Queen Anne Safeway EDG Packet

2100 Queen Anne Avenue N
EARLY DESIGN GUIDANCE #3033807-EG

OCTOBER 2, 2019
DRAFT
EDG MEETING 3033807-EG | 2100 QUEEN ANNE AVE N, SEATTLE, WA 98109 | AUGUST 2019 BARRIENTOS RYAN | CAHILL
1
N
TABLE OF CONTENTS
01 PROJECT DATA +
NEIGHBORHOOD HISTORY 4-15
02 NEIGHBORHOOD ANALYSIS
+SITE CONTEXT 16-49
03 MASSING
EVOLUTION 50-61
04 MASSING
OPTIONS 62-89
05 LANDSCAPE PLAN
90-95
06 DESIGN
DEPARTURES 96-101
07 APPENDIX
102-119
BARRIENTOS RYAN | CAHILL EDG MEETING 3033807-EG | 2100 QUEEN ANNE AVE N, SEATTLE, WA 98109 | OCTOBER 2, 2019
4
01 PROJECT DATA +
NEIGHBORHOOD HISTORY
EDG MEETING 3033807-EG | 2100 QUEEN ANNE AVE N, SEATTLE, WA 98109 | OCTOBER 2, 2019 BARRIENTOS RYAN | CAHILL
5
PROJECT DATA & OBJECTIVES
OWNER: QASW, LLC PROJECT INFO:
DEVELOPER: BARRIENTOS RYAN + CAHILL EQUITIES

The project is located in Seattle's Queen Anne neighborhood and encompasses the majority of the block bounded by
BUILD TO SUIT STORE: SAFEWAY Queen Anne Avenue North, Boston Street, 1st Avenue North, and Crockett Street. The project proposes a high-quality,
mixed-use project with approximately 322 apartments and a 50,000 SF Albertsons/Safeway store at ground level.
ARCHITECT: RUNBERG ARCHITECTURE GROUP At least 20 percent of the residential units will be affordable residences. A wide array of unit types will be included,
1 YESLER WAY, SEATTLE, WA 98104
including a significant number of residences programmed as two-bedroom homes suited for roommates, couples,
LANDSCAPE ARCHITECT: HEWITT and small families.
101 STEWART ST. SUITE 200, SEATTLE, WA 98101
With an ideal location in Seattle's thriving Queen Anne neighborhood, the vision is to create a project that is built to
CONTRACTOR: EXXEL PACIFIC CONTRACTORS
last, which creates ample public gathering spaces, and offers a high-quality, thoughtful design for the neighborhood,
PROPOSED USE: MIXED-USE RESIDENTIAL and incorporates warm, tactile materials that will tie into Safeway's new urban grocery store concept. Although the
existing store has served the community for many years, the small footprint limits Safeway. The new urban store
PROJECT ADDRESS: 2100 QUEEN ANNE AVE. N concept will provide expanded offerings to their customers while incorporating a design and experience that is more
SEATTLE, WA 98109
distinct to this neighborhood.

ZONING: ZONING TYPE: NC2P-75(M1) / NC2-75(M1)
With an intentional design focus on connectivity and walkability, the project will feature increased pedestrian and
ZONING OVERLAY: UPPER QUEEN ANNE RESIDENTIAL URBAN VILLAGE landscaping investments along all four streets. The project will also include a public plaza at the corner of Queen Anne
STREET CLASSIFICATIONS: QUEEN ANNE AVE. N AND BOSTON STREET = MINOR ARTERIALS
Ave. N and Crockett. The plaza will feature opportunities for outdoor seating, public art, and various landscaping and
OTHER CONSIDERATIONS: PEDESTRIAN OVERLAY ON THE WEST HALF OF SITE
hardscape improvements. The plaza will create a dynamic, outdoor space for the public to congregate, relax, and
BUILDING CODE: 2015 SEATTLE BUILDING CODE interact. The store is setback 5' from the property line to provide additional outdoor seating for the general public.
TAX ACCOUNT NUMBERS: 1794500895,1794500880
SDCI PROJECT #: 3033807-EG

N
MMU ITY
SITE AREA: 79,836 SF (1.83 ACRES) CO
FAR BASE: 5.5
MAXIMUM: 5.5 (439,115 SF)
PROPOSED: 3.94 - 5.35
GROSS SF: 468,000 SF

RESIDENTIAL: 204,000 SF
COMMERCIAL: 50,000 SF
PARKING: 145,000 SF
SUPPORT: 69,000 SF
EC
MENT
ONOMIC
VEHICLE PARKING:
P1 COMMERCIAL: 160 STALLS
RON
P2 RESIDENTIAL: 194 STALLS
S
I
UNITS: 322 TOTAL
NV
STUDIOS: 67
E
1-BED: 113
2-BED: 54
OPEN 1: 88
6
SITE LOCATION
SITE LOCATION
7
COMMUNITY OUTREACH
The applicant team met conducted community outreach from December 2018 through September 2019 (update).
The following is a list of meetings held to date and the design feedback received:
12/17/2018 - Presented to the Queen Anne Land Use Review Committee (LURC) 3/26/2019 - Public Community meeting (Continued)
Feedback:
Height, Bulk, and Scale:
Context: Attendees almost unanimously agreed with the following items:
- Project needs to reflect character and culture of Queen Anne. Don't want sense of community to be lost. -Keep height of building lower along Crockett St.
- Appreciates design team's emphasis on community. -Concentrate taller parts of residential building on the NE side of the site.
- Recommends each side of the block have a different voice. Design doesn't need to be homogeneous. -Step building at grade back 3-5 feet from the property line to allow for public seating along Queen Anne Ave
-Include more landscaping along Queen Anne Ave N.
Massing: -Include townhome-like facade along 1st Ave N.
- Interested in seeing setbacks along Crockett St. -Other comments: appreciated breaking down the upper level massing into 3 buildings, consider step the
building as it goes up, concern about height.
Pedestrian Safety:
- Consider pedestrian & traffic safety on 1st Ave. N. 9/5/2019 - Presented to Queen Anne Land Use Review Committee (LURC)
Feedback:
Store:
- Community wants exceptional design and interaction with the sidewalk. Context:
- Place making and street character should be different and as diverse as each street abutting the site.
2/14/2019 - Met with members of the Picture Perfect Queen Anne neighborhood group. - Appreciates design team’s emphasis on community and desire to have the project reflect the community.
Feedback:
Massing:
PPQA is especially interested in 4 aspects of this pivotal Queen Anne Project: - Enthusiastic about massing, setbacks along the ground level, and step backs at the upper levels.
- Significant greenery on Queen Anne Avenue. Refer to Queen Anne Streetscape Master Plan. - Community requested additional drawings showing how the proposed massing fits into the adjacent context.
- Activate the pedestrian experience. Provide a strong and pedestrian friendly connection between the Concern about height.
interior and exterior of the store. - Height and setbacks along Queen Anne Ave allows or provides the opportunity to create something special or
- Pedestrian open space and the inclusion of usable open space for meeting and greeting neighbors. iconic.
- The use of classic brick material on the exterior and other high-quality cladding.
Pedestrian Safety:
3/26/2019 - Public Community meeting, solicited feedback with an open house format where attendees could place - Consider pedestrian & traffic safety on 1st Ave. N. and Crockett St.
stickers next to priorities and leave comments on Post-It notes.
Feedback: Parking:
- Community wants adequate parking for the new development.
Residential Streetscape:
- Prioritize a more residential feel, not urban/ hardscape 9/10/2019 - Presented to the general public in a community meeting
feel, more plantings and landscaping, pedestrian oriented green street Feedback:

Plaza: Context:
- Prioritize flexible evening gathering space, open edge of plaza, indoor-outdoor flow - Place making and street character should be different and as diverse as each street abutting the site.
to casual gathering, small urban plaza with art, consider safety and lighting, orient plaza to - Community desires to have high quality and well maintained landscaping around the site.
Queen Anne Ave, consider trees and furniture in the plaza, consider art in the plaza
Pedestrian Safety:
Commercial Streetscape: - Provide ample sightlines for the parking garage entries and exits.
- Consider the existing Queen Anne character, insert retail with a - Pleased to see crosswalks at Boston St. and 1st Ave. N will be updated and provide safer pedestrian crossings.
flow to sidewalk, small group seating, consider tree species and furniture selection, high
visibility and transparency of openings along Queen Anne Ave Parking:
- Community wants adequate residential parking for the new development.
- Consider electrical charging areas for both electrical cars and bikes.
Massing:
- Community would like to see shadow studies of the proposed massing at a future meeting.
8
COMMUNITY OUTREACH
Photographs from the 3/26/19 public meeting with an open house format.
Photographs from the 9/5/19 LURC meeting Photograph from the 9/10/19 public community meeting Photograph from the 9/10/19 public community meeting
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ZONING SUMMARY
23.47A.004 - Permitted and prohibited uses
Table A for 23.47A.004 Uses in Commercial Zones 23.47A.024 – Residential Amenity Areas
Retail Sales, multipurpose: Permitted, limited to 50,000 sf Required in an amount equal to 5 % of the total gsf in residential
Residential Uses: Permitted use, can exclude areas used for mechanical equipment and
accessory parking. Bioretention facilities qualify as amenity areas.
23.47A.010 - Maximum size of nonresidential use.
Max size for Retail Sales, multipurpose: 50,000sf 23.47A.016 - Green Factor of 0.3 is required
23.47A.005 - Street-level uses 23.47A.030 & 23.54.015 – Required Parking

C.1 Residential uses at street level - Residential uses may occupy Site is in a Frequent Transit Service area, no minimum parking
no more than 20 % of the street-level street-facing facade in a required for nonresidential and residential uses.
pedestrian-designated zone, facing a designated principal
pedestrian street Table C for 23.54.030 - Number of curb cuts allowed: 4 max for site
23.47A.008.A.2 - Blank Facades 23.54.030.F.2.b - Curb Cut widths

Blank segments of the street-facing facade between 2’ and 8’ 1) For one-way traffic, the minimum width of curb cuts is 12 feet,
above the sidewalk may not exceed 20’ width. and the maximum width is 15 feet.
Total blank facade segments max 40 percent of the width of the 2) For two-way traffic, the minimum width of curb cuts is 22 feet,
facade of the structure along the street. and the maximum width is 25 feet, except that the maximum width
may be increased to 30 feet if truck and auto access are combined.
23.47A.008.B.2 - Transparency Max 15% driveway slope
60% of the street facade between 2’ and 8’ above the sidewalk shall
be transparent. 23.54.030.G Sight Triangle – required on side of driveway used as an exit.
23.47A.008.B.3 & 4 - Non-residential depth and height 23.54.35 Loading Berth Requirements – Low demand requires 1 loading
Average depth of 30’ and minimum depth of 15’ berth.
Non-residential uses at street level shall have a floor-to-floor
height of at least 13 feet. 23.54.015.K – Bike Parking required
Sales & service: 1/4,000 SF long term and 1/2,000 sf short term
23.47A.008.C - Pedestrian Designated Zone Multi-family structures: 1 per dwelling unit long term, 1 per 20
Limits 20% of façade to residential uses. dwelling units short term
Provide overhead weather protection.
Table A 23.54.040 – Solid Waste Storage requirements
C.5 - Maximum Width and Depth Limits: 250’ Residential >100 units: 575 sf plus 4sf per additional unit above
100.
C.6 6. - Space for small commercial uses at street level Nonresidential 50,000 sf: 175 sf
Provide small commercial space when commercial space is greater
than 5,000 sf.
D1 &2 - Residential uses at grade visually prominent entry, dwelling

unit max 4’ above or below grade.
23.47A.012 – Structure height: 75’
23.47A.013 – Floor Area Ratio: 5.5 max
23.47A.014.C - Upper-level setbacks for street-facing facades:

75’ height limit, portions of structures above 65 feet must be set
back from the front lot line by an average depth of 8 feet.
23.47A.014.D. - Facade modulation

For structures with a width of more than 250 feet, at least one
portion of the structure 30 feet or greater in width must be set
back a minimum of 15 feet from the front property line.
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ZONING MAP
SF 5000
75’
max
BOSTON ST. 8’
(PER LUC 23.47A.014.C.1)
NC2P-75(M1) NC2-75(M1)
SF 5000
NC2P-55(M) LR2(M)
Bo
sto N
n
St nue
re ve
et
neA
An
een
Qu
QUEEN ANNE AVENUE N.
1ST AVENUE N.
SF 5000
N
ZONING MAXIMUM ZONING ENVELOPE
SF 5000 SITE ZONING
Zone: NC2P - 75 (M1) , NC2-75 (M1)
NC2P-55 (M) Overlay: Upper Queen Anne Residential Urban Village
Pedestrian Overlay on West Half of Site
NC2P-75 (M1) & NC2-75(M1) Street Classifications: Queen Anne Avenue N and Boston Street = Minor Arterials
Lot Area: 79,839 SF (1.83 Acres)
LR2 (M) Allowable FAR: 5.5
Allowable Area: 439,115 SF

11
NEIGHBORHOOD AND SITE HISTORY
QUEEN ANNE GEOLOGICAL PROFILE MILITARY ROAD (DEXTER AVE.) CA. 1855 WILCOX HOUSE -CA. 1871
The Queen Anne hill is one of the original “7 hills” of Seattle. The flat top portion of Queen Anne hill stands The Queen Anne hill was originally called 'Eden Hill' as it had dense The homesteaders began to clear out the forest to plant crops and create
456' above Elliott Bay and was formed by deposits of the Vashon glacier and other non glacial sediments. vegetation and an incredible view of the surroundings. It was described to pastures for their livestocks. This was called "stump farming."
The area has been modified by rising sea levels, erosions and landslides. be the promise land by its first settler, Thomas Mercer. The 1870s, mark
Seattle's transition from wilderness to urban development.
13,500 YEARS AGO 1860s
FORMATION OF QUEEN ANNE HILL LOST WILDERNESS
12
QUEEN ANNE HILL - CA. 1883 QUEEN ANNE TOWN - CA. 1894 FIRST AVE. N & GARFIELD ST. - CA. 1891
Queen Anne Hill seen from downtown Seattle, circa 1883. The southern slope of the hill was The area was called Queen Anne Town as part of a real estate promotion to
subdivided in the 1880s, while the northern sides of the hill remained wooded into the 1920s. encourage development. As the population in Seattle boomed in the 1880s
and 1890s, the development of Queen Anne town was limited due to the
challenging topography.
1890s
“QUEEN ANNE TOWN”
13
COUNTERBALANCE
QUEEN ANNE AVENUE -CA. 1902 QUEEN ANNE NEIGHBORHOOD -CA. 1909
In 1902, a streetcar was constructed to connect the top of Queen Anne Hill with the Less than a decade later, the counterbalance allowed for the development of the Queen
remainder of Seattle. A counterbalance system was used to make this possible. A 16- Anne As well as the implementation of the street grid.
ton underground weight counterbalanced the trolley. The trolley and counterbalance
remained on opposite ends of the track. When the trolley is at the bottom moving up, the
counterbalance is released from the top of the hill and descends down as the trolley moves
up and vice versa.
1902 1909
THE COUNTERBALANCE FURTHER DEVELOPMENT
14
QUEEN ANNE AVENUE & BOSTON STREET - 1927 CURRENT SITE CONDITION - 2019
Queen Anne Avenue and Boston Street looking east. The project site is to the right of the photo. This intersection has been one of the The current structure was built in 1962 and has remained a Safeway store with a parking lot since.
centers of the top of the hill since the 1920's. Throughout the years, the intersection has been home to prominent community grocery
stores, drugstores, doctor's offices, and a movie theater.
1927 1962 - 2019
QUEEN ANNE AVE & BOSTON ST PRESENT CONDITION
15
16
02 NEIGHBORHOOD ANALYSIS
+ SITE CONTEXT
17
NEIGHBORHOOD ANALYSIS
18
NEIGHBORHOOD EXTENT NEIGHBORHOOD TOPOGRAPHY N
Site is located centrally in the Queen Anne neighborhood. Site sits on top of Queen Anne Hill, in a relatively flat part of the hill's topography.
19
NEIGHBORHOOD GRID “CROWN OF QUEEN ANNE” (OLMSTED PLAN)

