3525 & 3531 wallingford ave n. - seattle.gov home ave n. ashworth ave n. carr pl n. woodlawn ave...

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DPD PROJECT NO.: 3022700 3023631 MEETING DATE: 1/13/2016 APPLICANT CONTACT: Peter Tallar, Project Manager Caron Architecture [email protected] 206.367.1382 2505 3rd Ave Suite 300C Seattle 98121 CARON REF #2015.042 3525 & 3531 Wallingford Ave N. ROWHOUSES AND TOWNHOMES STREAMLINED DESIGN GUIDANCE

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DPD PROJECT NO.:

30227003023631

MEETING DATE:

1/13/2016

APPLICANT CONTACT:

Peter Tallar, Project ManagerCaron [email protected] 3rd Ave Suite 300C Seattle 98121

CARON REF #2015.042

3525 & 3531 Wallingford Ave N.ROWHOUSES AND TOWNHOMES STREAMLINED DESIGN GUIDANCE

CONTENTS

Proposal Description 3Context Analysis 4Existing Site Conditions 9Survey & LBA Survey 10Site Plan 11Landscape Plan 12Zoning Data 14Design Guidelines 15Architectural Concept 18

PROJECT TEAM

OWNERMichael Pollard Isola Homes

CARON ARCHITECTURE CONTACTPeter Tallar, Project Manager [email protected] Reference No.: 2015.046

SITE INFORMATION

ADDRESS: 3525 & 3531 Wallingford Ave N

DPD PROJECT NO.: 3022700

3023631

PARCEL(S): 4083306200

OVERLAY DESIGNATION: None

ECA: None

PARKING REQUIREMENT: 7 Stalls

LEGAL DESCRIPTION: Lot 3 of block 64 of the Lake Union add. To C.O.S. subject to short subdivision #3022206, parcel C & parcel D

DEVELOPMENT STATISTICS:

ZONING: LR-2

LOT SIZE: 3525 Townhouse: 3,471.00 SF

3531 Rowhouse: 4,092.31 SF

FAR: 3525 Townhouse: 1.2 (4,165.20 SF)

3531 Rowhouse: 1.3 (5,320.00 SF)

PROPOSED FAR: 3525 Townhouse: 4,052.37 SF

3531 Rowhouse: 5,106.33 SF

RESIDENTIAL UNITS: 7

PARKING STALLS: 7

32505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE

PROPOSAL DESCRIPT ION

DEVELOPMENT OBJECTIVES

The proposed development utilizes two lots with a central open shared parking area. The east street facing lot will contain 4 rowhouses, while the interior lot will house 3 townhouses for a total of 7 units. The goal is to create a modern rowhouse and infill development that will knit increased density into this growing neighborhood. A shared driveway will access the site from Wallingford Ave. N. and surface parking will be provided for each unit.

DEVELOPMENT SUMMARY

Project Introduction

AXONOMETRIC MAP (GOOGLE EARTH)

12-BLOCK AERIAL

35313525

35313531

WAL

LINGFO

RD AVE

N.

N. 36TH ST

DENSMORE AVE N.

WOODLAWN AVE N.

N. 35TH ST

WAL

LIN

GFO

RD

AVE

N.

N. 36TH ST

N. 35TH ST

N. 37TH ST

BU

RKE

AVE

N.

MER

IDIA

N A

VE N

.

BAG

LEY

AVE

N.

DEN

SMO

RE

AVE

N.

NN

WO

OD

LAW

N A

VE N

.

CAR

R P

L N

.

ASH

WO

RTH

AVE

N.

INTE

RLA

KE A

VE N

.

Level Rowhouse FAR SF Townhouse FAR SF

Level 1 1,539.85 1,112.90

Level 2 1,704.86 1,395.52

Level 3 1,704.86 1,395.52

Roof 156.76 148.43

Total 5,106.33 SF 4,052.37 SF

4 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016

CONTEXT ANALYSIS

SITE DESCRIPTION & ANALYSIS

The site is bounded by Wallingford Ave. N to the east, a proposed rowhouse development to the north, single family housing to the west, and an existing townhouse development to the south. The site slopes gradually from the northeast corner to the southwest with an approximate 5’ loss in elevation. Low (2-3 feet) rockeries and retaining walls constrain the site from Wallingford Ave. N. and frame the existing garage and duplexes. A large (approximately 6 feet tall) retaining wall with a fence on top runs along the south property line and acts as a buffer from the existing townhouse development to the south.

The existing structures are proposed to be demolished, as well as the existing rockeries located on the site and the existing site access stairs. The retaining wall at the south property line is associated with the development to the south, and will not be disturbed.

Telecommunication lines run in front of the property up Wallingford Ave. N, while electrical lines appear to run on the opposite side of the street.

The site receives great east and west solar exposure, with limited lower level solar exposure to the south. The project will strive to maximize solar exposure and views to the proposed row house project to the north and will not have substantial impact on existing buildings to the west or across the street to the east.

