design guidance proposal 12737 35th ave ne …design guidance proposal 12737 35th ave ne seattle wa...

DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WA

DPD # 3026213| JUNE 1, 2017

1

DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WADPD # 3026213| JUNE 1, 2017

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TABL

E O

F CO

NTE

NTS COVER SHEET

TABLE OF CONTENTS PROJECT INFORMATION

ZONING INFORMATIONTRANSPORTATION

NEIGHBORHOOD BUILDINGSNEIGHBORHOOD BUILDINGS

SURVEYPROPOSED SITE PLAN

LANDSCAPE / COMBINED FIRST FLOOR PLANAMENITY PLAN

FLOOR PLANS- TRIPLEXFLOOR PLANS- DUPLEX

ELEVATIONS- TRIPLEXELEVATIONS- TRIPLEX

ELEVATIONS- DUPLEXELEVATIONS- DUPLEX

BUILDING MATERIALSPRIVACY- WINDOW STUDIES

ADJUSTMENT - SIDE YARD

1

23

45

67

89

1011

1213

1415

1617

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L A K EC I T Y

1 2 5 s t

LAK E

CI T

Y W

AY N

E

C E D A RPA R K

O LY M P I CH I L L S

S I T E


DPD # 3026213| JUNE 1, 2017

3

PRO

JECT

INFO

RMAT

IONPROJECT INFORMATION

ADDRESS: 1273735thAveNESeattle98125

DPD #: 3027214

OWNER: GreenbuildDevelopmentLLC

APPLICANT: CleaveArchitectureandDesign

CONTACT: JustinKliewer

PROJECT PROGRAM

LOT SIZE: 6750 sfBUILDINGTYPE: Townhouses(1Duplex,1Triplex)APPROXFAR: 7158.12sf(higherFARof1.2used)UNIT COUNT: 5UNITSIZES: +/-1600sfgrosseachunitABOVE-GROUND STORIES: 3 PARKING STALLS: 5

PROJECT DESCRIPTION

Theproposedprojectwilldemolishtheexistingstructureandconstructoneduplexandonetriplextownhousewithrooftopdecks.Theprojectwillachievea4-starBuiltGreencertificationtomaximizeallowableF.A.R.

HIGHEST PRIORITY DESIGN GUIDELINES

CS1 C: TOPOGRAPHYThesiteslopesdowntothewest,awayfrom35thAveNE.Thetriplexunitswilleachstepdownwiththegrade.Thissteppingdifferentiatesthetwobuildingsanddecreasestheperceivedbuildingheight.

CS2 D:HEIGHT,BULKANDSCALEThe triplexwest facade adjacent to theparking area is visible fromtheneighboringapartmentbuilding,andshouldnotpresentablankfacade.Thecompositionandmaterialvariationschemewillcontinueontothewestfacade.

PL3 A: ENTRIESThe frontduplexentriesareoriented towards the street toprovidea visual connection to the street. The rear (west) triplex entriesare oriented to the south pedestrian walkway, oriented to providemaximumlightandopenspaceonthesouth.Thetriplexentrieshavebeen recessed and the building has been shifted to the north toincreasethedistancebetweenentriesandthedrivewayandprovideclearancepedestrianwalkwaydifferentiatedfromthedriveway.

PL3 B: RESIDENTIAL EDGESVertical modulation of building massing and materials serve tohighlightbuildingentries.Largeamountsofglazingenhancesecuritybyprovidingopportunitiesfor“eyesonthestreet”.

PL4 B: PLANNING AHEAD FOR BICYCLISTSTheparkingareahasbeenshifted to thesouth toprovideabicyclestoragelocationscreenedfromthestreet.

DC1 B: VEHICULAR ACCESS AND CIRCULATION C: PARKING AND SERVICE USESTheparkingislocatedattherearofthelotandaccessedbytheexistingcurbcut.Thisareaisapproximately13’belowand120’awayfromthesidewalk.Thetriplexunithasbeenshiftednorthtoallowadditionalspacebetweentheunitentriesandthedriveway,

toenhancethepedestrianexperience.Theparkinghasalsobeenshiftedsouthtoprovideascreentrashandbicyclestoragearea.Whilethismeansonevehicleparkingspaceiswithinthesitelineofthestreet,thereviewteambelievedtehdistanceandgradedifferenceprovidedadequatescreening. DC2 A:Massing B:ArchitecturalandFacadeComposition C:SecondaryArchitecturalFeatures D:ScaleandTextureThebuildingmassingstepsdowninresponsetothesiteconditionsandincludesrecessedentriestoprovidefluctuationintheperceivedmassaswell as highlight theentries.Metal railing a thebuilding cornersfurtherbreaksdownthestreetfacingfacade.

