streamlined design - seattle · 2020. 6. 22. · cone architecture dci # 3036262-eg 8751 14th ave...

C O N E ARCHITECTURE

DCI # 3036262- EG8751 14th Ave NWSeat t le, WA 98117

Appl icant :Cone Archi tec ture, LLC2226 3rd Ave, Sui te 100Seat t le, WA 98121Contac t : Greg Squi res

Owner :B lackwood Hold ings X XI I , LLC15620 HW Y 99, Sui te 11Lynnwood, WA 98087Contac t : Aaron Mounsey

DCI Contac t :Theresa Ney lonLand Use Plannertheresa.ney lon@seat t le.gov(206) 615 - 0179

STREAMLINED DESIGNREVIEW PROPOSAL

CROWN HILL NORTH TOWNHOUSES


2

CROWN HILL NORTH #3036262-EG

TABLE OF CONTENTS

Site Location 3

Development Standards 4Urban Analysis 5Neighborhood Character 6Community Outreach 7Street Elevations 8Existing Site Photos 9Existing Site Conditions 10

Site Planning + Landscape Approach 11Proposed Site Lighting Plan 13Priority Design Guidelines 14Design Guideline Diagrams 15Zoning Diagrams 16Proposed Floor Plans 17Elevations + Materials 22Privacy Studies 24Shadow Studies 25Character Renderings 26

PROJECT INTRODUCTION

SITE INFORMATION

DESIGN PROPOSAL

PRO J ECT S I T E


3


SITE LOCATION

PROJECT PROGRAMSite Area: 9,114 SFNumber of Residential Units: 8Number of Parking Stalls: 8Approx FAR: 11,410 SFApprox FAR Per Unit: 1,400 SF

E X I ST I NG S I T E

The project site is parcel #751500-0117 located off of 14th Ave NW between Mary Ave NW and 13th Ave NW. The lot measures roughly 142’-0” deep by 64’-0” wide and is approximately 9,114 SF. Currently there is a single family structure on the site that will be removed for the proposed project. Directly to the north a vacant parcel followed by an apartment structure with NC2P-75(M1) zoning. To the south is a single family structure with LR2(M1) zoning. Across the 14th Ave NW are single family structures located within RSL(M) zoning. The right of way does not contain a sidewalk or planting strip.

ZO N I NG A N D OV E R L AY D ES I G N AT I O N

The project parcel is primarily zoned LR2(M1) with a transition to NC2P-75(M1) approximately 3’ from the west property line and is located in the Crown Hill Residential Urban Village as well as a Parking Flexibility Area overlay. Lowrise zoning continues for seventeen parcels south of the site and transitions to NC2P-75(M1) directly north of the site. One block west of the LR zoning lies Neighborhood-Commercial zoning. East of the project parcel, RSL(M) zoning continues for two blocks before transitioning to SF 5000. The principal arterials serving the site are NW 85th St and 15th Ave NW/Holman Rd NW.

V I C I N I T Y M A P

SITE LOCATION8751 14th Ave NW Seattle, WA 98117

D E V E LO PM E NT O B J ECT I V ES

The project proposes the construction of three new multi-family residential buildings containing a total of eight townhouse units. The existing single family residence will be demolished under this proposal. The townhouses will be approximately 11,500 square feet.

Due to this site’s urban village and parking flexibility area designation, no parking is required but eight spaces will be provided along with ample bike parking.

N E I G H BO R H O O D CU ES

The subject parcel is located in the recently upzoned portion of the Crown Hill neighborhood two blocks east of the commercial corridor on 15th Ave NW. A prime location for increased density, the neighborhood offers easy transportation to downtown Seattle as well as the University District. Surrounding the proposed project site are predominantly one and two level single family homes with parking due to the long standing single family zoning in the area. As the neighborhood increases density, the opportunity to set a precedent stands.

ADJUSTMENTS REQUESTEDNone

ZONING SUMMARYZone: LR2 (M1), NC2P-75 (M1)Overlay: Parking Flexibility Area, Crown Hill Residential Urban VillageECA: None


4


DEVELOPMENT STANDARDS

DE V ELOPM ENT STANDARDS SUM M ARY

23.45.504 PE R M I T T E D US ESPermitted outright: Residential

Proposed: Residential - Townhouses

23.45.514 STRUCT U R E H E I G HTZoning: LR2(M1)Allowed Maximum Base Height: 40'-0"4'-0" additional for rooftop features (parapets, clerestories, etc.) 44'-0"6'-0" additional allowed for stair penthouses: 50'-0"

Proposed: Units 1-3 Units 4-8 Maximum Height: 29’-3” Maximum Height: 38’-4” Penthouse Height: 39’-4” Penthouse Height: 48’-5”

23.86.006 STRUCT U R E H E I G HT M E ASU R E M E NTThe height of a structure is the difference between the elevation of the highest point of the structure not excepted from applicable height limits and the average grade level. ("Average grade level" means the average of the elevation of existing lot grades at the midpoint, measured horizontally, of each exterior wall of the structure, or at the midpoint of each side of the smallest rectangle that can be drawn to enclose the structure.)