Site Context & Urban Design Analysis

Site

C2-40

IC-45

LR2

LR1

SF-5000

Park

WAL

LIN

GFO

RD

AVE

N.

N. 36TH ST

N. 35TH ST

N. 34TH ST

N. 37TH ST

N. 38TH ST

N. NORTHLAKE WAY

BU

RKE

AVE

N.

MER

IDIA

N A

VE N

.

DEN

SMO

RE

AVE

N.

WO

OD

LAW

N A

VE N

.

CAR

R P

L N

.

ASH

WO

RTH

AVE

N.

WAL

LIN

GFO

RD

AVE

N.

N. 36TH ST

N. 35TH ST

N. 34TH ST

N. 37TH ST

N. 38TH ST

N. NORTHLAKE WAY

BU

RKE

AVE

N.

MER

IDIA

N A

VE N

.

DEN

SMO

RE

AVE

N.

WO

OD

LAW

N A

VE N

.

CAR

R P

L N

.

ASH

WO

RTH

AVE

N.

SF-5000

LR-2

LR-1

C2-40IC-45

NN

Site

Mixed-Use

Commercial

SFR (1- 2 Stories)

Multi Family

Park

SURROUNDING USES MAP KEY ZONING MAP KEY

52505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE

1 EVO SEATTLE

DISTANCE FROM SITE (0.4 MI):

2 MIN. 7 MIN.

3 GAS WORKS PARK

DISTANCE FROM SITE (0.3 MI):

3 MIN. 6 MIN.

2 ESSENTIAL BAKING

DISTANCE FROM SITE (0.2 MI):

1 MIN. 4 MIN.

4 WATERWAY 18

DISTANCE FROM SITE (0.4 MI):

3 MIN. 7 MIN.

5 BROOKS SPORTS

DISTANCE FROM SITE (0.4 MI):

2 MIN. 7 MIN.

CONTEXT ANALYSIS

N. 38TH STTN 38TH STTN. 38TH ST

N. 39TH STTN. 39TH ST

N. NORTHLAKE WAYNO

N. P

ACIF

IC S

T

PAN

BAG

LEY

AVE

N.

BAG

LEY

AVE

N.

COR

LISS

AVE

N.

COR

LISS

AVE

N..

AVE

N.

AVE

N.

INTE

RLA

KE A

VE N

.IN

TER

LAKE

AVE

N.

STO

NE

WAY

N.

N. 40TH STT SUSU EAS

EAS

1ST

1ST

2N

WO

OD

LAN

D P

ARK

AVE

N.

WO

OD

LAN

DPA

RK

AVE

N.

ALB

ION

PL

N.

ALB

ION

PLN

.

WH

ITM

AN A

VE N

.W

HIT

MAN

AVE

N.

WIN

SLO

W P

L N

.W

INSL

OW

PLN

BRIDGE WAY N

BRIDGE WAY N

.

B

EAST

LAKE

AVE

E.

FAIR

VIEW

AVE

E.

FAIR

VIEW

RVIE

W A

VEE

FAIR

VIEW

AVE

E.

FRAN

KLIN

AVE

E.

FRAN

KLIN

AVE

E.

N A

VE

WAL

LIN

GFO

RD

AVE

NW

.

N. 36TH STN 36TH STT

N. 35TH STN T

N. 34TH STT

N. 37TH STTN 37TH STTN. 37TH ST

BU

RKE

AVE

N.

BU

RKE

AVE

N

MER

IDIA

N A

VE N

.M

ERID

IAN

AVE

N.

B

DEN

SMO

RE

AVE

N.

DEN

SMO

RE

AVE

N

WO

OD

LAW

N A

VE N

.W

OO

DLA

WN

AVE

N.

CAR

RPL

NCA

RR

PL

N.

ASH

WO

RTH

AAS

HW

OR

TH A

BAG

BAG

H A

VH

AV

UU SS TT

Community Nodes & LandmarksNEIGHBORHOOD, SEATTLE, WA

VICINITY & WALKING MAP KEY

Site

Park

Transit Stops

Bus Stops

Dedicated Bike Lanes

View

5-Minute Walking Distance

1

N

2

1AUR

OAU

RO

RA

AR

A AV

EN

VE N

.

WAL

LIN

GFO

RD

AVE

N.

N. 36TH ST

N. 35TH ST

N. 34TH ST

N. 37TH ST

N. NORTHLAKE WAY

N. P

ACIF

IC S

T

BU

RKE

AVE

N.

MER

IDIA

N A

VE N

.

BAG

LEY

AVE

N.

COR

LISS

AVE

N.

DEN

SMO

RE

AVE

N.

WO

OD

LAW

N A

VE N

.

CAR

R P

L N

.

ASH

WO

RTH

AVE

N.

INTE

RLA

KE A

VE N

.