DC4 A: EXTERIOR ELEMENTS AND FINISHESTreatmentof theproposed facadesconsistsof3colorsperbuilding(one light and one dark, with a vibrant accent) and wood. ThecontrastingscaleofthewoodboardsandtheHardieplankandpanel(orsimilar)sidingprovidesvisualinterest.Thewoodsidingisusedonallfacadestoindicateunitentries,andtoprovideadditionaltextureandcompositiontothewestfacadevisiblefromtheadjacentapartmentbuilding.

DC4 B: SIGNAGE C: LIGHTING D:TREES,LANDSCAPE,ANDHARDSCAPEMATERIALSAprominentaddresssignwillbe locatedatthetopofthedrivewayproviding direction to the rear units. Indirect lightingwill provide asecurepathwaywhileminimizingimpactsonneighboringproperties..Landscapingwillprovideavisualbufferbetweenthestreetand theprivateentries.Thepedestrianpathwaywillbedistinguishedfromtehthedrivewaybytheuseofinsetpaversorothercontrastingpavementmaterial.


4

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1

SITE

ZON

ING

INFO

RMAT

ION ZONING

Thesiteislocatedonasplitzonelot.AllunitswillbelocatedontheLR2zonedportionoftheparcel,andtheparkingwillbelocatedintheNC3-65portion.ItisintheLakeCityUrbanVillageandafrequenttransitarea.Noparkingisrequired,howeverparkingspacesforallunitswillbeprovided.

CODE REFERENCESMC23.45.510-FAR

HigherFARof1.2allowedforBuiltGreentownhouses6000.64sfx1.2=7200.76sfallowed,7158.12sfproposedAllowableFARbasedonLR2zonedportionofparcelonly

SMC23.45.512-DensitylimitsNolimitforbuildingsusinghigherFAR

SMC23.45.514-StructureHeight30’-0”maximum,+4’parapet,+10’stairpenthouseSeebuildingelevationsformaxheight

SMC23.45.518-SetbacksandSeparations7’-0”avg/5’-0”minfrontreq.:7’-0”proposed5’-0”sidereq.:5’-0”north/10’-0”southproposed(Duplex)7’-0”avg/5’-0”minsidereq.: 6’-4”avgnorth/13’-0”southproposed(Triplex)7’-0”avg/5’-0”minrearreq.:38’-0”proposed

SMC23.45.522-AmenitySpace6000.64sfx.25=1500.16sf(750atgroundlevel)required2792sf(789atgroundlevel)provided

SMC23.45.527-FacadeLengthFacadelength-upto65%within15’oflotline135’x.65=87.75’allowed,/80.00’proposed

SMC23.54.015-Parking(TableB)0parkingspacesrequired-LakeCityUrbanVillage5parkingspacesrequired

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S I T E


DPD # 3026213| JUNE 1, 2017

5

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© 2017 Microsoft Corporation © 2010 NAVTEQ © AND

250 yds

SITE

TRAN

SPO

RTAT

IONPUBLIC TRANSPORTATION

Theprojectislocatedinanareawithaccesstoseveralpublictransitrouteswithina1/4mileradius.ThesiteisalsowithineasywalkingdistancetotheshopsandrestaurantsintheFremontneighborhood.

1/2 MILE RADIUSBUS MAP

522

522

522

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65/30/2017 Google Maps

Imagery ©20

NEI

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SFR

SFR

SFR

SFR

APARTMENT

APARTMENT

NE 130TH ST

APARTMENT

APARTMENT

VACANT

33RD

AVE

NE

35TH

AVE

NE

TOWNHOUSE

TOWNHOUSE

TOWNHOUSE

TOWNHOUSE

TOWNHOUSE

NEIGHBORHOOD DESCRIPTION

Thesiteissurroundedbyamixtureofsinglefamilyhouses,duplex/triplexunitsandapartmentbuildings.Thebuildingsareinavarietyofstylesandscales.Themajorarterialstreetsare35thAveNEandLakeCityWayNE

