third & virginia - seattle.gov home review 4 tarrago n third & virginia bus lines monorail...

t h i r d & v i r g i n i a I I , L L C

a n k r o m m o i s a na r c h i t e c t s

M U P # 3 0 0 3 1 8 7

1 0 . 1 3 . 2 0 0 9

T H I R D & V I R G I N I A

d e s i g n r e v i e w

T A R R A G O N

de

si

gn

r

ev

ie

w

CONTeNTs

DesCRIPTION Of DePARTURe ReqUesT 3

VICINITy 4

sITe CONTexT 5

exTeRIOR PeRsPeCTIVes 7

As APPROVeD MUP PARkING PLAN 8

PROPOseD PARkING PLAN 9

As APPROVeD MUP sIMPLIfIeD PARkING PLAN/seCTION 10

sIMPLIfIeD PROPOseD PARkING PLAN/seCTION 11



3

T A R R A G O N

Per our discussions with DPD staff over the past few weeks, we have submitted a request to revise our previously approved MUP. The purpose of this request is to address a necessary departure regarding the ratio of parking stall sizes in our project. The only revision we are requesting to the MUP is the addition of a departure that was not included in the original MUP. We look forward to discussing this issue further with you are the design commission hearing.

Summary of IssueAt the time the MUP documents were prepared the project team made a number of assumptions on the location of the shored basement walls and the size of the structural systems (columns, shear walls, and basement retaining walls). After the MUP issuance and during the development of our construction documents it was clear that some of these assumptions needed to be revised. Ultimately the structural systems on the parking floors grew to their current size. Additionally, while coordinating the shoring design with seattle City Light it was determined that there were a number of old clay duct banks 32” from the property line under the alley. Locating the shored wall as shown in the MUP documents (at the property line) was strongly not recommended by sCL and would have been extremely difficult and risky during construction. We ultimately modified the shoring design to locate the shored wall at the 2-foot dedication line as apposed to the property line as shown in the MUP. Combined, these items resulted in a reduction of the overall parking garage dimension of 2’-8” in the east-west direction. This reduction made it impossible to match the layout shown in the MUP submittal. Although the revised project would continue to meet minimum drive aisle standards, the reduced aisle width results in fewer medium sized spaces being provided, and thus the new departure request.

In order to address the 2’-8” reduction we re-designed the structural systems and moved the building core to maximize drive aisles. By relocating the building core we were able to maintain a 20-foot aisle (as required for small stalls) on the east side, but were forced to reduce the western aisle by 1’-11” to 20’-2”. In the MUP documents the western aisle met the 22-foot requirement for medium stalls and therefore contained the majority of the medium parking stalls.

Applicable Code Sections:“SMC 23.54.030 Parking space standards.On lots subject to this Code, all parking spaces provided must meet the following standards whether or not the spaces are required by this Code:”

While there is no parking required by the code, this section applies to all parking provided, regardless of whether it is required.

B. Parking Space Requirements. The required size of parking spaces shall be determined by whether the parking is for a residential, nonresidential or live-work use. In structures containing both residential and either nonresidential uses or live-work units, parking that is clearly set aside and reserved for residential use shall meet the standards of subsection B1; otherwise, all parking for the structure shall meet the standards of subsection B2.

The entire parking facility proposed is for residential use. While there may be a small boutique hotel in the project as shown in the original MUP, no parking is provided at this time. This is consistent with the approved MUP documents.

1. Residential Uses.b. When more than five (5) parking spaces are provided, a minimum of sixty (60) percent of the parking spaces shall be striped for medium vehicles. The minimum size for a medium parking space shall also be the maximum size. Forty (40) percent of the parking spaces may be striped for any size, provided that when parking spaces are striped for large vehicles, the minimum required aisle width shall be as shown for medium vehicles.

The proposed parking does not meet the requirements of this paragraph and is the subject of our departure and MUP revision.

