View
2
Download
0
Category
Preview:
Citation preview
1
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
PUGET SOUND
FAIRMOUNT PARK
ALASKA JUNCTION
WEST SEATTLE GOLF COURSE
4800 40TH AVE SW
SEATTLE DESIGN REVIEWEarly Design Guidance: May 4, 2017
4800 40TH AVENUE SW, SEATTLE, WA, 98116S W S S J
TABLE OF CONTENTS
1 Cover [2.0]2 Development Objectives [3.0]3 Site Plan [4.0]5 Urban Design Analysis: Aerial Graphic [5.1]6 Urban Design Analysis: Vicinity Map [5.2]7 Urban Design Analysis: 9 Block Three-Dimensional View [5.3]8 Urban Design Analysis: Streetscape [5.4]9 Urban Design Analysis: Site Photos [5.7]10 Urban Design Analysis: Neighborhood Context11 Urban Design Analysis: Neighborhood Design Cues12 Urban Design Analysis: Section Through Neighborhood14 Zoning Data [6.0]16 Design Guidelines: Priority Design Guidelines [7.0]17 Design Guidelines: Priority Design Guidelines [7.0]18 Design Guidelines: Transitionary Site19 Design Guidelines: Conceptual Response [7.0]20 Design Guidelines: Conceptual Response [7.0]21 Design Guidelines : Clark Design Group Live Work Precedent23 Massing Study: Allowable Area [8.0]24 Massing Options - Comparison [8.3]25 Massing Option A [8.0]26 Massing Option B [8.0]27 Massing Option C [8.0]28 Massing Option Shadow Comparison September 21St [8.9]29 Landscape Plan31 Clark Design Group - Project Images32 Material Inspiration
.
BRASETH CONSTRUCTION3835 W MARGINAL WAY SW SEATTLE, WA 98106
CLARK DESIGN GROUP PLLC 1401 W GARFIELD ST SEATTLE, WA 98119
KAREN KIEST LANDSCAPE ARCHITECTS 111 WEST JOHN STREET, SUITE 306 SEATTLE, WA 98119
APPLICATION TEAMOWNER:
ARCHITECT:
LANDSCAPE ARCHITECT:
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
BJ S .
S B
40’ MAX HEIGHT
POWERLINE SETBACK
15’ CORNER SETBACK
Zone: NC3 - 40 (Neighborhood Commercial 3) West Seattle Junction (Hub Urban Village)
Permitted Uses (23.47A.004) Residential, Commercial, Live-Work Units
FAR (23.47A.013)Allowable FAR (40’ Height Limit) 3.25 (x 19,556 SF Lot) 63,557 SF Allowable Area
Proposed FAR for Option C (Preferred Scheme):Live/Work 2,973 SFCommercial (Retail) 4,428 SFResidential Uses 47,619 SF 63,503 Total FAR Parking/Mech. 18,705 SFTotal 79,981 SF
Setback Requirements (23.47A.014)B.1. Setback is required where a lot abuts the intersection of a side lot line and front lot line of a lot in a residential zone. The required setback forms a 15’ triangular area.B.2. A setback is required along any rear or side lot line that abuts a lot in a residential zone or that abuts a lot that is zoned both commercial and residential if the commercial zoned portion of the abutting lot is less than 50 percent of the width or depth of the lot, as follows:B.2.a.Ten feet for portions of structures above 13 feet in height to a maximum of 65 feet; andB.2.b.For each portion of a structure above 65 feet in height, additional setback at the rate of 1 foot of setback for every 10 feet by which the height of such portion exceeds 65 feet (Exhibit B for 23.47A.014). B.3.a. 15’ Setback for portions of structures above 13’ in height to a max. of 40 feet
Required Landscaping (23.47A.016)Seattle Green factor score of .30 or greater
Amenity Space (23.47A.024)5% residential gross floor area dedicated for Residential Amenity Area47,619 SF * 5% = 2,281 SF Required960 SF Provided at L11,032 SF Provided at L22,227 SF Provided at Roof
Parking Requirements (23.47A.030)0 parking stalls Required44 parking stalls Proposed
USES AND QUANTITIESThe proposed project consists of 63 residential units located on 4 levels above grade and 4 Live-Work Units. The lobby, live work and commercial uses are located on L1, residential units on L2-L4, and one level of below grade parking located on P1 accessed from the alley. There is a roof terrace and green house for residential amenity use.
