february 24, 2016 - seattle · february 24, 2016. 6733 carleton ave s. esn reve. 2. table of...
TRANSCRIPT
Proposal:Build Urban proposes to build 5 new town homes for a total of 5 units. A total of 5 parking stalls are proposed with accesses from the West alley.
context:The project site located in the Georgetown neighborhood of Seattle is a 6,250 sqft parcel zoned in an LR2 (Lowrise 2) for a variety of multifamily housing types in existing multifamily and singel family neighborhoods. The parcel is bound by an alley to the West, Carleton Ave S. to the East and single family homes to the North and South.
dpd project # 6503134King Co. APN: 815910-0035Please see the following pages for a graphic contextual analysis.
PROJECT # 6503134 6733 CARLETON AVE S.
February 24, 2016
6733 CARLETON AVE S.DESIGN REVIEW
2
Table of Contents
Zoning Analysis 3Zoning and Vicinity Map 4Site Context 5Survey 6Existing Site Photos 7Site Plan 8Neighborhood Context Photos 9Landscape Plan 10Landscape Plant Selections 11-14
Exterior Lighting Plan & Selections 15Unit 1 & 2 Floor Plans 16-17Unit 3, 4 & 5 Floor Plans 18-21Exterior Elevations & Material Selections 22-23Window Study 24-25Perspectives 26-28Section 29Design Guidlines 30-33Previous Work 34
6733 CARLETON AVE S.DESIGN REVIEW
3
Georgetown Neighborhood
Seattle
Zoning Analysis
Project Address: 6733 Carleton Ave S.
Project Owner: Build Urban, LLC999 N. Northlake Way#215Seattle Wa, 98103
Project Contact: Jeff [email protected]
Site Area: 6,250 sqft# of Residential Units: 5 units# of Stories: 3 + Rooftop Decks
Zone: LR2Proposed Use: 1 duplex & 1 Triplex Lot Area: 6,250 sqftAllowed FAR: 1.2Proposed FAR: 1.12
Structural Height:-Allowed: 30'-0" to Plate and 35'-0" to Ridge -Proposed: 27'-8” to top of roof
Building Depth: 81.32’ or 65% of lot length within 15’ of side lot line
Building Width Limit:Allowed: 90’Proposed: 75.5’
Setbacks:-Front Proposed on Carleton Ave S : 7 feet.-Rear Proposed: 28.13 feet-Side North Proposed: 5 feet-Side South Proposed: 11.13 feetParking: -Stalls Required: 1 per Unit (5 stalls)-Stalls Proposed: 5 surface park
Solid Waste:84 sqft required per 23.54.040Proposed: 85.21 sqft.
Adjustments:None
6733 CARLETON AVE S.DESIGN REVIEW
4
Zoning and Vicinity Map
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2525
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303025
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25
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25
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102.
5
26.10
25
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27.14
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30
N88^14'33"W660.19
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25 3 6
100 25
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100 25
25
1002525 2525
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EAST LINE OF WATERWAY
198.49
203.68
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40.012
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143.00
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40.04
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166.55
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148.32
40.04
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139.20
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42.96
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262.10
41.93
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40.13
190.39
109.87
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154.32
151.10
147.89
144.68
141.47
138.26
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134.805 82.949
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80.722UNR
ECORDED
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80.72
140.316
57.23
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54.263 145.61 40.04
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2731
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2731
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779.16
475.78
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379.
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275.
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700 358.89
30 30
375.00
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10040(P) 404040548.28(D) 4010
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8'57
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50
3030
4040
4040
100
100
100
110
110
40
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40
40
40
40
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40
40
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269.
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591.67N89^58'57"W
3030
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335.49 275.
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377.64377.64
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193.854030
234.61 206.7
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110.48
115.08
120.03
161.30
40.2640.26
43.33123.84
28.0
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124.63
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122.07
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160.42
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131.84
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140.7
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140.7
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147.13122.49
120.93
16
80.9
598.00
55.25
82.55
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100
48.43
40
30.96
14.43
4040
4040
4028
4.95
140
N0^0
0'58
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136.00
143.0
139.5
135.915
33.0
4040
40
S72^50'23"E
N72^50'24"W
139.50
N55^41'00"W136.00
135.92
40.15
148.00
40.15
154.00
160.00
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91.8
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386.4725
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106.78(SP) 167.
22
65
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393.74(SP)
533.820
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2738
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464
1369
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199.263
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95.00
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294.
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25
84.7
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41.21(SP)
122.
