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DPD PROJECT NO.:
30227003023631
MEETING DATE:
1/13/2016
APPLICANT CONTACT:
Peter Tallar, Project ManagerCaron [email protected] 3rd Ave Suite 300C Seattle 98121
CARON REF #2015.042
3525 & 3531 Wallingford Ave N.ROWHOUSES AND TOWNHOMES STREAMLINED DESIGN GUIDANCE
CONTENTS
Proposal Description 3Context Analysis 4Existing Site Conditions 9Survey & LBA Survey 10Site Plan 11Landscape Plan 12Zoning Data 14Design Guidelines 15Architectural Concept 18
PROJECT TEAM
OWNERMichael Pollard Isola Homes
CARON ARCHITECTURE CONTACTPeter Tallar, Project Manager [email protected] Reference No.: 2015.046
SITE INFORMATION
ADDRESS: 3525 & 3531 Wallingford Ave N
DPD PROJECT NO.: 3022700
3023631
PARCEL(S): 4083306200
OVERLAY DESIGNATION: None
ECA: None
PARKING REQUIREMENT: 7 Stalls
LEGAL DESCRIPTION: Lot 3 of block 64 of the Lake Union add. To C.O.S. subject to short subdivision #3022206, parcel C & parcel D
DEVELOPMENT STATISTICS:
ZONING: LR-2
LOT SIZE: 3525 Townhouse: 3,471.00 SF
3531 Rowhouse: 4,092.31 SF
FAR: 3525 Townhouse: 1.2 (4,165.20 SF)
3531 Rowhouse: 1.3 (5,320.00 SF)
PROPOSED FAR: 3525 Townhouse: 4,052.37 SF
3531 Rowhouse: 5,106.33 SF
RESIDENTIAL UNITS: 7
PARKING STALLS: 7
32505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE
PROPOSAL DESCRIPT ION
DEVELOPMENT OBJECTIVES
The proposed development utilizes two lots with a central open shared parking area. The east street facing lot will contain 4 rowhouses, while the interior lot will house 3 townhouses for a total of 7 units. The goal is to create a modern rowhouse and infill development that will knit increased density into this growing neighborhood. A shared driveway will access the site from Wallingford Ave. N. and surface parking will be provided for each unit.
DEVELOPMENT SUMMARY
Project Introduction
AXONOMETRIC MAP (GOOGLE EARTH)
12-BLOCK AERIAL
35313525
35313531
WAL
LINGFO
RD AVE
N.
N. 36TH ST
DENSMORE AVE N.
WOODLAWN AVE N.
N. 35TH ST
WAL
LIN
GFO
RD
AVE
N.
N. 36TH ST
N. 35TH ST
N. 37TH ST
BU
RKE
AVE
N.
MER
IDIA
N A
VE N
.
BAG
LEY
AVE
N.
DEN
SMO
RE
AVE
N.
NN
WO
OD
LAW
N A
VE N
.
CAR
R P
L N
.
ASH
WO
RTH
AVE
N.
INTE
RLA
KE A
VE N
.
Level Rowhouse FAR SF Townhouse FAR SF
Level 1 1,539.85 1,112.90
Level 2 1,704.86 1,395.52
Level 3 1,704.86 1,395.52
Roof 156.76 148.43
Total 5,106.33 SF 4,052.37 SF
4 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016
CONTEXT ANALYSIS
SITE DESCRIPTION & ANALYSIS
The site is bounded by Wallingford Ave. N to the east, a proposed rowhouse development to the north, single family housing to the west, and an existing townhouse development to the south. The site slopes gradually from the northeast corner to the southwest with an approximate 5’ loss in elevation. Low (2-3 feet) rockeries and retaining walls constrain the site from Wallingford Ave. N. and frame the existing garage and duplexes. A large (approximately 6 feet tall) retaining wall with a fence on top runs along the south property line and acts as a buffer from the existing townhouse development to the south.
The existing structures are proposed to be demolished, as well as the existing rockeries located on the site and the existing site access stairs. The retaining wall at the south property line is associated with the development to the south, and will not be disturbed.
Telecommunication lines run in front of the property up Wallingford Ave. N, while electrical lines appear to run on the opposite side of the street.
The site receives great east and west solar exposure, with limited lower level solar exposure to the south. The project will strive to maximize solar exposure and views to the proposed row house project to the north and will not have substantial impact on existing buildings to the west or across the street to the east.
Site Context & Urban Design Analysis
Site
C2-40
IC-45
LR2
LR1
SF-5000
Park
WAL
LIN
GFO
RD
AVE
N.
N. 36TH ST
N. 35TH ST
N. 34TH ST
N. 37TH ST
N. 38TH ST
N. NORTHLAKE WAY
BU
RKE
AVE
N.