The site is bordered to the west by Queen Anne Avenue (highlighted with dashed line). This street is the major north/south arterial Green outline shows Queen Anne Boulevard, a scenic route proposed by the community in 1907. It closely follows the outline of the
road that runs through the Queen Anne neighborhood. top of Queen Anne Hill. It highlights the interaction between the topography of the hill and the more regular street grid systems.
To the east, the site is bordered by 1st Avenue North. This street is the edge between two different street grid systems in Queen
Anne.
20
1 2
QUEEN ANNE HILL RESIDENTIAL URBAN VILLAGE SMALL COMMERCIAL NODES “NEIGHBORHOOD HAMLETS” N
Red shows Queen Anne Residential Urban Village, the commercial district of the neighborhood. The project site is located within 1.McGraw St. & 6th Ave. Highlighted in blue are smaller sections of the neighborhood that contain commercial
this area. 2.McGraw St. & 3rd Ave. activity away from the main road of Queen Anne Avenue.
3.Howe St. & 10th Ave.

4. Galer St. & 3rd Ave.
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NEIGHBORHOOD DEVELOPMENT & USES
COMMERCIAL / RETAIL / OFFICE
SMITH ST
WOLF MULTIFAMILY / MIXED-USE RESIDENTIAL

CREEK
RAVINE
NATURAL RECREATION / OPEN SPACE
AREA
CIVIC / RELIGIOUS
MCGRAW ST
INSTITUTION / EDUCATION
MCGRAW ST
INDUSTRIAL / UTILITIES
2ND AVE W
1ST AVE W
QUEEN ANNE AVE N
1ST AVE N
WARREN AVE N
2ND AVE N
LYNN ST
QUEEN FARMER’S MARKET
ANNE
P-PATCH
VACANT / SURFACE PARKING

BOSTON ST
BOSTON ST
1 QUEEN ANNE RESIDENTIAL URBAN VILLAGE
2
4
5
SITE 3
6 CROCKETT ST
CROCKETT ST 7
8 9 10
11
NEWTON ST
EAST
13 QUEEN
12 ANNE
1/4
PLAY-
MIL
HOWE ST
GROUND
E-
HOWE ST
5M
WEST 14
IN.
QUEEN ANNE
WA
PLAYFIELD 15
L KIN
GR
BLAINE ST
AD
BLAINE ST
IUS
N
HAYES ST
22
CRO NT
CKE EME
TT S EAS
T
LOOKING NW LOOKING SW NEIGHBORHOOD DEVELOPMENT & USES
EAS
EM
ENT T
MEN
EASE
N
VE 1S
TA ST
TA VE TT
BO 1S N KE
ST OC
ST ON CR
1. STORYVILLE
LOOKING SE COFFEE 2. AMERICAN CANCER SOCIETY
LOOKING NE 3. ARBOR PLACE APTS. 4. SEATTLE LEARNING CENTER 5. QUEEN ANNE MANOR SENIOR LIVING
(GRANTED SEATTLE LANDMARK STATUS) (FUTURE DEVELOPMENT)
ARBOR SPACE LLC. 2120 1ST AVE N EARLY DESIGN GUIDANCE OPTION C
09/28/2018 #3032830-EG MASSING 43
6. SWEETBRIER APTS. 7. FARMER'S MARKET 8. 7 HILLS APTS. / BARTELL DRUGS 9. TOWNE APTS. / TRADER JOES 10. QUEEN ANNE BAPTIST CHURCH
(EVERY THURS. JUNE - OCTOBER) (SWEET PEA COTTAGE PRESCHOOL OF THE ARTS)
11. MCCLURE MIDDLE SCHOOL 12. QUEEN ANNE COMMUNITY CENTER 13. QUEEN ANNE POOL 14. BETHANY PRESBYTERIAN CHURCH 15. QUEEN ANNE BOOK COMPANY
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URBAN NODES DIAGRAM
1 HOW TO COOK A WOLF
11 W Galer St. 2 GRAPPA / ORRAPIN THAI CUISINE / IKIIKI SUSHI BAR
10 J 12 3 BOUNTY KITCHEN / STORYVILLE
4 HILLTOP ALE HOUSE
5 PARAGON
H 9
G 6 MEZCATERIA OAXACA (EL MEZCALITO)
8 7 TRADER JOES
F E 8 ZEEKS PIZZA
7 D 9 QUEEN ANNE BOOK COMPANY

W Crockett St.
10 5 SPOT
Crockett St. C
6 11 OLYMPIA PIZZA
3 5 12 CAFFE FIORE
4 A GARDEN AT MCGRAW & QUEEN ANNE

2
B GARDEN AT BOSTON & QUEEN ANNE
B
1 C FARMER’S MARKET (Thursdays 3-7pm, May-October)
D MCCLURE MIDDLE SCHOOL
E QUEEN ANNE COMMUNITY CENTER
F QUEEN ANNE POOL

McGraw St. W McGraw St.
G WEST QUEEN ANNE PLAYFIELD
A
H BETHANY PRESBYTERIAN CHURCH
N
J GARDEN AT THE BOTTOM OF THE GALER STEPS
24
SITE SURVEY
+/- 388.13' +/- 392.68'
+/- 120.10'
+/- 110.63'
LEGAL DESCRIPTION
PARCEL A: LOTS 3 THROUGH 8, INCLUSIVE, AND

LOTS 11 TO 16, INCLUSIVE, BLOCK 8, COVE ADDITION
+/- 383.68' +/- 388.76' TO SEATTLE, ACCORDING TO THE PLAN THEREOF,
RECORDED IN VOLUME 1 OF PLATS, PAGE 73, IN
+/- 100.11' KING COUNTY, WASHINGTON. TOGETHER WITH THE
+/- 20' VACATED ALLEY IN SAID BLOCK LYING NORTH OF
THE NORTH LINE OF CROCKETT STREET AND SOUTH
+/- 388.68' +/- 36' +/- 389.76' OF THE PRODUCTION WEST OF THE SOUTH LINE OF
LOT 2 IN SAID BLOCK 8, VACATED BY ORDINANCE
NUMBER 90931 IN THE CITY OF SEATTLE; EXCEPT
THE EAST 20 FEET OF THE NORTH 20 FEET OF
SAID LOT 11; ALSO EXCEPT THAT PORTION OF SAID
VACATED ALLEY LYING BETWEEN THE PRODUCTION
EAST OF NORTH LINE OF SAID LOT 11 AND A LINE 20
FEET SOUTH OF AND PARALLEL WITH SAID NORTH
LINE AS CONVEYED TO THE CITY OF SEATTLE FOR
ALLEY PURPOSES BY DEED RECORDED UNDER
+/- 362.47'
+/- 271.90'
RECORDING NUMBER 5395735,
PARCEL B: LOTS 1 AND 2, BLOCK 8, COVE ADDITION

TO SEATTLE, ACCORDING TO THE PLAT THEREOF
RECORDED IN VOLUME 1 OF PLATS, PAGE 73, IN KING
COUNTY, WASHINGTON.
+/- 256.32'
+/- 386.29' +/- 401.64'

N
25
URBAN ANALYSIS
OPPORTUNITIES McGRAW ST.
1 CORNER LOT WITH HIGH VISIBILITY
WARREN AVE. N
LOCATED WITHIN QUEEN ANNE HILL RESIDENTIAL URBAN
2 VILLAGE & 1/2 OF SITE WITHIN THE PEDESTRIAN ZONE. W. McGRAW ST. McGRAW ST. P-PATCH WITHIN
4 5 MIN. WALKING
1ST AVE. N
EASY ACCESS TO PUBLIC TRANSIT - TWO BUS STOPS ADJACENT RADIUS
3 TO SITE ALONG QUEEN ANNE AVE. N & BOSTON ST.
2ND AVE. W
1ST AVE. W
4
CLOSE PROXIMITY TO FARMER'S MARKET, PUBLIC PARKS, 2 LYNN ST.
QUEEN ANNE P - PATCH, QUEEN ANNE POOL, QUEEN ANNE
COMMUNITY CENTER.
5 SOLAR ACCESS
HIGHLY WALKABLE / VERY BIKEABLE SITE (WALKSCORE = 94,

6
BIKESCORE = 70)
8
OPPORTUNITY TO CREATE VIBRANT PEDESTRIAN ACTIVITY AT W BOSTON ST.
7 INTERSECTION OF QUEEN ANNE AVE. N & CROCKETT ST. BOSTON ST.
1
10
CONSTRAINTS
VEHICLE TRAFFIC & NOISE ALONG QUEEN ANNE AVE. N & 8 2
8 BOSTON ST. 9
+/- 15 FEET OF GRADE CHANGE ALONG CROCKETT ST.
SITE
9
+/- 9 FEET OF GRADE CHANGE ALONG 1ST AVE. N
CROCKETT ST.
10 FOR NEW DEVELOPMENTS, VEHICULAR TRAFFIC TO ENTER AND 1 9
EXIT FROM THE ALLEY. 4 7
CROCKETT ST.
FARMERS
MARKET
QUEEN ANNE RESIDENTIAL URBAN VILLAGE
QUEEN ANNE AVE.

NEWTON ST.
FARMER'S MARKET
4
ENVIRONMENTAL / TRAFFIC NOISE 4
4
HOWE ST. EAST QUEEN ANNE
PLAY-FIELD
N 5
WEST QUEEN ANNE 4 HOWE ST.
PLAY-FIELD
26
URBAN ANALYSIS
TRANSIT PATTERNS
McGRAW ST.
MINOR ARTERIAL / MAJOR TRANSIT ROUTE
SF 5000
W. McGRAW ST. McGRAW ST. MINOR ARTERIAL / MINOR TRANSIT ROUTE
WARREN AVE. N
2ND AVE. W
1ST AVE. W
1ST AVE. N
BIKE TRAFFIC - SHARROW / MINOR SEPARATION
LYNN ST.
QUEEN ANNE RESIDENTIAL URBAN VILLAGE
PEDESTRIAN ZONE
BUS STOP
W BOSTON ST.
BOSTON ST.
GATEWAY
SITE
CROCKETT ST.
W CROCKETT ST. CROCKETT ST.

QUEEN ANNE AVE.
NEWTON ST.
EAST QUEEN ANNE

PLAYFIELD
HOWE ST.
N
WEST QUEEN ANNE
PLAYFIELD HOWE ST.
27
EXISTING SITE PLAN
EXISTING SITE PLAN
I
PROPERTY LINE
CURRENT VEHICULAR ENTRY

BOSTON ST.
6 5 TRUCK LOADING
A CURRENT VEHICULAR CIRCULATION
DESIGNATED PEDESTRIAN
PATH/ACCESS
4
B
1
1ST AVE. N
QUEEN ANNE AVE. N
EXISTING
D SAFEWAY
STORE
3 F
CROCKETT ST.
G
N
C
28
EXISTING SITE CONDITIONS
A. BOSTON ST. LOOKING EAST B. ALLEY LOOKING NORTH D. QUEEN ANNE AVE. LOOKING NORTH E. 1ST AVE. N LOOKING SOUTH
F. CROCKETT ST. LOOKING WEST G. SOUTHEAST AERIAL VIEW OF SITE
C. SOUTHWEST AERIAL VIEW OF SITE I. NORTHEAST AERIAL VIEW OF SITE
29
STREET CHARACTER STUDIES - BOSTON STREET
Homegrown + Picture Perfect Queen Anne Plantings Storyville Coffee Multi Family Housing at Boston St. and 1st Ave. N
BOSTON ST.
N
Grappa / Orrapin Thai Cuisine / Ikiiki Sushi Queen Anne Manor - Assisted Living
30
STREET CHARACTER STUDIES - BOSTON STREET
Boston Street is one of the major east/west

arterial streets in Queen Anne, featuring bus
stops and bike lanes. It has both commercial
and residential building uses.
This section illustrates Boston Street between
Bounty Kitchen (next to the project site), and
Grappa across the street. Both spaces feature
outdoor seating and create an activated
pedestrian zone.
QUEEN ANNE AVE N
1ST AVE N
LYNN ST
BOSTON ST
BOSTON ST BOUNTY 6’ 6’ 6’ PARKING + BIKE DRIVE DRIVE + BIKE PARKING 4’ 6’ 6’ GRAPPA
KITCHEN
40’
SITE STREETSCAPE SECTION: BOUNTY KITCHEN + GRAPPA RESTAURANT

CROCKETT ST
CROCKETT ST
Boston - Bounty kitchen + Grappa

NEWTON ST
HOWE ST
HOWE ST
STREET SECTION KEY PLAN
31
STREET CHARACTER STUDIES - 1ST AVENUE N
American Cancer Society Single Family Residential Stoops Along 1st Ave. N Proposed Massing for adjacent Arbor Place Apartments
1ST AVE N
N
R.O.W. Planting Intersection at 1st Ave. N & Crockett St.
32
STREET CHARACTER STUDIES - 1ST AVENUE
1st Ave. N. is classified as a neighborhood yield

street. The street is lined trees, single family
homes built on stoops, the street width is
narrower, and the sidewalks are quieter.
Directly opposite of the project site is the
American Cancer Society Building as well as a
future multi-family residential development.
QUEEN ANNE AVE N
1ST AVE N
LYNN ST
BOSTON ST
SAFEWAY 6’ 6’ 6’ PARKING TWO-WAY DRIVE PARKING 6’ 6’ 6’ AMERICAN
BOSTON ST
CANCER SOCIETY
25’
SITE STREETSCAPE SECTION: SAFEWAY + AMERICAN CANCER SOCIETY BUILDING

