4: ACTIVE TRANSPORTATION
A.2: CONNECTION TO ALL MODES OF TRAVEL: RESIDENTIAL ENTRY IS DIRECTLY CONNECTED TO PRIMARY STREET
FRONTAGE, WITH EASY ACCESS TO TRANSIT FACILITIES & NEARBY COMMERCIAL AREAS.
B.2: BIKE FACILITIES: SECONDARY EXTERIOR ENTRY TO INTERIOR BIKE STORAGE (ADJACENT TO PRIMARY RESIDENTIAL
ENTRY) INCREASES CONVENIENCE FOR BICYCLISTS. A EXTERIOR GATE ENHANCES SECURITY.
DC1: PROJECT USES & ACTIVITIES
A.1: VISIBILITY / ARRANGEMENT OF INTERIOR USES: THE LEASING OFFICE, MAIL, AND BIKE STORAGE ARE LOCATED
DIRECTLY OFF THE RESIDENTIAL LOBBY, ALL OF WHICH ARE VISIBLE FROM THE ENTRY. COMMERCIAL USES LOCATED
DIRECTLY AT E. HOWELL STREET PROVIDE A STRONG VISIBLE CONNECTION TO THE STREET.
C.4: SERVICE USES: ACCESS TO SERVICE AND MECHANICAL ROOMS ARE LOCATED AT OR BELOW GRADE ALONG THE
SIDE ALLEY WHERE THE WEST NEIGHBOR'S BLANK WALLS AND PARKING GARAGE ENTRANCE ARE LOCATED.
DC2: ARCHITECTURAL CONCEPT
A.2: REDUCING PERCEIVED MASS: THE BUILDING MODULATION RESPONDS TO THE SITE CONSTRAINTS AND IS
ARTICULATED TO REDUCE OVERALL MASS FROM MULTIPLE VIEWPOINTS.
B.1: FACADE COMPOSITION: THE ARTICULATION CONCEPT ALLOWS EACH FACADE TO EXPRESS THE BUILDING'S
CIRCULATION CONFIGURATION. OVERALL MODULATION IS BALANCED & PROPORTIONAL.
D.1: HUMAN SCALE: SPECIAL CONSIDERATION IS GIVEN TO THE SCALE AND PROPORTION OF THE LOWER STORIES
FACING THE STREET BY BALANCING THE RECESSED RESIDENTIAL ENTRY AND PROMINENT COMMERCIAL MASS. THESE
ELEMENTS PROVIDE OPPORTUNITIES FOR SPECIAL MATERIALS, LANDSCAPING AND OTHER DETAILS TO ENHANCE
THE PEDESTRIAN EXPERIENCE.
DC3: OPEN SPACE CONCEPT
C.2: AMENITIES & FEATURES: ENTRY SEQUENCING AT GRADE WILL FEATURE SEATING, LANDSCAPE WALLS, LIGHTING
& PLANTING TO ESTABLISH YEAR ROUND INTEREST. A VARIETY OF ROOF DECK SPACES WILL ENHANCE RESIDENT
EXPERIENCE. LARGE GATHERING AREAS ARE PLACED AWAY FROM RESIDENTIAL NEIGHBORS FOR INCREASED PRIVACY.
CAP. HILL DC3.II: LANDSCAPE DESIGN: A ENHANCED PLANTING STRIP, COMPLIMENTED BY A COURTYARD-LIKE ENTRY
WILL ESTABLISH A NEW AND ROBUST LANDSCAPE PRECEDENT AT THE STREET.
DC4: EXTERIOR ELEMENTS AND FINISHES
B.2: SIGNAGE / COORDINATION WITH BUILDING: RESIDENTIAL AND COMMERCIAL SIGNAGE WILL BE BALANCED AND
APPROPRIATE FOR THE CONTEXT AND WILL INTEGRATE INTO THE DESIGN COMPOSITION.
C.2: LIGHTING / AVOIDING GLARE: LIGHTING WILL EMPHASIZE THE BUILDING ENTRIES AND ENHANCE THE LANDSCAPE
AND SIDEWALK EXPERIENCE. MEASURES WILL BE TAKEN TO AVOID GLARE ON NEIGHBORING BUILDINGS.
CAP. HILL DC4.II: EXTERIOR MATERIALS: THE PROPOSED MASSING SCHEMES PROVIDE AN OPPORTUNITY TO DEVELOP
A MATERIAL PALETTE WITH A VARIETY OF SIMPLE MATERIALS TO PROVIDE TEXTURE AND INTEREST.
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SCHEME A: CENTERED (COMPLIANT)