23.45.510 FLO O R A R E A R AT I O

Maximum FAR: 1.4 (12,456 SF) Proposed: 1.3 (11,520 SF)

23.45.518 S E TBACKS R EQ U I R E M E NT SFront Setback: 7'-0" average/5'-0" minimumRear Setback: 7'-0" average/5'-0" minimumSide Setback for Facades ≥ 40' in length: 7'-0" average/5'-0" minimum

Proposed:

Front (East): 7’-0” average, 6-0” minimum Rear (West): 7’-0” Side (South): 7’-0” average, 5’-2” minimum Side (North): 12’-0” average, 5’-0” minimum

23.45.524 L A N DSCA PI NG A N D SCR E E N I NG STA N DA R DS• Green Factor score of .6 or greater, per Section 23.86.019, is required for any lot within an LR zone if construction of one or more new dwelling units is proposed.

• Street trees are required when any development is proposed, except as provided in subsection 23.45.524.B.2-3 and Section 23.53.015.

• Existing street trees shall be retained unless the Director of Transportation approves their removal.

• The Director, in consultation with the Director of Transportation, will determine the number, type and placement of street trees to be provided.

Proposed: Green factor score meeting a minimum of 0.6, Street trees provided to be provided

23.45.522 A M E N I T Y A R E ARequired: 25% of lot area (50% provided on ground level) 25% x 8,898 (LR2) SF = 2,224 SF (1,112 SF at ground level) Proposed: 4,042 SF total 1,172 SF at ground

23.54.015 R EQ U I R E D PA R K I NGThe project location provides frequent transit service and is eligible to reduce parking by 50%. 7 parking stalls are required. One long term bicyc le park ing stal l per uni t . One shor t term bicyc le park ing stal l per 20 uni ts, rounded to nearest even number, minimum of 2.

Proposed: Vehicle Parking: 8 stalls Short Term Bicycle Parking: 2 stalls Long Term Bicycle Parking: 8 stalls

23.54.040 SO LI D WAST E & R ECYCL A BLE M AT E R I A L S STO R AG E A N D ACCES SThe minimum horizontal dimension of required storage space is 12 feet.

Proposed: 2.5’ x 6’ screened trash storage areas for each unit Minimum Horizontal Dimension: 12’

LR2 (M1)

NC2P-75 (M1)

RSL (M)

SINGLE FAMILYRESIDENTIAL

MULTI-FAMILYRESIDENTIAL

COMMERCIAL USE

COMMERCIAL USE

SITE

MULTI-FAMILYRESIDENTIAL

Adjacent uses in the vicinity include SFR, multifamily and commercial.

40’ LR1 (M1), 75’ NC2P-75 (M1) AND 30’ RSL height limits shown

CROWN HILL NORTH #3036262-EGC O N E ARCHITECTURE

5 URBAN ANALYSIS

1 0 MI N

1 5 MI N

2 0 MI N

NW 85TH STREET

NW 80TH STREET

15TH

AVE

NU

E N

W

HOLMAN ROAD NW

8TH

AVE

NU

E N

W

14TH

AVE

NU

E N

W

URBAN ANALYSIS KEY

PRIMARY ACCESS ROAD

NODE

POINT OF INTEREST

WALKSHED

PROJECT SITE

BUS STOP

ZONING KEY

NC

LR

SF

RSL

CROWN HILL RESIDENTIALURBAN VILLAGE BOUNDARY

SOUNDVIEWPLAYFIELD

CROWNHILL

PARK

CROWN HILLCEMETERY

1

2

3

4

5

8

9

6

7

01

11


6


NEIGHBORHOOD CHARACTER Q U E E N A N N E AV E N S M A L L B U S I N ES S ES

SAFEWAY FOOD & DRUG 1 2 3

4 7

8 9

5 6

01 11

SOUNDVIEW PLAYFIELD THE DANE

DICK’S DRIVE-IN CHUCK’S HOP SHOP THIRSTY FISH GRILL CROWN HILL BROILER

TURTLE COFFEE SWANSONS NURSERY CROWN HILL PARK GROCERY OUTLET


7 COMMUNITY OUTREACH

CO M M U N I T Y O UTR E ACH SU M M A RY

1.Electronic/Digital Outreach: Cone Architecture designed an online survey through Survey Monkey that provided a brief summary, address of the project, SDCI record number, information about the interactive website, email address to provide feedback, where additional information can be found, a collection of information statement, site plan, and five questions.