3

4

5

SS

OOOOALL

TITITITSS

IFIFF

6 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016

CONTEXT ANALYSIS

1 JAS DESIGN BUILD AT 3600 WALLINGFORD AVE N.

DISTANCE FROM SITE (250 FEET):

1 MIN. 1 MIN.

4 CANTINETTA AT 3650 WALLINGFORD AVE N.

DISTANCE FROM SITE (0.1 MI):

1 MIN. 3 MIN.

2 FISHERIES SUPPLY AT 1900 N. NORTHLAKE WAY

DISTANCE FROM SITE (0.3 MI):

2 MIN. 5 MIN.

5 PALAZZO COFFEE AT 1906 N. 34TH ST.

DISTANCE FROM SITE (0.2 MI):

2 MIN. 4 MIN.

3 WALLINGFORD STEPS AT 1800 N. NORTHLAKE WAY

DISTANCE FROM SITE (0.2 MI):

3 MIN. 5 MIN.

6 STUDIO EVOLVE AT 3333 WALLINGFORD AVE N.

DISTANCE FROM SITE (0.1 MI):

1 MIN. 3 MIN.

WAL

LIN

GFO

RD

AVE

N.

N. 36TH ST

N. 35TH ST

N. 34TH ST

N. 37TH ST

N. NORTHLAKE WAY

BU

RKE

AVE

N.

MER

IDIA

N A

VE N

.

DEN

SMO

RE

AVE

N.

WO

OD

LAW

N A

VE N

.

CAR

R P

L N

.

3

1

2

Site

View1

MAP KEY

N

NEIGHBORHOOD DESIGN

The surrounding neighborhood is one of increasing density. Townhouses and small apartment buildings line each side of Wallingford Ave. and 1920’s bungalows are slowly being replaced with new develpoemnt in the adjacent SF zone.

Neighborhood VicinityNEIGHBORHOOD, SEATTLE, WA

4

6 5

72505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE

CONTEXT ANALYSIS

Existing Notable Architectural & Siting Patterns

WAL

LIN

GFO

RD

AVE

N.

N. 36TH ST

N. 35TH ST

N. 34TH ST

N. 37TH ST

N. 38TH ST

BU

RKE

AVE

N.

MER

IDIA

N A

VE N

.

DEN

SMO

RE

AVE

N.

WO

OD

LAW

N A

VE N

.

CAR

R P

L N

.

2

Site

View1

MAP KEY

N

DESIGN CUES

The neighborhood is a host to contemporary, as well as, turn of the century architecture. With such a large array of styles and uses, development should find a blance between old and new though material choices, stlyes, and architectural features.

1 1809 N 36TH STREET TOWNHOUSES

4 3522 WALLINGFORD AVE N

2 3447 MERIDIAN AVE N. TOWNHOUSES

5 VELO APARTMENTS AT 3635 WOODLAWN AVE N.

3 3519 WALLINGFORD AVE N. TOWNHOUSES

6 3827 CARR PL.

3

6

4

5 1

8 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016

Streetscapes

CONTEXT ANALYSIS

WAL

LIN

GFO

RD

AVE

N.

N. 36TH ST

N. 35TH ST

BU

RKE

AVE

N.

DEN

SMO

RE

AVE

N.

WO

OD

LAW

N A

VE N

.

N

WALLINGFORD AVE N, FACING WEST

WALLINGFORD AVE N, FACING EAST

1

2

EXISTING STRUCTURES TO BE DEMOLISHED

SITE

Federal Ave E.

OPPOSITE OF PROJECT SITE

E. Aloha St

2

1

92505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE

EXIST ING S ITE CONDIT IONS

Site Photos

2 LOCATION

1 LOOKING WEST AT PROJECT SITE, FROM FEDERAL AVE E.

4 LOCATION

3 LOCATION

5 LOCATION

6 LOCATION

WAL

LIN

GFO

RD

AVE

N.

N. 36TH ST

N. 35TH ST

BU

RKE

AVE

N.

DEN

SMO

RE

AVE

N.

WO

OD

LAW

N A

VE N

.

4

3

1

Site

View1

MAP KEY

N

2

6

5

10 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016

EXIST ING S ITE CONDIT IONS

Survey / Tree Survey

PROPERTY DESCRIPTION:

Tax. Parcel No. 4083306200

Lot 3, block 64, lake union addition to the city of Seattle, according to the plat thereof recorded in volume 1 of plats, page 238, records of King County, WA.

Prunus avium, wild cherry:

8.282” Dia., 7’ Tall, 12’ Drip line

Not Exceptional

Thuja plicata, red cedar:

4.402” Dia., 9’ Tall, 6’ Drip line

Not Exceptional

EXISTING TREE MAP KEY

LOT BOUNDARY ADJUSTMENT SURVEY

Tax Parcel No. 4083306193

The east 75 feet of lot 2, block 64, lake union addition to the city of Seattle, according to the plat thereof recorded in volume 1 of plats, page 238, records of King County, WA.

