2432 nw 56th street - seattle...2432 nw 56th street architect: david vandervort architects cc: mike...

2432 NW 56TH STREET

ARCHITECT:DAVID VANDERVORT ARCHITECTSCC: MIKE BUTRIM2000 FAIRVIEW AVE E, SUITE 103SEATTLE, WA 98102(206) 784-1614

PROPERTY OWNER:ATTOLLO DEVELOPMENT.CC: JAY KENNEDY10900 NE 4TH STREET, SUITE 1000BELLEVUE, WA 98008(425) 786-6505

PROJECT NUMBER: 3028825 I EARLY DESIGN GUIDANCE I OCTOBER 2017.

3PROJECT # 3028825 I 2432 NW 56TH STREET I 20171031EDG PACKAGE I DAVID VANDERVORT ARCHITECTS

PROJECT INFORMATION

PROJECT DESCRIPTIONCODE RESEARCH

SITE ANALYSIS

9-BLOCK STUDYVICINITY MAPOPPORTUNITIES & CONSTRAINTSVIEWS FROM THE SITEPROPOSED SITE CONDITIONS - SITE PLANEXISTING SITE CONDITIONS - SURVEYBLOCK FACE STUDYSUN / SHADOW STUDY

BUILDING DESIGN

OPTION 1 - NARRATIVE / PLANSOPTION 2 - NARRATIVE / PLANSOPTION 3 - NARRATIVE / PLANSOPIONS 1-3 COMPARISONOPTION 3 - LANDSCAPE PLAN

DESIGN STANDARDS

DESIGN NARRATIVE

CODE DEPARTURES

PROPOSED STRUCTURE DEPTH DEPARTUREPROPOSED SETBACK DEPARTURE

REFERENCE IMAGES / WORK SAMPLES

4

45

6

6789

10111214

16

1620242829

30

30

32

3233

34

01.

02.

03.

04.

05.

4 PROJECT # 3028825 I 2432 NW 56TH STREET I 20171031

01.PROJECT INFORMATION

02.SITE ANALYSIS

03.BUILDINGDESIGN

04.DESIGNSTANDARDS

05.CODEDEPARTURES

EDG PACKAGE I DAVID VANDERVORT ARCHITECTS

PROJECT #.LOT AREA.PROPOSED DWELLING TYPE.

RESIDENTIAL UNIT #.RESIDENTIAL SQUARE FOOTAGE.GROSS FLOOR AREA.

BUILDING HEIGHT.PARKING.

302882510,000 SFAPARTMENT (CONDOMINIUM)55 UNITS43,664 SF41,481 SFALLOWED = 42,500 75’ (8 STORIES)48 STALLS

PROJECT DESCRIPTION.

The proposed multi-family condominium project is located on NW 56th Street in Ballard and does not have an alley access. It is in the MR-RC zone and is part of the Ballard Hub Urban Village. The property is com-posed of two lots; 2432 and 2436 NW 56th St. A duplex currently occupies each lot and both will be removed as part of this proposal.

The Affordable Housing Incentive Program will be utilized in order to achieve the maximum height and FAR allowed by the code and to provide two to three units of affordable housing.

As currently configured the project consists of 55 condominium units (one and two bedrooms) comprising eight stories. Although no parking is re-quired by code (urban village and frequent transit) this proposal provides for two levels of below grade parking providing 48 stalls. There will be a large roof deck amenity area, individual decks for each unit and individual outdoor spaces for ground floor units.

Due to the lack of an alley both parking and pedestrian access will be from 56th.

2432 & 2436.NW 56TH STREET.

5

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

03.BUILDING

DESIGN

04.DESIGN

STANDARDS

05.CODE

DEPARTURES

EDG PACKAGE I DAVID VANDERVORT ARCHITECTS PROJECT # 3028825 I 2432 NW 56TH STREET I 20171031

MR-RC

NC3-65

IBU-45

LR-3

Lot Area:

Zoning:

ECA:

Commercial Use:

Residential Use:

FAR:

HEIGHT:

SETBACKS:

PARKING:

PARKING ACCESS:

BICYCLE PARKING:

AMENITY AREA:

GREEN FACTOR:

10,000 SF

MR-RC

N/A

N/A

55 CONDOMINIUM UNITS

4.25 PER THE AFFORDABLE HOUSING INCENTIVE PROGRAM (TABLE B 23.45.510)

75’ BASE HEIGHT PER THE AFFORDABLE HOUSING INCENTIVE PROGRAM

(TABLE B 23.45.514)

FRONT: 7’ AVERAGE / 5’ MINIMUM PER TABLE B 23.45.518

SIDES: 7’ AVERAGE / 5’ MINIMUM PER TABLE B 23.45.518

10’ AVERAGE / 7’ MINIMUM ABOVE 42’ PER TABLE B 23.45.518

REAR: 15’ PER TABLE B 23.45.518

NONE REQUIRED PER TABLE B 23.54.015 N

NO ALLEY – ACCESS OFF NW 56TH STREET

1 BIKE PARKING SPACE PER 4 DWELLING UNITS PER TABLE D 23.54.015

5% OF TOTAL GROSS RESIDENTIAL FLOOR AREA PER 23.45.522 C

A GREEN FACTOR SCORE OF 0.5 IS REQUIRED FOR THIS SITE PER 23.45.524.A.2

CODE RESEARCH. ZONING DATA.

PROJECT SITE

6


02.SITE ANALYSIS

03.BUILDINGDESIGN

04.DESIGNSTANDARDS

05.CODEDEPARTURES


SITE MERRILL GARDENS (NOT SHOWN)

QUALITY FOOD CENTER

BALLARD PLAYGROUND

WINDERMERE REALITY

NW MARKET ST.

NW 56TH ST.

BALLARD COMMONS PARK

SPIRIT GAS STATION

AMLI MARK 24 APARTMENT

RAD POWER BIKES

9-BLOCK STUDY.SURROUNDING COMMUNITY.