Survey link: https://www.surveymonkey.com/r/JBHYTMQPublic informed by: Printed Outreach Flier and Interactive WebsiteDate: Survey launched 05/12/2020Survey closed 06/10/2020

Cone Architecture received six (6) responses to the survey that was created through Survey Monkey. The responses received are as follows:

We want a project that is: Affordable for residents/businesses Designed with sustainability in mind Preserves existing vegetation Has enough parking to support new residents Respectful of the adjacent properties privacy Concerns include: Construction noise/impacts Driving and parking in neighborhood will be more difficult That the project will block views or light from adjacent properties Affordability of multi family homes Drainage and sidewalk infrastructure

2. Additional Electronic/Digital Outreach: Cone Architecture designed an interactive website that provided a brief summary, address of the project, SDCI record number, email address to provide feedback, where additional information can be found, a collection of information statement, site plan, and five questions.

Website link: www.cone-outreach.com/crownhillnorthPublic informed by: Printed Outreach Flier and SurveyDate: Website launched 05/12/2020Website closed 06/10/2020

Cone Architecture received two (2) responses to the interactive website that was provided for feedback. The responses received are as follows:

• Concerns losing the existing vegetation• Concerns about the buildings looking out of place for the neighborhood


8


STREET ELEVATIONS

14TH AVE LOOKING WEST (A)

14TH AVE LOOKING EAST (B)

S I T E

AC RO S S FRO M S I T E

LR2 (M1) ZONING

RSL(M) ZONING

NC2P-75 (M1) ZONING

A B

NW 9

0TH

ST

NW 9

0TH

ST


9


EXISTING SITE PHOTOS

EXISTING HOUSE LOOKING WEST ON 14TH AVE NW EXISTING HOUSE LOOKING NORTHWEST ON 14TH AVE NW EXISTING HOUSE LOOKING SOUTHWEST ON 14TH AVE NW

LOOKING SOUTH ON 14TH AVE NW LOOKING NORTH ON 14TH AVE NW ADJACENT NEIGHBOR TO NORTH


10 EXISTING SITE CONDITIONS

LEG A L D ESCR I P T I O N

East half of the north half of lot 12 of Salmon Bay Acre Tracts, as per plat recorded in volume 11 of plats, page 59, records of King County Auditor;

Except the east 10 feet thereof conveyed by deed recorded under recording number 2885605.

Situate in the City of Seattle, County of King, State of Washington.

E X I ST I NG S I T E CO N D I T I O N S

The project site is parcel #751500-0117 located off of 14th Ave NW between Mary Ave NW and 13th Ave NW. The lot measures roughly 142’-0” deep by 64’-0” wide and is approximately 9,114 SF. Currently there is a single family structure on the site that will be removed for the proposed project. Directly to the north a vacant parcel followed by an apartment structure with NC2P-75(M1) zoning. To the south is a single family structure with LR2(M1) zoning. Across the 14th Ave NW are single family structures located within RSL(M) zoning. The right of way does not contain a sidewalk or planting strip.

SINGLE FAMILY RESIDENCEAPPROX. HEIGHT 23’


11 SITE PLANNING + LANDSCAPE APPROACH

S I T E PL A N N I NG + L A N DSCA PE A PPROACH

The eight proposed townhomes provide a variety in unit types featuring rowhomes, townhomes, and single family homes organized around a central autocourt. Vehicular circulation is proposed to run through the center of the site to the autocourt. Pedestrian access shares the space and is defined by material change and lighting for safety. The pedestrian path continues to the rear units beyond the autocourt, creating a centralized feeling to the overall site.

There are three units with street-facing entries that are accessed via private paths off of 14th Ave NW. Townhomes 1-3 are raised 28” off of sidewalk grade and the use of screening and landscaping helps create buffers between public and private. Elevating these units also helps add front porches or stoops for neighborly engagement.