30(S
P)N1^0
1'49
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7.46
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1.63
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100
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305.790
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No3007841
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No
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Greater DuwamishGreater DuwamishManufacturingManufacturing
IndustrialIndustrial
Dec 02 2015
DPD Map Books
No warranties of any sort, including accuracy, fitness, or merchantability accompany this product. Copyright 2012, All Rights Reserved, City of Seattle
Kroll Map Company is a registered trademark.
170
SITE
N
6733 CARLETON AVE S.DESIGN REVIEW
5
Site Context
King County International Airport
City Park
Highway
Bus Routes 60 & 124
Project Site6733 Carleton Ave S.
N
6733 CARLETON AVE S.DESIGN REVIEW
6
Survey
N
6733 CARLETON AVE S.DESIGN REVIEW
7
Existing Site & Neighborhood Context
Existing Site
Georgetown Neighborhood
Georgetown is home to a variety of cultures, activities and historic landmarks. The neighborhood is made up industrial warehouses, business corridors, museums, trade schools, breweries, and small residential blocks. Living spaces vary from loft style apartments, to small town-home developments and single family homes.
The project site’s existing structure is a 1870 sqft single family home with a garage accessed from the West alley. The site offers frontage on Carleton Ave S with alley access, view potential of Downtown Seattle from the proposed building’s third floors as well as rooftop decks, easy access to transit routes, close proximity to downtown and the airport.
6733 CARLETON AVE S.DESIGN REVIEW
8
Site Plan
12.00
125.12
49.94
2' ALLEY DEDICATION
2.00
10.00
2.13
46.50
12.50
29.00
7.00
5.00
5.00
9.67
3.50
7.50
3.50
9.67
4.00
4.92
49.96
16.00
2.21
4.16
20.50
UP LIGHT TYP.
1
2
3
4
5
6
NExisting Tree to Remain; Fagus Sylvatica/beech Trunk @ 17” DBH; Refer to Arborist Report From October 16, 2015
Existing Tree to be Removed; Pinus monticola / Western White Pine @ 17” DBH; Refer to Arborist Report From October 16, 2015
Existing Tree to be Removed; Prunus sargentii / Sargent cherry @ 14” DBH; Refer to Arborist Report From October 16, 2015
Existing Tree to be Removed; Pseudotsuga menziesii / Douglas-fir @ 17” DBH; Refer to Arborist Report From October 16, 2015
Existing Tree to be Removed; Tsuga canadensis / Canadien hemlock, @ 13,9” DBH; Refer to Arborist Report From October 16, 2015
Existing Tree to be Removed; Thuja plicata / western red cedar @ 13,9” DBH; Refer to Arborist Report From October 16, 2015
6733 CARLETON AVE S.DESIGN REVIEW
9
Surround Neighborhood Context Photos
1 2 3
4 5 6
6733 CARLETON AVE S.DESIGN REVIEW
10
Landscape Plan
6733 CARLETON AVE S.DESIGN REVIEW
11
Landscape Plant Selections
TREES SHRUBS/ GRASSES/ VINES
UNIT FRONTAGE & PATIO (UNIT 1,2)
Acer circinatumVine Maple
Prunus x hillieri ‘Spire’Spire Cherry
Mahonia x media ‘Charity’Charity Mahonia
Sarcococca ruscifoliaFragrant Sweet Box
Clematis armandiiClematis
Cornus sericea ‘Kelseyi’Kelsey’s Dwarf Kelseyi Red Osier Dogwood
Helictotrichon sempervirens Blue Oat Grass
Anemanthele lessoniana Pheasant’s Tail Grass
Hebe buxifolia ‘Nana’Boxwood Hebe
6733 CARLETON AVE S.DESIGN REVIEW
12
Landscape Plant Selections
EXISTING TREE SHRUBS/ GRASSES/ GROUNDCOVERS
SOUTH EAST ENTRANCE
Fagus sylvaticaBeech
Taxus baccata ‘Repandens’Creeping Yew
Euphorbia amygdaloides var. robbiaeMrs. Robb’s bonnet
Cornus sericea ‘Kelseyi’Kelsey’s Dwarf Kelseyi Red Osier Dogwood
Hebe buxifolia ‘Nana’Boxwood Hebe
Pennisetum alopecuroides ‘Hameln’Dwarf Fountain Grass
6733 CARLETON AVE S.DESIGN REVIEW
13
TREES SHRUBS/ GRASSES
BIOPLANTER
UNIT FRONTAGE (UNIT 3,4,5)
Styrax obassiaFragrant Snowbell
Daphne odora ‘Aureo-marginata’Variegated Winter Daphne
Cornus sericea ‘Kelseyi’Kelsey’s Dwarf Kelseyi Red Osier Dogwood
Hebe buxifolia ‘Nana’Boxwood Hebe
Pennisetum alopecuroides ‘Hameln’Dwarf Fountain Grass
Carex pachystachyaChamisso Sedge
Landscape Plant Selections
6733 CARLETON AVE S.DESIGN REVIEW
14
Vaccinium ovatumEvergreen Honeysuckle
Polystichum munitumSword Fern
Rhododendron ‘Cilpinense’Rhododendron
Carpinus betulus ‘Fastigiata’ Pyramidal European Hornbeam
TREES
SHRUBS/ VINES
SHRUBS/ FERNS
NORTH BUFFER
SOUTH FRONTAGE
Acer circinatumVine Maple
Hydrangea anomala subsp. petiolarisClimbing Hydrangea
Cornus sericea ‘Kelseyi’Kelsey’s Dwarf Kelseyi Red Osier Dogwood
Landscape Plant Selections
6733 CARLETON AVE S.DESIGN REVIEW
15
2' ALLEY DEDICATION
EXTERIOR SCONCE TYP.