BALLARD HEALTH CLUB

HOTEL ALBATROSS

FIREHOUSE COFFEE

BALLARD AUTO LICENSING

BALLARD HOUSE ASSISTED LIVING

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I

v v mande r o r t . c o

1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"

UNIT 101UNIT 102UNIT 103

UNIT 104 UNIT 105 UNIT 107

PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY

EQUIP. OPEN TO ABOVETRASH

ROOM

UNIT 106

ELEVATORSSTAIR STAIR

PATIO PATIO PATIO PATIO

EXIT

1 BED / 1 BATH 1 BED / 1 BATH 2 BED / 2 BATH

1 BED / 1 BATH1 BED / 1 BATH1 BED / 1 BATH1 BED / 1 BATH

RAMP

DOWNSIDEWALK

LINE OF FLOOR

ABOVE LINE OF CANOPY ABOVE

RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

7

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

03.BUILDING

DESIGN

04.DESIGN

STANDARDS

05.CODE

DEPARTURES


3

76

4

5

1

2

8

8

910

SITEBUS STOPS BIKE LANES

1. THE MARKET ARMS 6. BALLARD COMMONS PARK

2. BALLARD FARMERS MARKET 7. ST. LUKES EPISCOPAL CHURCH

3. ALL PILGRIMS CHURCH 8. LIMBACK LUMBER

4. AMLI MARK 24 APARTMENTS 9. MERRILL GARDENS BALLARD

5. ON THE PARK APARTMENTS VICINITY MAP. 10. BALLARD HOUSE

VICINITY MAP.LANDMARKS & TRANSPORTATION.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

8


02.SITE ANALYSIS

03.BUILDINGDESIGN

04.DESIGNSTANDARDS

05.CODEDEPARTURES


D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 6 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

02

BALLARD

49.00' 51.86'

55.10' 56.50' 56.20'

50.50'

8:00 am 37°

12

:00

pm

6

6°

4:00 pm 37°

10:00 am 56°2:

00 p

m 5

6°

6:00 am

17°6:00 pm 17°

8:00 am 20°

10:00 am 36°4

2°

4:00 p

m 20°

2:00

pm

36°

19

°

10:0

0 a

m 1

4°2

:00 a

m 14°

SUMMER

SPRING

WINTER

SO

UT

H

58

60

56545250484644

62

64

66

68

70

72

DEMO EXISTING BUILDINGS

EXISTING SINGLE & MULTI-FAMILY RESIDENCES

RETIREMENT HOME PARKING

EXISTING 6 STORY CONDOMINIUM

EXISTING APARTMENT & TOWNHOUSE BUILDINGS

LR-3 ZONE

MR-RC ZONE

NC3-65 ZONE

NC3-65 ZONE

SLO

PE

S D

OW

N

SLO

PE

S D

OW

N

SLOPES DOWN

26TH

AVE

NU

E N

W

NW 56TH STREET

24TH

AVE

NU

E N

W

NO ALLEY MODERATE PEDESTRIAN USE

EXISTING 6 STORYRETIREMENT HOME

EXISTING 6 STORY MIXED USE BUILDING

EXISTING LUMBER YARD

EXISTING RETIREMENT HOME

OPPORTUNITIES & CONSTRAINTS.IMMEDIATE AREA MAP.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

9

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

03.BUILDING

DESIGN

04.DESIGN

STANDARDS

05.CODE

DEPARTURES


D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

01

BALLARD

58

58

56

56

54

54

54

54

52

52

52

52

52

50

48

46

2436 NW 56TH

STREET

2432 NW 56TH

STREET

NW 56TH STREET

1. VIEW OF 2436 NW 56TH ST 6. VIEW DOWN PROPERTY LINE

2. VIEW FROM SOUTH WEST 7. LR3 APARTMENTS TO NORTH

3. VIEW OF SIDE YARD 8. VIEW LOOKING SOUTH

4. VIEW OF BACKYARD 9. VIEW OF NEIGHBORING DUPLEX

5. VIEW BETWEEM DUPLEXES PHOTO KEY PLAN. 10. VIEW OF NEIGHBORING DUPLEX

VIEWS FROM THE SITE.SITE PHOTOS

8

6

1

9

2

4

3

10

5

7

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

10


02.SITE ANALYSIS

03.BUILDINGDESIGN

04.DESIGNSTANDARDS

05.CODEDEPARTURES


PROPOSED SITE CONDITIONS.SITE PLAN.

H

D

D

DA V I

V A N E R V O R T

A R C I T E C T S

A I A

S

S

W

9

2

A

E S T

E A T

T

T L E

A S H I N G T O N

8 1 0

0 6 7 8 4 1 6 1 4

F A X 7 8 1

.

.

.

6085REGISTERED

REVISION DATE

DATE 10/16/2017

JOB NO:

CHECKED BY:

DRAWN BY: 1, 2, 3

#Contact Full Name

#Pln

SITE PLAN

03

7 X

8

T

X

1 X

9 X

S E A T L E

W A S H I N G T O N

9 8 X X X

2 0 0 0

F I R V I E W

A V E N U E A

2

4 5 4 0

U I E 1 30

X X X X X X X

0 X X X X X X X

R EE S I D E N C

X X X X X X

X X X X X

6 XX X X X

5 XXXX

JURISDICTIONAL STAMP

PERMIT / PRICING

STATE OF WASHINGTON

ARCHITECT

DAVID VANDERVORT

N 90°00'00" E 99.99'

N 0

0°01

'32"

W 1

00.0

2'

N 90°00'00" W 99.99'

N 0

0°01

'31"

W 1

00.0

2'

99'-11 7/8"

5'-0" 89'-11 15/16" 4'-11 15/16"

12'-0

"73

'-0 7

/16"

14'-1

1 13

/16"

33'-0

" H

ALF

RO

W10

0'-0

1/4

"

99'-11 13/16"

10'-0 1/4" 79'-11 7/8" 9'-11 3/4"

100'

-0 1

/4"

12'-0

"73

'-0 7

/16"

14'-1

1 13

/16"

15' REAR YARD

LINE OF

BUILDING

ABOVE

PARKING

ENTRY

BUIL

DIN

G

EN

TRY

DECK

ABOVE

TYP.

RA

MP

TO

BA

SE

ME

NT

PA

RK

ING

(50

STAL

LS)

7' A

VG

. SE

TBA

CK

(5' M

IN.)

7' AVG. S.B.

(5' MIN.)

10' S

ETB

AC

K (A

BO

VE

40'

)

10' S

ETB

AC

K (A

BO

VE

40'

)

EXIST. CURB

CUT TO BE

REMOVED

EXIST. CURB

CUT TO BE

REMOVED

EXTERIOR

COURT

PATIO PATIO

PATIO

EX

IT W

ALK

WA

Y

SHORING / RETAINING WALL


7' A

VG

. SE

TBA

CK

(5' M

IN.)