SUMMARY OF DEVELOPMENT OBJECTIVESThe project site, located at the southeast corner of the SW Edmunds St. and 40th Ave SW. The site is also located at the southern edge of the West Seattle Junction Urban Village. The Seattle 2035 neighborhood plan has targeted this area to aid in creating ’a small-town community with its own distinct identity comprised of a strong single family residential community and a vibrant mixed-use business district serving the surrounding residential core.’
The site is near the intersection of Fauntleroy Way SW and SW Alaska St. which is the first major hub when entering West Seattle from the West Seattle Bridge. This hub area has seen major density development and our site is on the buffer between the commercial and residential zones. SW Edmunds St. borders our site to the north and is “an important pedestrian connector” between the major thoroughfares of California Ave and Fauntleroy Way SW. This is a commercial corner that needs to aid in the transition from the commercial area of the Alaska-Fauntleroy hub to the north and the residential zone to the south by targeting future densities and establishing human scale elements, interest and activity along the street frontage.
EL. +277’
EL. +275’
EL. +278’ EL. +276’
275’ (123.38’) + 276’ (150’) + 277’ (125.4’) + 278’ (150’) 548.78’ = 276.55’ Average Grade Level
40TH
AVE
SW
SW EDMUNDS ST
MASONIC LODGEPARKING LOT
SW EDMUNDS ST 4 WAY STOP
40TH AVE SW
ALLEYALLEY WHITTAKER APARTMENTS
(7) STORY BLDG
APARTMENT BUILDING(3) STORY BLDG
SINGLE FAMILY(2) STORY BLDG
SINGLE FAMILY(2) STORY BLDG
SINGLE FAMILY(2) STORY BLDG
SINGLE FAMILY(3) STORY BLDG
SINGLE FAMILY(3) STORY BLDG
BROADSTONE SKY APARTMENBTS(6) STORY BLDG
PROPOSED SITE4800 40TH AVE SW
PROPOSED BUILDING
PROPOSED TREE
PROPOSED TREE
PROPOSED TREE
PROPOSED TREE
PROPOSED TREE
PROPOSED CURB LINE
PROPOSED TREE
PROPOSED TREE
PROPOSED TREE
22’-0”ROW
30’-0”ROW
18’-0
”RO
W18
’-0”
ROW
129’-1”5’ PLANTER
9’ PLANTER
6’ SIDEWALK
6’ SIDEWALK
+275.7 +274.71
+273.89+281.47
129’-1”
COMMERCIALLOBBY
LIVE/ WORK
GARAGE
TRASH ROOM
COMMERCIAL
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
S .
LEGAL DESCRIPTION:PARCEL B:
LOTS 43 THROUGH 48 INCLUSIVE, BLOCK 4, NORRIS’ ADDITION TO WEST SEATTLE, ACCORDING O PLAT THEREOF RECORDED IN VOLUME 14 OF PLATS, PAGE 93, RECORDS OF KING COUNTY, WASHINGTON.
SITUATE IN THE CITY OF SEATTLE, COUNTY OF KING, STATE OF WASHINGTON
URBAN DESIGN ANALYSIS
LR2
LR2
LR1
LR3 LR3
NC3-40
NC3-40
NC3-40
NC3-40NC3P-40
NC3-85(4.75)
NC3-85(4.75)
NC3-85
NC3-65
NC3-65
NC3-65
NC3-65
NC3P-65
NC3-65
NC3-85
NC3P-85
NC3P-85
NC2-40
NC2-65
NC2-65RC
NC2-65
NC3P-65NC3P-85
SF 5000
SF 5000
SF 5000
SF 5000
40TH
AVE
SW
41ST
AVE
SW
42N
D AV
E SW
CALI
FORN
IA A
VE S
W
LEW
IS P
L SW
ERSKIN
E WAY S
W45TH
AVE
SW
44TH
AVE
SW
SW HUDSON ST
SW EDMUNDS ST
SW ALASKA ST
FAU
NTL
ERO
Y W
AY S
W
38TH
AVE
SW
37TH
AVE
SW
36TH
AVE
SW
35TH
AVE
SW
LR2 4800 40TH AVE SWKing County Parcel Number
6126601010
5
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
B S S S .