MER
IDIA
N A
VE N
.
DEN
SMO
RE
AVE
N.
WO
OD
LAW
N A
VE N
.
CAR
R P
L N
.
ASH
WO
RTH
AVE
N.
WAL
LIN
GFO
RD
AVE
N.
N. 36TH ST
N. 35TH ST
N. 34TH ST
N. 37TH ST
N. 38TH ST
N. NORTHLAKE WAY
BU
RKE
AVE
N.
MER
IDIA
N A
VE N
.
DEN
SMO
RE
AVE
N.
WO
OD
LAW
N A
VE N
.
CAR
R P
L N
.
ASH
WO
RTH
AVE
N.
SF-5000
LR-2
LR-1
C2-40IC-45
NN
Site
Mixed-Use
Commercial
SFR (1- 2 Stories)
Multi Family
Park
SURROUNDING USES MAP KEY ZONING MAP KEY
52505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE
1 EVO SEATTLE
DISTANCE FROM SITE (0.4 MI):
2 MIN. 7 MIN.
3 GAS WORKS PARK
DISTANCE FROM SITE (0.3 MI):
3 MIN. 6 MIN.
2 ESSENTIAL BAKING
DISTANCE FROM SITE (0.2 MI):
1 MIN. 4 MIN.
4 WATERWAY 18
DISTANCE FROM SITE (0.4 MI):
3 MIN. 7 MIN.
5 BROOKS SPORTS
DISTANCE FROM SITE (0.4 MI):
2 MIN. 7 MIN.
CONTEXT ANALYSIS
N. 38TH STTN 38TH STTN. 38TH ST
N. 39TH STTN. 39TH ST
N. NORTHLAKE WAYNO
N. P
ACIF
IC S
T
PAN
BAG
LEY
AVE
N.
BAG
LEY
AVE
N.
COR
LISS
AVE
N.
COR
LISS
AVE
N..
AVE
N.
AVE
N.
INTE
RLA
KE A
VE N
.IN
TER
LAKE
AVE
N.
STO
NE
WAY
N.
N. 40TH STT SUSU EAS
EAS
1ST
1ST
2N
WO
OD
LAN
D P
ARK
AVE
N.
WO
OD
LAN
DPA
RK
AVE
N.
ALB
ION
PL
N.
ALB
ION
PLN
.
WH
ITM
AN A
VE N
.W
HIT
MAN
AVE
N.
WIN
SLO
W P
L N
.W
INSL
OW
PLN
BRIDGE WAY N
BRIDGE WAY N
.
B
EAST
LAKE
AVE
E.
FAIR
VIEW
AVE
E.
FAIR
VIEW
RVIE
W A
VEE
FAIR
VIEW
AVE
E.
FRAN
KLIN
AVE
E.
FRAN
KLIN
AVE
E.
N A
VE
WAL
LIN
GFO
RD
AVE
NW
.
N. 36TH STN 36TH STT
N. 35TH STN T
N. 34TH STT
N. 37TH STTN 37TH STTN. 37TH ST
BU
RKE
AVE
N.
BU
RKE
AVE
N
MER
IDIA
N A
VE N
.M
ERID
IAN
AVE
N.
B
DEN
SMO
RE
AVE
N.
DEN
SMO
RE
AVE
N
WO
OD
LAW
N A
VE N
.W
OO
DLA
WN
AVE
N.
CAR
RPL
NCA
RR
PL
N.
ASH
WO
RTH
AAS
HW
OR
TH A
BAG
BAG
H A
VH
AV
UU SS TT
Community Nodes & LandmarksNEIGHBORHOOD, SEATTLE, WA
VICINITY & WALKING MAP KEY
Site
Park
Transit Stops
Bus Stops
Dedicated Bike Lanes
View
5-Minute Walking Distance
1
N
2
1AUR
OAU
RO
RA
AR
A AV
EN
VE N
.
WAL
LIN
GFO
RD
AVE
N.
N. 36TH ST
N. 35TH ST
N. 34TH ST
N. 37TH ST
N. NORTHLAKE WAY
N. P
ACIF
IC S
T
BU
RKE
AVE
N.
MER
IDIA
N A
VE N
.
BAG
LEY
AVE
N.
COR
LISS
AVE
N.
DEN
SMO
RE
AVE
N.
WO
OD
LAW
N A
VE N
.
CAR
R P
L N
.
ASH
WO
RTH
AVE
N.
INTE
RLA
KE A
VE N
.