EXISTING APPARTMENT

ZONE: MR-RC

APN: 2767700100

HEIGHT: 6 STORIES

EXISTING DUPLEX

ZONE: MR-RC

APN: 2767700085

HEIGHT: 2 STORIES

EXISTING APPARTMENT

ZONE: LR3

APN: 2767700020

HEIGHT: 2 STORIES

EXISTING DUPLEX

ZONE: LR3

APN: 2767700025

HEIGHT: 2 STORIES

EXISTING TOWNHOMES

ZONE: LR3

APN: 2767700024

HEIGHT: 3 STORIES

NW 56TH STREET

58

58

56

56

54

54

54

54

52

52

52

52

52

50

48

46

9" WESTERN RED CEDAR

(REMOVE)

18" DOUGLAS FIR

(REMOVE)

20" BIG LEAF MAPLE

(RETAIN, OFF SITE)

RETAIN OFF SITE

TREES

RETAIN OFF SITE

TREE

RETAIN OFF SITE

TREE

RETAIN OFF SITE

TREE

14" LAWSON CYPRUS

(REMOVE)

RETAIN OFF

SITE TREES

8 - 9" GINNALA MAPLES

(REMOVE)

9" WEPPING CHERRY

(REMOVE)

28" UPRIGHT CYPRESS

(REMOVE)

0" FRUITING PEAR

(REMOVE)

8" NORWAY SPRUCE

(REMOVE)

LILAC BUSH

(REMOVE)

10" BAY LAUREL

(REMOVE)

4" CORKSCREW WILLOW

(REMOVE)

7" DOUGLAS FIR

(REMOVE)

49.00' 51.86'

56.20'55.10'

2432 & 2436 NW 56TH STREET

PROPOSED 55 UNIT CONDO

ZONE: MR-RC

LEGAL DESCRIPTION: PARCEL NO: 276770-0090

LOT 18, BLOCK 50, GILMAN PARK, ACCORDING TO PLAT

RECORDED IN VOLUME 3 OF PLATS, PAGE 40, IN KING

COUNTY, WASHINGTON.


LOT 19 OF IN BLOCK 50 OF THE GILMAN PARK ADDITION,

RECORDED IN VOLUME 3 OF PLATS AT PAGE 40. SITUATE

IN THE CITY OF SEATTLE, KING COUNTY, WASHINGTON.

N

0 5' 10' 20'

H

D

D

DA V I

V A N E R V O R T

A R C I T E C T S

A I A

S

S

W

9

2

A

E S T

E A T

T

T L E

A S H I N G T O N

8 1 0

0 6 7 8 4 1 6 1 4

F A X 7 8 1

.

.

.

6085REGISTERED

REVISION DATE

DATE 10/16/2017

JOB NO:

CHECKED BY:

DRAWN BY: 1, 2, 3

#Contact Full Name

#Pln

SITE PLAN

03

7 X

8

T

X

1 X

9 X

S E A T L E

W A S H I N G T O N

9 8 X X X

2 0 0 0

F I R V I E W

A V E N U E A

2

4 5 4 0

U I E 1 30

X X X X X X X

0 X X X X X X X

R EE S I D E N C

X X X X X X

X X X X X

6 XX X X X

5 XXXX

JURISDICTIONAL STAMP

PERMIT / PRICING

STATE OF WASHINGTON

ARCHITECT

DAVID VANDERVORT

N 90°00'00" E 99.99'

N 0

0°01

'32"

W 1

00.0

2'

N 90°00'00" W 99.99'

N 0

0°01

'31"

W 1

00.0

2'

99'-11 7/8"

5'-0" 89'-11 15/16" 4'-11 15/16"

12'-0

"73

'-0 7

/16"

14'-1

1 13

/16"

33'-0

" H

ALF

RO

W10

0'-0

1/4

"

99'-11 13/16"

10'-0 1/4" 79'-11 7/8" 9'-11 3/4"

100'

-0 1

/4"

12'-0

"73

'-0 7

/16"

14'-1

1 13

/16"

15' REAR YARD

LINE OF

BUILDING

ABOVE

PARKING

ENTRY

BUIL

DIN

G

EN

TRY

DECK

ABOVE

TYP.

RA

MP

TO

BA

SE

ME

NT

PA

RK

ING

(50

STAL

LS)

7' A

VG

. SE

TBA

CK

(5' M

IN.)

7' AVG. S.B.

(5' MIN.)

10' S

ETB

AC

K (A

BO

VE

40'

)

10' S

ETB

AC

K (A

BO

VE

40'

)

EXIST. CURB

CUT TO BE

REMOVED

EXIST. CURB

CUT TO BE

REMOVED

EXTERIOR

COURT

PATIO PATIO

PATIO

EX

IT W

ALK

WA

Y



7' A

VG

. SE

TBA

CK

(5' M

IN.)

EXISTING APPARTMENT

ZONE: MR-RC

APN: 2767700100

HEIGHT: 6 STORIES

EXISTING DUPLEX

ZONE: MR-RC

APN: 2767700085

HEIGHT: 2 STORIES

EXISTING APPARTMENT

ZONE: LR3

APN: 2767700020

HEIGHT: 2 STORIES

EXISTING DUPLEX

ZONE: LR3

APN: 2767700025

HEIGHT: 2 STORIES

EXISTING TOWNHOMES

ZONE: LR3

APN: 2767700024

HEIGHT: 3 STORIES

NW 56TH STREET

58

58

56

56

54

54

54

54

52

52

52

52

52

50

48

46

9" WESTERN RED CEDAR

(REMOVE)

18" DOUGLAS FIR

(REMOVE)

20" BIG LEAF MAPLE

(RETAIN, OFF SITE)

RETAIN OFF SITE

TREES

RETAIN OFF SITE

TREE

RETAIN OFF SITE

TREE

RETAIN OFF SITE

TREE

14" LAWSON CYPRUS

(REMOVE)

RETAIN OFF

SITE TREES

8 - 9" GINNALA MAPLES

(REMOVE)

9" WEPPING CHERRY

(REMOVE)

28" UPRIGHT CYPRESS

(REMOVE)

0" FRUITING PEAR

(REMOVE)

8" NORWAY SPRUCE

(REMOVE)

LILAC BUSH

(REMOVE)

10" BAY LAUREL

(REMOVE)

4" CORKSCREW WILLOW

(REMOVE)

7" DOUGLAS FIR

(REMOVE)

49.00' 51.86'

56.20'55.10'

2432 & 2436 NW 56TH STREET

PROPOSED 55 UNIT CONDO

ZONE: MR-RC


LOT 18, BLOCK 50, GILMAN PARK, ACCORDING TO PLAT

RECORDED IN VOLUME 3 OF PLATS, PAGE 40, IN KING

COUNTY, WASHINGTON.


LOT 19 OF IN BLOCK 50 OF THE GILMAN PARK ADDITION,

RECORDED IN VOLUME 3 OF PLATS AT PAGE 40. SITUATE

IN THE CITY OF SEATTLE, KING COUNTY, WASHINGTON.

N

0 5' 10' 20'

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

11

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

03.BUILDING

DESIGN

04.DESIGN

STANDARDS

05.CODE

DEPARTURES


TOPO

GRAP

HIC

& BO

UNDA

RY S

URVE

Y

TOPOGRAPHIC & BOUNDARY SURVEY

BASIS OF BEARINGS

LEGAL DESCRIPTION

VERTICAL DATUM

SURVEYOR'S NOTES

LEGEND

VICINITY MAPN.T.S.