West Seattle Junction Hub Urban Village BoundaryImportant Pedestrian Connector
1
2
3
1
2
3
4
5
9106
7
8
2
1
3
4
56
7
8
9
10
11
12
1314
15
16
17
18 19
20
20
21
BRASETHSITE
pedestrian path
42N
D A
VE
SW
: PRI
NCIP
AL A
RTER
IAL
41S
T AV
E S
W: P
RINC
IPAL
ART
ERIA
L
SW ALASKA ST: ACCESS STREET
SW EDMUNDS ST: ACCESS STREET
4OTH
AV
E S
W: C
OLLE
CTOR
ART
ERIA
L
FAU
TLE
RY
WAY
SW
: COL
LECT
OR A
RTER
IAL
38TH
AV
E S
W: C
OLLE
CTOR
ART
ERIA
L
3
4
5
21
BRASETHSITE
6
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
VIEW TOWARDS
MT. RAINIER
RETAIL, SERVICES & HEALTH1. Sound and Frog2. Farmers Insurance3. Swedish Pediatrics4. Seattle Vacation Homes 4 Rent5. Safeway6. Starbucks7.The UPS Store8. Cigarland West Seattle9. Supercuts10. Papa Murphy’s Pizza11. GNC 12. Dream Dinner West Seattle13. Bartell Dugs14. Bank of America15. Masonic Lodge16. Suite Arrangements17. West Seattle Produce Market18.Les Schwab Tire Center19.Seattle Fire Station 3220. Chaco Canyon Organic Cafe21. Adorn Meant
MULTI-FAMILY1.Whittaker Apartments2.Whittaker Apartments (new development)3. Fauntleroy Apartments (Proposed Building)4. Fauntleroy Landing Apartments5. Multifamily Apartment Building6. Broadstone Sky Apartments7. City Watch Apartments8. Multifamily Apartment Building9. Proposed Building10. Proposed Building
BUS STOPS1.Routes: 37, 50, 55, 773, C Line2.Routes: 116, 118, 119, 7733.Routes: 37, 50, 55, 773, C Line
Single Family Residential
B S S S .
SITE
EXISTING
EXISTING
EXISTING
PROPOSED
PROPOSED
SW EDMUNDS ST
SW ALASKA ST
SW OREGON ST
FAUNTLEROY WAY SW
40TH
AVE
SW
41ST AVE SW
ALLE
Y
ALLE
Y
FAUNTLEROY AVE SW
7
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
B S S S B S W .
8
A
C
D
B
DD
ACC
B
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
4801 FAUNTLEROY WAY SW
HEIGHT 40’
North Side of SW Edmunds Street
West Side of 40th Ave SW
East Side of 40th Ave SW
Project Site
Project Site
B S S S S S .
South Side of SW Edmunds Street
SITE NTS
40TH
AVE
SW
SW EDMUNDS ST
FAU
NTL
ERO
Y W
AY S
W
ALLE
Y
9
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
B S S S S S .
D CF
E
A
B
DC
A B
E F
40TH
AVE
SW
SW EDMUNDS ST
FAU
NTL
ERO
Y W
AY S
W
ALLE
Y
ALLE
Y
10
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
URBAN DESIGN ANALYSIS: NEIGHBORHOOD CONTEXT
42nd Ave
Nova
Fauntleroy Way Apartments
4801 Fauntleroy Way SWLofts at the Junction
Isola Alaska
SITE
Junction Flats1
12
2
6
6
4
4
5
5
3
3
7
7
65’ & 85’ HEIGHT ZONES
11
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
URBAN DESIGN ANALYSIS: NEIGHBORHOOD DESIGN CUES
Strong Edge With Corner Entry Two Story Mass With Terrace Above And Vertical Articulation
Pedestrian Space Against Building
Historic Two Story Masonry Commercial Building With Pedestrian Friendly Facade
Recessed Colonnade
Building Massing Stepping Back After First Two Floors At
Property Line
Commercial Entry in Masonry Building
Corner Entry With Canopy
4809 40TH AVE SW(EXISTING RESIDENTIAL)
4807 40TH AVE SW(EXISTING RESIDENTIAL)
4801 FAUNTLEROY WAY SW40’ HEIGHT
(DPD # 3020235) PROPOSED BUILDING
40TH AVE SWALLEYFAUTLEROY WAY SW
SF 5000NC3P-40LR3 PLPL
THE WHITTAKERAPARTMENTS
4814 40TH AVE SW(EXISTING RESIDENTIAL)
MASONIC LODGE
PROPOSEDBUILDING
SW EDMUNDS ST
4820 40TH AVE SW(EXISTING RESIDENTIAL)
4826 40TH AVE SW(EXISTING RESIDENTIAL)
NC3-85 (4.75) NC3P-40 LR2PLPL
B B
A
A
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
URBAN DESIGN ANALYSIS: SECTION THROUGH NEIGHBORHOOD
NORTH-SOUTH SITE SECTION A-A
EAST-WEST SITE SECTION B-B
ZONING DATA
14
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
.Zone NC3 - 40 (Neighborhood Commercial 3) West Seattle Junction (Hub Urban Village)Streets SW Edmunds ST & 40th Ave SW
ermi ed ses Residential, Commercial, Live-Work Units (23.47A.004)
Street-Level Development Standards23.47A.008 Blank Facades are limited to Max 20’ width and maximum 40% overall of facade width. Facades shall be located within 10 feet of property line, unless wider sidewalks, plazas, approved landscape or open spaces are provided. Between 2’ and 8’ above sidewalk, min 60% of the street facing façade shall be transparent.