PEDESTRIAN TRAFFIC BIKE ACCESS

VEHICULAR ACCESS


12 SITE PLANNING + LANDSCAPE APPROACH

A J U G A R E P TA N S ‘C H O C O L AT E C H I P ’

C A R E X A L B U L AC A R E X S I D E R O S T I C H A ‘ B A N A N A B O AT ’

FAT S I A J A P O N I C A C OT I N U S G O G GYG R I A ‘A N C OT ’

H E L L E B O R U S N I G E R ‘ H G C J AC O B ’

B L E C H N U M S P I C A N TC A R E X T E S TAC E A H O S TA ‘J U N E’


13


S I T E PL A N N I NG + L A N DSCA PE A PPROACH

The eight proposed townhomes provide a variety in unit types featuring rowhomes, townhomes, and single family homes organized around a central autocourt. Vehicular circulation is proposed to run through the center of the site to the autocourt. Pedestrian access shares the space and is defined by material change and lighting for safety. The pedestrian path continues to the rear units beyond the autocourt, creating a centralized feeling to the overall site.

There are three units with street-facing entries that are accessed via private paths off of 14th Ave NW. Townhomes 1-3 are raised 28” off of sidewalk grade and the use of screening and landscaping helps create buffers between public and private. Elevating these units also helps add front porches or stoops for neighborly engagement.

Screening aided by landscaping along the street-facing facade provides privacy at the ground floor living level from passing vehicles and pedestrians and still allowing abundant light to enter. (Figure A)

Material differentiation at the driveway and autocourt adds both color and safety as the pavement distinguishes vehicular and pedestrian paths in this shared space. (Figure B)

The carports in the autocourt provide translucency with horizontal slats that both create a feeling of safety and allow plants to grow in the day-lit court. (Figure C)

All pathways will be accompanied by native landscaping that adds visual interest and creates buffers between public and private space using unique trellis / fence systems. (Figure D)

A B

C D

SITE PLANNING + LANDSCAPE APPROACH


14 PROPOSED SITE LIGHTING PLAN

PRO PO S E D S I T E L I G HT I NG PL A N

The lighting concept is intended to provide safety for pedestrians, facilitate easy wayfinding for both residents and visitors, and enhance the form and features of the buildings. Primary lighting will be provided at the entrance to the site, all unit entries, and along common walkways. All exterior lighting will be shielded away from neighboring buildings and will focus the illumination on walkways and building facades.

R E C E S S E D C A N L I G H T S (S O F F I T )

P H OTO VO LTA I C PAT H WAY L I G H T I N G

E X T E R I O R S C O N C E S

1 2 3

1

1

1

1

1

2

3 3

2

2 1

1

1

1

2 2

2 2

2

2 2

2

2

3 3 3 3 3

3 3 3 3 3

1

1 2

2

2

2

2

2

2

2

2

1

1

1

1


15 PRIORITY DESIGN GUIDELINES

GUIDELINE DESCRIPTION SUB-GUIDELINE NOTES EARLY RESPONSE

CS1. Natural Systems and Site Features

Use natural systems and features of the site and its surroundings as a starting point for project design.

D. Plants and Habitat CS1.D.1. On-Site Features: Incorporate on-site natural habitats and landscape elements such as: existing trees, native plant species or other vegetation into project design and connect those features to existing networks of open spaces and natural habitats wherever possible.

The layout of the site along with the orientation of the townhouses has been designed to keep the site open to southern exposure, allowing for optimal daylighting for landscape. With increased landscaping around the edges of the site, a privacy buffer is created while enhancing the open space on site.

CS2. Urban Pattern and Form Strengthen the most desirable forms, characteristics, and patterns of the streets, block faces, and open spaces in the surrounding area.

B. Site CharacteristicsD. Height, Bulk and Scale

CS2.B.1. Site Characteristics: Allow characteristics of sites to inform the design.CS2.D.4. Massing Choices: Strive for a successful transition between zones where a project abuts a less intense zone.CS2.D.5. Respect for Adjacent Sites: Respect adjacent properties with design and site planning to minimize disrupting the privacy and outdoor activities of residents in adjacent buildings.

The massing steps down by one floor at the street to reduce the perceived mass against the existing scale of the neighborhood. A privacy study has informed the placement and sizing of south facing glazing. The street facing units are separated by a central driveway which further reduces mass and allows for a single family to sit adjacent to neighboring single family.

CS3. Architectural Context and Character

Contribute to architectural character of the neighborhood.

A. Emphasizing Positive Neighborhood Attributes

CS3.A.4. Evolving Neighborhoods: In neighborhoods where architectural character is evolving or otherwise in transition, explore ways for new development to establish a positive and desirable context for others to build upon in the future.