Pinus ponderosa, ponderosa pine:

12.250” Dia., 28’ Tall, 18’ Drip line

Not Exceptional

Malus domestica, common apple:

8.500” Dia., 10’ Tall, 16’ Drip line

Not Exceptional

SURVEY

35253531

112505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE

SITE PLAN

N

Site Plan

Residential

Amenity

Residential Access

Vehicular Access

KEY

3525 - TOWNHOUSE 3531 - ROWHOUSE

12 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016

LANDSCAPE PLAN

Landscape Plan

N

60.00

' PRO

P. LI

NE

VEHI

CLE

ENTR

ANCE

SHAR

ED A

CCES

S

ADJACENTLOT LR-2

SURFACEPARKING AREAFOR 7 VEHICLES

CONC

.SI

DEW

ALK

5' FRONTSETBACK

EXISTING UTILITYPOLE & O.H. LINES

70.00

' NEW

PRO

P. LI

NE

+120' +121' +122'

+123'

+120' +121'+122' +122' +121'

UNIT3531-1

UNIT3531-2

UNIT3531-3

UNIT3531-4

UNIT3525-3

UNIT3525-2

UNIT3525-1

+119'

+118'

+117'

+116'

+118.3'

+117.5'

+116.5'

+120'

+119.5'

+119'

+120'

+120'

+120'

+119.5'

+119.5'

+119.5'

1264 SF

1386 SF

1264 SF

1264 SF

1335 SF

1335 SF

LINE OFFLOORABOVE

115.5'115.5'

TYPE A

TYPE A

TYPE B

TYPE B

TYPE D

TYPE B

TYPE B1264 SF

+119'

+119'

+119.5'

WAL

LINGF

ORD

AVE

N.66

' ASP

HALT

R.O

.W.

PEDESTRIAN ACCESS ALTERNATIVE PAVING+119'

+120' +119.5'

+120' +119.5'

+120' +119.5'

SLOPE UP5%

BIORETENTIONPLANTER

BIORETENTIONPLANTER

BIORETENTIONPLANTER

132505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE

LANDSCAPE PLAN

Landscape Schedule

T R E E S B O TA N I C A L N A M E / C O M M O N N A M E S I Z E Q T Y

Acer platanoides ‘ Columnare’ / Columnar Norway MapleStreet Tree

2” cal 5

Amelanchler x grandiflora ‘Autumn Brilliance’ / Autumn Bril-liance Serviceberry Street TreeSingle Stem