Residential uses at street level shall have a visually prominent pedestrian entry.
Non-residential uses shall extend an average depth of 30’ and minimum of 15’ from the street level, street facing façade.
For live work uses, the portion of the unit in which business is conducted should be situated between the street and residential portion of the unit, shall extend the width of the unit and shall extend a minimum depth of 15’ into the unit.
The project will comply with Street level uses along SW Edmunds St. and 40th Ave SW.
Base height limit = 40 feetThe structure may exceed height limit by 4 feet if a floor to floor height of 13 feet is provided for non-residential uses at street level.
The proposed height is 44 feet and will comply with the required floor to floor height of 13 at street level
Lot Area: 19,556 SFMax. Mixed Use 3.25 Max FAR: 63,557 SF
The project complies with Floor Area Ratio limits.
Structures with Residential uses that is across the alley from a lot in a residential zone shall setback 15 feet for portions of structures above 13 feet in height to a maximum of 40 feet. For each portion of the structure above 40 feet, additionalsetback at the rate of 2 feet of setback for every 10 feet of height above 40 feet. Half the width of the alley may be counted toward the setback. A 15’ setback triangle is required at commercial sites that abut a residential site.
The project complies with setback requirements.
Amenity areas are to equal 5% of the total gross floor area in residential use and should meet the following:Residents to have access to at least one common or private area. No enclosed areasMinimum horizontal dimension of 10 feet and no less than 250 SF in sizePrivate Balconies: Minimum horizontal dimension of 6 feet and no less than 60 SF in size
The project complies with a mix of outdoor terraces, private balconies and rooftop terrace.
Access to parking shall be from the alley if the lot abuts an improved alley.
The project complies with the below grade parking accessed from the alley.
Street-Level Development Standards23.47A.008
Structure Height:23.47A.012
FAR23.47A.013
Setback Requirements23.47A.014
Amenity Area23.47A.024
Parking Location Access23.47A.032
DESIGN GUIDELINES
CS2- Urban Pattern and FormIII. Height, Bulk and ScaleDesigners should look to the surrounding buildings when making decisions about the massing o ro osed ro ects odulation of the facade, use of materials, window placement and changes in building setbacks should be used to create and massing com osition t at strengt ens and relates to the character of the neighborhood.
The building is sited to complete the urban edge along SW Edmunds St.. Windows will not align with adjacent windows to minimize impact on privacy. Decks will be placed along the public edges of the building as to not overlook smaller scale residential spaces to the south or across the alley.
CS2- Urban Pattern and FormII. Corner Lots
ecause edestrian activities concentrate at street corners, new projects should work to reinforce the corners as neighborhood gateways while enhancing the pedestrian environment
While our corner lot is not an official gateway noted in the guidelines, it is a gateway between the smaller scale projects to the south and the new large projects to the north. Our project will create a strong pedestrian oriented corner element while adding a curb bulb to create a more gracious space for pedestrians making this transition through the site.
CS1- Natural Systems & Site FeaturesCompose the structure's massing to enhance solar exposure for the project and minimize shadow impacts on adjacent structures.
Significant Building setbacks and modulations have been used to increase solar exposure to the site and preserve solar exposure to the surrounding area. The live work units have been set back along the west elevation to allow for more possibility of sun as it sets behind the hill to the west.
CS3: Architectural Contextrticulation o t e acade and
overall building mass s ould res ond and en ance t e e istingarchitectural fabric apparent in theJunction and surrounding areas
This building is cited along SW Edmunds street which has been designated as a pedestrian connector corridor. We have taken a cue from many of the buildings in the Junction and set our first two floors along Edmunds to the street level while pulling back the two floors above, thus breaking down the scale while maintaining a strong edge along major pedestrian axis.