3
4
5
SS
OOOOALL
TITITITSS
IFIFF
6 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016
CONTEXT ANALYSIS
1 JAS DESIGN BUILD AT 3600 WALLINGFORD AVE N.
DISTANCE FROM SITE (250 FEET):
1 MIN. 1 MIN.
4 CANTINETTA AT 3650 WALLINGFORD AVE N.
DISTANCE FROM SITE (0.1 MI):
1 MIN. 3 MIN.
2 FISHERIES SUPPLY AT 1900 N. NORTHLAKE WAY
DISTANCE FROM SITE (0.3 MI):
2 MIN. 5 MIN.
5 PALAZZO COFFEE AT 1906 N. 34TH ST.
DISTANCE FROM SITE (0.2 MI):
2 MIN. 4 MIN.
3 WALLINGFORD STEPS AT 1800 N. NORTHLAKE WAY
DISTANCE FROM SITE (0.2 MI):
3 MIN. 5 MIN.
6 STUDIO EVOLVE AT 3333 WALLINGFORD AVE N.
DISTANCE FROM SITE (0.1 MI):
1 MIN. 3 MIN.
WAL
LIN
GFO
RD
AVE
N.
N. 36TH ST
N. 35TH ST
N. 34TH ST
N. 37TH ST
N. NORTHLAKE WAY
BU
RKE
AVE
N.
MER
IDIA
N A
VE N
.
DEN
SMO
RE
AVE
N.
WO
OD
LAW
N A
VE N
.
CAR
R P
L N
.
3
1
2
Site
View1
MAP KEY
N
NEIGHBORHOOD DESIGN
The surrounding neighborhood is one of increasing density. Townhouses and small apartment buildings line each side of Wallingford Ave. and 1920’s bungalows are slowly being replaced with new develpoemnt in the adjacent SF zone.
Neighborhood VicinityNEIGHBORHOOD, SEATTLE, WA
4
6 5
72505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE
CONTEXT ANALYSIS
Existing Notable Architectural & Siting Patterns
WAL
LIN
GFO
RD
AVE
N.
N. 36TH ST
N. 35TH ST
N. 34TH ST
N. 37TH ST
N. 38TH ST
BU
RKE
AVE
N.
MER
IDIA
N A
VE N
.
DEN
SMO
RE
AVE
N.
WO
OD
LAW
N A
VE N
.
CAR
R P
L N
.
2
Site
View1
MAP KEY
N
DESIGN CUES
The neighborhood is a host to contemporary, as well as, turn of the century architecture. With such a large array of styles and uses, development should find a blance between old and new though material choices, stlyes, and architectural features.
1 1809 N 36TH STREET TOWNHOUSES
4 3522 WALLINGFORD AVE N
2 3447 MERIDIAN AVE N. TOWNHOUSES
5 VELO APARTMENTS AT 3635 WOODLAWN AVE N.
3 3519 WALLINGFORD AVE N. TOWNHOUSES
6 3827 CARR PL.
3
6
4
5 1
8 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016
Streetscapes
CONTEXT ANALYSIS
WAL
LIN
GFO
RD
AVE
N.
N. 36TH ST
N. 35TH ST
BU
RKE
AVE
N.
DEN
SMO
RE
AVE
N.
WO
OD
LAW
N A
VE N
.
N
WALLINGFORD AVE N, FACING WEST
WALLINGFORD AVE N, FACING EAST
1
2
EXISTING STRUCTURES TO BE DEMOLISHED
SITE
Federal Ave E.
OPPOSITE OF PROJECT SITE
E. Aloha St
2
1
92505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE
EXIST ING S ITE CONDIT IONS
Site Photos
2 LOCATION
1 LOOKING WEST AT PROJECT SITE, FROM FEDERAL AVE E.
4 LOCATION
3 LOCATION
5 LOCATION
6 LOCATION
WAL
LIN
GFO
RD
AVE
N.
N. 36TH ST
N. 35TH ST
BU
RKE
AVE
N.
DEN
SMO
RE
AVE
N.
WO
OD
LAW
N A
VE N
.
4
3
1
Site
View1
MAP KEY
N
2
6
5
10 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016
EXIST ING S ITE CONDIT IONS
Survey / Tree Survey
PROPERTY DESCRIPTION:
Tax. Parcel No. 4083306200
Lot 3, block 64, lake union addition to the city of Seattle, according to the plat thereof recorded in volume 1 of plats, page 238, records of King County, WA.
Prunus avium, wild cherry:
8.282” Dia., 7’ Tall, 12’ Drip line
Not Exceptional
Thuja plicata, red cedar:
4.402” Dia., 9’ Tall, 6’ Drip line
Not Exceptional
EXISTING TREE MAP KEY
LOT BOUNDARY ADJUSTMENT SURVEY
Tax Parcel No. 4083306193
The east 75 feet of lot 2, block 64, lake union addition to the city of Seattle, according to the plat thereof recorded in volume 1 of plats, page 238, records of King County, WA.