33,704 GSF
72 UNITS
1,047 SF COMMERCIAL SPACE
3,004 SF- TOTAL AMENITY

2,166 SF - ROOF DECK

441 SF - LOBBY

397 SF - LANDSCAPED REAR YARD
4.0 FAR - 30,468 SF GFA
REAR ALLEY
EL: 278.18
EL: 287.66
POSITIVE
SIDE ALLEY
No departures required
Landscape wraps around entire building
NEGATIVE
Front setback not in character with context
Setback at side and rear alley not desirable as amenity
At grade units are hard to buffer
Less opportunities for modulation of massing
Commercial located closer to adjacent residential uses
Trash area located closer to adjacent residential uses
and does not activate corner
RESIDENTIAL
INTERIOR CIRCULATION
COMMERCIAL
COMMON
BUILDING SERVICE
EL: 276.43'
EL: 271.75
PRIMARY BUILDING ENTRANCE
SITE / STREET LEVEL PLAN

SCALE: 1/16 = 1-0
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E HOWELL ST
SCHEME A
REAR ALLEY
SCALE: 1/32 = 1-0
SIDE ALLEY
SIDE ALLEY
REAR ALLEY
REAR ALLEY
E HOWELL ST
LEVEL 3 (4-7 SIM.)
E HOWELL ST
SECTION A
REAR ALLEY
SIDE ALLEY
SIDE ALLEY
REAR ALLEY
ROOF
E HOWELL ST
E HOWELL ST
LEVEL 1
E HOWELL ST
LEVEL 2
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PERSPECTIVES: SCHEME A: CENTERED (COMPLIANT)
EA
SID
Y
LLE
E HOWE
LL ST
PERSPECTIVE LOOKING AT SOUTHEAST CORNER
ELL
HOW
ST
PERSPECTIVE LOOKING AT SOUTHWEST CORNER
3
PERSPECTIVE LOOKING FROM BELMONT AVE
5
AR
RE
EY
L
AL
1
L
EL
ST
HO
DE
SI
LLEY
ALLE
REAR
SIDE A
SCHEME A BIRDSEYE
LLC
AV
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PERSPECTIVE LOOKING AT NORTHEAST CORNER
16
ON
PERSPECTIVE LOOKING AT NORTHWEST CORNER
LM
BE
EY
LE
AL
REAR ALL
DEPARTURES: SCHEME A
SUN PATH / SHADOW STUDY: SCHEME A
10:00 A.M.
BOYLSTON AVE
BOYLSTON AVE
BOYLSTON AVE
E HOWELL ST
E HOWELL ST
BOYLSTON AVE
E HOWELL ST
12:00 P.M.
BOYLSTON AVE
E HOWELL ST
E HOWELL ST
BOYLSTON AVE
WINTER SOLSTICE
E HOWELL ST
BOYLSTON AVE
BOYLSTON AVE
BOYLSTON AVE
E HOWELL ST
E HOWELL ST
SUMMER SOLSTICE
SPRING / FALL EQUINOX
NO DEPARTURES REQUESTED
E HOWELL ST
2:00 P.M.
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SCHEME B: COMPACT & OFFSET

35,784 GSF
78 UNITS


305 SF - LOBBY

196 SF - PRIVATE DECKS

838 SF - ENTRY COURT
4.25 FAR - 32,619 SF GFA
REAR ALLEY
POSITIVE
Building footprint open provides relief from the street
Highest number of units facing street
Variety of amenity spaces
Building mass located near front and west property lines
is more consistent with precedent, provides buffer to east
neighbor
Commercial at southwest corner is balanced buffer to
residential neighbors
Units at northeast corner activate the alley
EL: 287.66
SIDE ALLEY
EL: 278.18
NEGATIVE
Departures requested
Open space @ grade could present a security issue
Massing has more bulk at upper levels, less opportunity for
modulation
Commercial setback does not engage the sidewalk
RESIDENTIAL
COMMERCIAL
COMMON
EL: 271.75
EL: 276.43'
BUILDING SERVICE