The existing neighborhood is predominantly single family housing. As an evolving neighborhood, reducing perceived mass and choosing high quality materials that fit with the existing character are a priority of the design.

PL3. Street-Level Interaction Encourage human interaction and activity at the street-level with clear connections to building entries and edges.

A. Entries1. Design Objectives

PL3.A.1.D. Individual entries to ground-related housing should be scaled and detailed appropriately to provide for a more intimate type of entry. The design should contribute to a sense of identity, opportunity for personalization, offer privacy, and emphasize personal safety and security for building occupants.

Modulation at the street and rear units adds visual interest as well as distinguishing individual units with high quality materials. At 14th Ave NW, the entries are scaled for a more intimate experience that is more in line with the neighborhood character.

DC1. Project Uses and Activities

Optimize the arrangement of uses and activities on site.

A. Arrangement of Interior UsesB. Vehicular Access and Circulation

DC1.A.4. Views and Connections: Locate interior uses and activities to take advantage of views and physical connections to exterior spaces and uses, particularly activities along sidewalks, parks or other public spaces.DC1.B.1. Access Location and Design: Choose locations for vehicular access, service uses, and delivery areas that minimize conflict between vehicles and non-motorists wherever possible.

The interior living spaces are arranged so that they open up directly to exterior private amenity space. At the middle units, this enforces eyes on the autocourt for safety and pedestrian engagement within the community. Rooftops are provided on all units with views to the Olympics or Cascades.

Vehicular and pedestrian traffic are combined, but the pedestrian path is differentiated by material and lighting for safety.


16


DESIGN GUIDELINE DIAGRAMS

E NTR I ES + S PAT I A L O RG A N I Z AT I O NModulation at the street and rear units adds visual interest as well as distinguishing the entries for individual units with high quality materials. At 14th Ave NW, the entries are scaled for a more intimate experience that is more in line with the neighborhood character. (PL3.A.1.D)

M AS S I NG & R ES PECT FO R A D JACE NT S I T ESAs a neighborhood in transition from the recent upzone, this project acknowledges the existing scale of adjacent houses. The units facing 14th Ave NW step down one floor to reduce the perceived mass of the project from the street, relating to the height limit of the RSL zoning directly across the street. (CS2.D.5, CS3.A.4)

A M E N I T Y S PACESRooftop decks take advantage of potential views of Mt. Rainier towards the south as well as the Olympics and Sound to the west. In addition, they provide a more private outdoor space for each resident. Outdoor spaces that interact with the neighbors are also provided at each unit, highlighted by high quality materials, that interact with the interior living space. (DC1.A.4)

14TH AVE NW

14TH AVE NW

14TH AVE NW


17


ZONING DIAGRAMS

LR2 (M1) ZONE

ALLOWED MAX BASE HEIGHT = 40’4’ ADD. ALLOWED FOR PARAPETS = 44’4’ ADD. ALLOWED FOR PENTHOUSE = 50’

NC2P-75 (M1) ZONE

ALLOWED HEIGHT = 75’

RSL (M) ZONE

ALLOWED HEIGHT = 30’

PR

OP

ER

TY L

INE

PR

OP

ER

TY L

INE

ALLOWED TOWNHOUSE HEIGHT

PROPOSED TOWNHOUSE HEIGHT





3’-4 1/2”


18 PROPOSED FLOOR PLANS

FIRST FLOOR PLANS

TH 6-8 FIRST FLOOR PLANSCALE 1/16" = 1'-0"

PROPERTY LINE

7'-0"PR

OPE

RTY

LIN

E

5'-3

"18

'-0"

18'-0

"18

'-0"

5'-0

1 2"

12'-0

"14

'-0"

14'-0

"14

'-0"

36'-0"

22'-0

"

20'-0"27'-0"

5'-2

1 2"

32'-11"10'-3"6'-9"

14'-0

"

356' - 0"

9'-0"

8'-6

"5'

-6"

DW

REF.

KITCHEN + DINING

LIVING

PWDR UP

DW

REF.

KITCHEN + DINING

LIVING

PWDR

31'-6"

8'-6

"5'

-6"

UP

DW

REF.

KITCHEN + DINING

LIVING

UP

8'-6

"5'

-6"

MASTER BED

MASTER BATH

CL

LAUNDRY

13'-1

11 2"

11'-112"

20'-6

"

12'-6" 11'-0"

UP

7'-6"

1'-6

"

MASTER BED

MASTER BATH

CL

LAUNDRY

13'-1

11 2"

11'-112"

UP

REF

.

KITCHEN + DINING LIVING

PWDR CL UP

REF

.