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EXISTING HOUSE

SITE ELEVATION

SITE


DPD # 3026213| JUNE 1, 2017

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NEI

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RIN

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1 2 3 54

6 7 8 9 1110

SITE ELEVATION

35TH AVE NE PANORAMA LOOKING WEST

35TH AVE NE PANORAMA LOOKING EAST


8SI

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DPD # 3026213| JUNE 1, 2017

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SITE

PLA

N

ENTR

YEN

TRY

PROPOSEDTOWHOUSE A

PROPOSEDTOWHOUSE B

PROPOSEDTOWHOUSE C

PROPOSEDTOWHOUSE D

PROPOSEDTOWHOUSE E

PARKING

PARKING

PARKING

PARKING

PARKING

TRASH/RECYCLING

35TH

AVE

NE

CO

NC

RE

TE S

IDE

WA

LK

CU

RB

ENTRYENTRYENTRY

16'-0" 22'-0"

48'-0" 10'-0"

MIN.

29'-0" 10'-0"

F.Y.

135'-0" (MAX BLDG LENGTH 135' x .65 = 87.75')

13'-0

"

S.Y.

30'-0

"7'

-0"

S.Y.

10'-0

"

S.Y.

35'-0

"5'

-0"

S.Y.

DRIVEWAY

38'-0" R.Y.

30'-0"

NC

2-65

LR2

BICYCLESTORAGE

5'-0

"

S.Y.

HOUSE#12731

HOUSE#12741


10LA

NDS

CAPE

/ CO

MBI

NED

SIT

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LAN

ENTR

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PROPOSEDTOWHOUSE A

PROPOSEDTOWHOUSE B

PROPOSEDTOWHOUSE C

PROPOSEDTOWHOUSE D

PROPOSEDTOWHOUSE E

PARKING

PARKING

PARKING

PARKING

PARKING

TRASH/RECYCLING

35TH

AVE

NE

ENTRYENTRYENTRY

DRIVEWAY

BICYCLESTORAGE

NORTH

RENDERED LANDSCAPE PLAN


DPD # 3026213| JUNE 1, 2017

11

AMEN

ITY

DIAG

RAM

AMENITY DIAGRAM

1500.16sf(750.09sfatgroundlevel)required2792sf(789sfatgroundlevel)provided

Note:additionalgroundlevelamenityspacedoesnotmeetthe10’minhorizontaldimensionforamenityspacelocatedatsidelotline

perSMC23.45.522.D.4.a

PRIVATE AMENITYAREA 122.5 SF


COMMON AMENITYAREA 400 SF

ROOF DECKPRIVATE AMENITY

AREA 416 SF


AREA 416 SF


AREA 390 SF


AREA 391 SF


AREA 390 SF

ROOF DECKS 2003 SFGROUND 789

ENTRYENTRYENTRY

PRIVATE AMENITYAREA 37 SF




(NON-QUALIFYING)


(NON-QUALIFYING)


(NON-QUALIFYING)

COMMON AMENITYAREA 198 SF

(NON-QUALIFYING)

9'-0

"

7'-0

"

10'-0"

NC

3-65

LR2


12

LIVINGLIVINGLIVING

KITCHEN /DINING

UP

UP

UP

KITCHEN /DINING

KITCHEN /DINING

UP

W/D

W/D

DN

W/D

BATH

BEDROOM

BEDROOM

BEDROOM

BEDROOM

BEDROOM

BEDROOM

UP

UP

DN

DN

BATHBATH

HVAC

HVACHVAC

ROOF DECK(390 SF AMMENITY AREA)

14R @ 7.71:10W/ 36" HR

DN

14R @ 7.71:10W/ 36" HR

DN

DN 14R @ 7.71:10W/ 36" HR



UP

W/D

W/D

DN

W/D

BATH

BEDROOM

BEDROOM

BEDROOM

BEDROOM

BEDROOM

BEDROOM

UP

UP

DN

DN

BATHBATH

FLO

OR

PLAN

S - T

RIPL

EX

THIRD FLOORFIRST FLOOR

ROOF DECKSECOND FLOOR


DPD # 3026213| JUNE 1, 2017

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LIVINGKITCHEN /DINING

KITCHEN /DINING LIVING

UP

UP

PAN.

REF..

PAN.

REF..