SCALE: 1/16 = 1-0
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E HOWELL ST
SCHEME B
REAR ALLEY
SIDE ALLEY
SCALE: 1/32 = 1-0
REAR ALLEY
E HOWELL ST
E HOWELL ST
ROOF
SECTION A
REAR ALLEY
SIDE ALLEY
SIDE ALLEY
REAR ALLEY
E HOWELL ST
LEVEL 1
E HOWELL ST
LEVEL 2 (3-7 SIM)
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PERSPECTIVES: SCHEME B: COMPACT & OFFSET
EA
SID
Y
LLE
E HOWE
LL ST
ELL
HOW
ST
3
5
AR
RE
LE
AL
1
L
EL
ST
HO
DE
SI
ALLE
LLEY
REAR
SIDE A
LLC
SCHEME B BIRDSEYE
AV
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ON
L
BE
EY
LE
AL
REAR ALL
DEPARTURES: SCHEME B
SUN PATH / SHADOW STUDY: SCHEME B
PROPOSED: 2.95' average, 1' minimum < 42' above grade

1.44' average, 1' minimum > 42' above grade
E HOWELL ST
E HOWELL ST
E HOWELL ST
BOYLSTON AVE
SMC 23.45.518.B - SIDE SETBACK FROM INTERIOR LOT LINE

REQUIRED: 7' average, 5' minimum < 42' above grade

10' average, 7' minimum > 42' above grade
BOYLSTON AVE
DEPARTURE: SIDE SETBACK (WEST ALLEY)
BOYLSTON AVE
*SEE GUIDELINES AND JUSTIFICATION, PAGE 27
2 DEPARTURE: FRONT SETBACK (E HOWELL ST)
E HOWELL ST
EL
BOYLSTON AVE
ST
AL
Y
LE
AL
DE
AR
OW
ST
AL
E HOWELL ST
E HOWELL ST
E HOWELL ST
LE
SI
DE
SI
RE
BOYLSTON AVE
EL
E HOWELL ST
BOYLSTON AVE
HO
BOYLSTON AVE
LE
Y
RE
E HOWELL ST
LE
AL
WINTER SOLSTICE
AR
BOYLSTON AVE
BOYLSTON AVE
SUMMER SOLSTICE
SMC 23.45.518.B - FRONT SETBACK FROM STREET LOT LINE

REQUIRED: 7' average, 5' minimum
PROPOSED: 5.72' average, 5' minimum
10:00 A.M.
12:00 P.M.
2:00 P.M.
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SCHEME C: NARROW & ARTICULATED (PREFERRED)

35,079 GSF
77 UNITS

397 SF - REAR YARD


395 SF - PRIVATE DECKS

719 SF - ENTRY COURT

259 SF - COMMON AMENITY ROOM

4.24 FAR - 32,602 GFA
REAR ALLEY
EL: 278.18
POSITIVE
Variety of amenity spaces
Opportunity for clear architectural concept
Building mass located near front and west property lines is
more consistent with precedent, provides buffer to neighbors
Most articulated massing, follows topography
Commercial at southwest corner is balanced buffer to
residential neighbors
Units at grade along rear activate the alley
SIDE ALLEY
EL: 287.66
NEGATIVE
Departures requested
Blank wall at northwest corner to be buffered
RESIDENTIAL
COMMERCIAL
EL: 276.43'
COMMON
EL: 271.75
BUILDING SERVICE

SCALE: 1/16 = 1-0
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E HOWELL ST
E HOWELL ST
E HOWELL ST
LEVEL 3 (4-6 SIM.)
LEVEL 7
SCHEME C
SCALE: 1/32 = 1-0
ROOF
E HOWELL ST
REAR ALLEY
SIDE ALLEY
REAR ALLEY
SIDE ALLEY
REAR ALLEY
SIDE ALLEY
REAR ALLEY
SIDE ALLEY
SIDE ALLEY
REAR ALLEY
REAR ALLEY
E HOWELL ST
LEVEL 1
E HOWELL ST
LEVEL 2
E HOWELL ST
SECTION A
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PERSPECTIVES: SCHEME C: NARROW & ARTICULATED (PREFERRED)
EA
SID
Y
LLE
E HOWE
LL ST
ELL
HOW
ST
3
5
AR
RE
EY
L
AL
1
L
EL
ST
HO
SI
DE
LLEY
ALLE
SIDE A
REAR
SCHEME C BIRDSEYE
AV
LLC
PERSPECTIVE LOOKING AT NORTHEAST CORNER
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LM
BE
24
EY
LE
AL
REAR ALL
SUN PATH / SHADOW STUDY: SCHEME C