40TH AVE SW
SINGLE FAMILYHOUSING
40TH AVE SWALLEYNC3-85
NC3-65
65’-0
”
40’-0
”
85’-0
”
25’-3
0’ A
vg.
SF 5000
NIEGHBORING ZONES & HIEGHTS
PROPOSED BUILDING
SW EDMUNDS ST 40TH ST SW
16
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
S S S S .
onnectivity. uman ctivity
Through the use of transparency, illumination and s ace lanning, el to activate t e edestrian side alk bot during t e da and at nig t
he pro ect represents a transition point from the lower density single family and townhome buildings to the South to the higher density and more pedestrian oriented areas along dmunds and north toward laska. n addition to the strong element at the corner we have
also stepped back and modulated the live work facade along th creating a more gracious transition to SW
dmunds from the smaller scaled area to the south.
Walkability. uman Scalero ects s ould use acade elements to en ance edestrian com ort and aid in romoting street
activit
he pro ect will incorporate clearly identifiable entry points and provide visual and pedestrian access from the sidewalk. ntries will be well lite and canopies will be provided.
rchitectural oncept. uman Scale
We have we have kept a strong edge against SW dmunds by pushing the first two floors out to the property line and anticipate the bo om level to be uite transparent. he building steps back above to break down the scale and to echo the rhythm of successful buildings in the Junction, both new and old.
terior lements. uman Scale se signage to add street level interest.
We will use a mi of retail signage along SW dmunds and smaller, more appropriate scaled
unit signage for the live work units along th ve.
SW EDMUNDS ST
40TH AVE SW
ALLEYALLEY
PROPOSED SITE4800 40TH AVE SW
PROPOSED BUILDING
LIVE/ WORK
LOBBY COMMERCIAL
PARKING
IMPORTANT PEDESTRIAN CONNECTOR
SMALLER SCALESINGLE FAMILY HOUSING
LARGER SCALE HOUSING NEAR SW ALASKA ST
live
orklive
ork
COMMERCIAL
COMMERCIAL
17
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
S S S S .
TOW
NH
OU
SE S
IDE
YARD
RAIS
ED P
LAN
TER
PLAN
TED
PRIV
ACY
SCRE
EN
PRIV
ATE
TERR
ACE
15’ SETBACKFROM LR ZONE
PL
PROPOSED
BUILDING
WHITTAKER
APARTMENTS
4752 FAUNTLEROY
WAY SW
(PROPOSED)
BROADSTONE SKY
APARTMENTS
85’
85’
85’
40’
65’
PROPOSED
BUILDING
WHITTAKER
APARTMENTS
4752 FAUNTLEROY
WAY SW
(PROPOSED)
BROADSTONE SKY
APARTMENTS
85’
85’
85’
40’
65’
18
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
DESIGN GUIDELINES: TRANSITIONARY SITE
SECTION THROUGH SOUTH PROPERTY LINERAISED PLANTER AND PRIVATE TERRACE ACT AS A BUFFER BETWEEN EXISTING TOWNHOMES AND RESIDENTIAL UNITS.
MASSING DIAGRAMSOUR SITE IS POSITIONED IN THE TRANSITION ZONE BETWEEN LARGE DEVELOPMENTS TO THE NORTH AND SMALLER SCALE PROJECTS TO THE SOUTH. OUR SMALLER SCALE RELATIVE TO THE 85’ ZONE AND OUR MASSING DESIGN AID IN MOVING BETWEEN THESE DIFFERENT SCALE ADJACENT NEIGHBORHOODS.
19
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
S S S S .
CS2.C.1 - CORNER LOTS• Reinforced Corner
Element Marks Prominent Corner
DC2 - ARCHITECTURAL CONCEPT• Transparent Commercial
Spaces• Two levels built out to street
to create a substantial base
CS3 - ARCHITECTURAL CONCEPT• Two Story Facade Takes Cues
From Junction Buildings• Brick Accents And Materials
Echo Prominent Neighboring Projects
PL2 - ARCHITECTURAL CONCEPT• Terraced Green Spaces
Promote Street Activation
PL2 - HUMAN SCALE• Entrances Clearly Visible
CS2.1.i - STREETSCAPE • Commercial space broken
down into recessed bays• Street trees are planned
and sidewalk widening is proposed
PL1 - HUMAN ACTIVITY• Corner Lobby Ensures
Corner Remains Active
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
S S S S .