Proposed Parking RatiosThe plans submitted in the MUP Revision show the following parking stall ratio.

stall size Count Percentage

Large stalls 35 9.6%

Medium stalls 92 25.4%

small stalls 235 65.0%

Total 362 100.0%

Requested DepartureReduction of the parking size ratio as required by sMC 23.54.030.B.1.b to:1. A minimum of 25% of the parking spaces shall be striped for medium

vehicles, instead of the 60% required minimum, and;2. 75% of the parking spaces may be striped for any size, instead of the

40% striped for any size. Please note that 35% of the total number of spaces will be for medium and large stalls, so the garage will still have a mix of stalls available.

d e s c r i p t i o n o f d e p a r t u r e r e q u e s t


4

T A R R A G O N


BUs LINes MONORAIL sTReeTCAR NeIGHBORHOOD BOUNDARy

v i c i n i t y

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PUBLIC TRANsPORTATION / NeIGHBORHOODs

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mOunT RAInIER

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DOwnTOwn SkylInE



5

T A R R A G O N

s i t e c o n t e x t

ReTAIL fRONTAGe

BeD, BATH AND BeyOND

HOTeLANDRA

yWCA

4TH AVeNUe

WARWICkHOTeLCINeRAMA esCALA

CONDOs

MOORe THeATeR & HOTeLTHe LeNORA

sWIfTyPRINTING

ROyAL CResTCONDOs

MARsHALLBUILDING

RALPH’s4TH & BLANCHARDBUILDING

sITe

3RD AVeNUe

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2. MARsHALL BUILDING

1

2

3

VIeW fROM eLLIOTT BAy

CORNeR Of 3RD AVeNUe AND VIRGINIA sTReeT NIGHT VIeW ReNDeRING



7

T A R R A G O N

3RD AVeNUe LOOkING NORTH

e x t e r i o r p e r s p e c t i v e s

VIeW fROM 3RD AVeNUe AND BLANCHARD sTReeT


8

T A R R A G O N


a s a p p r o v e d M U P s i m p l i f i e d p a r k i n g

p l a n / s e c t i o n

16'-0

"M

EDIU

M S

TALL

22'-0

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M S

TALL

DR

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16'-0

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TALL1'

-2"

15'-0

"SM

ALL

STA

LL20

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SMA

LL S

TALL

DR

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AIS

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15'-0

"SM

ALL

STA

LL

32'-2

"ST

RU

CTU

RA

L M

INIM

UM

105'

-2"

MIN

CLR

REQ

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SIMPLIFIED PLAN AT TIME OF MUP

1'-0

"1'

-0"

107'

-2"

MIN

PR

OP

LIN

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DIM

ENSI

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TO

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NE

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MED MED MED MED MED MED MED MED MED MED MED

MED MED MED MED MED

SM SM SM SM SM

SM SM SM SM SM SM SM SM SM SM SM

PRO

PERT

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NE

DASHED LINE DENOTES2-FOOT ALLEY SETBACK,EXTENDS 4'-0" BELOWGRADE AND 26'-0" ABOVEGRADE

ALLEY GRADE

TEMPORARY SHORINGLOCATED IN ALLEY ROWCONC BASEMENT WALL ONPROPERTY LINE

FACE OF BUILDING

sIMPLIfIeD PLANNOT TO sCALe

sIMPLIfIeD seCTION

sIMPLIfIeD seCTION



9

T A R R A G O N

s i m p l i f i e d p r o p o s e d p a r k i n g p l a n / s e c t i o n

15'-0

"SM

ALL

STA

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MED

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STA

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16'-0

"M

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4"15

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SMA

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TALL

20'-0

"SM

ALL

STA

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15'-0

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ALL

STA

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32'-2

"ST

RU

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RA

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INIM

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103'

-4"

CLR

REQ

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CURRENT SIMPLIFIED PLAN

1'-4

"1'

-4"

106'