BEDROOMBEDROOM

BEDROOMBEDROOM

UP

UP

DN

DN

DN

DN

BEDROOMBEDROOM

BEDROOMBEDROOM

UP

UP

DN

DN

FLO

OR

PLAN

S - D

UPL

EX

FIRST FLOOR THIRD FLOOR

SECOND FLOOR ROOF DECK


14EL

EVAT

ION

S - T

RIPL

EX

EAST ELEVATIONSOUTHELEVATION(DRIVEWAY)

SGSG

UNIT E

SGSG

UNIT D

SG SG

UNIT C

FIRST FLOOR: 202.5'

SECOND FLOOR:212.5'

SECOND FLOOR:221.5'

SECOND FLOOR:230.5'

ROOF STAIR:239.5'

FIRST FLOOR: 204.5'

SECOND FLOOR:214.5'

9'-0

"10

'-0"

SECOND FLOOR:223.5'

9'-0

"

SECOND FLOOR:232.5'

9'-0

"

ROOF STAIR:241.5'

FIRST FLOOR: 203.5'

SECOND FLOOR: 213.5'

THIRD FLOOR: 222.5'

FOURTH FLOOR: 231.5'

ROOF STAIR FLOOR: 240.5'

SGSG

SG

SGFIRST FLOOR: 202.5'

SECOND FLOOR:212.5'

9'-0

"10

'-0"

SECOND FLOOR:221.5'

9'-0

"

SECOND FLOOR:230.5'

9'-0

"

ROOF STAIR:239.5'


SECOND FLOOR:214.5'

9'-0

"10

'-0"

SECOND FLOOR:223.5'

9'-0

"

SECOND FLOOR:232.5'

9'-0

"

ROOF STAIR:241.5'

FIRST FLOOR: 202.5'

SECOND FLOOR:212.5'

9'-0

"10

'-0"

THIRD FLOOR:221.5'

9'-0

"

FOURTH FLOOR:230.5'

9'-0

"

ROOF STAIR:239.5'

FIRST FLOOR: 203.5'


THIRD FLOOR: 222.5'



SGSG

SG

SGSG

SG

SGSG

SG

SG SGFIRST FLOOR: 204.5'

SECOND FLOOR:214.5'

9'-0

"10

'-0"

THIRD FLOOR:223.5'

9'-0

"

FOURTH FLOOR:232.5'

9'-0

"

ROOF STAIR:241.5'


DPD # 3026213| JUNE 1, 2017

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ELEV

ATIO

NS

- TRI

PLEX

WEST ELEVATIONNORTH ELEVATION

EASTELEVATION(LINDENAVES)

SGSG

UNIT E

SGSG

UNIT D

SG SG

UNIT C

FIRST FLOOR: 202.5'

SECOND FLOOR:212.5'

SECOND FLOOR:221.5'

SECOND FLOOR:230.5'

ROOF STAIR:239.5'

FIRST FLOOR: 204.5'

SECOND FLOOR:214.5'

9'-0

"10

'-0"

SECOND FLOOR:223.5'

9'-0

"

SECOND FLOOR:232.5'

9'-0

"

ROOF STAIR:241.5'

FIRST FLOOR: 203.5'


THIRD FLOOR: 222.5'



SGSG

SG


SECOND FLOOR:212.5'

9'-0

"10

'-0"

SECOND FLOOR:221.5'

9'-0

"

SECOND FLOOR:230.5'

9'-0

"

ROOF STAIR:239.5'


SECOND FLOOR:214.5'

9'-0

"10

'-0"

SECOND FLOOR:223.5'

9'-0

"

SECOND FLOOR:232.5'

9'-0

"

ROOF STAIR:241.5'

FIRST FLOOR: 202.5'

SECOND FLOOR:212.5'

9'-0

"10

'-0"

THIRD FLOOR:221.5'

9'-0

"

FOURTH FLOOR:230.5'

9'-0

"

ROOF STAIR:239.5'

FIRST FLOOR: 203.5'


THIRD FLOOR: 222.5'



SGSG

SG

SGSG

SG

SGSG

SG


SECOND FLOOR:214.5'

9'-0

"10

'-0"

THIRD FLOOR:223.5'

9'-0

"

FOURTH FLOOR:232.5'

9'-0

"

ROOF STAIR:241.5'


16EL

EVAT

ION

S - D

UPL

EX

EASTELEVATION(35THAVENE)SOUTHELEVATION(DRIVEWAY)

SGSGFIRST FLOOR: 209.0'

SECOND FLOOR:219.0'

9'-0

"10

'-0"

THIRD FLOOR:228.0'

9'-0

"