CROCKETT ST
CROCKETT ST
1st Ave - Safeway + American Cancer Society
NEWTON ST
HOWE ST
HOWE ST
33
STREET CHARACTER STUDIES - CROCKETT STREET
Trader Joe’s Garage Entrance Queen Anne Baptist Church Union Bank Queen Anne Farmer’s Market
CROCKETT ST.
Menchies - Corner of W. Crockett St. & Queen Anne Ave. N.
N
34
STREET CHARACTER STUDIES - CROCKETT STREET
Crockett Street is not a major arterial roadway

but it is a prominent pedestrian street. The
sidewalks along Crockett Street are wider and
lead to a variety of building uses. A portion of
Crockett Street just west of the project site
becomes the Queen Anne Farmer's Market every
Thursday during the summer.
QUEEN ANNE AVE N
1ST AVE N
LYNN ST
BOSTON ST
BOSTON ST MENCHIE’S 9’ 4’ PARKING + BIKE DRIVE DRIVE BIKE+PARKING 4’ 8’ SAFEWAY PARKING LOT
46’
SITE
STREETSCAPE SECTION: UNION+ Safeway
Menchies BANK + SAFEWAY PARKING LOT
CROCKETT ST
CROCKETT ST
NEWTON ST
HOWE ST
HOWE ST
35
STREET CHARACTER STUDIES - QUEEN ANNE AVENUE N
Simple & Just Mezcaleria Oaxaca Queen Anne Book Company Queen Anne Cafe
QUEEN ANNE AVE N
Zeeks Pizza Cafe Ladro Hilltop Ale House Mezcateria Oaxaca (El Mezcalito)
36
STREET CHARACTER STUDIES - QUEEN ANNE AVENUE N.
Queen Anne Avenue features a strong,

neighborhood-scale commercial character.
Select locations along Queen Anne Ave were
studied to understand the types of spaces that
create this character.
QUEEN ANNE AVE N
1ST AVE N
LYNN ST
BOSTON ST
BOSTON ST CAFE 8’ 4’ PARKING + BIKE DRIVE DRIVE BIKE+PARKING 6’ 7’ HOW TO COOK
LADRO A WOLF
46’
SITE STREETSCAPE SECTION: CAFE LADRO + HOW TO COOK A WOLF

CROCKETT ST cafe ladro + how to cook a wolf
CROCKETT ST
NEWTON ST
HOWE ST
HOWE ST
37
QUEEN ANNE AVE N
1ST AVE N
LYNN ST
BOSTON ST
BOSTON ST STARBUCKS 8’ 4’ PARKING + BIKE DRIVE DRIVE BIKE+PARKING 6’ 7’ STORYVILLE
46’
SITE STREETSCAPE SECTION: STARBUCKS + STORYVILLE COFFEE

CROCKETT ST storyville + starbucks
CROCKETT ST
NEWTON ST
HOWE ST
HOWE ST
38
QUEEN ANNE AVE N
1ST AVE N
LYNN ST
BOSTON ST
BOSTON ST MENCHIE’S 9’ 4’ PARKING + BIKE DRIVE DRIVE BIKE+PARKING 4’ 8’ SAFEWAY PARKING LOT
46’
SITE STREETSCAPE SECTION: MENCHIE'S + SAFEWAY PARKING LOT

CROCKETT ST
Menchies + Safeway
CROCKETT ST
NEWTON ST
HOWE ST
HOWE ST
39
QUEEN ANNE AVE N
1ST AVE N
LYNN ST
BOSTON ST
BOSTON ST ZEEKS OUTDOOR DINING 10’ 8’ 4’ PARKING + BIKE DRIVE DRIVE BIKE+PARKING 4’ 6’ 40’ PLAZA TOWNE
PIZZA APARTMENTS
46’
SITE STREETSCAPE SECTION: ZEEK'S PIZZA + TOWNE APARTMENTS PLAZA

CROCKETT ST
CROCKETT ST
Trader Joes Plaza + Zeeks Pizza

NEWTON ST
HOWE ST
HOWE ST
40
QUEEN ANNE AVE N
1ST AVE N
LYNN ST
BOSTON ST
BOSTON ST QUEEN ANNE 30’ OUTDOOR SEATING 8’ 4’ PARKING + BIKE DRIVE DRIVE BIKE+PARKING 4’ 6’ CHURCH
BOOK STORE
46’
SITE STREETSCAPE SECTION: QUEEN ANNE BOOKSTORE + BETHANY PRESBYTERIAN CHURCH

CROCKETT ST
CROCKETT ST
Queen Anne Cafe + Church

NEWTON ST
HOWE ST
HOWE ST
41
STREET ELEVATIONS - QUEEN ANNE AVENUE N
PROJECT SITE
CROCKETT ST.
BOSTON ST.
4-STORY (+/- 46FT)
4-STORY (+/- 48FT)
2-STORY (+/- 30FT) 1-STORY (+/- 14FT) 2-STORY (+/- 29FT)

1-STORY (+/- 20FT)
GRAPPA STORYVILLE COFFEE

SAFEWAY GROCERY
QUEEN ANNE AVENUE - EAST ELEVATION
CROCKETT ST.
HOWE ST.
4-STORY (+/- 47FT)

4-STORY (+/- 47FT) 4-STORY (+/- 47FT)
4-STORY (+/- 45FT) 4-STORY (+/- 44FT)
4-STORY (+/- 44FT)
4-STORY (+/- 47FT)
3-STORY (+/- 35FT)
3-STORY (+/- 35FT)
7 HILLS APARTMENTS EDEN HILL APARTMENTS / BARTEL DRUGS SWEETBRIER APARTMENTS
QUEEN ANNE AVENUE - WEST ELEVATIONS
42
QUEEN ANNE AVE N
HOWE ST.
5-STORY (+/- 56FT)
4-STORY (+/- 46FT)
1ST AVE W
1ST AVE N
5-STORY (+/- 56FT)
1-STORY (+/- 14FT)

BOSTON ST
CROCKETT ST
N HOWE ST
TOWNE / TRADER JOE'S
OPPOSITE OF SITE
QUEEN ANNE AVE N

BOSTON ST.
1ST AVE W
1ST AVE N
4-STORY (+/- 44FT)
1-STORY (+/- 16FT)

1-STORY (+/- 15FT) 1-STORY (+/- 20FT)
1-STORY (+/- 18FT)
1-STORY (+/- 15FT) 1-STORY (+/- 20FT)
BOSTON ST
CROCKETT ST
HOWE ST
N
QUEEN ANNE CAFE PARAGON HILLTOP ALE HOUSE STARBUCKS HOMEGROWN

MEZCALERIA OAXACA
43
STREET ELEVATIONS - 1ST AVENUE N
OPPOSITE OF SITE
CROCKETT ST.
BOSTON ST.
3-STORY (+/- 40FT)
FUTURE DEVELOPMENT
(3-STORY RESIDENTIAL)
EDG #3032830-EG
AMERICAN CANCER SOCIETY QUEEN ANNE MANOR (BEYOND)
1ST AVENUE - EAST ELEVATION
PROJECT SITE
CROCKETT ST.
2-STORY (+/- 35FT)
2-STORY (+/- 22FT)
SWEET PEA COTTAGE PRESCHOOL OF THE ARTS QUEEN ANNE BAPTIST CHURCH SAFEWAY GROCERY
1ST AVENUE - WEST ELEVATION
44
NEWTON ST.
QUEEN ANNE AVE N

2 STORY SINGLE FAMILY (AVG. +/- 30FT).
FROM STREET LEVEL (AVG. +/- 37FT)
1ST AVE W
1ST AVE N
BOSTON ST
CROCKETT ST
N HOWE ST
QUEEN ANNE AVE N

BOSTON ST.
1ST AVE W
1ST AVE N
1-STORY (+/- 15FT)
BOSTON ST
CROCKETT ST
N
HOWE ST
QUEEN ANNE EYE CLINIC
45
STREET ELEVATIONS - CROCKETT STREET
QUEEN ANNE AVE.

1ST AVE. W
4-STORY (+/- 47FT)
4-STORY (+/- 44FT)
2-STORY (+/- 28FT)
2-STORY (+/- 27FT)
SWEETBRIER APARTMENTS MENCHIE'S

QUEEN ANNE FARMERS MARKET
(THURSDAYS JUNE-SEPTEMBER 3:00PM-7:30PM)
CROCKETT STREET- NORTH ELEVATION
OPPOSITE OF SITE
QUEEN ANNE AVE.

1ST AVE. N
3-STORY (+/- 44FT) 5-STORY (+/- 56FT)

4-STORY (+/- 46FT)
2-STORY (+/- 35FT)
2-STORY (+/- 29FT)
QUEEN ANNE BAPTIST CHURCH TOWNE / TRADER JOES CUPCAKE ROYALE
CROCKETT STREET - SOUTH ELEVATIONS
46
PROJECT SITE
1ST AVE. N
QUEEN ANNE AVE N

1ST AVE W
1ST AVE N
BOSTON ST
CROCKETT ST
HOWE ST
N
SAFEWAY
QUEEN ANNE AVE N

1ST AVE. W
1ST AVE W
1ST AVE N
4-STORY (+/- 44FT) 4-STORY (+/- 47FT)
BOSTON ST
CROCKETT ST
3-STORY (+/- 35FT)
HOWE ST
N
EDEN HILL APARTMENTS

QUEEN ANNE POOL (BEYOND) MCCLURE MIDDLE SCHOOL
QUEEN ANNE FARMERS MARKET
(THURSDAYS JUNE-SEPTEMBER 3:00PM-7:30PM)
47
STREET ELEVATIONS - BOSTON STREET
OPPOSITE OF SITE
QUEEN ANNE AVE. N

2-STORY (+/- 32FT)
2-STORY (+/- 30FT)
1-STORY (+/- 18FT) 1-STORY (+/- 16FT)
1-STORY (+/- 16FT)
HOMEGROWN GRAPPA LITTLE O BAR ORRAPIN IKIIKI SUSHI BAR FAMILY DENTIST QUEEN ANNE EYE CLINIC
BOSTON STREET - NORTH ELEVATIONS
PROJECT SITE
1ST AVE. N
3-STORY (+/- 40FT)
2-STORY (+/- 28FT)
4-STORY (+/- 50FT)
2-STORY (+/- 20FT)
QUEEN ANNE MANOR AMERICAN CANER SOCIETY BOSTONIAN BARBER SHOP
BOSTON STREET - SOUTH ELEVATIONS
48
1ST AVE. N
QUEEN ANNE AVE N

3-STORY (+/- 28FT)
1ST AVE W
1ST AVE N
BOSTON ST
1-STORY (+/- 15FT) CROCKETT ST
N
HOWE ST
MOORMAN PROPERTIES
QUEEN ANNE AVE. N
QUEEN ANNE AVE N

1ST AVE W
1ST AVE N
1-STORY (+/- 20FT) 1-STORY (+/- 20FT)
1-STORY (+/- 16FT)
BOSTON ST
CROCKETT ST
HOWE ST
N
BOUNTY KITCHEN STORYVILLE COFFEE STARBUCKS
49
50
03 MASSING
EVOLUTION
51
MASSING EVOLUTION
Commercial/Institutional Zone Residential Zone
Boston St
Queen Anne Ave N
1st Ave N
SITE
Cro
ve N
Cro ve N cke
1st A
cke
tt S 1st A tt S
t
t Crockett St
Bos Bos
ton ton
S S t
t
N
eN Ave
nne Av n Anne
Que en A Quee
COMMERCIAL/INSTITUTIONAL
RESIDENTIAL
1. CUT SITE 2. PEEL/LIFT GROUND PLANE
Lifted Ground Plane

Residential
Commercial 1ST AVE N
QUEEN ANNE AVE N
NEIGHBORHOOD USES
52
MASSING EVOLUTION
Cro Cro Cro

ve N cke ve N cke ve N cke
1st A tt S
t 1st A tt S
t 1st A tt S
t
Bos Bos Bos

ton ton ton
S t S t S t
ve N ve N Ave
N
Anne A Anne A Anne
n n n
Quee Quee Quee
PLANE COMMERCIAL RESIDENTIAL
3. PROGRAM ADJACENCIES 4.INSERT COMMERCIAL (SAFEWAY STORE) 5. PLACE RESIDENTIAL (SHOWN AS MAXIMUM ZONING)
53
MASSING EVOLUTION
Boston St
Queen Anne Ave N
1st Ave N
Cro N Cro
cke ve cke
ve N tt S 1st A tt S
1st A t t
Bos Bos
ton ton
St S t
Crockett St N N
ne Ave e Ave
n An An n
Quee n
Quee
VISUAL CORRIDOR
5A. EXISTING NORTH/SOUTH STREETS AND ADJACENT 5B. RESPONSE TO EXISTING NORTH/SOUTH STREETS
N
STREETS ALLEYS ALLEYS AND ADJACENT ALLEYS
EXISTING NORTH/SOUTH STREETS AND ALLEYS • Divide massing in N/S direction to provide a visual corridor that corresponds to alley
grid to the west
54
MASSING EVOLUTION
Boston St
Queen Anne Ave N
1st Ave N
Cro Cro
cke ve N cke
ve N tt S 1st A tt S
1st A t t
Bos Bos
ton ton
S t S t
N N
Crockett St Ave Ave
n Anne n An n e
Quee Quee
VISUAL CORRIDOR
6A. EXISTING OFFSET STREET GRID 6B. RESPONSE TO EXISTING OFFSET STREET GRID
N
STREETS
EXISTING OFFSET STREET GRID • Divide east massing in the E/W direction to provide visual corridor that corresponds
to the offset grid to the east. West massing to maintain alley grid established in
previous division.
55
MASSING ALLOWED VERSUS PROPOSED
Cro Cro
ve N cke ve N cke
1st A tt S
t 1st A tt S
t
ve N ve N
ne A ne A
Bos n An Bos n An
ton
S Quee ton
S Quee
t t
ALLOWED MASSING PROPOSED MASSING