KITCHEN + DINING LIVING

PWDR CL UP

BEDROOM BEDROOM

BATH

12'-412" 9'-111

2"

9'-1

11 2"

UP

36'-0"20'-0"27'-0" 32'-11"10'-3" 9'-0"

EXCEPTIONAL TREE TO REMAIN

ADJACENT SINGLE FAMILY STRUCTURE

PROPERTY LINE

1'-6"

3'-0" 1'-6"

PRO

PER

TY L

INE

3'-412"

ZONE TRANSITION, TYP.NC2P-75 | LR2 (M1)


19


PROPOSED FLOOR PLANS

SECOND FLOOR PLANS

TH 1-5, 7 SECOND FLOOR, TH 6-8 MEZZANINE PLANSCALE 1/16" = 1'-0"

PROPERTY LINE

7'-0"PR

OPE

RTY

LIN

E

PRO

PER

TY L

INE

5'-3

"18

'-0"

18'-0

"18

'-0"

5'-0

1 2"

11'-0

"14

'-0"

14'-0

"

36'-0"

22'-0

"

20'-0"27'-0"

5'-2

1 2"

32'-11"10'-3"6'-9"

14'-0

"

9'-0"

8'-6

"5'

-6"

31'-6"

8'-6

"5'

-6"

8'-6

"5'

-6"

9'-6"21'-6"

36'-0"21'-6"27'-0" 31'-5"10'-3" 9'-0"

BEDROOM BEDROOM

BATH

CL

13'-7"

9'-8

"

11'-1"

9'-8

"

UP DN

BEDROOM BEDROOM

BATH

CL CL

13'-7"

9'-8

"

11'-1"

9'-8

"

UP DN

BEDROOM BEDROOM

BATH

CL

13'-7"10'-8

"

11'-1"

9'-8

"

UP DN

DWFRIG.

KITCHEN + DINING

LIVING

UP

. DN

DWFRIG.

KITCHEN + DINING

LIVING

PWDR

UP

. DN

6'-8

"

UPDN

10'-4

"7'

-8"

6'-8

"

UPDN

10'-4

"7'

-8"

REF

.

KITCHEN + DINING

LIVING

18'-0

"

UPDN



PROPERTY LINE

5'-0

"15

'-0"

1'-6"

34'-6" 1'-6"

1'-0

"

CL

CL

1'-6"

PWDR

5'-0"



THIRD FLOOR PLANS

TH 1-3 THIRD FLOOR, TH 4-5, 7 MEZZANINE, TH 6+8 SECOND FLOOR PLANSCALE 1/16" = 1'-0"

PROPERTY LINE

7'-0"PR

OPE

RTY

LIN

E

5'-3

"18

'-0"

18'-0

"18

'-0"

5'-0

1 2"

36'-0"21'-6"27'-0" 31'-5"10'-3"6'-9" 9'-0"

36'-0"21'-6"27'-0" 31'-5"10'-3" 9'-0"

7'-8

"18

'-0"

MASTER BED

MASTER BATH W.I.C.

32'-0" 4'-0"

13'-0

"

12'-9"

.DN .UP

2'-6"

MASTER BED

MASTER BATH W.I.C.

13'-0

"

15'-3"

.DN .UP

MASTER BED

MASTER BATH W.I.C.

4'-0"

13'-0

"

12'-9"

.DN .UP

MASTER BED

MASTER BATH

W.I.C.

LAUNDRYUPUP

10'-4

"

11'-8"

11'-9

"

7'-8

"

MASTER BED

MASTER BATH

W.I.C.

LAUNDRY UPUP

25'-6"

10'-4

"

11'-8"11

'-9"

UPDN

5'-4"

6'-8

"

22'-0

"

6'-10"

UP

. DN

22'-0

"

6'-10"

UP

. DN



PROPERTY LINE

PRO

PER

TY L

INE

11'-0

"14

'-0"

14'-0

"5'

-21 2"

8'-6

"5'

-6"

8'-6

"5'

-6"

8'-6

"5'

-6"

5'-0

"15

'-0"

1'-0

"

1'-6"

1'-6"


21


PROPOSED FLOOR PLANS

FOURTH FLOOR PLANS

TH 1-3 ROOF, TH 4-8 THIRD FLOOR PLANSCALE 1/16" = 1'-0"

PROPERTY LINE

7'-0"PR

OPE

RTY

LIN

E

5'-3

"18

'-0"

18'-0

"18

'-0"

5'-0

1 2"

34'-6"21'-6"27'-0"

5'-2

1 2"