PROPOSED: 10.83' average, 2.5' minimum < 42' above grade

12.78' average, 8.67' minimum > 42' above grade

(departure not required above 42')
2 DEPARTURE: FRONT SETBACK (E HOWELL ST)
E HOWELL ST
BOYLSTON AVE
BOYLSTON AVE
*SEE GUIDELINES AND JUSTIFICATION, PAGE 27
BOYLSTON AVE
DEPARTURES: SCHEME C
E HOWELL ST
E HOWELL ST

EL
LE
AR
OW
ST
AL
E HOWELL ST
BOYLSTON AVE
BOYLSTON AVE
E HOWELL ST
E HOWELL
ST
E. HOWELL
ST.
LE
EL
DE
AL
RE
SI
DE
SI
AL
LE
Y
ST
BOYLSTON
BOYLSTONAVE.
AVE
HO
E HOWELL ST
BOYLSTON AVE
E HOWELL ST
BOYLSTON AVE
LE
AL
E HOWELL ST
WINTER SOLSTICE
R
EA
SUMMER SOLSTICE
SMC 23.45.518.B - REAR SETBACK W/ ALLEY

REQUIRED: 10' minimum
PROPOSED: 4.25' minimum
BOYLSTON AVE
3 DEPARTURE: REAR SETBACK (NORTH ALLEY)
10:00 A.M.
12:00 P.M.
2:00 P.M.
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SCHEME SUMMARY
LE
AL
R
EA
LE
AL
R
EA
EL
OW
LE
AL
ST
EL
OW
ST
EL
OW
ST
Y
LE
Y
LE
Y
LE
AL
AL
AL
DE
SI
DE
SI
LM
BE
LM
BE
LM
BE
ON
ON
ON
E
AV
E
AV
E
AV
R
EA
DE
SI
BIRDS EYE PERSPECTIVE
REAR ALLEY
REAR ALLEY
SIDE ALLEY
SIDE ALLEY
SIDE ALLEY
SITE PLAN
REAR ALLEY
E HOWELL ST
E HOWELL ST
SECTION
E HOWELL ST
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*ALL DRAWINGS NOT TO SCALE
DEPARTURE MATRIX
1




PROPOSED: 10.83' average, 2.5' minimum < 42' above grade

12.78' average, 8.67' minimum > 42' above grade

(departure not required above 42')
PROPOSED: 2.95' average, 1' minimum < 42' above grade

1.44' average, 1' minimum > 42' above grade
GUIDELINES: CS2.C.2: Mid-block Sites; CS3.A.1: Fitting Old and New Together;
CS2.D.5: Respect for Adjacent Sites
GUIDELINES: DC1.B.1: Facade Composition; CS2.D.5: Respect for Adjacent Sites;

CS2.C.1: Corner Site; DC2.D.1: Human Scale
JUSTIFICATION: Proposed side setback re-establishes commercial corner at
sidewalk edge, responds to pedestrian scale, and provides separation from adjacent
residential uses.
JUSTIFICATION: Proposed side setback provides additional buffer to the east

neighbor, which balances the building placement with the perceived buffer at
the side alley. The result is a more consistent street front rhythm.
DEPARTURE: FRONT SETBACK (E. HOWELL ST.)

REQUIRED: 7' average, 5' minimum / PROPOSED: 5.30' average, 1' minimum
DEPARTURE: FRONT SETBACK (E. HOWELL ST.)

GUIDELINES: CS2.I.I: Streetscape Compatibility; DC1.B.1: Facade Composition;

PL1.C.1: Selecting Activity Areas; CS3.A.4 Evolving Neighborhoods;
CS2.A.2: Architectural Presence
JUSTIFICATION: Reduced front setback is consistent with other 7-story buildings in
immediate vicinity. Proposed setback re-establishes pedestrian scaled commercial
corner, and creates a balanced composition visible from multiple viewpoints
including Belmont Ave.
GUIDELINES: CS2.A.2: Architectural Presence; CS3.A.1: Fitting Old and New

Together
JUSTIFICATION: Reduced front setback is consistent with other 7-story
buildings in immediate vicinity. Strong street front massing responds to project
visibility, especially from Belmont Ave.
DEPARTURE: REAR SETBACK (NORTH ALLEY)