FAR : 5.5 FAR : 3.94
DELTA: 1.56
56
MASSING EVOLUTION
B B
A A C
Cro Cro Cro
ve N cke ve N cke ve N cke
1st A tt S
t 1st A tt S
t 1st A tt S
t
Bos Bos Bos

ton ton ton
S t S t S t
ve N ve N ve N
ne A ne A ne A
n An n An n An
Quee Quee Quee
BUILDING A - INTERSECT PLANE BUILDING B - PUSH DOWN PLANE BUILDING C - SIT ON TOP OF PLANE
• Taking cues from the massing evolution study, the 3 buildings begin to interact
with the lifted ground plane to provide building characters that respond to their
corresponding street frontage.
57
THIS PAGE IS INTENTIONALLY LEFT BLANK
58
UPPER QUEEN ANNE PRIORITY DESIGN GUIDELINES:
NEIGHBORHOOD DESIGN GUIDELINES
CS1.I RESPOND TO SITE CHARACTERISTICS

i. Solar Orientation
• Building massing should maximize light and air to the street and
other landscaped areas.
• Where possible, buildings should respect existing adjacencies that
enjoy solar and other environmental considerations.
CS2.I CORNER LOTS CS2.II CS2.II CS1.I CS1.I DC1.I

i. Intersections
• Buildings sited on corner lots should take advantage of their role as
community activity nodes.
• Special features and strong building forms should be used to
visually anchor the block. Larger setbacks are encouraged to
provide wider sidewalks or plazas. Focal elements such as public art,
landscaping or a community information kiosk should be considered
at some intersections.
CS2.II HEIGHT, BULK, AND SCALE COMPATIBILITY

i. Breaking Up Building Mass B
C
• Building mass should be broken into distinct but related sections
that reflect the historic 30- and 45-foot-wide lot sizes.
iii. Top Floor Setback
• To increase natural light on the street, reduce the apparent height
A
of new buildings and preserve the feel of smaller-scale commercial
buildings, the community would consider supporting a departure for
additional building height of 3 feet for projects that step back the
Cro
top floor of the structure a minimum of 6 feet from the street side
ve N cke
1st A tt S
façade(s). t
PL1.I CONNECTIVITY - PEDESTRIAN OPEN SPACE AND ENTRANCES

• Courtyards and other pedestrian open spaces that accommodate
Bos
outdoor eating, serve as public gathering areas, or provide greenery ton
along the streetscape are especially encouraged. Such areas should S t
be sited, if possible, to allow sunlight to penetrate.
N
PL2.II WALKABILITY - PEDESTRIAN OPEN SPACE AND ENTRANCES ne Ave
n An
i. Building Setbacks For Wider Sidewalks Quee
• Where possible, buildings should be set back 3 to 4 feet from
property lines abutting public sidewalks to provide increased
sidewalk width (at least 15’ – 16’, including walkway and amenity strip)
along Queen Anne Avenue.
DC1.I PARKING AND VEHICLE ACCESS

ii. Access to Parking
• Below grade parking is encouraged with access located on alleys
or side streets. Access from Queen Anne Avenue North, West Galer
Street, West McGraw Street and 10th Avenue West is discouraged. DC4.I DC4.I CS2.II DC4.I PL2.II CS2.I PL1.I
DC4.I EXTERIOR FINISH MATERIALS

ii. Cladding Materials
High-quality cladding materials, such as brick and terra cotta,
tile, natural and cast stone are suitable for the planning area.
Although primary attention to material quality should be paid to the
streetscape façade, quality materials are also desirable on alley-
facing facades.
59
CS1 NATURAL SYSTEMS & SITE FEATURES CS2 URBAN PATTERN AND FORM CS3 ARCHITECTURAL CONTEXT AND CHARACTER
Approach: Respond
C to the existing
A
neighborhood pattern of
alleys and offset streets
B as a way to break down
the scale of the overall
building massing
Approach: Increase upper level setbacks to minimize Approach: Reference the historical 30 to 45 foot
shading impact. Create residential courtyard to maximize dimension found in the neighborhood context for the
the use of natural daylight and ventilation modulation of the facades
CS1.B SUNLIGHT AND NATURAL VENTILATION CS2.A LOCATION IN THE CITY AND CS2.D HEIGHT, BULK, AND SCALE CS3.A EMPHASIZING POSITIVE NEIGHBORHOOD
CS1.B.2 Daylight and Shading: Maximize daylight for NEIGHBORHOOD CS2.D.1 Existing Development and Zoning: ATTRIBUTES
interior and exterior spaces and minimize shading on CS2.A.1 Sense of Place: Emphasize attributes Review the height, bulk, and scale of CS3.A.2 Contemporary Design: Explore how
adjacent sites through the placement and/or design of that give Seattle, the neighborhood, and/or neighboring buildings as well as the scale contemporary designs can contribute to the
structures on the site. the site its distinctive sense of place. of development anticipated by zoning development of attractive new forms and
CS1.B.3 Managing Solar Gain: Manage direct sunlight for the area to determine an appropriate architectural styles; as expressed through use of
falling on south and west facing facades through CS2.B ADJACENT SITES, STREETS AND OPEN complement and/or transition. new materials and other means.
shading devices and existing or newly planted trees. SPACES
CS2.B.2 Connection to the Street: Identify CS2.D.5 Respect for Adjacent Sites: Respect CS3.A.3 Established Neighborhoods: In
UPPER QUEEN ANNE SUPPLEMENTAL GUIDANCE: opportunities for the project to make a adjacent properties with design and site existing neighborhoods with a well-defined
CS1.I.i Solar Orientation: strong connection to the street and carefully planning to minimize disrupting the privacy architectural character, site and design new
a. Building massing should maximize light and air to the consider how the building will interact with and outdoor activities of residents in adjacent structures to complement or be compatible with
street and other landscaped areas. the public realm. Consider the qualities and buildings. the architectural style and siting patterns of
b. Where possible, buildings should respect existing character of the streetscape- its physical neighborhood buildings.
adjacencies that enjoy solar and other environmental features and its function-in sitting and UPPER QUEEN ANNE SUPPLEMENTAL
considerations. designing the building. GUIDANCE: UPPER QUEEN ANNE SUPPLEMENTAL GUIDANCE:
c. Orientation of buildings to make efficient use of CS2.II. i Breaking up Building Mass: CS3.I.i Architectural Diversity: Buildings that
passive energy is encouraged. UPPER QUEEN ANNE SUPPLEMENTAL a. Building mass should be broken into reflect a diversity of architectural shapes, sizes,
GUIDANCE: distinct but related sections that reflect the styles, and themes are considered positive
CS2.I Corner Lots - Intersections: historic 30- and 45-foot-wide lot sizes. attributes of the Queen Anne neighborhood.
i. Buildings sited on corner lots should take CS2.II. iv. Setbacks Where Commercial Abuts
advantage of their role as community activity Residential: When possible, building heights CS3.II Architectural Context: There is a clear
nodes. should be reduced and setbacks increased community preference for buildings that
ii. Special features and strong building forms where commercial uses abut residential uses. complement the scale and architectural character
should be used to visually anchor the block. However, the community strongly supports of early, 20th-century commercial buildings.
Larger setbacks are encouraged to provide wider sidewalks and pedestrian open spaces These structures demonstrate an established and
wider sidewalks or plazas. along public streets. In order to help a successful approach to creating a pedestrian-
development provide these features, the oriented village center...
community would likely support development
flexibility by granting departures, as
appropriate.
60
PL1 CONNECTIVITY PL3 CONNECTIVITY DC2 ARCHITECTURAL CONCEPT DC4 EXTERIOR ELEMENTS AND FINISHES
Boston St
Queen Anne Ave N
1st Ave N
SITE
Crockett St
COMMERCIAL/INSTITUTIONAL
RESIDENTIAL
Lifted Ground Plane

Residential
Commercial 1ST AVE N
QUEEN ANNE AVE N
Approach: Provide large public plaza at the corner of Approach: Provide moments along the storefront Approach: Respond to the site’s surrounding uses Approach: Use appropriate and high quality elements and
Queen Anne Avenue North and Crockett Street that open the interior space to the sidewalk. Include and topography to create an appropriate design finishes for the building and its open spaces.
townhome entries along 1st Avenue North. response for adjacent street characters
PL1.A NETWORK OF OPEN SPACES PL3.B RESIDENTIAL EDGES DC2.D SCALE AND TEXTURE DC4.A BUILDING MATERIALS
PL1.A.2 Adding to Public Life: Seek opportunities to PL3.B.1 Security and Privacy: Provide security DC2.D.1 Human Scale: Incorporate architectural DC4.A.1 Exterior Finish Materials: Building
foster human interaction through an increase in the size and privacy for residential buildings through the features, elements, and details that are of human exteriors should be constructed of durable and
and/or quality of project-related open space available use of a buffer or semi-private space between scale into the building facades, entries, retaining maintainable materials that are attractive even
for public life. the development and the street or neighboring wall, courtyards, and exterior spaces in a manner when viewed up close. Materials that have texture,
buildings. Consider design approaches...to indicate that is consistent with the overall architectural pattern, or lend themselves to a high quality of
PL1.B WALKWAYS AND CONNECTIONS the transition from one type of space to another. concept. detailing are encouraged.
PL1.B.1 Pedestrian Infrastructure: Connect on-
site pedestrian walkways with existing public and PL3.C RETAIL EDGES DC2.D.2 Texture: Design the character of the UPPER QUEEN ANNE SUPPLEMENTAL GUIDANCE:
private pedestrian infrastructure, thereby supporting PL3.C.1 Porous Edge: Engage passerby with building, as expressed in the form, scale, and DC4.I Exterior Finish Materials
pedestrian connections within and outside the project. opportunities to interface visually with the building materials, to strive for a fine-grained scale, or i) Building for the Long Term - New buildings
interior using glazing and transparency. Create "texture," particularly at the street level and other should be design and built as high-quality, long-
UPPER QUEEN ANNE SUPPLEMENTAL GUIDANCE: multiple entries where possible and make a areas where pedestrians predominate. term additions to the neighborhood with design
PL1.I Pedestrian Open Space and Entrances: Courtyards physical and visual connection between people on and materials appropriate to Queen Anne.
and other pedestrian open spaces that accommodate the sidewalk and retail activities in the building. UPPER QUEEN ANNE SUPPLEMENTAL GUIDANCE: ii) Cladding Materials - High-quality cladding
outdoor eating, serve as public gathering areas, or DC2.II Human Scale - Pedestrian Orientation: materials, such as brick and terra cotta, tile,
provide greenery along the streetscape are especially UPPER QUEEN ANNE SUPPLEMENTAL GUIDANCE: Human scale contributes to a structure's overall natural and cast stone are suitable for the
encouraged. Such areas should be sited, if possible, to PL3.I.i Human Activity - Outdoor Dining: Outdoor appeal and is a key element in creating an inviting planning area. Although primary attention to
allow sunlight to penetrate. eating and drinking opportunities are encouraged pedestrian oriented community. material quality should be paid to the streetscape
along street-level building facades. facade, quality materials are also desirable on
alley-facing facades.
PL3.II.i Pedestrian Open Space and Entrances -
Operable Storefront Windows: Storefront windows
that open the interior space to the sidewalk are
encouraged to provide outdoor eating and drinking
opportunities.
61
62
04 MASSING
OPTIONS
63
64
MASSING OPTIONS
OPTION 1 - CODE COMPLIANT OPTION 2 - OPEN EAST-WEST OPTION 3 - PREFERRED

• Unit Count = 410 • Unit Count = 350 • Unit Count = 322
• 581,400 GSF total • 532,800 GSF total • 467,800 GSF total
• 7 Stories • 7 Stories • 6-7 Stories
• FAR: 5.35 • FAR: 4.74 • FAR: 3.94
PROS: PROS: PROS:

• No departures, code compliant scheme • Modulation responds to offset grid • Massing and modulation scaled to respond to 4 street characters, including
• Provides maximum number of units to provide needed housing stock • Breaks down massing offset grid and visual extension of the alley through the site
• Provides more housing • 8' setback at upper floors along Queen Anne Avenue
CONS: • 5' setback at street along Queen Anne Avenue
• Massing has minimal response to 4 facades CONS: • Large corner plaza
• Provides no relief to adjacent properties • Modulation prioritizes offset grid but does not modulate along Crockett
• Less setback provided along Crockett Street CONS:
• Lose 48,600 SF of rentable space and 60 residential units • Departures needed for principal pedestrian street max width and depth
• Loss of 113,600 SF and 88 units of housing
65
OPTION 1 - SITE PLAN
3 STORY 2 STORY 2 STORY 2 STORY

RESIDENTIAL SINGLE SINGLE SINGLE
3 STORY FUTURE DEVELOPMENT
(3-STORY RESIDENTIAL) FAMILY FAMILY FAMILY
COMMERCIAL
1ST AVE. N
RESIDENTIAL
LOBBY
LEASING
OFFICE
SINGLE STORY RESIDENTIAL RESIDENTIAL
COMMERCIAL UNITS UNITS
GROUND FLOOR
UPPER LEVELS
SMALL
COMMERCIAL
SPACES
2-3 STORY
TRASH CHURCH
OPTION 1
SINGLE
STORY RESIDENTIAL
COMMERCIAL PARKING ACCESS
STORE RESIDENTIAL RESIDENTIAL RESIDENTIAL STORE
TRUCK LOAD ALLEY UNITS COURTYARD UNITS PARKING
ACCESS ACCESS
CODE COMPLIANT 2 STORY

MIXED-USE
RESIDENTIAL
UNITS 5 STORY
OPEN
CROCKETT ST.
SPACE MIXED-USE
BOSTON ST.
UPPER LEVELS
2 STORY GROUND FLOOR
COMMERCIAL SINGLE STORY
SINGLE STORY COMMERCIAL GROCERY STORE
COMMERCIAL
RESIDENTIAL GROCERY GROCERY
LOBBY STORE ENTRY STORE ENTRY
QUEEN ANNE AVE. N
SINGLE SINGLE SINGLE SINGLE

STORY SINGLE STORY
STORY STORY STORY 4 STORY
COMMERCIAL COMMERCIAL 4 STORY
COMMERCIAL COMMERCIAL COMMERCIAL MIXED-USE
MIXED-USE
N
66
OPTION 1 - MASSING
N
N
Bird's Eye View from the Intersection of 1st Ave N & Boston St Bird's Eye View from the Intersection of 1st Ave N & Crockett St
N
Bird's Eye View from the Intersection of Queen Anne Ave N & Crockett St Bird's Eye View from the Intersection of Queen Anne Ave N & Boston St
67
Floor Plans
OPTION 1 - BUILDING PLANS
EDG OPTION 1 - NO DEPARTURES
356' - 0" SM. RETAIL 359' - 11 1/4"