2” cal 2

Liriodendron tulipifera ‘Fastigata’ / Tulip TreeGSI Tree

1.5” cal 3

Styrax japonicus / Japanese SnowbellGSI Tree

1.5” cal 3

Taxodium distichum ‘Shawnee Brave’ TM / Bald CypressGSI Tree

1.5” cal 1

S H R U B S B O TA N I C A L N A M E / C O M M O N N A M E S I Z E Q T Y

Astilbe x arendsii ‘Bridal Vine’ / Bridal Vine Astilbe 1 gal 35

Blechum spicant / Deer Fern 1 gal 42

Camellia x ‘Butter Mint’ / Butter Mint Cameilia 5 gal 2

Chamaecyparis pisifera ‘Golden Mopps’ / Golden Mopps Sawara False Cypress

5 gal 9

Cornus alba ‘Bailhalo’ TM / Ivory Halo Dogwood 1 gal 7

Dryopteris erythrosora / Autumn Fern 1 gal 48

Euonymus japonicus ‘Greenspire’ / Greenspire Upright Euonymus

20” Ht 8

Euphorbia robbiae / Mrs. Robb’s Bonnet Euphorbia 1 gal 53

Fatsia japonica / Japanese Fatsia 5 gal 4

Festuca glauca ‘Elijah Blue’ / Blue Fescue 1 gal 152

Leucothoe fontanesiana ‘Rainbow’ / Rainbow Leucothoe 2 gal 16

Mahonia x media ‘Charity’ / Mahonia 5 gal 17

Miscanthus sinensis ‘Strictus’ / Porcupine Grass 1 gal 50

Osmanthus heterophyllus ‘Goshiki’ / Goshiki Holly Olive 5 gal 9

G R O U N D C O V E R B O TA N I C A L N A M E / C O M M O N N A M E S I Z E S P A C I N G Q T Y

7/8” Drain Rock N/A

Ajuga reptans ‘Black Scallop’ / Bugleweed 1 gal 24” o.c. 23

Calluna vulgaris ‘Firefly’ / Heather 1 gal 18” o.c. 114

Herniara glabra / Rupturewort 4’ pot 12” o.c. 495

Pachysandra terminalis / Japanese Spurge 4’ pot 12” o.c. 326

Rubus calycinoides ‘ Emerald Carpet’ / Emerald Carpet Creeping Raspberry

4’ pot 18” o.c. 162

Stachys byzantina ‘Silver Carpet’ / Lamb’s Ears 4’ pot 12” o.c. 60

Vinca minor ‘Illumination’ TM / Illumination Dwarf Periwinkle 4’ pot 12” o.c. 64

S H R U B S B O TA N I C A L N A M E / C O M M O N N A M E S I Z E Q T Y

Pennisetum orientale / Oriental Fountain Grass 1 gal 34

Phormium tenax / New Zealand Flax 2 gal 3

Rhododendron x ‘Ramapo’ / Ramapo Rhododendron 3 gal 4

B I O R E T. B O TA N I C A L N A M E / C O M M O N N A M E S I Z E Q T Y

Cornus alba ‘Elegantissima’ / Variegated Red Twig Dogwood 5 gal 5

Juncus effusus / Soft Rush 1 gal 45

Polystichum munitum / Western Sword Fern 1 gal 21

Salix purpurea ‘Nana’ / Dwarf Arctic Willow 1 gal 9

Sambucus nigra ‘Black Lace’ / Black Lace Elderberry 5 gal 4

V I N E S B O TA N I C A L N A M E / C O M M O N N A M E S I Z E Q T Y

Hydrangea anomala petiolaris ‘Miranda’ / Climbing Hydrangea 1 gal 28

14 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016

A P P L I C A B L E Z O N I N G S M C - S E C T I O N S M C R E Q U I R E M E N T C O M P L I A N C E / R E F E R E N C E

Floor Area Ratio (FAR) Limits 23.45.510 Rowhouse:1.3 FAR limit in LR-2 zone and meets the requirements of 23.45.510.C.

Townhouse:1.2 FAR limit in LR-2 zone and meets the requirements of 23.45.510.C. √

Density Limits- Low-rise Zones 23.45.512 No Limit when meeting 23.45.510.C

Structure Height 23.45.514 30’ height limit

Setbacks & Separations 23.45.518 Rowhouse:Front: 5’ min. , Rear: 7’ average, 5’ min.,Side setbacks from facades 40’ or less in length: 0’ when abutting another rowhouse, 5’ min. when abutting SF zone, otherwise 3.5’ min.

Townhouse:Front and rear setbacks: 7’ average, 5’ min.Side setbacks from facades 40’ or less in length: 5’ min. √ Page 11. Site Plan

Amenity Area 23.45.522 25% of lot area: 50% of required amenity space to be at ground level (10: min. dim. from side lot lines). Amenity areas on roof structures that meet the provisions of subsection 24.45.510 may be counted as amenity area provided at ground level. √

LEED, Built Green & Evergreen Sustainable Development Standards

23.45.526 To achieve a higher far limit, development will meet GREEN building performance standards. Either built GREEN 4 star rating or LEED Silver rating. √

Development committed to achieving Built Green 4-Star rating

Structure Width & Facade Length Limits in LR Zones

23.45.527 Rowhouse:In LR2 maximum width: No Limit

Townhouse:In LR2 maximum width: 90’ √

Light & Glare Standards 23.45.534 All light to be shielded and directed away from adjacent / abutting properties: parking to have 5’ - 6’ screen or hedge.

Parking Location, Access & Screening

23.45.536 Required parking shall be located on the same lot as the use requiring the parking, except when meeting 23.54.025.C √

Solid Waste & Recyclable Materials Storage & Access

23.54.040: (1) 2’ X 6’ area for each unit (units will be billed separately by utility). Bins will be pulled to street by owners on collection day. Storage areas. √

Required Parking 23.54.015 Vehicular Parking: 1 space per dwelling unitBicycle Parking: 1 space per 4 dwelling units √ Page 11. Site Plan

ZONING DATA

Code Compliance

152505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE

Architectural Design Response

DESIGN GUIDELINES

CS1. Natural Systems &

Site Features

I. LANDSCAPE DESIGN TO ADDRESS SPECIAL SITE CONDITIONS

i. The landscape design should take advantage of special on-site conditions such as high-bank front yards, steep slopes, view corridors or existing significant trees and off-site conditions such as greenbelts, ravines, natural areas and boulevards.

Design Response:• The proposed development has its setback staggered along Wallingford Ave. N to open

up views and allow for landscaped yards to help frame the street’s view corridor down to Lake Union. Existing sidewalks will be maintained and the front yard’s landscaping will build continuity with neighboring lots. Vehicle entrances to the development will be limited to just one curb cut, along Wallingford Ave N., in order to keep garages from cluttering the streetscape.

I. RESPOINDING TO SITE CHARACTERISTICS

i. The siting of buildings should respond to specific site conditions and opportunities such as non-rectangular lots, location on prominent intersections, unusual topography, significant vegetation and views or other natural features.

Design Response:• Development of the lot closest to the street is consistent with the setbacks established

by other buildings on the block. Southern views along Wallingford Ave are maintained by keeping the proposed buildings in line with the existing street pattern and building height. A generous setback between the proposed structures and the existing development to the south is provided by a 22 foot ingress/egress easement adjacent to the neighboring driveway for a total of 30 feet of separation between the buildings. 20 feet of separation is provided between the proposed townhouses and the adjacent buildings to the south as an amenity space. The parking court between the proposed buildings is wide and provides sun exposure to the yard space for the north two rowhouses.