SMC 23.45.518.B - REAR SETBACK W/ ALLEY
REQUIRED: 10' minimum / PROPOSED: 4.25' minimum
GUIDELINES: CS1.C.2: Elevation Change; CS2.D.5: Respect for Adjacent Sites;
DC2.A.2: Reduced Perceived Mass
JUSTIFICATION: Proposed rear setback provides the opportunity for greater
articulation along east & west facades, and a more narrow footprint towards the rear
of the site. The resulting massing responds to the rising topography, and provides
additional separation to east & west neighbors.
AR
RE
LE
AL
HO
AR
EL
RE
LS
LE
AL
HO
EL
LS
AL
Y
LE
LE
Y
E
LS
EL
W
HO
AL
LE
AL
AL
LE
AR
RE
DE
SI
LE
Y
LE
AL
ST
AL
DE
H
AR
RE
SI
E
EL
OW
SI
D
SI
D
NO DEPARTURES REQUESTED
SCHEME SUMMARY
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CONCEPT DEVELOPMENT: ADJACENCIES/SITE RESPONSE

SITE RESPONSE
Heavy cluster of surface

parking and back of
building services
Rear Alley
Rear Alley
V
Vi ehi
sib cle
ilit
y
High end of site
Rear Lot Line

Belmont
termination at E.
Howell St. creates
foot traffic at side
alley
Services
Exit
Existing established
commercial edge at
sidewalk
7-story mixeduse bldg. with

established edge at
sidewalk
Front Lot Line
Low end of site
Side Alley
Adjacent House
Side Lot Line
Side Alley
Unit windows
facing alley. Window
overlap at upper
stories
Side Lot Line
Mixed gravel
and pavement
surface parking
Garage Entry
Bldg.
Services
Exit
Bike
Entry
Secondary
Entry
Neighborhood
house closest
to property line.
Window overlap
at lower levels
Primary
Entry
Primary
Entry
Commercial
Frontage
Residential
Frontage
E. Howell St.
E. Howell St.
DIAGRAM LEGEND
Street Parking
Locations
Grade Change/Intensity
Setback Pressure/Intensity
Service Area Access
Framed View
6-story apartment
bldg. with
established edge at
sidewalk
28
7-story apartment
bldg. with established
edge at sidewalk
Connection to busy Pike/
Pine commercial corridor
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Property Line Screening

Feature Landscaping Opportunities
Pedestrian Circulation/Intensity
Vehicle Circulation/Intensity
Adjacent
House
SITE CONSTRAINTS
MASSING: PLAN
CONCEPT DEVELOPMENT: MASSING
DEVELOPMENT POTENTIAL
RESPONSE TO ADJACENCIES
The residential footprint is compressed to provide

additional side yard buffer, and reduce the impact on
adjacent neighbors. The result is a long and narrow
footprint, pushed to the rear of the alley.
EXPRESSION OF STREET LEVEL USES
The street level uses are adjusted to better relate to

the street. The commercial space is pulled forward
to make a stronger corner, and to better engage the
street. The residential lobby is pushed back to provide
a buffer from the sidewalk and enhance the entry
experience.
CIRCULATION + CORE ARTICULATION
The overall massing is articulated by expressing the

circulation, establishing a clear architectural concept.
The resulting modulation breaks down the perceived
mass of the building, and provides the opportunity for
a clear fenestration and material palette.
MASSING: AXON
Basic program elements for the project include

residential units, residential lobby and commercial
space. The first evolution reflects the starting point
for setback compliance and relationship to the street
& alleys.
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CONCEPT DEVELOPMENT: STREET-LEVEL POTENTIAL
STRONG RECESSED ENTRY IS

BUFFERED FROM THE SIDEWALK
(CAP. HILL CS2.I.I)
FEATURE LANDSCAPING THAT
FRAMES RESIDENTIAL ENTRY
(PL3.B.1)
1 SOUTHEAST VIEW AT STREET-LEVEL

APPROPRIATE
PROPORTION AND
SCALE AT STREET
LEVEL MASSING
(CAP. HILL CS2.III /
DC2.D.1)
ENHANCED PLANTING AT R.O.W.