FOURTH FLOOR:237.0'

9'-0

"

ROOF STAIR:237.0'

FIRST FLOOR: 209.0'

SECOND FLOOR:219.0'

9'-0

"10

'-0"

THIRD FLOOR:228.0'

9'-0

"

FOURTH FLOOR:237.0'

9'-0

"

ROOF STAIR:237.0'

SGSG


SECOND FLOOR:219.0'

9'-0

"10

'-0"

THIRD FLOOR:228.0'

9'-0

"

FOURTH FLOOR:237.0'

9'-0

"

ROOF STAIR:237.0'

SG SG

UNIT B

SGSG

UNIT A

FIRST FLOOR: 209.0'

SECOND FLOOR:219.0'

9'-0

"10

'-0"

THIRD FLOOR:228.0'

9'-0

"

FOURTH FLOOR:237.0'

SGSG


DPD # 3026213| JUNE 1, 2017

17

ELEV

ATIO

NS

- DU

PLEX

WEST ELEVATIONNORTH ELEVATION

SGSGFIRST FLOOR: 209.0'

SECOND FLOOR:219.0'

9'-0

"10

'-0"

THIRD FLOOR:228.0'

9'-0

"

FOURTH FLOOR:237.0'

9'-0

"

ROOF STAIR:237.0'

FIRST FLOOR: 209.0'

SECOND FLOOR:219.0'

9'-0

"10

'-0"

THIRD FLOOR:228.0'

9'-0

"

FOURTH FLOOR:237.0'

9'-0

"

ROOF STAIR:237.0'

SGSG


SECOND FLOOR:219.0'

9'-0

"10

'-0"

THIRD FLOOR:228.0'

9'-0

"

FOURTH FLOOR:237.0'

9'-0

"

ROOF STAIR:237.0'

SG SG

UNIT B

SGSG

UNIT A

FIRST FLOOR: 209.0'

SECOND FLOOR:219.0'

9'-0

"10

'-0"

THIRD FLOOR:228.0'

9'-0

"

FOURTH FLOOR:237.0'

SGSG


18BU

ILDI

NG

MAT

ERIA

LS

DARK HARDIE PANEL BOARD EAVE

HARDIE PANEL SIDING COLOR 3

METAL OR HARDIE BOARD CLAD ENTRY CANOPY

STREET ORIENTED ENTRY

SHARED PEDESTRIAN WALKWAY

LARGE EXPOSURE LAP SIDINGCOLOR 2

HORIZONTAL WOOD CLADDING CEDAR OR SIMILAR AT UNIT ENTRIES

HORIZONTAL WOOD CLADDINGCEDAR OR SIMILAR

WOOD CLADDING HARDIE PANEL AND WOOD CLADDING PERMEABLE CONCRETE OR GRASS PAVERS

LAP SIDING COLOR 2



VINYL WINDOWS

PEDESTRIAN PATHWAY IN ALTERNATE PAVING MATERIAL


DPD # 3026213| JUNE 1, 2017

19

PRIV

ACY-

WIN

DOW

STU

DY

SOUTH ELEVATION

NORTH ELEVATION


20AD

JUST

MEN

TS

7'-0

"

50'-0"

16'-612"16'-11"16'-61

2"

5'-0

"

115.8 SF 115.8 SF84.5 SF 5'-0

"10

'-0"

13'-0

"

38'-0" 10'-0"

7'-0"

ADJUSTMENT : AVERAGE SIDE YARD SETBACK(DESIGNGUIDELINEPL3A&B,DC1B&C,DC2A,andDC3B)Redhighlightedareasindicatetheproposedsideyardsetbacks.Thereductioninnorthsideyardwillallowthebuildingtoshiftnorth,providingadditionalspaceforlandscapingandwalkwaystoenhancepedestriancirculation.Thisalsoshiftsthebuildingawayfromthesmallerone-storysinglefamilyresidencetowardstheuphilltwo-storyapartmentbuilding,reducingtheimpactofincreasedmassingadjacenttosinglefamilystructures.

REQUIREDSETBACK:7’-0”average,5’-0”minimumforbuildingsgreaterthan40’inlengthPROPOSEDSETBACK: (115.8+84.5+115.8)/50’=316.1/50=6.32’averagesetback 7-6.32=.68 .68/7=0.097=9.7%Reduction

design guidance proposal 12737 35th ave ne …design guidance proposal 12737 35th ave ne seattle wa...

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