82' - 0"
BOH LOADING
PARKING RES. BOH
BOH BOH BOH DOCK
RAMP UP LOBBY
BOH
99' - 9"
TRUCK LOADING
PARKING RAMP DN
115' - 0"
94' - 0"
PARKING RAMP DN
TRASH
RESIDENTIAL PARKING ROOM
GARAGE
SM. RETAIL
BOH
77' - 0"
252' - 0"
254' - 0"
41' - 0" GROCERY STORE 82' - 0"
TURN-AROUND
TRUCK
TRASH
ROOM
OPEN SPACE
96' - 0"
BOH
84' - 0"
Floor Plans Floor
RES.
BOH N N
LOBBY
269' - 0" STORE ENTRY 270' - 9 3/4" STORE ENTRY

LEVEL 1
LEVEL P2
EDG OPTION EDG
1 - NO DEPARTURES
OPTION 1 - NO DEPARTU
SM. RETAIL 359' - 11 1/4"
356' - 0" 82' - 0" 30' - 0" 248' - 0"
356' - 0"
LOADING
RES. DOCK BOH
LOBBY BOH BOH BOH PARKING PARKING BOH
PARKING
RAMP UP RAMP UP BOH BOH BOH
RAMP UP
99' - 9"
TRUCK LOADING
- 0" DN
79' - 0"
BOH BOH
RES. UNITS
94' - 0"
RAMP
115' - 0"
PARKING RAMP DN
TRASH BOH BOH BOH

115'
RAMP DN
PARKING
PARKING
ROOM
SM. RETAIL
COMMERICAL PARKING RESIDENTIAL PARKING

DECK
GARAGE GARAGE
77' - 0"
BOH BOH
254' - 0"
BOH
252' - 0"
83' - 0"
GROCERY STORE 82' - 0" 30' - 0" PODIUM DECK
252' - 0"
41' - 0"
TURN-AROUND
41' - 0"
TRUCK
154' - 7 1/4"
TRASH
ROOM
OPEN SPACE
BOH BOH
84' - 0"
96' - 0"
86' - 7 1/4"
96' - 0"
BOH
BOH
RES. UNITS
DRAFT: 2019.07.30
RES.
LOBBY
270' - 9 3/4"
N N BOH
STORE ENTRY STORE ENTRY
269' - 0" 250' - 0"
269' - 0"
LEVEL P1 LEVEL 2
WAY EDG OPTION 1 - NO 2100 QUEEN ANNE AVE N, SEATTLE, WA 98109 SCALE: As indicated
QUEEN ANNE SAFEWAY EDG OPTION 1 - NO 2100 QUEEN AN
DEPARTURES
DEPARTURES
68
OPTION 1 - BUILDING PLANSFloor P
Flo
EDG OPTION 1 - NO DEPARTU
82' - 0" 30' - 0" 248' - 0"
82' - 0" 30' - 0" 248' - 0"
EDG OPTION 1 - NO DEPAR
82' - 0" 30' - 0" 248' - 0"
82' - 0" 30' - 0" 248' - 0"
FLOOR PLANS
COMMERCIAL
79' - 0"
79' - 0"
RES. UNITS RES. UNITS
94' - 0"
94' - 0"
79' - 0"
79' - 0"
BOH BOH BOH
94' - 0"
BOH BOH BOH
94' - 0"
RESIDENTIAL
BOH BOH BOH BOH BOH BOH
LOBBY/CIRCULATION
AMENITY SPACES
83' - 0"
83' - 0"
83' - 0"
83' - 0"
207' - 7 1/4"
207' - 7 1/4"
MECHANICAL/STORAGE
207' - 7 1/4"
207' - 7 1/4"
PARKING
BOH BOH BOH BOH

ROOF DECK/BALCONY
86' - 7 1/4"
86' - 7 1/4"
BOH BOH BOH RES. UNITS BOH
RES. UNITS
86' - 7 1/4"
86' - 7 1/4"
N
250' - 0" 250' - 0"
250' - 0" 250' - 0"
LEVEL 3-6
75' - 5" 30' - 0" 240' - 0"

75' - 5" 30' - 0" 240' - 0"
DECK
DECK
75' - 6"
RES. UNITS
91' - 6"
75' - 6"
BOH BOH RES. UNITS
91' - 6"
BOH BOH
DECK DECK
84' - 0"
DECK DECK
84' - 0"
199' - 0"
199' - 0"
BOH
78' - 0"
BOH RES. UNITS

78' - 0"
RES. UNITS
DRAFT:
DRAFT:2019.07.
N
2019.0
242' - 0"
242' - 0"
LEVEL 7
QUEEN ANNE SAFEWAY EDG OPTION 1 - NO 2100 QUEEN ANNE AVE N, SEATTLE, WA 98109
EDG MEETING 3033807-EG | 2100 QUEEN ANNE AVE N, SEATTLE, WA 98109 | OCTOBER 2, 2019
SCALE: As indicated
BARRIENTOS RYAN | CAHILL
QUEEN ANNE SAFEWAY DEPARTURES EDG OPTION 1 - NO 2100 QUEEN ANNE AVE N, SEATTLE, WA 98109 SCALE: As indicated
DEPARTURES 69
OPTION 1 - BUILDING SECTIONS
PROPERTY LINE
PROPERTY LINE
75' HEIGHT LIMIT ROOF LEVEL
466'-7 1/4" 466'-6"
RESIDENTIAL RESIDENTIAL LEVEL 7
455'-2"
RESIDENTIAL LEVEL 6
CROCKETT ST.
445'-4"
RESIDENTIAL
BOSTON ST.
LEVEL 5
435'-6""
RESIDENTIAL LEVEL 4 1ST AVE N
425'-8"
RESIDENTIAL LEVEL 3
415'-10"
RESIDENTIAL LEVEL2
CROCKETT ST
406'-0"
BOSTON ST
AVG. GRADE PLANE
RESIDENTIAL COMMERCIAL
391'-7 1/4" LEVEL 1
386'-6"
PARKING LEVEL P1
375'-0"
PARKING LEVEL P2
364'-0"
QUEEN ANNE AVE N
N/S SECTION THROUGH BUILDING 1 & 2

PROPERTY LINE
PROPERTY LINE
466'-7 1/4" 466'-6"
RESIDENTIAL
LEVEL 7
455'-2"
RESIDENTIAL LEVEL 6
445'-4"
RESIDENTIAL LEVEL 5
CROCKETT ST.
435'-6""
RESIDENTIAL LEVEL 4
BOSTON ST.
425'-8" 1ST AVE N

RESIDENTIAL LEVEL 3
415'-10"
RESIDENTIAL LEVEL2
406'-0"
COMMERCIAL
CROCKETT ST
LOBBY
BOSTON ST
AVG. GRADE PLANE
391'-7 1/4" LEVEL 1
386'-6"
PARKING LEVEL P1
375'-0"
PARKING LEVEL P2
364'-0"
QUEEN ANNE AVE N

N/S SECTION THROUGH BUILDING 3
70
OPTION 1 - STREET PERSPECTIVES
N
ue
St
N
n
on
ve
st
tA
Bo
1s
Street View of Site Looking West on Boston St Street View of Site Looking North on 1st Ave N
Queen Anne Ave N
Qu
ee
t
nA
S
tt
nn
ke
eA
oc
N
Cr
ve
N
Street View of Site Looking East on Crockett St Street View of Site Looking North on Queen Anne Ave N
71
72
OPTION 1 - SOLAR STUDIES
9 AM 12 PM 3 PM
SPRING / FALL EQUINOX
SUMMER SOLSTICE
WINTER SOLSTICE
73

COMMERCIAL
1ST AVE. N
RESIDENTIAL
LOBBY
SINGLE STORY RESIDENTIAL RESIDENTIAL

COMMERCIAL UNITS UNITS
GROUND FLOOR
UPPER LEVELS
LEASING
OFFICE
2-3 STORY
CHURCH
OPTION 2
SINGLE TRASH
STORY RESIDENTIAL
STORE RESIDENTIAL RESIDENTIAL RESIDENTIAL STORE
TRUCK LOAD ALLEY UNITS COURTYARD UNITS PARKING
ACCESS ACCESS
OPEN EAST-WEST 2 STORY

MIXED-USE
OPEN 5 STORY
CROCKETT ST.
SPACE MIXED-USE
BOSTON ST.
2 STORY
COMMERCIAL SINGLE STORY UPPER LEVELS
SINGLE STORY COMMERCIAL GROUND FLOOR
COMMERCIAL
RESIDENTIAL GROCERY GROCERY STORE GROCERY
QUEEN ANNE AVE. N

STORY SINGLE STORY
MIXED-USE
N
74
OPTION 2 - MASSING
N
N
OPTION 2 - MASSING
N
75
Floor Plans
EDG OPTION 2 - open east west
359' - 11 1/4"
356' - 0"
BOH LOADING
PARKING RES. MAIL BOH
BOH BOH BOH DOCK
RAMP UP LOBBY
BOH
99' - 9"
TRUCK LOADING
PARKING RAMP DN
115' - 0"
94' - 0"
PARKING RAMP DN
TRASH
RESIDENTIAL PARKING
ROOM
GARAGE
LEASING
BOH
252' - 0"
254' - 0"
41' - 0" GROCERY STORE
TURN-AROUND
TRUCK
TRASH
ROOM
OPEN SPACE
96' - 0"
BOH
84' - 0"
Floor Plans Floor
N RES. N
BOH LOBBY
269' - 0" STORE ENTRY 250' - 0" STORE ENTRY

LEVEL P2 LEVEL 1
EDG OPTION EDG
2 - open east west
OPTION 2 - open eas
359' - 11 1/4"
356' - 0" 183' - 0" 41' - 0" 136' - 0"
LOADING 356' - 0"
RES. MAIL BOH
DOCK
LOBBY PARKING PARKING BOH
BOH BOH BOH PARKING
RAMP UP RAMP UP BOH BOH BOH
RAMP UP
66' - 0"
99' - 9"
TRUCK LOADING
PARKING RAMP DN
BOH RES. UNITS BOH RES. UNITS
94' - 0"
115' - 0"
115' - 0"
PARKING RAMP DN
TRASH BOH BOH

RAMP DN
PARKING
ROOM
LEASING

DECK
GARAGE GARAGE
BOH BOH
254' - 0"
BOH
108' - 0"
252' - 0"
GROCERY STORE
PODIUM DECK
252' - 0"
RES. UNITS
RES. UNITS
TURN-AROUND
41' - 0"
41' - 0"
TRUCK
172' - 0"
TRASH
ROOM
OPEN SPACE
BOH
84' - 0"
96' - 0"
96' - 0"
66' - 0"
BOH
BOH
RES. UNITS
DRAFT: 2019.07.30
RES.
LOBBY
N
250' - 0" N BOH
269' - 0" 73' - 0" 41' - 0" 136' - 0" 269' - 0"
LEVEL P1 LEVEL 2
EDG OPTION 2 - open east 2100 QUEEN ANNE AVE N, SEATTLE, WA 98109 SCALE: As indicated
QUEEN ANNE SAFEWAY EDG OPTION 2 - open east 2100 QUEEN AN
west
west
76
OPTION 2 - BUILDING PLANSFloor P
Flo
EDG OPTION 2 - open east
183' - 0" 41' - 0" 136' - 0"
183' - 0" 41' - 0" 136' - 0"
EDG OPTION 2 - open e
183' - 0" 41' - 0" 136' - 0"
183' - 0" 41' - 0" 136' - 0"
FLOOR PLANS
66' - 0"
66' - 0"
RES. UNITS RES. UNITS RES. UNITS RES. UNITS COMMERCIAL
94' - 0"
66' - 0"
94' - 0"
66' - 0"
RES.BOH
UNITS RES. RES.BOH
UNITS RES.
BOH UNITS
BOH UNITS
94' - 0"
94' - 0"
RESIDENTIAL
BOH BOH BOH BOH
LOBBY/CIRCULATION
AMENITY SPACES
108' - 0"
108' - 0"
RES. UNITS
RES. UNITS
RES. UNITS
RES. UNITS
108' - 0"
108' - 0"
RES. UNITS
RES. UNITS
RES. UNITS
RES. UNITS
MECHANICAL/STORAGE
172' - 0"
172' - 0"
172' - 0"
172' - 0"
PARKING
BOH BOH
ROOF DECK/BALCONY
BOH
66' - 0"
BOH
66' - 0"
66' - 0"
66' - 0"
73' - 0" 41' - 0" 136' - 0" 73' - 0" 41' - 0" 136' - 0"
N
73' - 0" 41' - 0" 136' - 0" 73' - 0" 41' - 0" 136' - 0"
LEVEL 3-6
75' - 5" 30' - 0" 71' - 0" 41' - 0" 128' - 0"
75' - 5" 30' - 0" 71' - 0" 41' - 0" 128' - 0"
DECK
DECK
75' - 6"
RES. UNITS
91' - 6"
RES. UNITS
75' - 6"
DECK RES. UNITS
91' - 6"
RES. UNITS
DECK 88' - 0"
DECK
RES. UNITS
88' - 0"
DECK
199' - 0"
RES. UNITS
199' - 0"
74' - 0"
RES. UNITS
74' - 0"
RES. UNITS
DRAFT: 2019.07.
N
DRAFT: 2019.0
73' - 0" 41' - 0" 128' - 0"
73' - 0" 41' - 0" 128' - 0"

LEVEL 7
QUEEN ANNE SAFEWAY EDG OPTION 2 - open east 2100 QUEEN ANNE AVE N, SEATTLE, WA 98109
EDG MEETING 3033807-EG | 2100 QUEEN ANNE AVE N, SEATTLE, WA 98109 | OCTOBER 2, 2019
SCALE: As indicated
BARRIENTOS RYAN | CAHILL
QUEEN ANNE SAFEWAY EDG OPTION 2 -west open east 2100 QUEEN ANNE AVE N, SEATTLE, WA 98109 SCALE: As indicated
west 77
PROPERTY LINE
PROPERTY LINE
466'-7 1/4" 466'-6"
RESIDENTIAL RESIDENTIAL RESIDENTIAL LEVEL 7
455'-2"
CROCKETT ST.
445'-4" 1ST AVE N
RESIDENTIAL RESIDENTIAL
BOSTON ST.
LEVEL 5
435'-6""
425'-8"
CROCKETT ST
415'-10"
BOSTON ST
RESIDENTIAL RESIDENTIAL LEVEL2
406'-0"
AVG. GRADE PLANE

LOBBY COMMERCIAL
391'-7 1/4" LEVEL 1
386'-6"
PARKING LEVEL P1
375'-0"
PARKING LEVEL P2 QUEEN ANNE AVE N
364'-0"

PROPERTY LINE
PROPERTY LINE
466'-7 1/4" 466'-6"
LEVEL 7
455'-2"
445'-4"
CROCKETT ST.
435'-6"" 1ST AVE N
BOSTON ST.
425'-8"
415'-10"
CROCKETT ST
LEVEL2
BOSTON ST
406'-0"
AVG. GRADE PLANE LOBBY COMMERCIAL