CS2 - URBAN PATTERN AND FORM• Building Steps Back And Provides
Green Buffer From Adjacent Properties
CS2 - HEIGHT, BULK & SCALE• Live Work Facade Broken Down into
Smaller Scale Sections to Relate to Adjacent Buildings
• Building Steps Back Vertically
PL2 - ARCHITECTURAL CONCEPT• Recessed Live Work Spaces Allow
More Room for Pedestrians• Terraced Green Spaces Promote
Street Activation
CS1 - NATURAL SYSTEMS & SITE FEATURES• Building Has Been Carved Away to Allow
For Additional Sunlit Outdoor Space
DC4 - EXTERIOR ELEMENTS• Individual Canopies at Live Work
Bring Building Scale Down. • Building Steps Back Along 40th Ave.
SW
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
DESIGN GUIDELINES : CLARK DESIGN GROUP LIVE WORK PRECEDENT
Valdok Ballard - Currently Under ConstructionTwo Story Facade With Deck Above
Project 1706 - Currently Under ConstructionSingle Story Live Work Flat With Elevated Stoop
MASSING STUDY
SITE BLOCK
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
CORNER SETBACK15’ TRIANGLE AREA SET BACK.
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
ALLEY SETBACKREQUIRED ALLEY SETBACKDIRECTLY ADJACENT LR-ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
POWERLINE SETBACK
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
15’ RESIDENTIAL SETBACKRESIDENTIAL ZONING SETBACK.
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
40TH AVE SW
ALLEY
SW EDM
UNDS ST.
BOUNDARY WITH
LR ZONE
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
AVERAGE GRADE PLANE= +277’
GROUND FLOOR LEVEL= +275’
AVERAGE GRADE PLANE= +277’
GROUND FLOOR LEVEL= +275’
RESIDENTIAL
RESIDENTIAL
EDMUNDS
POWERLINE CLEARANCESETBACK
SETBACK AGAINSTADJACENT LR-ZONE
SETBACK AGAINSTADJACENT LR-ZONE
ALLEY
PRO
POSE
D BU
ILDI
NG
BE
YON
D
SINGLE-FAMILYRESIDENTIAL
SINGLE-FAMILYRESIDENTIAL
40TH AVE SW
RESIDENTIAL
PARKING
PARKING
RETAIL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
AVERAGE GRADE PLANE= +277’
GROUND FLOOR LEVEL= +275’
AVERAGE GRADE PLANE= +277’
GROUND FLOOR LEVEL= +275’
RESIDENTIAL
RESIDENTIAL
EDMUNDS
POWERLINE CLEARANCESETBACK
SETBACK AGAINSTADJACENT LR-ZONE
SETBACK AGAINSTADJACENT LR-ZONE
ALLEY
PRO
POSE
D BU
ILDI
NG
BE
YON
D
SINGLE-FAMILYRESIDENTIAL
SINGLE-FAMILYRESIDENTIAL
40TH AVE SW
RESIDENTIAL
PARKING
PARKING
RETAIL
RESIDENTIAL
RESIDENTIAL
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
SECTION A-A
SETBACK DIAGRAM
SECTION B-B
SS S W B .
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
Option C - Terrace Scheme - Preferred
Pros• Facade modulates and provides multiple distinct masses along 40th
Ave to help transition from the commercial zone to the residential zone.
• Large terraces above both Edmunds and 40th allow for interaction with street level from space above as well as providing layers and depth to the facades.
• Main courtyard along 40th is shallower and wider than other schemes and will receive better sun penetration.
• Retail located along Edmunds will strengthen and reinforce pedestrian connection path.
• Scheme yields most amount of light and air for units by maximizing exterior face of all units.
• Form of building is simple and efficient.• East face of north facade steps back to continue line of adjacent
building.• The strong corner mass reinforces the major street intersection.• Lobby located at corner provides activity during and after normal
business hours.• Scheme provides maximum amount of outdoor space for users.
Option B - Alley Courtyard Scheme
Pros• Lobby located at corner provides activity during and after normal
business hours.• Bay windows break down the scale of facade along 40th Ave. SW.
Cons• Courtyard faces alley and will only receive morning sun.• Corner is far less of a strong element than other options.• Massing is much more conventional than other options.
Option A - 40th Courtyard Scheme
Pros• A strong corner is established at major street intersection • Building facade is broken up along 40th Ave SW to modulate building
scale on residential street.• Building steps back to connect with planned project to the east.• Courtyard faces quiet residential street and will receive afternoon sun.• Retail located along entire Edmunds facade helps to reinforce
pedestrian connection path.