REFERENCES

Attoll

o - B

allard

56th

STEEP SLOPE/BUFFER DISCLAIMER

EXISTING SITE CONDITIONS.SURVEY.

TOPO

GRAP

HIC

& BO

UNDA

RY S

URVE

Y

TOPOGRAPHIC & BOUNDARY SURVEY

BASIS OF BEARINGS

LEGAL DESCRIPTION

VERTICAL DATUM

SURVEYOR'S NOTES

LEGEND

VICINITY MAPN.T.S.

REFERENCES

Attoll

o - B

allard

56th

STEEP SLOPE/BUFFER DISCLAIMER

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

12


02.SITE ANALYSIS

03.BUILDINGDESIGN

04.DESIGNSTANDARDS

05.CODEDEPARTURES


PROPOSEDPROJECT SITE

26TH AVENUE NORTHWEST


VIEW FROM NW 56TH STREET. LOOKING NORTH

VIEW FROM NW 56TH STREET. LOOKING SOUTH

BLOCK FACE STUDY.NW 56TH STREET.

13

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

03.BUILDING

DESIGN

04.DESIGN

STANDARDS

05.CODE

DEPARTURES




VIEW FROM NW 56TH STREET. LOOKING NORTH

VIEW FROM NW 56TH STREET. LOOKING SOUTH

BLOCK FACE STUDY.NW 56TH STREET.

14


02.SITE ANALYSIS

03.BUILDINGDESIGN

04.DESIGNSTANDARDS

05.CODEDEPARTURES


SUN / SHADOW STUDY.IMPACTS ON SURROUNDINGS.

MARCH 21ST. 3:00 PM

JUNE 21ST. 3:00 PM

MARCH 21ST. NOON

JUNE 21ST. NOON

MARCH 21ST. 9:00 AM

JUNE 21ST. 9:00 AM

15

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

03.BUILDING

DESIGN

04.DESIGN

STANDARDS

05.CODE

DEPARTURES


SUN / SHADOW STUDY.IMPACTS ON SURROUNDINGS.

DECEMBER 21ST. 3:00 PMDECEMBER 21ST. NOONDECEMBER 21ST. 9:00 AM

16


02.SITE ANALYSIS

03.BUILDINGDESIGN

04.DESIGNSTANDARDS

05.CODEDEPARTURES


OPTION 1.DESIGN NARRATIVE / RENDERING.

SLOT DESIGN:

This design arose from a desire to create a court space that connected to the exterior in plan as well as vertically and resulted in a division of the building into two distinct masses (east and west) The building is actually divided at the rear and perceptually divided at the street. Through bifurcating the rear façade we mitigate some of the mass of the building in relation to the L3 zoned properties to the North. In order to accomodate this “slot” more area needs to be located in the side yard areas in order to have workable unit designs. In this scheme we have also chosen to create more public landscape area along the streetscape. This provides a more cohesive base for a façade that has a variety of design elements.

POSITIVES:

• Modulation of the street facing façade• Separation of the rear façade into two structures• Increased streetscape landscaping• Slot defines building entry at street and from afar• Slot provides light and air to circulation areas

NEGATIVES:

• A more vertical expression emphasizes the building height• Loss of perimeter wall area for units• 16 units have primary outlook to side yards reducing privacy• More building area in side yards. Departure is required• Requires a departure for structure depth (76’ instead of 75’)

EYE LEVEL FROM STREET FRONT. AERIAL FROM REAR YARD.

VIEW FROM ACROSS THE STREET.

17

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

03.BUILDING

DESIGN

04.DESIGN

STANDARDS

05.CODE

DEPARTURES


OPTION 1. FLOOR PLANS.

SITE PLAN. GARAGE FLOOR PLAN.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 6 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

1.5

BALLARD

100'

-0"

2'-0

"

100'-0"

TRASH

ROOM

STAIRSTAIR

BIKES

ELE

VA

TOR

S

PARKING (12 STALLS)

PARKING (11 STALLS)

RAMP UP

TO STREET

RAMP

DOWN

RAMP

DOWN

SCALE: 1" = 20'

GARAGE 1 (GARAGE 2 SIM.)

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

001

BALLARD

LOT 3 LOT 4 LOT 5 LOT 6

LOT

7

LOT

16

LOT 17

LOT 18LOT 19

LOT 20

BASIS OF BEARING (ASSUMED)

N 90°00'00" W 629.75' (629.76' R1)

549.93' (550' PLAT)

179.98'99.99'

33.0

0'

PARCEL#

276770-0090

CURB

SIDEWALK

CONC. WALL

N 90°00'00" E 99.99'

N 0

0°01'3

2"

W

100.0

2'

N 90°00'00" W 99.99'

N 0

0°01'3

1"

W

100.0

2'

49.995' 49.995'

49.995' 49.995'

N 0

0°01'3

1"

W

100.0

2'

PP PP

PP2HR

WM

58

58

58

56

56

56

56

54

54

54

54

54

54

52

52

52

52

52

52

52

50

50

50

50

50

48

48

48

46

46

46

NW 56TH ST

CONC.

SIDEWALK

CONC. WALL

CO

NC

. W

ALL

CURB

DRIVE

APRON

EA

VE

EAVEEAVE

DECK

PARCEL#

276770-0095

33'

RO

W

1.3

'

0.9

'

11.9'

8.2'

8.1'

SET

REBAR/CAP

SET PK NAIL

W/ WASHER

SSMH

RIM=51.79

IE 8"CONC=41.69(C.C.)

SET PK NAIL

W/ WASHER

SET

REBAR/CAP

N

0 5' 10' 20'

15' REAR YARD

LINE OF

BUILDING

ABOVE

PA

RK

ING

EN

TRY

BUIL

DIN

G

EN

TRY

DECK

ABOVE

TYP.

PROPOSED 8-STORY

MULTI-FAMILY

PROJECT

RA

MP

TO

BA

SE

ME

NT

PAR

KIN

G (4

8 ST

ALLS

)

7' A

VG

. SE

TBA

CK

(5' M

IN.)

7' AVG. SETBACK

(5' MIN.)

10' S

ETB

AC

K (A

BO

VE

40'

)

EXIST.

APARTMENT

BUILDING

EXIST.

DUPLEX

EXIST. CURB

CUT TO BE

REMOVED

EXIST. CURB

CUT TO BE

REMOVED

EXTERIOR

COURT

PATIO


EXIT

WA

LKW

AY

PATIO

STAIR

PATIO PATIO

14" DEC

18" DEC 18" DEC

4" DEC 3" DEC 4" DEC 3" DEC

6" DEC

10" DEC

8" DEC

16" PIN

22" PIN

7' A

VG

. SE

TBA

CK

(5' M

IN.)