UP LIGHT TYP.
PATH LIGHT TYP.
Exterior Lighting Plan & Lighting Selections
Up Light
Path Light
Exterior Sconce
N
Unit 1
Unit 2
Unit 3Unit 4
Unit 5
6733 CARLETON AVE S.DESIGN REVIEW
16
Unit 1 & 2 Floor Plans
N
6733 CARLETON AVE S.DESIGN REVIEW
17
Unit 1 & 2 Floor Plans
N
6733 CARLETON AVE S.DESIGN REVIEW
18
Unit 3, 4 & 5 Floor Plans
N
6733 CARLETON AVE S.DESIGN REVIEW
19
Unit 3, 4 & 5 Floor Plans
N
6733 CARLETON AVE S.DESIGN REVIEW
20
Unit 3, 4 & 5 Floor Plans
N
6733 CARLETON AVE S.DESIGN REVIEW
21
Unit 3, 4 & 5 Floor Plans
N
6733 CARLETON AVE S.DESIGN REVIEW
22
Unit 1&2 Exterior Elevations & Material Selections
Cedar Siding
Hardie Panel & LapSW7020 Black Fox
Hardie Panel SW7011 Natural Choice
Hardie Panel & LapSW7018 Dovetail
WEST ELEVATION
NORTH ELEVATION
SOUTH ELEVATION
EAST ELEVATION
6733 CARLETON AVE S.DESIGN REVIEW
23
Unit 2, 3 & 4 Exterior Elevations & Material Selections
Cedar Siding
Hardie Panel & LapSW7020 Black Fox
Hardie Panel SW7011 Natural Choice
Hardie Panel & LapSW7018 Dovetail
WEST ELEVATIONNORTH ELEVATION
SOUTH ELEVATION EAST ELEVATION
6733 CARLETON AVE S.DESIGN REVIEW
24
Window Study - Neighbor’s South Elevation - Project’s North Elevation
6733 CARLETON AVE S.DESIGN REVIEW
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Window Study - Neighbor’s North Elevation - Project’s South Elevation
6733 CARLETON AVE S.DESIGN REVIEW
26
Perspectives
6733 CARLETON AVE S.DESIGN REVIEW
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Perspectives
6733 CARLETON AVE S.DESIGN REVIEW
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Perspectives
6733 CARLETON AVE S.DESIGN REVIEW
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Section
Den Bath Bedroom
Master Bath
W.I.C Master
LivingKitchen
Finish Floor Finish Floor
Landscape Used to Screen Project From Neighbors
Landscape Used to Screen Project From Neighbors
5’ Privacy Fence on Property Line
5’ Privacy Fence on Property Line
Proposed ProjectSouth Neighbor North Neighbor
4’ Privcy Fence Between Units
Unit 3
6733 CARLETON AVE S.DESIGN REVIEW
30
Design Guidelines
CS1 NATURAL SYSTEMS AND SITE FEATURES
D. Plants and Habitat
Response: The proposed development features a variety of plantings to define pedestrian corridors, private space and provide a color palate throughout the site. The proposed development will utilize the southeast existing tree as a focal point to help define the pedestrian path. Additional setbacks, up-lighting and lower under plantings with provide an inviting entry from Carleton Ave into the site. The triplex western lower façade will be landscaped with vines to help soften the auto entry experience while strengthening vegetation presence from the alley ROW. Internally, plants have been selected and located to define private patios and the perimeter has been landscaped with a mixture of shrubs and trees to help screen the building scale.
CS2 URBAN PATTERN AND FORM
D. Height Bulk and Scale Response: The site has been split up into two buildings. A duplex fronts on Carleton. This provides a building properly scaled to the neighborhood while proving additional side yard space to retain an existing tree and provide additional landscaping space. A triplex is proposed and sides internal to the site. This provides opportunity to activate a pedestrian pathway used to access the units from both Carleton Ave S and the surface parking from the alley. The proposed units did not maximize the setbacks in lieu of creating more open space near triplex entries. Splitting the site into two structures reduces the overall footprint and bulk of the project.