Cons• West courtyard is deep while east courtyard is quite small.• Less massing breakup along 40th Ave. SW.
SS S S .
ENTRANCE
ENTRANCE
ENTRANCE
PARKING
BIKES
VAULT
RETAIL
LOBBY
STORAGE TRASH
ELEC.RESIDENTIAL MEP
STO
RAG
E/
RESI
DEN
TIAL
AMENITY/ MAILLIVE/ WORK
LIVE/ WORK
LIVE/ WORK
LIVE/ WORKRAMP DOWNRAMP DOWN
PLANTER
+265' +274'
M M M M M M M M M M
SS
MM
MM
MM
MM
MM
MM
MM
M
PARKING
BIKES
VAULT
RETAIL
LOBBY
STORAGE TRASH
ELEC.RESIDENTIAL MEP
STO
RAG
E/
RESI
DEN
TIAL
AMENITY/ MAILLIVE/ WORK
LIVE/ WORK
LIVE/ WORK
LIVE/ WORKRAMP DOWNRAMP DOWN
PLANTER
STUDIO
STUDIO
1 BED
STUDIO
STUDIO
1 BED
1 BED
1 BED2 BED
2 BED
1 BED
1 BED
OPEN 1 BEDOPEN 1 BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
TERRACE
TERRACE
TERRACE
IDF
IDF
1 BED
STU
DIO
STU
DIO
1 BED
1 BED2 BED
2 BED
1 BED
ELECELEC
1 BED
OPEN 1 BED
1 BED +
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STUDIO
STUDIO
1 BED
STUDIO
STUDIO
1 BED
1 BED
1 BED2 BED
2 BED
1 BED
1 BED
OPEN 1 BEDOPEN 1 BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
TERRACE
TERRACE
TERRACE
IDF
IDF
1 BED
STU
DIO
STU
DIO
1 BED
1 BED2 BED
2 BED
1 BED
ELECELEC
1 BED
OPEN 1 BED
1 BED +
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STU
DIO
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
VIEW FROM SW EDMUNDS ST. AND 40TH AVE NW LOOKING SE LOOKING DOWN 40TH FROM HILL
AERIAL VIEW LOOKING NORTHWEST
Pros• A strong corner is established at major street
intersection • Building facade is broken up along 40th Ave SW to
modulate building scale on residential street.• Building steps back to connect with planned project
to the east.• Courtyard faces quiet residential street and will
receive afternoon sun.• Retail located along entire Edmunds facade helps to
reinforce pedestrian connection path.
Cons• West courtyard is deep while east courtyard is
quite small.• Less massing breakup along 40th Ave. SW.
SS .EAST WEST COURTYARD SCHEME67 Units, 46 Parking Spaces
LEVELS 3-4LEVEL 2 PARKING 1 GROUND FLOOR
ENTRANCE
BIKES
VAULT
RETAILLOBBY
TRASH
ELEC.RESIDENTIAL MEP
STO
RAG
E/
RESI
DEN
TIAL
AMENITY/ MAIL/ STORAGE
LIVE/ WORK
LIVE/ WORK
LIVE/ WORK
LIVE/ WORKRAMP DOWN
RAMP DOWN
PARKING
PLANTER
+265'+265'+265'+265' +274'
SS
SS
SS
M M M M M M M M M M
M M M
MM
MM
MM
MM
MM
MM
MM
MM
MM
M
BIKES
VAULT
RETAILLOBBY
TRASH
ELEC.RESIDENTIAL MEP
STO
RAG
E/
RESI
DEN
TIAL
AMENITY/ MAIL/ STORAGE
LIVE/ WORK
LIVE/ WORK
LIVE/ WORK
LIVE/ WORKRAMP DOWN
RAMP DOWN
PARKING
PLANTER
STUDIO STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO STUDIO
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
TERRACE
TERRACE
TERRACE
1 BED 1 BED
1 BED 1 BED
1 BED 1 BED
1 BED1 BED
1 BED 1 BED 1 BED
2 BED 2 BED
IDF
MEP
IDF
MEP
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
1 BED +
STUDIO STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO
STUDIO STUDIO
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
TERRACE
TERRACE
TERRACE
1 BED 1 BED
1 BED 1 BED
1 BED 1 BED
1 BED1 BED
1 BED 1 BED 1 BED
2 BED 2 BED
IDF
MEP
IDF
MEP
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
1 BED +
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
Pros• Lobby located at corner provides activity during and
after normal business hours.• Bay windows break down the scale of facade along
40th Ave. SW.