10' S

ETB

AC

K (A

BO

VE

40'

)

EXIST. APARTMENT

BUILDING

EXIST.

DUPLEX

SCALE: 1" = 20'

SITE PLAN

18


02.SITE ANALYSIS

03.BUILDINGDESIGN

04.DESIGNSTANDARDS

05.CODEDEPARTURES


OPTION 1.FLOOR PLANS.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

FIRST FLOOR PLAN. SECOND - FOURTH FLOOR PLAN.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

1.1

BALLARD

N

0 8' 16' 32'

5'-0" 40'-0" 10'-0" 40'-0" 5'-0"

12'-0

"68

'-0"

5'-0

"15

'-0"

5'-0" 5'-0" 35'-0" 10'-0" 35'-0" 5'-0" 5'-0"

482 sq ft 485 sq ft 890 sq ft

544 sq ft

707 sq ft

544 sq ft

690 sq ft

UNIT 101

UNIT 104

RAMP TO

GARAGE

ENTRY

TRASH

ROOM

UNIT 102UNIT 103

UNIT 105 UNIT 106

UNIT 107

OPEN TO ABOVESTAIR

TO GAR.EXIT

2 BED / 2 BATH

SIDEWALK

LINE OF FLOOR


PATIO PATIOPATIO PATIO

1 BED / 1 BATH1 BED / 1 BATH

STAIR

TO GAR.

1 BED / 1 BATH

1 BED / 1 BATH

1 BED / 1 BATH

1 BED / 1 BATH

GATE

ELE

VA

TOR

S

SCALE: 1" = 20'

1ST FLOOR PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

1.2

BALLARD

5'-0" 5'-0" 35'-0" 10'-0" 35'-0" 5'-0" 5'-0"

9'-0

"3'

-0"

68'-0

"5'

-0"

15'-0

"

5'-0" 5'-0" 35'-0" 10'-0" 35'-0" 5'-0" 5'-0"

969 sq ft634 sq ft

707 sq ft

536 sq ft

961 sq ft 634 sq ft

703 sq ft

536 sq ft

UNIT 205

DECK DECK

DECK

TRASH

ROOM

ELE

VA

TOR

S

UNIT 206 UNIT 207

UNIT 208

UNIT 201UNIT 203UNIT 204 UNIT 202

OPEN TO BELOW

1 BED / 1 BATH

STAIR

STAIR

ROOF CANOPY BELOW

1 BED / 1 BATH

1 BED / 1 BATH


1 BED / 1 BATH

SCALE: 1" = 20'

2ND-4TH PLAN

19

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

03.BUILDING

DESIGN

04.DESIGN

STANDARDS

05.CODE

DEPARTURES



D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

FIFTH - EIGHTH FLOOR PLAN. ROOF DECK PLAN.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

1.4

BALLARD

DOG RUN

ROOF DECK

AMENITY AREA

ROOF BELOW

ROOF DECK

AMENITY AREA

TRASH

ROOM

ELE

VA

TOR

S

OPEN TO

BELOW

STAIR

STAIR

SCALE: 1" = 20'

ROOF DECK PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

1.3

BALLARD

5'-0" 5'-0" 35'-0" 10'-0" 35'-0" 5'-0" 5'-0"

9'-0

"76

'-0"

15'-1

/4"

10'-0" 35'-0" 10'-0" 35'-0" 10'-0"

1,034 sq ft762 sq ft

484 sq ft

606 sq ft

1,027 sq ft

481 sq ft

606 sq ft

UNIT 504

DECK

DECK

DE

CK

UNIT 505 UNIT 506

UNIT 507


TRASH

ROOM

OPEN TO BELOW

1 BED / 1 BATH

STAIR

STAIR

1 BED / 1 BATH

1 BED / 1 BATH

2 BED / 2 BATH1 BED / 1 BATH2 BED / 2 BATH

1 BED / 1 BATH

DE

CK

DE

CK

DE

CK

ELE

VA

TOR

S

DECK

SCALE: 1" = 20'

5TH-8TH FLOOR PLAN

20


02.SITE ANALYSIS

03.BUILDINGDESIGN

04.DESIGNSTANDARDS

05.CODEDEPARTURES



CODE CONFORMING DESIGN:

This code compliant scheme resulted from a desire to consider one scheme with interior circulation to the units rather than an external court arrangement. The building is located 16’ from the rear property line due to structure depth require-ments rather than the 15’ setback. In order to create an equivalent unit area we have recessed the ground floor units and entry. In order to mitigate the mass of the building in relation to the LR zoned properties to the North we have widened the street facing façade and narrowed the rear façade. In this scheme we have chosen not to express the roof edge with a canopy helping to decrease the apparent mass of this scheme.

POSITIVES:

• Code conforming design• 16’ setback from LR zoned property• Narrow façade at rear allows more openness for LR zoned properties to North.• Maximum street façade for units to be open to street and make use of corners

for potential views

NEGATIVES:

• Maximized street façade with minimal modulation.• Ground floor units partially below grade.• Requires window wells for egress purposes. • Potential landscape or amenity area at street devoted to window wells.• Entry lacks definition due to location below grade level at sidewalk.• Interior circulation lacks natural light.



21

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

03.BUILDING

DESIGN

04.DESIGN

STANDARDS

05.CODE

DEPARTURES




D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 6 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

1.5

BALLARD

100'

-0"

100'-0"

TRASH ROOM

ELEVATORS

STAIR STAIR

PARKING (12 STALLS)

PARKING (11 STALLS)

BIKES

RAMP UP TO

STREETRAMP

DOWN

RAMP

DOWN

SCALE: 1" = 20'


D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

001

BALLARD


LOT

7

LOT

16

LOT 17

LOT 18LOT 19

LOT 20


N 90°00'00" W 629.75' (629.76' R1)

549.93' (550' PLAT)

179.98'99.99'

33.0

0'

PARCEL#

276770-0090

CURB

SIDEWALK

CONC. WALL

N 90°00'00" E 99.99'

N 0

0°01'3

2"

W

100.0

2'

N 90°00'00" W 99.99'

N 0

0°01'3

1"

W

100.0

2'

49.995' 49.995'

49.995' 49.995'

N 0

0°01'3

1"

W

100.0

2'

PP PP

PP2HR

WMWM

58

58

58

56

56

56

56

54

54

54

54

54

54

52

52

52

52

52

52

52

50

50

50

50

50

48

48

48

46

46

46

NW 56TH ST

CONC.

