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
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
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
d e s i g n r e v i e w
4
T A R R A G O N
T H I R D & V I R G I N I A
BUs LINes MONORAIL sTReeTCAR NeIGHBORHOOD BOUNDARy
v i c i n i t y
BeLLTOWN
COMMeRCIAL CORe
DeNNy WAy
PUBLIC TRANsPORTATION / NeIGHBORHOODs
Olym
PIC mO
unTAInS/ EllIOT BAy
Oly
mPI
C m
Ou
nTA
InS/
Ell
IOT
BAy
SEATTlE CEnTER
lAkE unIOn
CA
SCA
DE
mO
un
TAIn
S
mOunT RAInIER
VIeWs
DOwnTOwn SkylInE
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
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
VIR
GIN
IA s
TRee
T
LeN
ORA
sTR
eeT
3. BeD, BATH AND BeyOND
1. yWCA
2. MARsHALL BUILDING
1
2
3
VIeW fROM eLLIOTT BAy
CORNeR Of 3RD AVeNUe AND VIRGINIA sTReeT NIGHT VIeW ReNDeRING
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
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
d e s i g n r e v i e w
8
T A R R A G O N
T H I R D & V I R G I N I A
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
"M
EDIU
M S
TALL
DR
IVE
AIS
LE
16'-0
"M
EDIU
M S
TALL1'
-2"
15'-0
"SM
ALL
STA
LL20
'-0"
SMA
LL S
TALL
DR
IVE
AIS
LE
15'-0
"SM
ALL
STA
LL
32'-2
"ST
RU
CTU
RA
L M
INIM
UM
105'
-2"
MIN
CLR
REQ
D
SIMPLIFIED PLAN AT TIME OF MUP
1'-0
"1'
-0"
107'
-2"
MIN
PR
OP
LIN
E D
IM10
8'-0
" A
CTU
AL
DIM
ENSI
ON
TO
OR
IG P
RO
P LI
NE
7'-6"SM
8'-0"MED
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
Y LI
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
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
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
LL22
'-0"
MED
IUM
STA
LLD
RIV
E A
ISLE
16'-0
"M
EDIU
M S
TALL
4"15
'-0"
SMA
LL S
TALL
20'-0
"SM
ALL
STA
LLD
RIV
E A
ISLE
15'-0
"SM
ALL
STA
LL
32'-2
"ST
RU
CTU
RA
L M
INIM
UM
103'
-4"
CLR
REQ
D A
VAIL
ABL
E
CURRENT SIMPLIFIED PLAN
1'-4
"1'
-4"
106'
-0"
EFFE
CTI
VE P
RO
PER
TY L
INE
DIM
ENSI
ON
21'-2
"D
RIV
E A
ISLE
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
Y LI
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
d e s i g n r e v i e w
10
T A R R A G O N
T H I R D & V I R G I N I A
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
ALLey
VIR
GIN
IA s
TRee
T
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
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
C
D
E
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
' - 4
"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
%U
P @
10%
DO
WN
@10
%D
OW
N @
±19
.5%
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
300
VIR
GIN
IA A
VEN
UE
SEA
TTLE
, WA
981
01
C:\_
Revi
t Pro
ject
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on-3
rd a
nd V
irgin
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0\Ta
rrag
on_2
000
Third
_Mur
rayJ
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10/6
/200
9 4:
36:4
1 PM
10.1.2009
066620
CAW
MJ
BASEMENTLEVEL P4 - P3FLOOR PLAN
A2.0CMUP POST PERMIT REVISION - 07.16.09
THIR
D A
ND
VIR
GIN
IA A
PART
MEN
TS
THIR
D A
ND
VIR
GIN
IA II
, LLC
1/8" = 1'-0"A2.0C1 BASEMENT LEVEL P4 - P3 FLOOR PLAN
MARK DATE DESCRIPTION
TyPICAL BAseMeNT PARkING PLANNOT TO sCALe
THIRD AVeNUe
ALLey
VIR
GIN
IA s
TRee
T