Pinus ponderosa, ponderosa pine:
12.250” Dia., 28’ Tall, 18’ Drip line
Not Exceptional
Malus domestica, common apple:
8.500” Dia., 10’ Tall, 16’ Drip line
Not Exceptional
SURVEY
35253531
112505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE
SITE PLAN
N
Site Plan
Residential
Amenity
Residential Access
Vehicular Access
KEY
3525 - TOWNHOUSE 3531 - ROWHOUSE
12 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016
LANDSCAPE PLAN
Landscape Plan
N
60.00
' PRO
P. LI
NE
VEHI
CLE
ENTR
ANCE
SHAR
ED A
CCES
S
ADJACENTLOT LR-2
SURFACEPARKING AREAFOR 7 VEHICLES
CONC
.SI
DEW
ALK
5' FRONTSETBACK
EXISTING UTILITYPOLE & O.H. LINES
70.00
' NEW
PRO
P. LI
NE
+120' +121' +122'
+123'
+120' +121'+122' +122' +121'
UNIT3531-1
UNIT3531-2
UNIT3531-3
UNIT3531-4
UNIT3525-3
UNIT3525-2
UNIT3525-1
+119'
+118'
+117'
+116'
+118.3'
+117.5'
+116.5'
+120'
+119.5'
+119'
+120'
+120'
+120'
+119.5'
+119.5'
+119.5'
1264 SF
1386 SF
1264 SF
1264 SF
1335 SF
1335 SF
LINE OFFLOORABOVE
115.5'115.5'
TYPE A
TYPE A
TYPE B
TYPE B
TYPE D
TYPE B
TYPE B1264 SF
+119'
+119'
+119.5'
WAL
LINGF
ORD
AVE
N.66
' ASP
HALT
R.O
.W.
PEDESTRIAN ACCESS ALTERNATIVE PAVING+119'
+120' +119.5'
+120' +119.5'
+120' +119.5'
SLOPE UP5%
BIORETENTIONPLANTER
BIORETENTIONPLANTER
BIORETENTIONPLANTER
132505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE
LANDSCAPE PLAN
Landscape Schedule
T R E E S B O TA N I C A L N A M E / C O M M O N N A M E S I Z E Q T Y
Acer platanoides ‘ Columnare’ / Columnar Norway MapleStreet Tree
2” cal 5
Amelanchler x grandiflora ‘Autumn Brilliance’ / Autumn Bril-liance Serviceberry Street TreeSingle Stem
2” cal 2
Liriodendron tulipifera ‘Fastigata’ / Tulip TreeGSI Tree
1.5” cal 3
Styrax japonicus / Japanese SnowbellGSI Tree
1.5” cal 3
Taxodium distichum ‘Shawnee Brave’ TM / Bald CypressGSI Tree
1.5” cal 1
S H R U B S B O TA N I C A L N A M E / C O M M O N N A M E S I Z E Q T Y
Astilbe x arendsii ‘Bridal Vine’ / Bridal Vine Astilbe 1 gal 35
Blechum spicant / Deer Fern 1 gal 42
Camellia x ‘Butter Mint’ / Butter Mint Cameilia 5 gal 2
Chamaecyparis pisifera ‘Golden Mopps’ / Golden Mopps Sawara False Cypress
5 gal 9
Cornus alba ‘Bailhalo’ TM / Ivory Halo Dogwood 1 gal 7
Dryopteris erythrosora / Autumn Fern 1 gal 48
Euonymus japonicus ‘Greenspire’ / Greenspire Upright Euonymus
20” Ht 8
Euphorbia robbiae / Mrs. Robb’s Bonnet Euphorbia 1 gal 53
Fatsia japonica / Japanese Fatsia 5 gal 4
Festuca glauca ‘Elijah Blue’ / Blue Fescue 1 gal 152
Leucothoe fontanesiana ‘Rainbow’ / Rainbow Leucothoe 2 gal 16
Mahonia x media ‘Charity’ / Mahonia 5 gal 17
Miscanthus sinensis ‘Strictus’ / Porcupine Grass 1 gal 50
Osmanthus heterophyllus ‘Goshiki’ / Goshiki Holly Olive 5 gal 9
G R O U N D C O V E R B O TA N I C A L N A M E / C O M M O N N A M E S I Z E S P A C I N G Q T Y
7/8” Drain Rock N/A
Ajuga reptans ‘Black Scallop’ / Bugleweed 1 gal 24” o.c. 23
Calluna vulgaris ‘Firefly’ / Heather 1 gal 18” o.c. 114
Herniara glabra / Rupturewort 4’ pot 12” o.c. 495
Pachysandra terminalis / Japanese Spurge 4’ pot 12” o.c. 326
Rubus calycinoides ‘ Emerald Carpet’ / Emerald Carpet Creeping Raspberry
4’ pot 18” o.c. 162
Stachys byzantina ‘Silver Carpet’ / Lamb’s Ears 4’ pot 12” o.c. 60
Vinca minor ‘Illumination’ TM / Illumination Dwarf Periwinkle 4’ pot 12” o.c. 64
S H R U B S B O TA N I C A L N A M E / C O M M O N N A M E S I Z E Q T Y
Pennisetum orientale / Oriental Fountain Grass 1 gal 34
Phormium tenax / New Zealand Flax 2 gal 3
Rhododendron x ‘Ramapo’ / Ramapo Rhododendron 3 gal 4
B I O R E T. B O TA N I C A L N A M E / C O M M O N N A M E S I Z E Q T Y
Cornus alba ‘Elegantissima’ / Variegated Red Twig Dogwood 5 gal 5
Juncus effusus / Soft Rush 1 gal 45
Polystichum munitum / Western Sword Fern 1 gal 21