CONC. WALL

CO

NC

. W

ALL

CURB

DRIVE

APRON

EA

VE

EAVEEAVE

DECK

PARCEL#

276770-0095

33'

RO

W

1.3

'

0.9

'

11.9'

8.2'

8.1'

SET

REBAR/CAP

SET PK NAIL

W/ WASHER

IE 8"CONC=41.69(C.C.)

SET PK NAIL

W/ WASHER

SET

REBAR/CAP

N

0 5' 10' 20'

15' REAR YARD

LINE OF

BUILDING

ABOVE

PAR

KIN

G

EN

TRY

BUIL

DIN

G

EN

TRY

RA

MP

BUILDING

LOBBY

DECK

ABOVE

TYP.

PROPOSED 8-STORY

MULTI-FAMILY

PROJECT

RA

MP

TO

BA

SE

ME

NT

PAR

KIN

G (4

8 ST

ALLS

)

7' A

VG

. SE

TBA

CK

(5' M

IN.)

7' AVG. SETBACK

(5' MIN.)

10' S

ETB

AC

K (A

BO

VE

40'

)

EXIST.

APARTMENT

BUILDING

EXIST.

RESIDENCE

EXIST. CURB

CUT TO BE

REMOVED

EXIST. CURB

CUT TO BE

REMOVED

WINDOW

WELL

14" DEC

18" DEC 18" DEC


6" DEC

10" DEC

8" DEC

16" PIN

22" PIN

WINDOW

WELL

WINDOW

WELL

WINDOW

WELL

10' S

ETB

AC

K (A

BO

VE

40'

)

7' A

VG

. SE

TBA

CK

(5' M

IN.)

EXIST. APARTMENT

BUILDING

EXIST.

RESIDENCE

WINDOW

WELL

WINDOW

WELL

WINDOW

WELL

SCALE: 1" = 20'

SITE PLAN

22


02.SITE ANALYSIS

03.BUILDINGDESIGN

04.DESIGNSTANDARDS

05.CODEDEPARTURES



D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN


D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

1.1

BALLARD

N

0 8' 16' 32'10'-6

"51

'-6"

22'-0

"16

'-0"

10'-0" 80'-0" 10'-0"

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

605 sq ft 768 sq ft

871 sq ft670 sq ft

631 sq ft

613 sq ft



LOBBY

RAMP TO

GARAGE

WINDOW

WELL

ELEVATORS

TRASH

ROOM

EQUIP.STAIR STAIR

1 BED / 1 BATH 1 BED / 1 BATH


1 BED / 1 BATH

2 BED / 2 BATH

EXIT

RAMP

DOWN

SIDEWALK

GATE

WINDOW

WELL

WINDOW

WELL

WINDOW

WELL

WINDOW

WELL

WINDOW

WELL

WINDOW

WELL

SCALE: 1" = 20'

1ST FLOOR PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

1.2

BALLARD

537 sq ft537 sq ft

5'-0" 90'-0" 5'-0"

10'-6

"51

'-6"

22'-0

1/4

"16

'-0"

10'-6

"51

'-6"

21'-6

3/4

"16

'-5 1

/2"

10'-0" 80'-0" 10'-0"

925 sq ft584 sq ft

719 sq ft

925 sq ft 584 sq ft

719 sq ft



ELEVATORS

TRASH

ROOM

EQUIP.STAIR STAIR

UNIT 207

UNIT 204

DE

CK

DECK



1 BED / 1 BATH

2 BED / 2 BATH

DECK

SCALE: 1" = 20'

2ND-4TH PLAN

23

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

03.BUILDING

DESIGN

04.DESIGN

STANDARDS

05.CODE

DEPARTURES



D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN


D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

1.4

BALLARD

DOG RUN

ROOF DECK

AMENITY AREA

ROOF DECK

AMENITY AREA

ELEVATORS

TRASH

ROOM

EQUIP.STAIR STAIR

SCALE: 1" = 20'

ROOF DECK PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

1.3

BALLARD

1,058 sq ft713 sq ft

824 sq ft566 sq ft824 sq ft

1,055 sq ft

10'-0" 80'-0" 10'-0"

10'-6

"73

'-6"

16'-0

"

10'-6

"73

'-6"

16'-0

"

10'-0" 80'-0" 10'-0"

UNIT 201UNIT 202

UNIT 205 UNIT 208UNIT 207

UNIT 204

1 BED / 1 BATH 1 BED / 1 BATH


1 BED / 1 BATH

2 BED / 2 BATH

ELEVATORS

TRASH

ROOM

EQUIP.STAIR STAIR

DE

CK

DECK

DECK

DE

CK

DE

CK

DECK

SCALE: 1" = 20'

6TH-8TH FLOOR PLAN

24


02.SITE ANALYSIS

03.BUILDINGDESIGN

04.DESIGNSTANDARDS

05.CODEDEPARTURES



PREFERRED DESIGN:

This scheme utilizes a fully encompassed exterior court space for circulation pro-viding visual interaction between levels and some openness to natural light while maintaining the building perimeter creating units focused to the streetscape / south views and to the large rear yard / openness to the north. It creates a cohesive structure that addresses the street through a recessed and articulated street level and also addresses the individual units with corner windows and large balconies. By narrowing the structure at the rear we provide openness to the LR zoned prop-erties to the North. The emphasis on horizontal elements minimizes the apparent verticality of the building while creating a clear base that relates to the street and a cap that provides visual interest at the roofline.

POSITIVES:

• Maximized streetscape area.• Street level articulation and private outdoor spaces that enliven the streetscape.• Horizontal emphasis minimizes apparent verticality of façade.• Narrow façade at rear allows more openness for LR zoned properties to North.• Extensive street façade for units to be open to street and make use of corners

for potential views.• Main living areas to front and rear allows maximum glazing in those areas for

façade transparency and more privacy to neighboring properties to East and West.

• Exterior court provides light and air for interior circulation and the ability to visually connect different levels.

NEGATIVES:

• Requires a departure for structure depth (76’ instead of 75’).



25

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

03.BUILDING

DESIGN

04.DESIGN

STANDARDS

05.CODE

DEPARTURES



D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.5

BALLARD

100'

-0"

100'-0"

TRASH

ROOM


PARKING (12 STALLS)

PARKING (11 STALLS)

BIKESRAMP UP TO

STREET

RAMP

DOWN

RAMP

DOWN

SCALE: 1" = 20'


D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN


D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

001

BALLARD


LOT

7

LOT

16

LOT 17

LOT 18LOT 19

LOT 20


N 90°00'00" W 629.75' (629.76' R1)

549.93' (550' PLAT)

179.98'99.99'

33.0

0'

PARCEL#

276770-0090

CURB

SIDEWALK

CONC. WALL

N 90°00'00" E 99.99'

N 0

0°01'3

2"

W

100.0

2'

N 90°00'00" W 99.99'

N 0

0°01'3

1"

W

100.0

2'

49.995' 49.995'

49.995' 49.995'

N 0

0°01'3

1"

W

100.0

2'

PP PP

PP2HR

WMWM

58

58

58

56

56

56

56

54

54

54

54

54

54

52

52

52

52

52

52

52

50

50

50

50

50

48

48

48

46

46

46

NW 56TH ST

CONC.