31'-5"10'-3"6'-9" 10'-6"

21'-6"

34'-6"21'-6"27'-0" 31'-5"10'-3" 10'-6"

7'-8

"18

'-0"

25'-6"

10'-4

"

22'-0

"22

'-0"

DN MECH

ROOF DECK

DN MECH

ROOF DECK

ROOF DECK

4'-2

"

14'-0

"

DN MECH

4'-2

"4'

-2"

14'-0

"

4'-2

"

BEDROOM

BATH

9'-0

"9'

-0"

13'-512"

12'-1"

.DN

. DN

BEDROOM

BEDROOM

BATH

9'-0

"9'

-0"

13'-512"

12'-1"

.DN

. DN BEDROOM

BEDROOM

BEDROOM

CL

CL

BATH

UPDN

10'-4

"7'

-8"

11'-812" 10'-11

2"

9'-1

11 2"

7'-8

"10

'-4"

BEDROOM

BEDROOM

CL

CL

BATH

UPDN

10'-4

"7'

-8"

11'-812" 10'-11

2" 9'-1

11 2"

MASTER BED

MASTER BATH

W.I.C.

LAUNDRY

12'-0"9'-1

1"

UPDN



PROPERTY LINE

PRO

PER

TY L

INE

14'-0

"12

'-0"

5'-0

"

4'-2

"4'

-2"

1'-6"



ROOF PLANS

TH 4-8 ROOF PLANSCALE 1/16" = 1'-0"

PROPERTY LINE

7'-0"PR

OPE

RTY

LIN

E

5'-3

"18

'-0"

18'-0

"18

'-0"

5'-0

1 2"

34'-6"21'-6"27'-0" 31'-5"10'-3"6'-9" 10'-6"

34'-6"21'-6"27'-0" 31'-5"10'-3" 10'-6"

7'-8

"18

'-0"

25'-6"

10'-4

"

22'-0

"22

'-0"

10'-4

"7'

-8"

7'-8

"10

'-4"

10'-4

"7'

-8"

MECH

19'-8

"

4'-2"

DN

MECH

19'-8

"

4'-2"

DN

ROOF DECK

ROOF DECK

ROOF DECK

4'-2

"

MECH

3'-8

"



20'-8"

MECH

MECH

PROPERTY LINE

PRO

PER

TY L

INE

5'-2

1 2"14

'-0"

12'-0

"14

'-0"

14'-0

"5'

-0"

ROOF DECK

ROOF DECK

1'-6"


23 ELEVATIONS & MATERIALS

PRO PO S E D M AT E R I A L S

The material palette of dark gray cementitious panels, white cementitious panels, fiber cement lap siding and a rain screen to resemble cedar have been chosen to create a clean modern aesthetic that blends with the character of the neighborhood. The color of the cedar like material serves to provide warmth to the materials palette while obscuring vehicles and trash storage from view.

EAST ELEVATION NORTH ELEVATION

TH 1 TH 2 TH 3TH 3 TH 5 TH 6

2 3 4

M AT T E A LU M I N U M(B L AC K )

F I B E R C E M E N TL A P S I D I N G

(D A R K G R AY )

O P E N M E TA LR A I L I N G

L P S M A R T S I D E S I D I N G

(R E D FOX )

1

FI B E R C E M E N TB OA R D

( W H I T E + B L AC K )

5

2

1 3

4

1

3

3

3

1

4 2

5 1

1

2 2

2

2 3

3

4

4

5

1


24


ELEVATIONS & MATERIALS

WEST ELEVATION

TH 6 TH 8 TH 4 TH 1TH 7 TH 8

SOUTH ELEVATION

PRO PO S E D M AT E R I A L S

The material palette of dark gray cementitious panels, white cementitious panels, fiber cement lap siding and a rain screen to resemble cedar have been chosen to create a clean modern aesthetic that blends with the character of the neighborhood. The color of the cedar like material serves to provide warmth to the materials palette while obscuring vehicles and trash storage from view.