Salix purpurea ‘Nana’ / Dwarf Arctic Willow 1 gal 9
Sambucus nigra ‘Black Lace’ / Black Lace Elderberry 5 gal 4
V I N E S B O TA N I C A L N A M E / C O M M O N N A M E S I Z E Q T Y
Hydrangea anomala petiolaris ‘Miranda’ / Climbing Hydrangea 1 gal 28
14 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016
A P P L I C A B L E Z O N I N G S M C - S E C T I O N S M C R E Q U I R E M E N T C O M P L I A N C E / R E F E R E N C E
Floor Area Ratio (FAR) Limits 23.45.510 Rowhouse:1.3 FAR limit in LR-2 zone and meets the requirements of 23.45.510.C.
Townhouse:1.2 FAR limit in LR-2 zone and meets the requirements of 23.45.510.C. √
Density Limits- Low-rise Zones 23.45.512 No Limit when meeting 23.45.510.C
√
Structure Height 23.45.514 30’ height limit
√
Setbacks & Separations 23.45.518 Rowhouse:Front: 5’ min. , Rear: 7’ average, 5’ min.,Side setbacks from facades 40’ or less in length: 0’ when abutting another rowhouse, 5’ min. when abutting SF zone, otherwise 3.5’ min.
Townhouse:Front and rear setbacks: 7’ average, 5’ min.Side setbacks from facades 40’ or less in length: 5’ min. √ Page 11. Site Plan
Amenity Area 23.45.522 25% of lot area: 50% of required amenity space to be at ground level (10: min. dim. from side lot lines). Amenity areas on roof structures that meet the provisions of subsection 24.45.510 may be counted as amenity area provided at ground level. √
LEED, Built Green & Evergreen Sustainable Development Standards
23.45.526 To achieve a higher far limit, development will meet GREEN building performance standards. Either built GREEN 4 star rating or LEED Silver rating. √
Development committed to achieving Built Green 4-Star rating
Structure Width & Facade Length Limits in LR Zones
23.45.527 Rowhouse:In LR2 maximum width: No Limit
Townhouse:In LR2 maximum width: 90’ √
Light & Glare Standards 23.45.534 All light to be shielded and directed away from adjacent / abutting properties: parking to have 5’ - 6’ screen or hedge.
Parking Location, Access & Screening
23.45.536 Required parking shall be located on the same lot as the use requiring the parking, except when meeting 23.54.025.C √
Solid Waste & Recyclable Materials Storage & Access
23.54.040: (1) 2’ X 6’ area for each unit (units will be billed separately by utility). Bins will be pulled to street by owners on collection day. Storage areas. √
Required Parking 23.54.015 Vehicular Parking: 1 space per dwelling unitBicycle Parking: 1 space per 4 dwelling units √ Page 11. Site Plan
ZONING DATA
Code Compliance
152505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE
Architectural Design Response
DESIGN GUIDELINES
CS1. Natural Systems &
Site Features
I. LANDSCAPE DESIGN TO ADDRESS SPECIAL SITE CONDITIONS
i. The landscape design should take advantage of special on-site conditions such as high-bank front yards, steep slopes, view corridors or existing significant trees and off-site conditions such as greenbelts, ravines, natural areas and boulevards.
Design Response:• The proposed development has its setback staggered along Wallingford Ave. N to open
up views and allow for landscaped yards to help frame the street’s view corridor down to Lake Union. Existing sidewalks will be maintained and the front yard’s landscaping will build continuity with neighboring lots. Vehicle entrances to the development will be limited to just one curb cut, along Wallingford Ave N., in order to keep garages from cluttering the streetscape.
I. RESPOINDING TO SITE CHARACTERISTICS
i. The siting of buildings should respond to specific site conditions and opportunities such as non-rectangular lots, location on prominent intersections, unusual topography, significant vegetation and views or other natural features.