CONC. WALL

CO

NC

. W

ALL

CURB

DRIVE

APRON

EA

VE

EAVEEAVE

DECK

PARCEL#

276770-0095

33'

RO

W

1.3

'

0.9

'

11.9'

8.2'

8.1'

SET

REBAR/CAP

SET PK NAIL

W/ WASHER

IE 8"CONC=41.69(C.C.)

SET PK NAIL

W/ WASHER

SET

REBAR/CAP

N

0 5' 10' 20'

15' REAR YARD

LINE OF

BUILDING

ABOVE

PAR

KIN

G

EN

TRY

BUIL

DIN

G

EN

TRY

DECK

ABOVE

TYP.

PROPOSED 8-STORY

MULTI-FAMILY

PROJECT

RA

MP

TO

BA

SE

ME

NT

PAR

KIN

G (5

0 ST

ALLS

)

7' A

VG

. SE

TBA

CK

(5' M

IN.)

7' AVG. SETBACK

(5' MIN.)

10' S

ETB

AC

K (A

BO

VE

40'

)

10' S

ETB

AC

K (A

BO

VE

40'

)

EXIST.

APARTMENT

BUILDING

EXIST.

DUPLEX

EXIST. CURB

CUT TO BE

REMOVED

EXIST. CURB

CUT TO BE

REMOVED

EXTERIOR

COURT

PATIO PATIO

PATIO

EXIT

WA

LKW

AY



14" DEC

18" DEC 18" DEC


6" DEC

10" DEC

8" DEC

16" PIN

22" PIN

7' A

VG

. SE

TBA

CK

(5' M

IN.)

EXIST.

DUPLEX

EXIST. APARTMENT

BUILDING

SCALE: 1" = 20'

SITE PLAN

26


02.SITE ANALYSIS

03.BUILDINGDESIGN

04.DESIGNSTANDARDS

05.CODEDEPARTURES



D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.2

BALLARD

514 sq ft 514 sq ft

3'-0

"6'

-0"

3'-0

"48

'-0"

25'-0

"15

'-0"

5'-0" 5'-0" 80'-0" 5'-0" 5'-0"

10'-0" 80'-0" 10'-0"

922 sq ft 622 sq ft

711 sq ft

922 sq ft622 sq ft

711 sq ft

UNIT 206UNIT 205

UNIT 203UNIT 204

DECK

DECK

DECKUNIT 207 UNIT 208

UNIT 202 UNIT 201

DECK

DECK

DECK

EQUIP. OPEN TO BELOWTRASH

ROOM


1 BED / 1 BATH 1 BED / 1 BATH 2 BED / 2 BATH2 BED / 2 BATH


EXT. EXIT BALCONY

SCALE: 1" = 20'

2ND-4TH PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN


27

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

03.BUILDING

DESIGN

04.DESIGN

STANDARDS

05.CODE

DEPARTURES



D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.4

BALLARD

ELEVATOR EQUIP.

DOG RUN

ROOF DECK

AMENITY AREA


ROOM


ROOF DECK

AMENITY AREA

ROOF BELOW

SCALE: 1" = 20'

ROOF DECK PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.3

BALLARD

686 sq ft

603 sq ft 872 sq ft

1,005 sq ft

872 sq ft

1,020 sq ft

10'-0" 79'-11 3/4" 10'-0"

9'-0

"76

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

DE

CK

UNIT 505UNIT 504 UNIT 506

UNIT 503 UNIT 501UNIT 502

DECK DECK

DECKDECK DECK

DECK DECK

DE

CK


ROOM


EXT. EXIT BALCONY

1 BED / 1 BATH 1 BED / 1.5 BATH1 BED / 1.5 BATH


SCALE: 1" = 20'

5TH-8TH FLOOR PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN


28


02.SITE ANALYSIS

03.BUILDINGDESIGN

04.DESIGNSTANDARDS

05.CODEDEPARTURES


OPTION 3.PREFERRED DESIGN.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.6

BALLARD

514 sq ft 514 sq ft

922 sq ft 622 sq ft

711 sq ft

922 sq ft622 sq ft

711 sq ft

UNIT 206UNIT 205

UNIT 203UNIT 204

DECK

DECK


UNIT 202 UNIT 201

DECK

DECK

DECK


ROOM




EXT. EXIT BALCONY

SCALE: 1" = 20'

2ND-4TH PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

1.6

BALLARD

969 sq ft634 sq ft

707 sq ft

536 sq ft

961 sq ft 634 sq ft

703 sq ft

536 sq ft

UNIT 205

DECK DECK

DECK

TRASH

ROOM

ELE

VA

TOR

S

UNIT 206 UNIT 207

UNIT 208

UNIT 201UNIT 203UNIT 204 UNIT 202

OPEN TO BELOW

1 BED / 1 BATH

STAIR

STAIR

ROOF CANOPY BELOW

1 BED / 1 BATH

1 BED / 1 BATH


1 BED / 1 BATH

SCALE: 1" = 20'

2ND-4TH PLAN

OPTION 2.CODE CONFORMING DESIGN.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

1.6

BALLARD

537 sq ft537 sq ft

925 sq ft584 sq ft

719 sq ft

925 sq ft 584 sq ft

719 sq ft



ELEVATORS

TRASH

ROOM

EQUIP.STAIR STAIR

UNIT 207

UNIT 204

DE

CK

DECK



1 BED / 1 BATH

2 BED / 2 BATH

DECK

SCALE: 1" = 20'

2ND-4TH PLAN

OPTION 1.SLOT DESIGN.

29

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

03.BUILDING

DESIGN

04.DESIGN

STANDARDS

05.CODE

DEPARTURES


OPTION 3.LANDSCAPE PLAN.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.1

BALLARD

480 sq ft 870 sq ft

705 sq ft516 sq ft

553 sq ft

711 sq ft 516 sq ft

N

0 8' 16' 32'

5'-0" 41'-0" 8'-0" 41'-0" 5'-0"

9'-0

"3'

-0"

48'-0

"25

'-0"

15'-0

"

10'-0" 80'-0" 10'-0"

20'-0"



PATIO PATIO

PATIO

RAMP TO

GARAGE

ENTRY


ROOM

UNIT 106



EXIT



RAMP

DOWNSIDEWALK

LINE OF FLOOR


RETAINING WALL

GATE

SCALE: 1" = 20'

1ST FLOOR PLAN

30


02.SITE ANALYSIS

03.BUILDINGDESIGN

04.DESIGNSTANDARDS

05.CODEDEPARTURES


CS2: Urban Pattern and Form

A. Location in the City and NeighborhoodsA.1 Architectural PresenceThis building, being a mid-block residential structure on a block composed of resi-dential structures is not a “high profile” building. Its design is meant to be a calming presence on a street where, visually, there is already a lot going on. It is a fairly simple volume emphasizing the street edge with the goal of an elegant composition of façade elements.