Cons• Courtyard faces alley and will only receive morning
sun.• Corner is far less of a strong element than other
options.• Massing is much more conventional than other
options.
SS B .
LEVELS 3-4LEVEL 2PARKING 1 GROUND FLOOR
ALLEY TERRACE SCHEME66 Units, 47 Parking Spaces
VIEW FROM SW EDMUNDS ST. AND 40TH AVE NW LOOKING SE LOOKING DOWN 40TH FROM HILL
AERIAL VIEW LOOKING NORTHWEST
ENTRANCE
STUDIO STUDIO
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
TERRACE
TERR
ACE
TERRACE
1 BED 1 BED
2 BED
2 BED 2 BED1 BED 1 BED
1 BED 1 BED
THEATERMEP/STORAGE
ELEC
IDF
IDF
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED OPEN 1 BED
1 BED + 1 BED +
1 BED +
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STUDIO STUDIO
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
OPE
N 1
BED
TERRACE
TERR
ACE
TERRACE
1 BED 1 BED
2 BED
2 BED 2 BED1 BED 1 BED
1 BED 1 BED
THEATERMEP/STORAGE
ELEC
IDF
IDF
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED
OPEN 1 BED OPEN 1 BED
1 BED + 1 BED +
1 BED +
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STU
DIO
STU
DIO
BIKES
VAULT
RETAILLOBBY
STORAGE TRASH
ELEC.RESIDENTIAL MEP
STO
RAG
E/
RESI
DEN
TIAL
AMENITY/ MAIL
LIVE/ WORK
LIVE/ WORK
LIVE/ WORK
LIVE/ WORK
STORAGERAMP DOWN RAMP DOWN
PARKING
PLANTER
+265' +274'
M M M M M M M M M M
S S
S S
MM
MM
MM
MM
MM
MM
MM
M
BIKES
VAULT
RETAILLOBBY
STORAGE TRASH
ELEC.RESIDENTIAL MEP
STO
RAG
E/
RESI
DEN
TIAL
AMENITY/ MAIL
LIVE/ WORK
LIVE/ WORK
LIVE/ WORK
LIVE/ WORK
STORAGERAMP DOWN RAMP DOWN
PARKING
PLANTER
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
Pros• Facade modulates and provides multiple distinct
masses along 40th Ave to help transition from the commercial zone to the residential zone.
• Large terraces above both Edmunds and 40th allow for interaction with street level from space above as well as providing layers and depth to the facades.
• Main courtyard along 40th is shallower and wider than other schemes and will receive better sun penetration.
• Retail located along Edmunds will strengthen and reinforce pedestrian connection path.
• Scheme yields most amount of light and air for units by maximizing exterior face of all units.
• Form of building is simple and efficient.• East face of north facade steps back to continue
line of adjacent building.• The strong corner mass reinforces the major street
intersection.• Lobby located at corner provides activity during and
after normal business hours.• Scheme provides maximum amount of outdoor
space for users.
SS .
LEVEL 3LEVEL 2 PARKING 1 GROUND FLOOR
PREFERRED SCHEME67 Units, 46 Parking Spaces
VIEW FROM SW EDMUNDS ST. AND 40TH AVE NW LOOKING SE LOOKING DOWN 40TH FROM HILL
AERIAL VIEW LOOKING NORTHWEST
ENTRANCE
OPTION A9 AM
3 PM
12 PM 12 PM 12 PM
3 PM 3 PM
9 AM 9 AMOPTION B OPTION C (PREFERRED OPTION)
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
SS S W S S B S .
LOBBY
LIVE WORK
AMENITY TRASHSTORAGE
ELECTRICALMEP
GARAGE ENTRANCE
PLANTER
STOR.
LIVE WORK
LIVE WORK
LIVE WORK
COMMERCIAL
SW EDMUNDS ST
PROPOSED BUILDING
40’ HEIGHT
2-STORYBUILDING
2-STORYBUILDING
2-STORYBUILDING
40TH
SW
AVE
ALLE
Y
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
LANDSCAPE PLAN
PROJECT IMAGES
May 4, 20174800 40th Ave SW, Seattle, WA 98116
arly esign uidance eeting
S J S
DRAVUS APARTMENTSINTERBAY
BELAY APARTMENTSBALLARD
80 MAINPIONEER SQUARE
PUBLIXINTERNATIONAL DISTRICT
2134 WESTERNPIKE PLACE MARKET
TRIOBELLTOWN
May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332
MATERIAL INSPIRATION
Recommended