Design Response:• Development of the lot closest to the street is consistent with the setbacks established
by other buildings on the block. Southern views along Wallingford Ave are maintained by keeping the proposed buildings in line with the existing street pattern and building height. A generous setback between the proposed structures and the existing development to the south is provided by a 22 foot ingress/egress easement adjacent to the neighboring driveway for a total of 30 feet of separation between the buildings. 20 feet of separation is provided between the proposed townhouses and the adjacent buildings to the south as an amenity space. The parking court between the proposed buildings is wide and provides sun exposure to the yard space for the north two rowhouses.
II. STREET COMPATIBILITY
i. The siting of buildings should acknowledge and reinforce the existing desirable spatial characteristics of the right-of-way.
Design Response:• The surrounding neighborhood is one of increasing density. Townhouses and small
apartment buildings line each side of Wallingford Ave. The site offers a unique opportunity to provide housing in the form of rowhouses, a housing type not evident in the vicinity and townhouses on the infill lot. Setbacks are maintained to create visual harmony with the adjacent buildings. The proposed development aims to avoid the hodge-podge of siding and windows present on the adjacent townhouse by creating a rhythmic façade pattern characteristic of rowhouse typology.
CS2. Urban Pattern &
Form
IV. HEIGHT, BULK, AND SCALE COMPATIBILITY
i. Projects should be compatible with the scale of development anticipated by the applicable Land Use Policies for the surrounding area and should be sited and designed to provide a sensitive transition to nearby, less-intensive zones. Projects on zone edges should be developed in a manner that creates a step in perceived height, bulk and scale between the anticipated development potential of the adjacent zones.
Design Response:• Adjacent buildings and those across the street are three stories in height and are
built right against property setback lines. The proposed development intends to keep with those standards as well as provide flat parapet cornice lines evident in adjacent developments. Penthouses are kept at the rear or middle of the unit to avoid tall structures against adjacent property lines.
I. ARCHITECTURAL CONTEXT
i. New buildings proposed for existing neighborhoods with a well defined and desirable character should be compatible with or complement the architectural character and siting pattern of neighboring buildings.
Design Response:• The proposed development intends to follow defined rowhouse characteristics evident
in other cities, such as individual and shared stoops with canopies, vertically aligned windows and upper level modulation. The classic base-middle-top is also an important part of the rowhouse aesthetic and can be found here with overframed modulation surrounding the windows at the middle and overframed cornices at the parapets. The townhouse triplex follows the same aesthetic of base-middle-top with overframing and cornices.
CS3. Architectural
Context & Character
16 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016
DESIGN GUIDELINES
Architectural Design Response
DC2. Architectural
Concept
I. PARKING AND VEHICLE ACCESS
i. Siting should minimize the impact of automobile parking and driveways on the pedestrian environment, adjacent properties and pedestrian safety.
Design Response:• Ingress/egress for vehicles is provided from a single curb cut located beside the
southern property line. Vehicles are parked in exterior spaces in the interior of the lot, which minimizes the impact of vehicles from the street.
I. ARCHITECTURAL CONCEPT AND CONSISTENCY
i. Building design elements, details and massing should create a well-proportioned and unified building form and exhibit an overall architectural concept. Buildings should exhibit form and features identifying the functions within the building. In general, the roof line or top of the structure should be clearly distinguished from its façade walls.
Design Response:• A unified building form is created by adhering to the guideline requirement of providing
a clear base-middle and top of the façade. The two structures area tied together using this principle and the addition of cantilevers over parking to help hide these service areas. Entries area defined by walk-up stoops covered by canopies. Individual units are defined by the vertical stacking of windows within a projecting frame. The top is defined by a cornice at the parapet, which is sporadically broken by glass or open guardrails. Lighting will be present to provide security and accent the building entries. Stair penthouses are minimized by sloping the roof away from the street or adjacent properties.
II. HUMAN SCALE
i. The design of new buildings should incorporate architectural features, elements, and details to achieve a good human scale.
Design Response:• Through the use of materials and color, the facade is broken up which helps the upper
floors to feel light and less dense. Canopies and planters add a layer of fine detail to give the project a sense of proportion related to the pedestrian environment.
I. PEDESTRIAN OPEN SPACES AND ENTRANCES
i. Convenient and attractive access to the building’s entry should be provided. To ensure comfort and security, paths and entry areas should be sufficiently lighted and entry areas should be protected from the weather. Opportunities for creating lively, pedestrian-oriented open space should be considered.
Design Response:• The connections to the building from the R.O.W. will be landscaped to provide
interest at the street and encourage pedestrian activity. Lighting and canopies will also be implemented to facilitate easy identification of the separate unit entrances. As mentioned, a single vehicle ingress/egress point will free the façade of garage and allow for more desirable pedestrian-oriented design.