CS3 ARCHITECTURAL CONTEX AND CHARACTER
A. Emphasizing Positive Neighborhood Attributes
Response: The existing neighborhood is a mix of contemporary and older structures and materials. One of the strengths of the Georgetown Neighborhood design is the consistent connection from the units to the public edge. The proposed development was designed so each unit felt a strong connection to the public edge.
6733 CARLETON AVE S.DESIGN REVIEW
31
Design Guidelines
PL1 OPEN SPACE AND CONNECTIVITY
C. Outdoor Use and Activities
Response: The units have been designed to maximize the relationship to useable amenity space and open space. The front units (duplex off Carleton Ave) have been designed to have living a kitchen on the ground level to help activate the relationship to Carleton as well as great access to private patio space. The internal units (triplex off pedestrian path) was designed with a den/office off the entry with kitchen on top floor. The den/office on the lower floor provides great access to a smaller private patio and the living on the upper floor provides great living access to the roof top deck. Each unit has access to usable open space easily accessible from a public living area.
PL2 WALKABILITY
B. Safety and Security
Response: Units and spaces have been designed with safety and security in mind. The duplex provides “eyes on” Carleton Ave while the triplex provides “eyes on” the site from alley through to Carleton Ave S. In addition, exterior lighting has been proposed (and not to shine into neighboring properties).
PL3 STREET LEVEL INTERACTION
A. Entries and Residential Edges
Response: Each entry is located either off Carleton Ave S or the internal pedestrian pathway. Additional setbacks, along the south property line, were designed to increase the path space allowing for a strong internal entry sequence. Also, each unit will be designed to incorporate a front door awning. In addition, to increasing some side yard setbacks, plantings are used to buffer neighboring properties.
6733 CARLETON AVE S.DESIGN REVIEW
32
Design Guidelines
DC1 PROJECT USES AND ACTIVITIES
C. Parking and Service Uses
Response: In order to minimize the presence of the car, parking is proposed off the alley. Once parked, the site is a pedestrian experience highlighted through a landscaped pedestrian corridor to the front doors of each unit.
DC2 ARCHITECTURAL CONCEPT
A . MassingB. Architectural and Façade CompositionC. Secondary Architectural Features
Response: Massing of the buildings has been organized to demarcate entrances and create open exterior spaces for residents. In addition, a large existing tree will be retained or replaced to help identify the pedestrian path entry and help building scale.
Each unit will have a high glazing percentage on the front façade. This additional glazing and window detailing will provide a strong architectural, element, material change while providing natural light into the home. The buildings have an 18 inch modulation. This provides logical places for color and material change helping to identify individual units.
Awnings, roof top deck, patios, hedges and small fences are secondary features that will identify individual units and delineate private and public open spaces.
DC3 OPEN SPACE
A. Building Open Space Relationship
Hierarchies of open spaces are designed to define entry sequence, private spaces and buffer to neighbors. Combined with 225 shrubs 20 new trees are proposed while retaining a large existing tree, the planting palette will provide year round color.
Each unit will have a roof top deck for an opportunity for private outdoor space and views of downtown Seattle.
6733 CARLETON AVE S.DESIGN REVIEW
33DC4 EXTERIOR ELEMENTS AND MATERIALS
A. Exterior Element’s and Finishes
Response: Durable, long lasting materials will be used throughout the project.The material palette consists of fiber cement panel, lap siding, cedar and large glazing. The color palette uses a saturated charcoal and a warm white to attract the eye. Neutralgrays are used in a playful manner which belies their usual coolness in tone.The cedar provides additional warmth along the first floor.
C. Lighting
Response: Selections of pathway lighting, sconces and wall fixtures all work together to increase safety on site, inform pedestrians of entry locations and increase usability of the outdoor spaces.
D. Trees, Landscape and Hardscape Materials
Response: The landscaping will enhance the buildings and site by creating a backdrop of trees, shrubs and perennials to complement the building’s architecture and break down the visual mass. The landscaping along Carleton Ave S provides an inviting entry to the duplex front doors as well as the internal homes. The internal home’s front yards will be defined by the combination of 3.5 ft tall blue oat grass, fountain grasses, and elevated bioplanters. Hardscape paths are proposed to be pervious pavers which will provide texture and warm to the pedestrian experience.
Design Guidelines
6733 CARLETON AVE S.DESIGN REVIEW
34
Previous Work
6733 CARLETON AVE S.DESIGN REVIEW
35