II. STREET COMPATIBILITY

i. The siting of buildings should acknowledge and reinforce the existing desirable spatial characteristics of the right-of-way.

Design Response:• The surrounding neighborhood is one of increasing density. Townhouses and small

apartment buildings line each side of Wallingford Ave. The site offers a unique opportunity to provide housing in the form of rowhouses, a housing type not evident in the vicinity and townhouses on the infill lot. Setbacks are maintained to create visual harmony with the adjacent buildings. The proposed development aims to avoid the hodge-podge of siding and windows present on the adjacent townhouse by creating a rhythmic façade pattern characteristic of rowhouse typology.

CS2. Urban Pattern &

Form

IV. HEIGHT, BULK, AND SCALE COMPATIBILITY

i. Projects should be compatible with the scale of development anticipated by the applicable Land Use Policies for the surrounding area and should be sited and designed to provide a sensitive transition to nearby, less-intensive zones. Projects on zone edges should be developed in a manner that creates a step in perceived height, bulk and scale between the anticipated development potential of the adjacent zones.

Design Response:• Adjacent buildings and those across the street are three stories in height and are

built right against property setback lines. The proposed development intends to keep with those standards as well as provide flat parapet cornice lines evident in adjacent developments. Penthouses are kept at the rear or middle of the unit to avoid tall structures against adjacent property lines.

I. ARCHITECTURAL CONTEXT

i. New buildings proposed for existing neighborhoods with a well defined and desirable character should be compatible with or complement the architectural character and siting pattern of neighboring buildings.

Design Response:• The proposed development intends to follow defined rowhouse characteristics evident

in other cities, such as individual and shared stoops with canopies, vertically aligned windows and upper level modulation. The classic base-middle-top is also an important part of the rowhouse aesthetic and can be found here with overframed modulation surrounding the windows at the middle and overframed cornices at the parapets. The townhouse triplex follows the same aesthetic of base-middle-top with overframing and cornices.

CS3. Architectural

Context & Character

16 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016

DESIGN GUIDELINES

Architectural Design Response

DC2. Architectural

Concept

I. PARKING AND VEHICLE ACCESS

i. Siting should minimize the impact of automobile parking and driveways on the pedestrian environment, adjacent properties and pedestrian safety.

Design Response:• Ingress/egress for vehicles is provided from a single curb cut located beside the

southern property line. Vehicles are parked in exterior spaces in the interior of the lot, which minimizes the impact of vehicles from the street.

I. ARCHITECTURAL CONCEPT AND CONSISTENCY

i. Building design elements, details and massing should create a well-proportioned and unified building form and exhibit an overall architectural concept. Buildings should exhibit form and features identifying the functions within the building. In general, the roof line or top of the structure should be clearly distinguished from its façade walls.

Design Response:• A unified building form is created by adhering to the guideline requirement of providing

a clear base-middle and top of the façade. The two structures area tied together using this principle and the addition of cantilevers over parking to help hide these service areas. Entries area defined by walk-up stoops covered by canopies. Individual units are defined by the vertical stacking of windows within a projecting frame. The top is defined by a cornice at the parapet, which is sporadically broken by glass or open guardrails. Lighting will be present to provide security and accent the building entries. Stair penthouses are minimized by sloping the roof away from the street or adjacent properties.

II. HUMAN SCALE

i. The design of new buildings should incorporate architectural features, elements, and details to achieve a good human scale.

Design Response:• Through the use of materials and color, the facade is broken up which helps the upper

floors to feel light and less dense. Canopies and planters add a layer of fine detail to give the project a sense of proportion related to the pedestrian environment.

I. PEDESTRIAN OPEN SPACES AND ENTRANCES

i. Convenient and attractive access to the building’s entry should be provided. To ensure comfort and security, paths and entry areas should be sufficiently lighted and entry areas should be protected from the weather. Opportunities for creating lively, pedestrian-oriented open space should be considered.

Design Response:• The connections to the building from the R.O.W. will be landscaped to provide

interest at the street and encourage pedestrian activity. Lighting and canopies will also be implemented to facilitate easy identification of the separate unit entrances. As mentioned, a single vehicle ingress/egress point will free the façade of garage and allow for more desirable pedestrian-oriented design.

II. BLANK WALLS

i. Buildings should avoid large blank walls facing the street, especially near sidewalks. Where blank walls are unavoidable, they should receive design treatment to increase pedestrian comfort and interest.

Design Response:• Since the building is residential, we will be proposing as much glazing as possible for

the units. This will minimize blank walls along Wallingford Ave N. Landscaping will add a sense of layering between the street and the façade, where blank walls may occur. The facades will employ differing colors and materials to break down any further walls and help provide scale to the building.