1

1

1

1 2

2

2

2 3

3

3

3

3

3

3

3

3

4

4

4

5 5

5

5

4

4

4

4

2 3 4

M AT T E A LU M I N U M(B L AC K )

F I B E R C E M E N TL A P S I D I N G

(D A R K G R AY )

O P E N M E TA LR A I L I N G

L P S M A R T S I D E S I D I N G

(R E D FOX )

1

FI B E R C E M E N TB OA R D

( W H I T E + B L AC K )

5

1 1


25 PRIVACY STUDIES

PRIVACY STUDIES - NORTH NEIGHBOR

PRIVACY STUDIES - SOUTH NEIGHBOR


26


SHADOW STUDIES

J U N E 21, 9 A M

D EC E M B E R 21, 9 A M

J U N E 21, 12 P M

D EC E M B E R 21, 12 P M

J U N E 21, 5 P M

D EC E M B E R 21, 5 P M

M A RC H / S E P T E M B E R 21, 9 A M M A RC H / S E P T E M B E R 21, 12 P M M A RC H / S E P T E M B E R 21, 5 P M


27


CHARACTER RENDERINGS

MODULATIONModulation at the street further reduces the

perceived mass by stepping down to a two story volume. Features such as awnings,

stoops and entry lights add visual interest. (CS2.D.4)

LANDSCAPINGLandscaping is incorporated to create a

natural buffer between the first f loor living spaces and the sidewalk. Greenery is used

to soften the edges of the autocourt and create a pedestrian friendly space. (PL2.B.1)

OPEN RAILSOpen rails are strategically placed to

decrease the overall massing of the project and to promote safety by keeping eyes on the

street. (CS2.D.4)

MATERIALSHigh quality and durable materials are used

to highlight living spaces at each of the units. But encompassing these materials in an aluminum frame, depth and architectural

interest are added. (DC2.C.1, DC4.A.1)


28 CHARACTER RENDERINGS

V I E W FRO M 14T H AV E N W

OPEN RAILSOpen rails are strategically placed to decrease the overall massing of the project and to promote safety by keeping eyes on the street. (CS2.D.4)

MATERIALSModern forms with residential materials scaled to connect with neighborhood context. A two tone palette is used for simplicity and timelessness. (CS3.A.4, DC4.A.2)

CIRCULATIONDefined pedestrian access from vehicle circulation using varied materials and lighting, minimizing conflict where possible. (DC1.B.A)

RESIDENTIAL ENTRIESFront units are 28” above grade and incorporate a stoop to create a transition between the right of way and private units. (PL2.B.1)


29



MODULATIONModulation at the street further reduces the

perceived mass by stepping down to a two story volume. Features such as awnings,

stoops and entry lights add visual interest. (CS2.D.4)

LANDSCAPINGLandscaping is incorporated to create a

natural buffer between the first f loor living spaces and the sidewalk. Greenery is used

to soften the edges of the autocourt and create a pedestrian friendly space. (PL2.B.1)

ENTRIES | WAYFINDINGThe entries to the units are visible from

the main circulation path. With additional wayfinding signage, the units are labeled for

clarity. (PL3.A.1.D)



V I E W FRO M I N T E R I O R C O U R T YA R D PA R K I N G

MATERIALS & MASSING To help reduce the perceived mass of the four story buildings, a change in material and modulation has been added to create a base with an upper story volume above. (DC4.A.2, CS3.A.4, DC4.A.1)

PARKING Parking is provided for eight units through a central auto court. Screening elements are utilized at carports to provide covered parking while maintaining translucency and a feeling of safety.

AMENITY SPACESThe second floor decks that spill out over the carports are oriented towards the center of the development to encourage neighbor engagement and foster a sense of community. (DC1.A.1,4)


31



R E A R P E R S P EC T I V E O F M I D D L E U N I T S

AMENITY SPACESExterior private amenity space spills out

from the interior of each unit, using the space provided by the setback. (DC1.A.1,4)

PRIVACYMinimized glazing provides privacy to and

from adjacent units as well as neighbors to the north and south. (CS2.D.5)

PROTECTED AMENITYCovered deck space exists at the mezzanine

level overlooking the rear yard, both providing amenity space and providing

facade modulation at the zone transition. (PL3.A.1.D; DC1.A.1,4)



A E R I A L V I E W LO O K I N G S O U T H W EST

SITE STRATEGYThe units have been arranged to allow open space around the tree to the south and provide a courtyard aesthetic that is conducive parking in the middle of the site. (CS1.D.1)

GLAZINGUnits along 14th Ave NW primarily look towards the street, the middle units open up towards the courtyard and exceptional tree while the rear units look towards views at the west. (DC1.A.4)

OVERALL MASSINGAt the street, units are three stories to act as a transition from the RSL height limit to the new LR2 height limit utilized at the middle and rear units. (CS2.D.4, DC4.A.2)

AMENITYAll units have private rooftop decks. Views to the west include the Puget Sound and Olympics, along with Mt. Rainier to the south.

THANK YOU

streamlined design - seattle · 2020. 6. 22. · cone architecture dci # 3036262-eg 8751 14th ave...

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