& COURTYARD ESTABLISH NEW
PRECEDENT AT STREET
(CAP. HILL DC3.II)
VIEW LOOKING NORTH FROM BELMONT

TRANSPARENT
FRONTAGE
(PL2.B.3)
SIGNAGE INTEGRATED INTO

DESIGN COMPOSITION (DC4.B.2)
RECESSED
COMMERCIAL ENTRY
W/ ACCENT PAVING
(CAP. HILL CS2.III)
RECESSED RESIDENTIAL
ENTRY W/ ACCENT PAVING
(CAP. HILL CS2.III)
RESIDENTIAL
LOBBY
COMMERCIAL
SEMI-OPAQUE PLANTING
TO BUFFER COMMERCIAL
ALONG ALLEY (PL3.C.1)
DEEP RECESS AND CANOPY MARK

COMMERCIAL ENTRY (PL3.A.1)
2 SOUTHWEST VIEW AT STREET-LEVEL
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TRANSPARENCY AT STREET-LEVEL
RETAIL (PL2.B.3)
E HOWELL ST
1
N
PARTIAL PLAN AT STREET EDGE
CONCEPT DEVELOPMENT: ARTICULATION

ELEVATION AND EXPRESSION STUDIES
The secondary articulation of the project provides several unique

opportunities for architectural concept and allows the project to fit
in with surrounding adjacencies.
Expression:
-Modulation allows for a consistent material palette, logically applied
to the massing.
-The interior circulation can be expressed on the building exterior.
-The scale of the modulation establishes a balanced faade
composition, that unifies the entire building.
WEST
SOUTH
EAST
Adjacencies:
-The rear massing steps up with the rising topography, making a
stronger relationship to the north.
-The primary south massing fits well into the potential street edge.
-The southwest corner massing maintains the pedestrian scale
along the street.
NORTH
ARTICULATION AND ADJACENCIES

CS1.C.2: TOPOGRAPHY/ELEVATION CHANGES
-Rear massing relates to adjacent zoning
potential
PL
CS2.C.2: MID-BLOCK SITE

CS3.A.4: EVOLVING NEIGHBORHOODS
-Upper Massing responds to future midblock infill potential
CS3.A.1: FITTING OLD + NEW TOGETHER

-Front massing relates to adjacent massing
PL
PL
PL
PL
PL
12.5'
10'
16'
4'-9"
16'
16'
14.5'
12.5'
20'
10'
7'
6'
5.5'
REAR ALLEY
CS1.C.2: TOPOGRAPHY/ELEVATION CHANGES
Rear massing steps up with higher topography
WEST
DC2.D.1:HUMAN SCALE
-Pedestrian scale at corner
E. HOWELL ST
SIDE ALLEY
CS2.C.1: CORNER SITES

-SW massing responds to corner site visibility
SOUTH
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CONCEPT DEVELOPMENT: LANDSCAPE + AMENITY

N
COMPOSITE PLAN: SITE
REAR ALLEY
BUFFER PLANTING AT
GRADE TO PROVIDE
INTEREST AT ALLEY
(CAP. HILL DC3.II)
MECHANICAL
BUFFER PLANTING
FOR INTEREST
ALONG ALLEY
UNIT AT L2
UNIT AT L2
TRASH
LARGE GATHERING AREA OR

PET AREA AT ROOF
PRIVATE UNIT AMENITY AT
L3 W/ SCREENING
LOFT AT L7
LOFT AT L7
LOFT AT L7
LOFT AT L7
LOFT AT L7
LOFT AT L7
SCREENED
MECHANICAL
SECURED EXTERIOR BIKE

ACCESS (PL4.B.2)
BIKES
SIDE ALLEY
SECURITY GATE
FOR SERVICE AREAS
(DC1.C.4)
UNIT AT L2
GROUND-LEVEL RESIDENTIAL
BUFFERED WITH PLANTING
TO SECURE EDGE (PL3.B.2)
COMPOSITE PLAN: ROOF DECK
COMMON DECK AT L3 FACING STREET (DC3.C.2)
LOBBY
COMMERCIAL
BUFFER PLANTING
SCREENING PLANTING
TEXTURED PLANTING
DURABLE PLANTING
SEMI-OPAQUE
PLANTING TO BUFFER
COMMERCIAL ALONG
ALLEY (PL3.C.1)
FEATURE LANDSCAPING
FRAMES ENTRY SEQUENCE,
BUFFERS LOBBY (PL3.B.1)
LOBBY
COMMERCIAL
PLANTING INTEGRATED TO
MARK ENTRY AND ENHANCE
PEDESTRIAN EXPERIENCE
(CAP. HILL PL2.II)
NO PLANTING
AT COMMERCIAL
FRONTAGE TO
MAXIMIZE VISIBILITY
(PL3.C.1)
DURABLE PLANTING AT
COMMERCIAL FRONTAGE.
RESPONDS TO USE AND
3-WAY INTERSECTION
CIRCULATION (PL1.B.1)
TREE
AMENITY CONCEPTS
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PERIMETER PLANTING
E HOWELL ST
OUTDOOR AMENITY
LARGE GATHERING AREA AWAY FROM RESIDENTIAL