III. PERSONAL SAFETY AND SECURITY

i. Project design should consider opportunities for enhancing personal safety and security in the environment under review.

Design Response:• As previously mentioned, by breaking up the street façade with large windows, great

views will be allowed as well as an established neighborly connection, providing eyes-on-the-street security. This feeling of security is reinforced by the previously mentioned landscaping lighting, which will help to illuminate pathways within the site and highlight the architecture.

PL2. Walkability

DC1. Project uses &

Activities

172505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE

DESIGN GUIDELINES

PL2.1:

Utilizing landscaping, colors, and a canopy, this structure succeeds at highlighting and framing its entrance.

CS1.I :

Use of planters and landscaping along the Wallingford Ave N. R.O.W. helps to add curb appeal as well as creating a view corridor that focuses in on Lake Union and Seattle’s downtown.

PL2.I I :

Through the use of material change and large glazing, the building helps to break up its facade while adding security in the environment.

Architectural Design Response

I. RESIDENTIAL OPEN SPACE

i. Residential projects should be sited to maximize opportunities for creating usable, attractive, well-integrated open space.

Design Response:• Open space is provided as an amenity space at the southern side of the townhouse

triplex, which further separates the triplex from the adjacent tall townhouse building. Open space on the rowhouse lot is provided at the northwestern corner of the lot, north of the parking court. The location of these two spaces is to maximize sun exposure, not only to the open space itself, but also to the buildings that surround them. The parking court itself can be thought of as an open space as well, with the alternative paving to demarcate the pedestrian pathway from the street to the infill lot defining an edge. It is a low-traffic semi-private space where children can ride bikes or play ball within easy eyesight of their home.

I. LANDSCAPING TO REINFORCE DESIGN CONTINUITY WITH ADJACENT SITES

i. Where possible, and where there is not another overriding concern, landscaping should reinforce the character of neighboring properties and abutting streetscape.

Design Response:• Remaining consistent with the adjacent buildings, landscaping will be concentrated

in the site setbacks and will be used to add visual interest to the street and will line the pedestrian walkways in from Wallingford Ave N. Drought resistant shrubbery and trees, along with planters, will be used to add visual interest along the street and shall enhance and help stitch together the project site with its surrounding neighborhood.

DC3. Open Space

Concept

DC4. Exterior Elements &

Finishes

18 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016

UNIT TYPED

21'-1

1"

18'-11"

ENTRY

UP

BEDROOM

BATH

WH

6'-11

"6'-

5"8'-

7"

3'-51 2"

3'-51 2"

2'-4-1 2"

12'-7

1 2"

9'-612" 3'-111

2" 3'-612" 1'-101

2"

BEDROOM

UNIT TYPEB

ENTRY

BATH

UP

6'-4"5'-5"7'-312"1'-6""

8'-31 2"

3'-51 2"

3'-512"3'-53 1

2"3'-712"

11'-9

"

4'-0"

UNIT TYPEB

UNIT TYPEB

UNIT TYPEA

BEDROOM

UNIT TYPEB

ENTRY

BATH

UP

6'-4" 5'-5" 7'-312" 1'-6"1

8'-7""7"

3'-2"

3'-512" 3'-53 - 1

2" 3'-712"

11'-9

"

KITCHEN/DINING

UNIT TYPEA ENTRYE

LIVING

UP

4'-0" 1'-6"13'-212" 3'-0" 15'-10"

11'-9

"

4'-0"

4'-4"

ARCHITECTURAL CONCEPT

3525 - TOWNHOUSE LEVEL 1 3531 - ROWHOUSE LEVEL 1

Floor Plans

Residential

Amenity

Residential Access

Vehicular Access

KEY

N

LEVEL 1 PLANS

192505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE

UNIT TYPED

21'-1

1"

24'-11"

DINNING

UP

LIVING

KITCHEN

12'-9

1 2"

3'-51 2"

3'-71 2"

14'-1

0"

15'-412" 9'-61

2"

DN

DN

KITCHEN

DINING

LIVING

REF

3'-51 2"

5'-11 2"

1'-0"

12'-6"3'-31

2"

UP

3'-512"1'-8"1' 8"3'-51

2"12'-812"

UNIT TYPEB

UNIT TYPEB

UNIT TYPEB

UNIT TYPEB

WH

UNIT TYPEA

DN

LAUNDRY

BEDROOM

3'-4"

3'-81 2"

UP

1'-31 2"

3'-5"

3'-812" 3'-7" 3'-71

2" 3'-612" 5'-31

2" 2'-512" 3'-61

2"

3'-6"

11'-912"

W.I.C.

UNIT TYPEA

ARCHITECTURAL CONCEPT

3525 - TOWNHOUSE LEVEL 2 3531 - ROWHOUSE LEVEL 2

Floor Plans

N

LEVEL 2 PLANS

20 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016

UNIT TYPED

21'-1

1"

UP

MASTER BEDROOM

W.I.C.