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PER

TY L

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DIM

ENSI

ON

21'-2

"D

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SM

MED MED MED MED MED

SM SM SM SM SM

SM SM SM SM SM SM SM SM SM SM SM

SM SM SM SM SM SM SM SM SM SM

PRO

PERT

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NE

DASHED LINE DENOTES2-FOOT ALLEY SETBACK,EXTENDS 4'-0" BELOWGRADE AND 26'-0" ABOVEGRADE

ALLEY GRADETEMPORARY SHORINGLOCATED AT ALLEY SETBACKLINE

FACE OF BUILDING

SCL CLAY DUCT BANK 32"FROM PROPERTY LINE,UNKNOWN AT TIME OFMUP

sIMPLIfIeD PLANNOT TO sCALe

sIMPLIfIeD seCTION

sIMPLIfIeD seCTIONeDGe Of sCL CLAy DUCT BANk


10

T A R R A G O N


a s a p p r o v e d M U P p a r k i n g p l a n

TyPICAL As APPROVeD BAseMeNT PARkING PLANNOT TO sCALe

THIRD AVeNUe

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11

T A R R A G O N

p r o p o s e d p a r k i n g p l a n

UPDN

UP

DN

A

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D

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F

1 2 3 4 5

7

7 8

7.46.2

6

B

3.1

A.2

B.5

C.3

C.8

D.5

E.7

A.4P401M

P402M

P403S

P419L

P427M

P426M

P434S

P437S

P438S

P439S

P450S

P449S

P448S

P444M

P443M

P442M

P440M

P441M

P433S

P445M

P446M

P447M

P436S

P435S

P422L

P423L

P424HCL

P425L

P420L

P432S

P431S

P430S

P429S

P428S

P451S

P404S

P405S

P406S

P408S

P409S

P411S

P412S

P413S

P414S

P415S

P416S

P417M

P410S

P407S

P418M

BIKE STORAGEP402

PARKINGP401

BIKE STORAGEP403

ELEV LOBBYP432

25' - 1" 26' - 5" 1' - 10" 24' - 10" 26' - 8" 26' - 8" 26' - 8" 14' - 11"

1' -

7"3'

- 1"

6' -

6"11

' - 1

0"11

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"7'

- 0"

18' -

4"

3' -

10"

11' -

0"

13' -

2"

8' -

11"

3' -

8"

OTB

OTB

STORAGEP431

ELECP430

CABLE GUARDRAIL

3 EQ SPACES

23' - 6"

P421L

3 EQ SPACES

22'-6"

3 EQ SPACES

22'-6"

3 EQ SPACES

22'-6"

3 EQ SPACES

22'-6"

2 EQ SPACES

15'-6" 8'-0"

2 EQ

SPA

CES

17'-0

"

2 EQ

SPA

CES

17'-0

"

3 EQ SPACES

22'-6"

3 EQ SPACES

24'-0"

3 EQ SPACES

24'-0"

2 EQ SPACES

16'-0"

3 EQ SPACES

22'-6"

3 EQ SPACES

22'-0"

3 EQ SPACES

22'-6"

3 EQ SPACES

22'-6"

2 EQ SPACES

16'-0"

BOLLARD

6" FW

EXH. FAN,SEE MECH

BOLLARD

WALL MOUNT BIKERACK, TYP.

UP @±3%

UP

@±

19.5

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10%

DO

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DOWN @±3%

11' -

4"

23' - 4" 6' - 8"

ELEVATOR 1

ELEVATOR 2

ELEVATOR 3

ELEVATOR 4

R38 INSULATIONABOVE AT LEVEL P3

20' -

0"

20' -

0"

22' -

0"

21' -

2"

20' -

0"

24' - 2"

15' -

0"

15' -

0"

15' -

0"

19' - 0"

16' -

0"

DATE:

JOB:

DRAWN:

CHECKED:

COPYRIGHT ANKROM MOISANASSOCIATED ARCHITECTS 2009

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10.1.2009

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BASEMENTLEVEL P4 - P3FLOOR PLAN

A2.0CMUP POST PERMIT REVISION - 07.16.09

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MARK DATE DESCRIPTION

TyPICAL BAseMeNT PARkING PLANNOT TO sCALe

THIRD AVeNUe

ALLey

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third & virginia - seattle.gov home review 4 tarrago n third & virginia bus lines monorail...

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