391'-7 1/4" LEVEL 1
386'-6"
PARKING LEVEL P1
375'-0"
PARKING LEVEL P2
364'-0" QUEEN ANNE AVE N
78
N
ue
St
N
n
on
ve
st
tA
Bo
1s
Queen
QueenAnne AveNN
Anne Ave
Qu
ee
t
nA
S
tt
nn
ke
eA
oc
N
Cr
ve
N
79
80
9 AM 12 PM 3 PM
SUMMER SOLSTICE
WINTER SOLSTICE
81

COMMERCIAL
1ST AVE. N
RESIDENTIAL
TRASH
LOBBY
ACCESS B2 TOWNHOUSES
RESIDENTIAL UNITS
SINGLE STORY
COMMERCIAL GROUND FLOOR
GROUND FLOOR
UPPER LEVELS
LEASING BUILDING A UPPER LEVELS
OFFICE BUILDING B
RESIDENTIAL UNITS RESIDENTIAL RESIDENTIAL

UNITS UNITS 2-3 STORY
CHURCH
OPTION 3
SINGLE TRASH
STORY RESIDENTIAL
STORE STORE
TRUCK LOAD ALLEY PARKING
ACCESS RESIDENTIAL ACCESS
COURTYARD
PREFERRED SCHEME 2 STORY

MIXED-USE
RESIDENTIAL
UNITS
RESIDENTIAL
UNITS
5 STORY
CROCKETT ST.
BUILDING C MIXED-USE
BOSTON ST.
UPPER LEVELS
2 STORY GROUND FLOOR
SINGLE STORY COMMERCIAL GROCERY STORE
RESIDENTIAL
COMMERCIAL LOBBY
GROCERY GROCERY PLAZA
QUEEN ANNE AVE. N

STORY SINGLE STORY
MIXED-USE
N
82
OPTION 3 - MASSING
N
N
N
83
Floor Plans
356' - 0" LEASING 359' - 0"
BOH LOADING
PARKING BOH
BOH BOH RES. DOCK
RAMP UP BOH
LOBBY
BOH
100' - 9"
TRUCK LOADING
MAIL
115' - 6"
95' - 9"
RAMP DN
PARKING
PARKING RAMP DN
TRASH
RESIDENTIAL PARKING
PARCEL
ROOM
GARAGE
216' - 0"
BOH
107' - 0"
252' - 0"
GROCERY STORE
42' - 0"
TURN-AROUND
TRUCK
BOH TRASH
ROOM
94' - 6"
74' - 0"
33' - 0"
RES. PLAZA
Floor Plans Floor

LOBBY
BOH BOH N N
5' - 0"
269' - 0"
25' - 0" STORE ENTRY 192' - 0" STORE 5ENTRY
2' - 0"
LEVEL P2 LEVEL 1
LEASING 359' - 0"

356' - 0" 125' - 0" 35' - 0" 188' - 6"
LOADING
356' - 0"
RES. DOCK BOH
LOBBY BOH BOH BOH PARKING PARKING BOH
PARKING
RAMP UP RAMP UP BOH BOH TRASH RAMPTOWNHOUSE BOH
UP UNITS
ROOM
100' - 9"
TRUCK LOADING
MAIL
BOH BOH
95' - 9"
RAMP DN
PARKING
98' - 6"
115' - 6"
PARKING RAMP DN
115' - 6"
TRASH
BOH
RES. AMENITY
PARCEL
RAMP DN
PARKING
ROOM
GARAGE GARAGE
216' - 0"
BOH BOH
33' - 9"
30' - 0"
BOH
252' - 0"
105' - 0" GROCERY STORE

107' - 0" PODIUM DECK
252' - 0"
TURN-AROUND
40' - 7"
42' - 0"
TRUCK
78' - 0"
TRASH
ROOM BOH
110' - 6"
BOH
74' - 0"
BOH
95' - 11"
RES. UNITS
94' - 6"
33' - 0"
RES. PLAZA
32' - 6"
DRAFT: 2019.08.23
LOBBY
5' - 0"
BOH
25' - 0" 192' - 0"

BOH N BOH
STORE ENTRY STORE 5ENTRY
2' - 0"
269' - 0" 20' - 0" 192' - 0" 44' - 0"
269' - 0"
LEVEL P1
LEVEL 2
QUEEN ANNE SAFEWAY 2100 QUEEN ANNE AVE N, SEATTLE, WA 98109 SCALE: As indicated
QUEEN ANNE SAFEWAY 2100 QUEEN A
84
32' -
20' - 0" 192' - 0" 44' - 0" 24' - 0"

Flo
125' - 0" 35' - 0" 186' - 0" 125' - 0" 39' - 0" 168' - 0"
117' - 0" 43' - 0" 144' - 0"
FLOOR PLANS
COMMERCIAL
51' - 0"
RES.
95' - 9"
AMENITY
95' - 9"
44' - 0"
DECK
RES. UNITS RES. UNITS RES. UNITS RES. UNITS RES. UNITS RES. UNITS RESIDENTIAL
86' - 6"
90' - 6"
DECK
BOH
BOH
36' - 9"
DECK
LOBBY/CIRCULATION
28' - 6"
AMENITY SPACES
35' - 9"
39' - 9"
30' - 0"
30' - 0"
30' - 0"
65' - 9"
MECHANICAL/STORAGE
23' - 0"
DECK DECK
PARKING
52' - 6"
RES.
78' - 0"
AMENITY
DECK
55' - 0"
102' - 6"
ROOF DECK/BALCONY
110' - 6"
71' - 6"
BOH BOH
45' - 0"
RES. UNITS RES. UNITS RES. UNITS
RES.
28' - 6"
32' - 6"
AMENITY
N
N
20' - 0" 192' - 0" 44' - 0" 24' - 0" 198' - 0" 184' - 0" 43' - 0"
LEVEL 7
LEVEL 3-5 Floor Plans
125' - 0" 39' - 0" 168' - 0"
117' - 0" 43' - 0" 144' - 0"

QUEEN ANNE SAFEWAY 2100 QUEE
51' - 0"
95' - 9"
RES. RES. UNITS RES. UNITS
86' - 6"
90' - 6"
DECK
AMENITY
BOH
44' - 0"
DECK
36' - 9"
DECK
28' - 6"
39' - 9"
30' - 0"
30' - 0"
30' - 0"
65' - 9"
23' - 0"
DECK
DECK RES.
78' - 0"
AMENITY
52' - 6"
55' - 0"
102' - 6"
DECK
BOH
71' - 6"
RES. UNITS
45' - 0"
28' - 6"
RES. UNITS
32' - 6"
RES.
AMENITY
N
DRAFT: 2019.0
24' - 0" 184' - 0" 43' - 0"
LEVEL 6 198' - 0"
QUEEN ANNE SAFEWAY 2100 QUEEN ANNE AVE N, SEATTLE, WA 98109 SCALE: As indicated
85
PROPERTY LINE
PROPERTY LINE
466'-7 1/4" 466'-6"
455'-2"
CROCKETT ST.
445'-4" 1ST AVE N
BOSTON ST.
LEVEL 5
435'-6""
425'-8"
CROCKETT ST
415'-10"
BOSTON ST
RESIDENTIAL RESIDENTIAL LEVEL2
406'-0"
AVG. GRADE PLANE

RESIDENTIAL COMMERCIAL
391'-7 1/4" LEVEL 1
386'-6"
PARKING LEVEL P1
375'-0"
364'-0"

PROPERTY LINE
PROPERTY LINE
466'-7 1/4" 466'-6"
RESIDENTIAL
LEVEL 7
455'-2"
RESIDENTIAL LEVEL 6
445'-4"
RESIDENTIAL LEVEL 5 1ST AVE N
CROCKETT ST.
435'-6""
RESIDENTIAL LEVEL 4
BOSTON ST.
425'-8"
RESIDENTIAL LEVEL 3
415'-10"
CROCKETT ST
RESIDENTIAL
BOSTON ST
LEVEL2
406'-0"
AVG. GRADE PLANE LOBBY COMMERCIAL

391'-7 1/4" LEVEL 1
386'-6"
PARKING LEVEL P1
375'-0"
364'-0"
86
N
ue
St
N
n
on
ve
st
tA
Bo
1s
Queen
QueenAnne AveNN
Anne Ave
Qu
ee
t
nA
S
tt
nn
ke
eA
oc
N
Cr
ve
N
87
88
9 AM 12 PM 3 PM
SUMMER SOLSTICE
WINTER SOLSTICE
89
90
05 LANDSCAPE PLAN
91
LANDSCAPE PLAN
3 STORY 2 STORY SINGLE
2 STORY
2 STORY SINGLE
RESIDENTIAL 3 STORY FUTURE DEVELOPMENT FAMILY
SINGLE FAMILY
COMMERCIAL (3-STORY RESIDENTIAL)
FAMILY
1ST AVE. N
TRASH
ACCESS B2 TOWNHOUSES
RESIDENTIAL RESIDENTIAL UNITS
LOBBY
SINGLE STORY
GROUND FLOOR
COMMERCIAL
BUILDING A UPPER LEVELS
GROUND FLOOR
UPPER LEVELS
LEASING
OFFICE BUILDING B
RESIDENTIAL UNITS
UNITS UNITS 2-3 STORY
TRASH CHURCH
SINGLE
STORY RESIDENTIAL
STORE STORE
TRUCK LOAD ALLEY PARKING
ACCESS ACCESS
2 STORY BUILDING C RESIDENTIAL

UNITS
MIXED-USE
UPPER LEVELS
GROUND FLOOR 5 STORY
CROCKETT ST.
MIXED-USE
BOSTON ST.
2 STORY
GROCERY STORE
SINGLE STORY COMMERCIAL
COMMERCIAL
PLAZA
QUEEN ANNE AVE. N

SINGLE STORY 4 STORY 4 STORY
STORY STORY STORY STORY
COMMERCIAL MIXED-USE MIXED-USE
N COMMERCIAL COMMERCIAL COMMERCIAL COMMERCIAL
92
PUBLIC SPACE INSPIRATION IMAGES
93
PREFERRED OPTION 3 - VIGNETTE ALONG QUEEN ANNE AVE N & PLAZA
1ST AVE N
CROCKETT ST
A B
BOSTON ST
C
QUEEN ANNE AVE N
94
GROUND FLOOR
UPPER LEVELS
PREFERRED OPTION C - PLAZA - SETBACKS AND FEATURES
BUILDING B
RESIDENTIAL QUEEN ANNE FIREPLACE
UNITS BAPTIST
CHURCH
INDOOR/OUTDOOR
CONNECTION 2-3 STORY
STORE
PARKING
CAFE SEATING STEPPED SEATING
ACCESS
RESIDENTIAL
UNITS CURVED BENCH
ADIRONDACK CHAIRS CAFE SEATING
TOWNE APARTMENTS
BOCCI LIGHTS
5 STORY
CROCKETT ST.
MIXED-USE
SEATING AREA
STARBUCKS KIOSK (DELI ABOVE)
RE
+/- 40’-0”
GROCERY
STORE ENTRY
+/- 5’-0” PLAZA

+/- 55’-0”
1ST AVE N
CROCKETT ST
A B
BOSTON ST
QUEEN ANNE AVE N
VE. N
95
96
06 DESIGN
DEPARTURES
97
POTENTIAL DESIGN DEPARTURE - MAX WIDTH & DEPTH OF 250’ AT PEDESTRIAN-DESIGNATED ZONES
DEVELOPMENT STANDARD REQUIREMENT
23.47A.008.C.5.a Along a principal pedestrian street (Queen Anne Ave N), ALLEY
the maximum width and depth of the building structure is 250’.
2 STORY
MIXED-USE
CROCKETT ST.
DEPARTURE REQUEST / PROPOSAL
BOSTON ST.
UPPER LEVELS
GROUND FLOOR
SINGLE STORY SINGLE STORY
OPEN SPACE
Propose the width of the building structure along Queen Anne Ave N to be COMMERCIAL COMMERCIAL GROCERY STORE
271’ along Queen Anne Ave N. The 271’ length includes a 55’ long by 40’ deep RESIDENTIAL GROCERY GROCERY
CODE COMPLIANT OPTION
plaza at the corner of Crockett & Queen Anne Ave N. LOBBY STORE ENTRY STORE ENTRY
The code compliant option can provide

a max. 250’ wide structure, but the open
space that results is not ideal for the
outdoor spaces that create areas for
JUSTIFICATION QUEEN ANNE AVE. N socialization and seating as envisioned by
N the Queen Anne Design Guidelines.
21’ 250’ - STRUCTURE WIDTH
The preferred design includes a +/-55’ long plaza along Queen Anne Ave
N that will provide an opportunity for pedestrian interaction with seating
and variety of spaces as well as a larger area for the bus stop. The plaza
provides a break in the structure, thus reducing the linear footage along
Queen Anne Ave N to 216 ft. The proposed plaza provides the opportunity
for a better pedestrian and visual experience while still meeting the intent
of the code by providing a 216’ facade along Queen Anne Ave N. Additionally,
the facade is set back 5’ along Queen Anne Ave N, providing more areas for PREFERRED MASSING WITH DEPARTURE
seating and landscaping. RESIDENTIAL
CROCKETT ST.
2 STORY
COURTYARD REQUEST
MIXED-USE
The preferred massing option provides a 55’

wide by 40’ deep plaza at the intersection of
Queen Anne Ave and Crockett. This south-
BOSTON ST.
UPPER LEVELS
GROUND FLOOR facing plaza will provide opportunities
SINGLE STORY SINGLE STORY RESIDENTIAL for gathering and cafe seating and is
COMMERCIAL COMMERCIAL LOBBY GROCERY STORE
located just east of the Farmer’s market.
GROCERY GROCERY PLAZA An additional 5’ setback is provided along
40’
Queen Anne Ave, providing opportunities
for a variety of sidewalk experiences.
[CS2,CS3, PL1, PL2,PL3, DC3]
QUEEN ANNE AVE. N