II. BLANK WALLS
i. Buildings should avoid large blank walls facing the street, especially near sidewalks. Where blank walls are unavoidable, they should receive design treatment to increase pedestrian comfort and interest.
Design Response:• Since the building is residential, we will be proposing as much glazing as possible for
the units. This will minimize blank walls along Wallingford Ave N. Landscaping will add a sense of layering between the street and the façade, where blank walls may occur. The facades will employ differing colors and materials to break down any further walls and help provide scale to the building.
III. PERSONAL SAFETY AND SECURITY
i. Project design should consider opportunities for enhancing personal safety and security in the environment under review.
Design Response:• As previously mentioned, by breaking up the street façade with large windows, great
views will be allowed as well as an established neighborly connection, providing eyes-on-the-street security. This feeling of security is reinforced by the previously mentioned landscaping lighting, which will help to illuminate pathways within the site and highlight the architecture.
PL2. Walkability
DC1. Project uses &
Activities
172505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE
DESIGN GUIDELINES
PL2.1:
Utilizing landscaping, colors, and a canopy, this structure succeeds at highlighting and framing its entrance.
CS1.I :
Use of planters and landscaping along the Wallingford Ave N. R.O.W. helps to add curb appeal as well as creating a view corridor that focuses in on Lake Union and Seattle’s downtown.
PL2.I I :
Through the use of material change and large glazing, the building helps to break up its facade while adding security in the environment.
Architectural Design Response
I. RESIDENTIAL OPEN SPACE
i. Residential projects should be sited to maximize opportunities for creating usable, attractive, well-integrated open space.
Design Response:• Open space is provided as an amenity space at the southern side of the townhouse
triplex, which further separates the triplex from the adjacent tall townhouse building. Open space on the rowhouse lot is provided at the northwestern corner of the lot, north of the parking court. The location of these two spaces is to maximize sun exposure, not only to the open space itself, but also to the buildings that surround them. The parking court itself can be thought of as an open space as well, with the alternative paving to demarcate the pedestrian pathway from the street to the infill lot defining an edge. It is a low-traffic semi-private space where children can ride bikes or play ball within easy eyesight of their home.
I. LANDSCAPING TO REINFORCE DESIGN CONTINUITY WITH ADJACENT SITES
i. Where possible, and where there is not another overriding concern, landscaping should reinforce the character of neighboring properties and abutting streetscape.
Design Response:• Remaining consistent with the adjacent buildings, landscaping will be concentrated
in the site setbacks and will be used to add visual interest to the street and will line the pedestrian walkways in from Wallingford Ave N. Drought resistant shrubbery and trees, along with planters, will be used to add visual interest along the street and shall enhance and help stitch together the project site with its surrounding neighborhood.
DC3. Open Space
Concept
DC4. Exterior Elements &
Finishes
18 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016
UNIT TYPED
21'-1
1"
18'-11"
ENTRY
UP
BEDROOM
BATH
WH
6'-11
"6'-
5"8'-
7"
3'-51 2"
3'-51 2"
2'-4-1 2"
12'-7
1 2"
9'-612" 3'-111
2" 3'-612" 1'-101
2"
BEDROOM
UNIT TYPEB
ENTRY
BATH
UP
6'-4"5'-5"7'-312"1'-6""
8'-31 2"
3'-51 2"
3'-512"3'-53 1
2"3'-712"
11'-9
"
4'-0"
UNIT TYPEB
UNIT TYPEB
UNIT TYPEA
BEDROOM
UNIT TYPEB
ENTRY
BATH
UP
6'-4" 5'-5" 7'-312" 1'-6"1
8'-7""7"
3'-2"
3'-512" 3'-53 - 1
2" 3'-712"
11'-9
"
KITCHEN/DINING
UNIT TYPEA ENTRYE
LIVING
UP
4'-0" 1'-6"13'-212" 3'-0" 15'-10"
11'-9
"
4'-0"
4'-4"
ARCHITECTURAL CONCEPT
3525 - TOWNHOUSE LEVEL 1 3531 - ROWHOUSE LEVEL 1
Floor Plans
Residential
Amenity
Residential Access
Vehicular Access
KEY
N
LEVEL 1 PLANS
192505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE
UNIT TYPED
21'-1
1"
24'-11"
DINNING
UP
LIVING
KITCHEN
12'-9
1 2"
3'-51 2"
3'-71 2"
14'-1
0"
15'-412" 9'-61
2"
DN
DN
KITCHEN
DINING
LIVING
REF
3'-51 2"
5'-11 2"
1'-0"
12'-6"3'-31
2"
UP
3'-512"1'-8"1' 8"3'-51
2"12'-812"
UNIT TYPEB
UNIT TYPEB
UNIT TYPEB
UNIT TYPEB
WH
UNIT TYPEA
DN
LAUNDRY
BEDROOM
3'-4"
3'-81 2"
UP
1'-31 2"
3'-5"
3'-812" 3'-7" 3'-71
2" 3'-612" 5'-31
2" 2'-512" 3'-61
2"
3'-6"
11'-912"
W.I.C.