NEIGHBOR, DOWNTOWN
VIEWS (CS2.D.5)
SMALL GATHERING
AREA - LESS NOISE &
TERRITORIAL VIEWS
(DC3.C.2)
RIGHT OF WAY FRONTAGE
LANDSCAPE LEGEND
CONCEPT DEVELOPMENT: FORM + EXPRESSION
RECESSED RESIDENTIAL ENTRY
COMMERCIAL FRONTAGE
STREET-LEVEL PERSPECTIVE LOOKING NORTHEAST
EXPRESSION OF CIRCULATION
MATERIALS AND ARTICULATION
TEXTURED MATERIALS
RIGOROUS FENESTRATION PATTERN

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INTENTIONALLY BLANK
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RECENT WORK
5902 22ND AVE NW
1806 23RD AVE
2418 NW 58TH ST
1010 E REPUBLICAN ST (UNDER CONSTRUCTION)
1404 BOYLSTON AVE (UNDER CONSTRUCTION)
116 13TH AVE E
120 10TH AVE E (UNDER CONSTRUCTION)

600 E Howell

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600 E Howell St. EARLY DESIGN GUIDANCE

ARCHITECTURE & DESIGN

EARLY DESIGN GUIDANCE MEETING| 01.04.2017

BLUEPRINT HOWELL, LLC

The proposed development is a 7 story mixed-use building with

PROJECT INFO / PROPOSAL

CAP. HILL LIGHTRAIL

SUMMIT SLOPE PARK

Capitol Hill is one of the fastest growing neighborhoods of Seattle.

The proposed project is located in the southwest portion of the

S+H WORKS OFFICE

CAL ANDERSON PARK

ELLIOT BAY BOOKS

CAPITOL HILL URBAN CENTER VILLAGE (UCV)

ARCHITECTURE & DESIGN

600 E Howell St EARLY DESIGN GUIDANCE SDCI# 3024635

Mid-Rise zones are defined as: an area that provides

The project site is zoned Mid-Rise and is located within the

Per SMC 23.45.504, ground floor commercial uses (including

TRANSIT STATION 85 HEIGHT LIMIT

ARCHITECTURE & DESIGN

East Howell includes a variety of uses, including mixed-use,

The site is unique in that Belmont Ave terminates at East

DEDICATED BIKE LANE

CITY OWNED BIKE RACKS

ARCHITECTURE & DESIGN

600 E Howell St EARLY DESIGN GUIDANCE SDCI# 3024635

E HOWELL ST LOOKING NORTH

PARKING LOT WITH MULTIFAMILY BEYOND

The frontage along East Howell reflects how the neighborhood

E HOWELL ST LOOKING SOUTH

ARCHITECTURE & DESIGN

600 E Howell St EARLY DESIGN GUIDANCE SDCI# 3024635

SIDE ALLEY LOOKING WEST

SIDE ALLEY LOOKING EAST

ARCHITECTURE & DESIGN

600 E Howell St EARLY DESIGN GUIDANCE SDCI# 3024635

REAR ALLEY LOOKING NORTH

REAR ALLEY LOOKING SOUTH

ARCHITECTURE & DESIGN

600 E Howell St EARLY DESIGN GUIDANCE SDCI# 3024635

Rear alley looking west

Rear alley looking east

EARLY 20TH CENTURY HOUSES

90'S ERA APARTMENTS

Use: Single family, occasionally

Use: Almost exclusively

Character: Traditional bungalow

Character: Larger scale with

Pedestrian Experience: Hard

Pedestrian Experience: Little

516 E Denny Way

1617 Summit Ave

EARLY 20TH CENTURY APARTMENTS

CONTEMPORARY MIXED USE

Use: Almost exclusively

Use: Both exclusive residential

Character: Large scale, typically

1712 Boylston Ave

Character: Variety of scale and

Pedestrian Experience: Little

Granada Apartments, 1736 Belmont Ave

Emerald Arm Apartments, 1741Belmont Ave.