B. Adjacent Sites, Streets, and Open SpacesB.1 Connection to StreetBeing a mid-block site we have one opportunity to interact with the street and the city and that is the street facing façade. We maintain the street edge with a con-sistent façade rhythmically composed of large glazing and cantilevered baclonies. The ground floor is set back to provide privacy and the opportunites for landscaping along the sidewalk. Street level private areas will enliven the streetscape.

D. Height, Bulk and ScaleD.2 Existing Site featuresThe site slopes up from the street to the rear of the property a total of 9 feet. Through the use of retaining walls we are able to utilize this grade difference to min-imize the impacts of our project on the LR zoned properties to the north by reducing its mass. The garage entry location utilizes the slope of the street to minimize the ramp slope for access to the parking garage.

D.4 Massing ChoicesIn transitioning to the LR zoned properties to the North we have maintained the 15’ building setback. Due to the grade change the ground level at the rear is depressed through the use of retaining walls. The large yard area here will be used to incor-porate trees that will screen and buffer the mass of our building. The rather high percentage of glazing proposed for our North elevation increases transparency and thus reduces the perceived mass of the structure.

CS3: Architectural Context and Character

A. Emphasizing Positive Neighborhood AttributesA.2 Contemporary DesignThis project will incorporate modern design and materials in keeping with current explorations throughout the Ballard neighborhood. The design incorporates large window areas, cantilevered steel balconies, metal siding, panelized siding and clear forms.

A.4 Evolving NeighborhoodsBuilding upon other recent design trends in this evolving neighborhood of Ballard, this building explores contemporary design features but seeks to create a calming cohesive presence emphasizing composition and rhythm over bold forms.

PL3: Street-Level Interaction

A. EntriesA.1 Design ObjectivesThe primary entry is centered on the building composition and emphasized by an entry canopy. Access is direct to the street with paved surfacing adjacent to land-scape areas. Privacy to adjacent ground floor residences will be screened/defined by retaining walls and planting. Continuity to the central external circulation court will provide a positive relationship of the exterior to the interior.

A.2 Ensemble of ElementsAn entry portal which ties into the roof edge canopy above creates a clear point of entry. Retaining walls, planting and paving will be used to emphasize this approach, provide privacy to adjacent private patios. The proximity of these private areas will enliven the street and building entry. A passageway leads directly to the central exterior court with its elevator and stair components.

B. Residential Edges4. InteractionThe central exterior court will be a location for residents to meet and gather, and

DESIGN STANDARDS.DESIGN NARRATIVE.

31

01.PROJECT

INFORMATION

02.SITE

ANALYSIS

03.BUILDING

DESIGN

04.DESIGN

STANDARDS

05.CODE

DEPARTURES


will allow for interactions from floor to floor as well. The central entry leading to this court will be developed as an extension of this interaction. Cantilevered balconies will serve to connect individual units with the streetscape.

DC2: Architectural Concept

A. Massing1. Site Characteristics and UsesWe have designed the structure to maximize the width at the street in order to em-phasize the street edge and take advantage of views and interaction opportunities. The rear façade is narrower in deference to the LR zoned properties to the North.

2. Reducing Perceived MassA composed façade of large window areas and cantilevered decks break down the mass of the structure while maintaining a simple and clear form. A horizontal arrangement of materials will reduce the perception of height of the building.

B. Architectural and Façade Composition1. Façade CompositionThe building is conceived as a complete structure with the rear façade having much of the same character as the street façade. The sides further maintain this cohesive approach while reducing the glazing area for privacy to neighboring structures. The composition of elements (windows, balconies, canopies) will be clear and rhythmic while relating to the internal uses.

C. Secondary Architectural Features1. Visual Depth and InterestWe are seeking a departure for proximity of balconies to the front property line in order to enhance the depth and texture provided by these balconies to the front façade. The recessing of the ground level integrates it with the embracing mass of the side elements while the bay windows enliven this ground level façade with an additional layer of human scaled massing. The roof level canopies echo the entry and provide a cap the gives the building scale and provides visual interest to the roofscape.

D. Scale and Texture1. Human ScaleThe building incorporates an entry portal, exterior balconies, a recessed ground level, retaining walls, ground floor bay windows, landscaping and private outdoor space to create a human scale at the street level.

DC4: Exterior Elements and Finishes

A. Building Materials1. Exterior Finish MaterialsThe exterior will be composed of a limited number of exterior materials related to form. Metal siding, panelized siding, wood elements will clarify the form of the build-ing and be consistent on all facades. The panel pattern will be designed to relate directly to the window arrangement.

5. Climate AppropriatenessThe metal siding and panel siding are highly durable and will be designed for build-ing envelope integrity. Darker colors will be more easily maintained. Being promi-nent, the balconies will be designed in steel so as to not visibly degrade over time.

B. Trees, Landscape and Hardscape materials1. Choice of Plant MaterialsThe entire site will be re-landscaped in a manner that is consistent with the project design and integrates appropriately with neighboring structures. Screening, security and an enjoyable natural environment will be the main goals. New street trees will be planted in consultation with the City.

6. Hardscape MaterialsA consistent use of pervious hard surface materials will be used that integrates with the architecture and creates clear delineations of public vs. private space and primary vs. secondary circulation.

DESIGN STANDARDS.DESIGN NARRATIVE.

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

2.6

BALLARD

514 sq ft 514 sq ft

922 sq ft 622 sq ft

711 sq ft

922 sq ft622 sq ft

711 sq ft

UNIT 206UNIT 205

UNIT 203UNIT 204

DECK

DECK


UNIT 202 UNIT 201

DECK

DECK

DECK


ROOM




EXT. EXIT BALCONY

SCALE: 1" = 20'

2ND-4TH PLAN

D D

V VA N D E R O R T

A

A A

R C H I T E C T S

I

2 ..0 6 7 8 4 1 6 1 4

A V I


1 0 / 1 2 / 2 0 1 7

ATTOLLO

56TH STREET CONDOS

001

BALLARD


LOT

7

LOT

16

2432 nw 56th street - seattle...2432 nw 56th street architect: david vandervort architects cc: mike...

Documents