N
216’ 55’
271’ - STRUCTURE WIDTH
98
POTENTIAL DESIGN DEPARTURE - MAX WIDTH & DEPTH OF 250’ AT PEDESTRIAN-DESIGNATED ZONES
216’ 40’
55’
1ST AVE N
CROCKETT ST
PREFERRED MASSING OPTION 3 - VIGNETTE SHOWING THE PROPOSED PLAZA A B
BOSTON ST
AND STREET FACADE ALONG QUEEN ANNE AVE N
C
QUEEN ANNE AVE N
99
POTENTIAL TYPE 1 DECISION - SMALL RETAIL SPACES AT PEDESTRIAN DESIGNATED STREETS
DEVELOPMENT STANDARD REQUIREMENT STUDY SHOWING SMALL RETAIL SPACES (MASSING OPTION 1):
23.47A.008.C.6.Space for small commercial uses at street level. All
1ST AVE. N
structures abutting a principal pedestrian street (Queen Anne Ave N) that
include more than 5,000sf of street-level commercial uses shall provide
small commercial uses. For a 50,000 sf grocery store, 8 small commercial SM. RETAIL 359' - 11 1/4"
spaces are required (Min. size - 300 sf, Max size - 1500 sf)
LOADING
RETAIL
RETAIL
RETAIL
RES. DOCK BOH
As a Type I decision, the Director may waive the requirements of subsection LOBBY
23.47A.008.C.6. The Director’s decision shall be based on the availability of
RETAIL
existing small commercial spaces on a principal pedestrian street: LOSS OF TOWNHOME UNITS ALONG
99' - 9"
1) Within the same urban village as the structure;
TRUCK LOADING
RETAIL
1ST AVE N
PARKING RAMP DN
300 SF SMALL RETAIL,
2) Within 400 lineal feet of the structure, if the structure is located within TYPICAL RETAIL
an urban center; or
PARKING RAMP DN
TRASH
3) Within the same pedestrian-designated zone as the structure on the RETAIL
ROOM
same principal pedestrian street, if the structure is located outside of an ELIMINATE SETBACK ALONG CROCKETT
SM. RETAIL
RETAIL FOR LIGHT & AIR
urban village or urban center.
77' - 0"
254' - 0"
PROPOSAL
CROCKETT ST.
BOSTON ST.
GROCERY STORE
TURN-AROUND
Type 1 decision to allow all retail to be used by the new 50,000 SF Safeway
store.
TRUCK
47,600 SF GROCERY STORE
(DOES NOT MEET STORE PROGRAM)
JUSTIFICATION
TRASH
The neighborhood needs a full service urban grocery store. As urban ROOM
OPEN SPACE
centers and urban villages have densified in order to provide more housing, LOSS OF CORNER PLAZA
84' - 0"
the urban grocery store has changed to meet the market-driven needs that
now includes delis with expanded indoor seating and a large variety of take LOSS OF 5’ BUILDING SETBACK
out foods. In order to provide the basic goods and services typically found RES. FOR SIDEWALKS AND SEATING
in a standard grocery store plus the new neighborhood demands for deli, LOBBY
take-out and indoor seating an urban grocery store requires a minimum of
50,000 sf. STORE ENTRY 270' - 9 3/4" STORE ENTRY
The new Safeway store program will require the 50,000 sf allowed by the
QUEEN ANNE AVE. N
zoning code. The preferred massing option balances the store frontage
with several urban responses to the context including a large corner plaza
for socialization and gathering, a 5’ setback along Queen Anne for wider
sidewalks and seating and landscaping opportunities, and activated uses
along Boston and 1st Ave. [CS2,CS3, PL1, PL2, PL3, DC2, DC3] 1ST AVE N - ELEVATION
In order to accommodate the 8 small commercial spaces and maximize the

store , the following adverse impacts would result for the design:
(1) Eliminate the large corner plaza that provides seating areas for the
neighborhood and a better bus stop; which makes this facade experience
much better for the neighborhood.
(2) Eliminate the 5’ setback along Queen Anne Ave N that provides areas for
landscaping and seating.
(3) No activation along 1st Ave N by eliminating the townhouse units.
(4) Eliminate the setback along Crockett (requested by the neighborhood) BLANK CONCRETE WALL (STORE BEYOND) RETAIL SPACES LOBBY
to provide more light and air and reduce the massing impact at the corner
of 1st Ave N and Crockett.
100
POTENTIAL TYPE 1 DECISION - SMALL RETAIL SPACES AT PEDESTRIAN DESIGNATED STREETS
PREFERRED MASSING OPTION 3: PREFERRED MASSING OPTION 3:VIGNETTE ALONG QA AVE & PLAZA
1ST AVE. N
TRASH
TOWNHOME UNITS
ACCESS B2
ALONG 1ST AVE N
TOWNHOUSES
RESIDENTIAL RESIDENTIAL UNITS
LOBBY
GROUND FLOOR
BUILDING A SETBACK ALONG CROCKETT
UPPER LEVELS
GROUND FLOOR
UPPER LEVELS
LEASING FOR LIGHT & AIR

OFFICE BUILDING B
RESIDENTIAL UNITS
UNITS UNITS
TRASH
RESIDENTIAL
PARKING ACCESS
STORE
ALLEY PARKING
ACCESS 1ST AVE N
CROCKETT ST
A B
BOSTON ST
2 STORY BUILDING C RESIDENTIAL
UNITS
BOSTON ST.
MIXED-USE
C
UPPER LEVELS QUEEN ANNE AVE N

GROUND FLOOR
50,000 SF GROCERY STORE CORNER PLAZA

PREFERRED MASSING OPTION 3:VIGNETTE AT TOWNHOMES ALONG 1ST AVE N
CROCKETT ST.
SINGLE STORY
GROCERY STORE
SINGLE STORY COMMERCIAL
COMMERCIAL 5’ BUILDING SETBACK FOR
LOBBY STORE ENTRY SIDEWALKS AND SEATING STORE ENTRY
PLAZA
QUEEN ANNE AVE. N

N
PREFERRED MASSING WITH TYPE 1 DECISION
The preferred massing option proposes to locate the grocery store along Queen Anne Ave N and provide a
rich pedestrian experience along this retail frontage[CS2,CS3, PL1, PL2,PL3, DC3].
A 50,000 sf store will allow the grocery store to provide the level of service and uses for the Queen Anne
neighborhood. Introducing small retail spaces would impact the other uses on the site, such as the
residential lobbies, the 5’ setback along QA Ave, the corner plaza, the upper level setbacks along Crockett,
and the townhome units along 1st Ave N.
1ST AVE N
CROCKETT ST
A B
BOSTON ST
QUEEN ANNE AVE N
101
102
07 APPENDIX
103
PREFERRED OPTION 3 - BUILDING A - MASSING & STUDIES
The following sketches show the modulation studies and design character for Preferred Massing Option 3 - Building A.
AXON MODULATION STUDIES
C
B Full Height Bay Lifted Bay Boston Street - 1/2 Bays
A
Floating Bay Pushed Down Bay Boston Street - 1/3 Bays
1ST AVE N
CROCKETT ST
A B
BOSTON ST C
1st Ave N - 1/5 Bays 1st Ave N - 1/4 Bays 1st Ave N - 1/3 Bays
QUEEN ANNE AVE N
PRECEDENT IMAGES
Corner bay + transparent base Corner expression + roof plane
104
PREFERRED OPTION 3 - BUILDING A - UPPER MASSING REFINEMENT & CONCEPTUAL MATERIALS
1 5
Building A concept: Building Introduce extended roof planes at

intersects plane and continues to top floor [CS2].
the ground.
1st St
Ave ton
N Bos
6
2
Break down the scale of the
Upper floors divided into bays. corner bay by pushing out the
Exterior bays push in to form the upper floors - a reference to the
corner. [CS2, DC2] Four Square style prevalent in the
Queen Anne neighborhood . [CS2,
Upper bays could be metal CS3]
cladding. [DC4]
Upper cladding could be brick or
metal with a transparent base.
[DC4]
3 7
12
Corner bay pushes in to reinforce Building A conceptual materials
vertical corner expression. [CS2, palette. [DC4]
CS3, DC2] 11
10
Corner bay could be in brick/
masonry to reinforce the
grounded expression.[DC4]
9
8
4
8 9 10
Break down scale with upper
massing reveals.[CS2, DC2]
Reveal could be a light metal or

11 12
resin panel. [DC4]
105
PREFERRED OPTION 3 - BUILDING A VIGNETTE- BOSTON ST & 1ST AVE AT LOBBY ENTRY
1ST AVE N
CROCKETT ST
A B
BOSTON ST
C
QUEEN ANNE AVE N
106
MOORMAN
APARTMENTS
3 STORY PREFERRED OPTION 3 - BUILDING A - SETBACKS
COH NURSES QUARTERS
RESIDENTIAL 3 STORY
COMMERCIAL
1st Avenue North
Property line
Property line
+/- 19’-0” +/- 12’-0”
+/- 5’-0” +/- 2’-0”

+/- 15’-0”
(stepback)
+/- 8’-0” RESIDENTIAL RESIDENTIAL UNITS

LOBBY
SINGLE STORY
+/- 3’-0”
COMMERCIAL
+/- 15’-0”
BUILDING A
GROUND FLOOR
UPPER LEVELS
LEASING
Boston Street
OFFICE
RESIDENTIAL UNITS
+/- 3’-0” TO 5’-0” +/- 3’-0”
+/- 20’-0” R.O.W. +/- 19’-0” R.O.W. TRASH

SINGLE
STORY RESIDENTIAL
N
PROPERTY LINE COMMERCIAL Plan - Corner of 1st Ave & Boston St PARKING ACCESS
(IN RED) STORE
TRUCK LOAD ALLEY
ACCESS
1ST AVE N 2 STORY 1ST AVE N BUILDING C

MIXED-USE
CROCKETT ST
CROCKETT ST
A B A B
BOSTON ST
BOSTON ST
C C
QUEEN ANNE AVE N QUEEN ANNE AVE N

UPPER LEVELS
GROUND FLOOR
BOSTON ST.
2 STORY
COMMERCIAL
SINGLE STORY
EDG MEETING 3033807-EG | 2100 QUEEN ANNE AVE N, SEATTLE, WA 98109 | OCTOBER 2, 2019 COMMERCIAL BARRIENTOSGROCERY
RESIDENTIAL RYAN | CAHILL
LOBBY STORE ENTRY
107
PREFERRED OPTION 3 - BUILDING B - MASSING & STUDIES
The following sketches show the modulation studies and design character for Preferred Massing Option 3 - Building B.
A
B
30’ Bays 30’ Townhome Bays + Large Res. Bays Staggered- 30’ Townhome Bays + Larg Res. Bays
15’ Townhome Bays + 30’ Res. Bays Staggered- 15’ Townhome Bays + 30’ Res. Bays 15’ Townhome Bays + Large Res. Bays
1ST AVE N
CROCKETT ST
A B
BOSTON ST
C Large Scale 30’ Bays Large Scale 30’ Bays Large Res. Bays + Staggered Townhome Bays
QUEEN ANNE AVE N
PRECEDENT IMAGES
Townhouse expression - grounded townhouse expression + materials
108
PREFERRED OPTION 3 - BUILDING B - UPPER MASSING REFINEMENT & CONCEPTUAL MATERIALS
1 5
Building B concept: Building Additional setback at top floor

pushes plane down to create to reduce height/ bulk and scale.
stoops that relate to exisitng [CS2, DC2]
residences along 1st Ave N.
Croc
Top floor volume could be light
kett
N resin panel cladding. [DC4]
1st Ave
St
2 6
Break down scale of townhouse Introduce roof plane at top floor.
base by dividing base into a series [CS2]
of bays. [CS2, DC2]
Townhouse base could be clad in

brick/ masonry. [DC4]
7
3 10
Break down scale with upper Building B conceptual materials

massing setbacks at Crockett & palette [DC4] 9
1st in response to nearby single
family residences. [CS2, DC2] 8
Upper massing reveal could be

light metal cladding. [DC4] 7
4
7 8 9
Carve middle floors into a series
of bays. [CS2, CS3, DC2]
Bays could be in brick to contrast

reveal.[DC4]
10
109
PREFERRED OPTION 3 - BUILDING B VIGNETTE- CROCKETT & 1ST AVE AT TOWNHOME ENTRIES
1ST AVE N
CROCKETT ST
A B
BOSTON ST
C
QUEEN ANNE AVE N
110
MOORMAN
APARTMENTS 2 STORY 2 STORY
3 STORY COH NURSES QUARTERS SINGLE SINGLE
RESIDENTIAL FUTURE DEVELOPMENT
PREFERRED OPTION 3 - BUILDINGFAMILY
B - SETBACKS
3 STORY (3-STORY RESIDENTIAL) FAMILY
COMMERCIAL
1ST AVE. N
Property line
+/- 29’-0”
Property line
+/- 5’-0”
+/- 17’-0”
TRASH
ACCESS B2 +/- 12’-6”
TOWNHOUSES
+/- 15’-0” RESIDENTIAL RESIDENTIAL UNITS
Property line LOBBY
SINGLE STORY +/- 13’-0”
GROUND FLOOR
COMMERCIAL
BUILDING A UPPER LEVELS
GROUND FLOOR
UPPER LEVELS
+/- 12’-6”
LEASING
+/- 2’-0” OFFICE
+/- 5’-0”
BUILDING B +/- 15’-0”
(stepback)
+/- 5’-0” AVG.
RESIDENTIAL UNITS
SETBACK
+/- 20’-0” R.O.W. RESIDENTIAL RESIDENTIAL
UNITS UNITS
+/- 27’-0” R.O.W. TRASH
SINGLE
STORY RESIDENTIAL
Plan - Corner of 1st Ave & Crockett St. N
STORE STORE
TRUCK LOAD PROPERTY LINE ALLEY PARKING
ACCESS (IN RED) ACCESS
RESIDENTIAL
2 STORY BUILDING C UNITS
MIXED-USE
1ST AVE N 1ST AVE N
CROCKETT ST
CROCKETT ST
A B A B
BOSTON ST
BOSTON ST
UPPER LEVELS
GROUND FLOOR C C
CROCKETT ST.
BOSTON ST.
QUEEN ANNE AVE N QUEEN ANNE AVE N
2 STORY
GROCERY STORE
COMMERCIAL
SINGLE STORY
COMMERCIAL RESIDENTIAL GROCERY GROCERY
PLAZA 111
PREFERRED OPTION 3 - BUILDING C - MASSING & STUDIES
The following sketches show the modulation studies and design character for Preferred Massing Option 3 - Building C.
A
B Vertical Division - 2 Bays Vertical Division - 3 Bays Vertical Division - 6 Bays
3 Bays - In/Out 3 Smaller Bays 6 Smaller Bays
Horizontal Division - Upper Gasket Horizontal Division - Lower Gasket 3 Bays with Recess
1ST AVE N
CROCKETT ST
A B
BOSTON ST
C
QUEEN ANNE AVE N
PRECEDENT IMAGES
Corner expression + roof plane Corner expression + integrated skin
112
PREFERRED OPTION 3 - BUILDING C - UPPER MASSING REFINEMENT & CONCEPTUAL MATERIALS
1 4
Building C concept: upper mass Introduce roof planes & raise

sits on top of plane, grocery store volume at corner for corner
below plane. expression. [CS2]
Boston St
Grocery store cladding could Corner volume could be in brick or
be brick/ masonry to reference contrasting metal finish. Corner
context.[CS2, CS3, DC2, DC4] will look different than main body
nne Ave
N reveal. [ DC4]
Queen A
2 5
Break down scale with upper Introduce “gasket” form element
massing reveals that references at lobby and vertical circulation,
the 45’ height of nearby midrise connects to rooftop amenity
buildings.[CS2, DC2] space. [CS2, CS3]
Reveal material could be dark, Cladding could be light skin

metal cladding. [DC4] expression in metal or resin
panel. [DC4]
3 6 9
11
Carve to reveal 3 bays that Building C conceptual materials
reference 60’ historic parcel palette [DC4]
10
width.
[CS2, CS3, DC2]
8
Bays could be in brick to contrast
reveal. [DC4]
7
7 8 9
10 11
113
PREFERRED OPTION 3 - OVERALL BUILDING C - SETBACKS
Property line
Property line +/- 20’-0”
+/- 23’-0” +/- 15’-0”
+/- 14’-0”
+/- 10’-0”
+/- 2’-0”
+/- 2’-0”
+/- 5’-0”
+/- 13’-0” R.O.W.