F

8'-10

"

3'-51 2"

3'-51 2"

15'-3

1 2"

15'-5"" 3'-4" 6'-2"

DN

W/D

MASTER SUITE

M. BATH

3'-2"-

3'-2"

DNUP

3'-512"1'-8"1' 8"3'-51

2"12'-812"

W.I.C6'-01

2" 3'-4"3 4

3'-91 2"

5'-10

"--

5'-5"

UNIT TYPEA

UNIT TYPEB

UNIT TYPEB

UNIT TYPEB

UNIT TYPEB

MASTER SUITE

M. BATH

UNIT TYPEA

UP

CLOSET

DN

8'-8" 4'-1112" 11'-41

2" 12'-612"

6'-26 -6' 12" 3'-3" 11'-41

2"

2'-11 2"

3'-81 2"

CLOSET

WH

ARCHITECTURAL CONCEPT

3525 - TOWNHOUSE LEVEL 3 3531 - ROWHOUSE LEVEL 3

Floor Plans

N

LEVEL 3 PLANS

212505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE

DN

13'-11""

7'-61 2"

DN 4'-1"

41

8'-11""'3'-812"

6'-81 2"

SLOPE 1/4" : 1'-0""-"/OLS

4'-0"

40

8'-8"

88

DN

SLOPE 1/4" : 1'-0"LOP / " - "

ARCHITECTURAL CONCEPT

3525 - TOWNHOUSE ROOF LEVEL 3531 - ROWHOUSE ROOF LEVEL

Floor Plans

N

ROOF LEVEL PLANS

22 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016

ARCHITECTURAL CONCEPT

Rendering View

Fiber Cement Lap Siding

Cable Railing System

Vinyl Windows

Cedar Siding

Fiber Cement Panel

Canopy

Cedar Siding

Fiber Cement Lap Siding

Fiber

VIEW LOOKING WEST FROM WALLINGFORD AVE N. VIEW LOOKING NORTHEAST FROM DRIVEWAY

232505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE

ARCHITECTURAL CONCEPT

Rendering View

FACIA - DARK

12” FIBER CEMENT LAP

6” CEDAR LAP

12” FIBER CEMENT LAP

FIBER CEMENT PANEL - LIGHT

Fiber Cement Lap Siding

Cedar Siding

Cable Railing System

Vinyl Windows

Fiber Cement Panel

Canopy

VIEW LOOKING WEST TOWARD TOWNHOMES

24 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016

ARCHITECTURAL CONCEPT

Fiber Cement Lap Siding

Fiber Cement Panel

Vinyl Windws

Cedar Siding

Rendering View

Fiber Cement Lap Siding

Cable Railing System

Vinyl Windows

Canopy

Cedar Siding

Fiber Cement Panel

VIEW LOOKING EAST TOWARD TOWNHOMESVIEW LOOKING NORTH FROM ADJACENT PROPERTY

252505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE

ARCHITECTURAL CONCEPT

Elevations

ARCHITECTURAL CONCEPT

3525 - TOWNHOUSE SOUTH ELEVATION 3531 - ROWHOUSE SOUTH ELEVATION

Cable Railing System

Fiber Cement Panel - Light

Vinyl Windows

Cedar Siding

Fiber Cement Lap Siding - DarkLap Siding

ht

- Dark

Fiber Cement Panel - Light

Cable Railing System

Cedar Siding

Vinyl Windows

Fiber Cement Lap Siding - Dark

Ot P

g Sg S- ROPanel -

SystemSystem53135Light

26 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016

ARCHITECTURAL CONCEPT

Elevations

ARCHITECTURAL CONCEPT

3531 - ROWHOUSE EAST ELEVATION 3525 - TOWNHOUSE EAST ELEVATION

Cable Railing System

Fiber Cement Lap Siding - Dark

Fiber Cement Lap Siding - Medium

Cedar Siding

Fiber Cement Panel - Light

Vinyl Windows

Rowhouses, Beyondyond

t Panel - L

s

ng - Dark

ng - Medium

Light

272505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE

ARCHITECTURAL CONCEPT

Elevations

ARCHITECTURAL CONCEPT

3525 - TOWNHOUSE WEST ELEVATION3531 - ROWHOUSE WEST ELEVATION

Cable Railing System

Fiber Cement Lap Siding - Dark

Cedar Siding

Fiber Cement Panel - Light

Vinyl Windows

Panel - Lig

s

g - Dark

ght

Townhomes, Beyond

28 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016

Section

N1

ARCHITECTURAL CONCEPT

8'-1"

9'-1"

8'-1"

7'-7"

129

8'-1"

9'-1"

8'-1"

7'-6"

15R

@ 7.

31"

16R

@ 7.

75"

17R

@ 7.

31"

15R

@ 7.

31"

16R

@ 7.

75"

17R

@ 7.

44"

Residential

Amenity

Residential Access

Vehicular Access

KEY

3525 - TOWNHOUSE 3531 - ROWHOUSE