+/- 20’-0” TO 27’-0” R.O.W.
1ST AVE N
CROCKETT ST
A B
BOSTON ST
C
QUEEN ANNE AVE N
114
OOR
ELS
UNITS UNITS
PREFERRED OPTION 3 - BUILDING C - STOREFRONT SETBACKS AND FEATURES
ASH
Property line
ENTIAL
ACCESS +/- 10’-0”
STORE
ALLEY PARKING
ACCESS
+/- 5’-0”
BUILDING C RESIDENTIAL
+/- 2’-0” UNITS
+/- 5’-0”
+/- 5’-0”
UPPER LEVELS +/- 5’-0”
STORE ENTRY FLORAL SERVICES & TEAM SPORTS SHOP STORE
GROUND FLOOR
DISPLAY VESTIBULE
CROCKETT ST.
NGLE STORY
DELI SEATING AREA
MMERCIAL STARBUCKS
KIOSK
+/- 40’-0”
GROCERY
RESIDENTIAL LOBBY GROCERY STORE ENTRY STORE ENTRY
FLORAL SERVICES FLORAL DISPLAY CUSTOMER SERVICE
TEAM SPORTS SHOP
PLAZA
+/- 5’-0” +/- 5’-0” +/- 5’-0”
+/- 55’-0”
PLAN - QUEEN ANNE AVE STOREFRONT

QUEEN ANNE AVE. N
115
PREFERRED OPTION 3 - BUILDING C - STOREFRONT - STUDIES & PRECEDENTS
The following sketches show the storefront modulation studies and Sketches studying different expressions of 15’ & Design Inspiration: storefront expression:
design character for Preferred Option 3 - Building C. 30’ bays ( based on modules of the 45’ & 60’ historic
storefront bays):
B
C
1ST AVE N
CROCKETT ST
A B
BOSTON ST
QUEEN ANNE AVE N
116
RESIDENTIAL RESIDENTIAL RESIDENTIAL
ALLEY UNITS COURTYARD UNITS PARKING
ACCESS
TORY
DENTIAL
BY
D-USE
PLAZA STUDIES - ANALYSIS OF PROPOSED LOCATION OF PLAZA
2 STORY 2 STORY 2 STORY
The following studies explore the location for plaza along Queen
FUTURE DEVELOPMENT Anne Avenue North and the SINGLE
benefits and SINGLE
disadvantages SINGLE
3 STORY RESIDENTIAL
of each location. (3-STORY RESIDENTIAL)
UNITS FAMILY FAMILY FAMILY
COMMERCIAL RESIDENTIAL RESIDENTIAL 5 STORY
UNITS UNITS
MIXED-USE
GROUND FLOOR
UPPER LEVELS
UPPER LEVELS
EASING
PLAZA LOCATION: NORTH EDGE Pros: Cons:
FFICE GROUND FLOOR
SINGLE STORY
E STORY COMMERCIAL GROCERY STORE
+ The open space on the north corresponds with the 50 ft - The open space shape is long and narrow, with the
OPEN SPACE
linear code requirement for the storefront. short side orientated to the sidewalk.
ERCIAL
CROCKETT ST.
2-3 STORY
- The open space will not receive ample daylight,
TRASH LOBBY STORE ENTRY STORE ENTRY CHURCH
1ST AVE. N and sunlight will only reach the space in the late
RESIDENTIAL afternoon.
PARKING ACCESS
ALLEY
RESIDENTIAL
UNITS
RESIDENTIAL
COURTYARD
RESIDENTIAL
UNITS
STORE
PARKING
- The open space faces solid wall of adjacent single
ACCESS story commercial building.
DENTIAL
Y
+/- 250’-0”
TRASH
QUEEN ANNE
ACCESS B2
TOWNHOUSES AVE. N
- The open space does not respond to urban context.
STORY
RESIDENTIAL UNITS
ED-USE Study shows an open space on the north edge of the site along Queen Anne Ave. N, between the proposed grocery store and the
adjacent existing single story commercial building.
GROUND FLOOR
GROUND FLOOR
UPPER LEVELS
ASING BUILDING A UPPER LEVELS 5 STORY

FICE BUILDING B MIXED-USE
PLAZA LOCATION: MID-BLOCK Pros: Cons:
NGLE
E STORY
ORY
SINGLE STORY
SINGLE
COMMERCIAL
STORY
SINGLE
RESIDENTIAL UNITS
STORY
UPPER LEVELS RESIDENTIAL
SINGLE STORY
GROUND FLOOR UNITS
RESIDENTIAL
UNITS
+
4 2-3
The central plaza located mid-block provides a visual
STORY
STORY
- The central plaza divides the interior space of the
COMMERCIAL 4 STORY break in the storefront along Queen Anne Ave N. grocery store, providing less functional interior
CROCKETT ST.
ERCIALTRASHCOMMERCIAL COMMERCIAL CHURCH
MIXED-USE
MIXED-USE space along the storefront.
+
RESIDENTIAL PLAZA GROCERY STORE GROCERY
LOBBY STORE ENTRY The central plaza responds to a similar configuration in
RESIDENTIAL
PARKING ACCESS
GROCERY
STORE ENTRY
front of Trader Joe’s, one block to the south. - The central plaza will only receive direct western sun
STORE exposure during late afternoon/evening.
ALLEY PARKING
RESIDENTIAL
COURTYARD
ACCESS - The central plaza is only open along one side and
provides less opportunity to activate the pedestrian
RESIDENTIAL RESIDENTIAL experience.
TORY QUEEN ANNE AVE. N
UNITS UNITS
ED-USE - The central plaza does not respond to the farmer’s
Study shows a plaza roughly mid-block along Queen Anne Ave. N, dividing the interior of the proposed grocery store. market along Crockett St.
5 STORY
BUILDING C MIXED-USE
UPPER LEVELS Pros: Cons:
PLAZA LOCATION: CORNER GROUND
OF QUEEN
FLOOR ANNE AVE N. & CROCKETT ST.
SINGLE STORY + Corner plaza allows access from two different - The corner plaza pushes the grocery store’s south
E STORY
NGLE COMMERCIAL
SINGLE SINGLE GROCERY STORE directions, creating an active pedestrian experience on entry further away from the prominent intersection.
ERCIAL RESIDENTIAL SINGLE STORY CROCKETT ST. both Queen Anne Ave and Crockett St.
TORY STORY STORY
LOBBY GROCERY COMMERCIAL GROCERY 4 STORY
4 STORY PLAZA
MERCIAL COMMERCIAL COMMERCIALSTORE ENTRY STORE ENTRY
MIXED-USE +
MIXED-USE
The corner plaza takes advantage of the site’s
prominence as a corner lot through larger setbacks,
wider sidewalks, landscaping, and provides an
opportunity for art.
FARMER’S MARKET
+ The corner plaza has southern and western exposures
QUEEN ANNE AVE. N and will receive an abundance of natural light
throughout the day.
Study shows a plaza at the southwest corner of site adjacent to the intersection of Queen Anne Ave N. and Crockett Street.
+ The corner plaza responds to the Queen Anne Farmers
Market located west across Queen Anne Ave N along
Crockett St.
+ The neighborhood has requested a corner plaza.

NGLE SINGLE SINGLE EDG MEETING 3033807-EG | 2100 QUEEN ANNE AVE N, SEATTLE, WA 98109 | OCTOBER 2, 2019 BARRIENTOS RYAN | CAHILL
SINGLE STORY
TORY STORY STORY 4 STORY
COMMERCIAL 4 STORY 117
MERCIAL COMMERCIAL COMMERCIAL MIXED-USE
MIXED-USE
PREFERRED MASSING OPTION 3 - ELEVATIONS IN NEIGHBORHOOD CONTEXT
Elevations for Massing Option 3 showing neighborhood context.
QUEEN ANNE AVENUE NORTH - LOOKING EAST
75FT HEIGHT LIMIT

11’-4”
9’-10”
±56FT
±48FT
35’-4”
19’-6”
GRAPPA BOSTON ST STORYVILLE APOLLO SITE CROCKETT ST UNION BANK / TOWNE APARTMENTS
±80FT RIGHT OF WAY COFFEE NAILS AND SPA 271 FT ±80FT RIGHT OF WAY
CROCKETT STREET - LOOKING NORTH
75FT HEIGHT LIMIT

11’-4”
9’-10”
±47FT ±35FT
±35FT
25’-6”
FUTURE 3 STORY
RESIDENTIAL
DEVELOPMENT
15’-10”
SINGLE FAMILY SWEETBRIER APARTMENTS / QUEEN ANNE AVE N SITE 1ST AVE N SINGLE FAMILY HOUSES
HOUSE MASSAGE ENVY ±74FT RIGHT OF WAY 254 FT ±67FT RIGHT OF WAY
118
COMPARISON OF DESIGNATED DEVELOPMENT ENVELOPE TO PREFERRED MASSING OPTION 3
TOTAL VOLUNTARY SETBACK = 44,743 SF

DEVELOPMENT ENVELOPE
DEVELOPMENT ENVELOPE:
F.A.R. = 5.5
MAX GSF FOR F.A.R. = 439,115 SF
PROPOSED SCHEME:
F.A.R. = 3.94
GSF FOR F.A.R. = 314,230 SF
COURTYARD= 23,586 SF DELTA F.A.R. = 1.56 (28.4%)

DELTA: 124,885 SF* (28.4%)
ROOF= 17,659 SF
*124,885 SF = 100-UNIT BUILDING
R.O.W. SETBACK = 1,350 SF

PLAZA = 2,148 SF
GREENHOUSE APARTMENTS - 3701 S. HUDSON ST
119

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2100 Queen Anne Avenue N

EARLY DESIGN GUIDANCE #3033807-EG

DEVELOPER: BARRIENTOS RYAN + CAHILL EQUITIES

TAX ACCOUNT NUMBERS: 1794500895,1794500880

SDCI PROJECT #: 3033807-EG

GROSS SF: 468,000 SF

23.47A.005 - Street-level uses 23.47A.030 & 23.54.015 – Required Parking

23.47A.008.A.2 - Blank Facades 23.54.030.F.2.b - Curb Cut widths

D1 &2 - Residential uses at grade visually prominent entry, dwelling

23.47A.012 – Structure height: 75’

23.47A.013 – Floor Area Ratio: 5.5 max

23.47A.014.C - Upper-level setbacks for street-facing facades:

23.47A.014.D. - Facade modulation

13,500 YEARS AGO 1860s

FORMATION OF QUEEN ANNE HILL LOST WILDERNESS

“QUEEN ANNE TOWN”

THE COUNTERBALANCE FURTHER DEVELOPMENT

1927 1962 - 2019

QUEEN ANNE AVE & BOSTON ST PRESENT CONDITION

NEIGHBORHOOD EXTENT NEIGHBORHOOD TOPOGRAPHY N

NEIGHBORHOOD GRID “CROWN OF QUEEN ANNE” (OLMSTED PLAN)

3.Howe St. & 10th Ave.

WOLF MULTIFAMILY / MIXED-USE RESIDENTIAL

QUEEN ANNE AVE N

VACANT / SURFACE PARKING

LOOKING NW LOOKING SW NEIGHBORHOOD DEVELOPMENT & USES

1 HOW TO COOK A WOLF

11 W Galer St. 2 GRAPPA / ORRAPIN THAI CUISINE / IKIIKI SUSHI BAR

10 J 12 3 BOUNTY KITCHEN / STORYVILLE

4 HILLTOP ALE HOUSE

7 D 9 QUEEN ANNE BOOK COMPANY

4 A GARDEN AT MCGRAW & QUEEN ANNE

D MCCLURE MIDDLE SCHOOL

E QUEEN ANNE COMMUNITY CENTER

F QUEEN ANNE POOL

+/- 388.13' +/- 392.68'

PARCEL A: LOTS 3 THROUGH 8, INCLUSIVE, AND

RECORDING NUMBER 5395735,

PARCEL B: LOTS 1 AND 2, BLOCK 8, COVE ADDITION

+/- 386.29' +/- 401.64'

1 CORNER LOT WITH HIGH VISIBILITY

HIGHLY WALKABLE / VERY BIKEABLE SITE (WALKSCORE = 94,

QUEEN ANNE AVE.

MINOR ARTERIAL / MAJOR TRANSIT ROUTE

W CROCKETT ST. CROCKETT ST.

EAST QUEEN ANNE

CURRENT VEHICULAR ENTRY

F. CROCKETT ST. LOOKING WEST G. SOUTHEAST AERIAL VIEW OF SITE

C. SOUTHWEST AERIAL VIEW OF SITE I. NORTHEAST AERIAL VIEW OF SITE

Boston Street is one of the major east/west

SITE STREETSCAPE SECTION: BOUNTY KITCHEN + GRAPPA RESTAURANT

Boston - Bounty kitchen + Grappa

STREET SECTION KEY PLAN

1st Ave. N. is classified as a neighborhood yield

SITE STREETSCAPE SECTION: SAFEWAY + AMERICAN CANCER SOCIETY BUILDING

1st Ave - Safeway + American Cancer Society

STREET SECTION KEY PLAN

Crockett Street is not a major arterial roadway

STREET SECTION KEY PLAN

Queen Anne Avenue features a strong,

SITE STREETSCAPE SECTION: CAFE LADRO + HOW TO COOK A WOLF

STREET SECTION KEY PLAN

QUEEN ANNE AVE N

SITE STREETSCAPE SECTION: STARBUCKS + STORYVILLE COFFEE