UNIT TYPEA
ARCHITECTURAL CONCEPT
3525 - TOWNHOUSE LEVEL 2 3531 - ROWHOUSE LEVEL 2
Floor Plans
N
LEVEL 2 PLANS
20 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016
UNIT TYPED
21'-1
1"
UP
MASTER BEDROOM
W.I.C.
F
8'-10
"
3'-51 2"
3'-51 2"
15'-3
1 2"
15'-5"" 3'-4" 6'-2"
DN
W/D
MASTER SUITE
M. BATH
3'-2"-
3'-2"
DNUP
3'-512"1'-8"1' 8"3'-51
2"12'-812"
W.I.C6'-01
2" 3'-4"3 4
3'-91 2"
5'-10
"--
5'-5"
UNIT TYPEA
UNIT TYPEB
UNIT TYPEB
UNIT TYPEB
UNIT TYPEB
MASTER SUITE
M. BATH
UNIT TYPEA
UP
CLOSET
DN
8'-8" 4'-1112" 11'-41
2" 12'-612"
6'-26 -6' 12" 3'-3" 11'-41
2"
2'-11 2"
3'-81 2"
CLOSET
WH
ARCHITECTURAL CONCEPT
3525 - TOWNHOUSE LEVEL 3 3531 - ROWHOUSE LEVEL 3
Floor Plans
N
LEVEL 3 PLANS
212505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE
DN
13'-11""
7'-61 2"
DN 4'-1"
41
8'-11""'3'-812"
6'-81 2"
SLOPE 1/4" : 1'-0""-"/OLS
4'-0"
40
8'-8"
88
DN
SLOPE 1/4" : 1'-0"LOP / " - "
ARCHITECTURAL CONCEPT
3525 - TOWNHOUSE ROOF LEVEL 3531 - ROWHOUSE ROOF LEVEL
Floor Plans
N
ROOF LEVEL PLANS
22 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016
ARCHITECTURAL CONCEPT
Rendering View
Fiber Cement Lap Siding
Cable Railing System
Vinyl Windows
Cedar Siding
Fiber Cement Panel
Canopy
Cedar Siding
Fiber Cement Lap Siding
Fiber
VIEW LOOKING WEST FROM WALLINGFORD AVE N. VIEW LOOKING NORTHEAST FROM DRIVEWAY
232505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE
ARCHITECTURAL CONCEPT
Rendering View
FACIA - DARK
12” FIBER CEMENT LAP
6” CEDAR LAP
12” FIBER CEMENT LAP
FIBER CEMENT PANEL - LIGHT
Fiber Cement Lap Siding
Cedar Siding
Cable Railing System
Vinyl Windows
Fiber Cement Panel
Canopy
VIEW LOOKING WEST TOWARD TOWNHOMES
24 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016
ARCHITECTURAL CONCEPT
Fiber Cement Lap Siding
Fiber Cement Panel
Vinyl Windws
Cedar Siding
Rendering View
Fiber Cement Lap Siding
Cable Railing System
Vinyl Windows
Canopy
Cedar Siding
Fiber Cement Panel
VIEW LOOKING EAST TOWARD TOWNHOMESVIEW LOOKING NORTH FROM ADJACENT PROPERTY
252505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE
ARCHITECTURAL CONCEPT
Elevations
ARCHITECTURAL CONCEPT
3525 - TOWNHOUSE SOUTH ELEVATION 3531 - ROWHOUSE SOUTH ELEVATION
Cable Railing System
Fiber Cement Panel - Light
Vinyl Windows
Cedar Siding
Fiber Cement Lap Siding - DarkLap Siding
ht
- Dark
Fiber Cement Panel - Light
Cable Railing System
Cedar Siding
Vinyl Windows
Fiber Cement Lap Siding - Dark
Ot P
g Sg S- ROPanel -
SystemSystem53135Light
26 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016
ARCHITECTURAL CONCEPT
Elevations
ARCHITECTURAL CONCEPT
3531 - ROWHOUSE EAST ELEVATION 3525 - TOWNHOUSE EAST ELEVATION
Cable Railing System
Fiber Cement Lap Siding - Dark
Fiber Cement Lap Siding - Medium
Cedar Siding
Fiber Cement Panel - Light
Vinyl Windows
Rowhouses, Beyondyond
t Panel - L
s
ng - Dark
ng - Medium
Light
272505 3rd Avenue Suite 300C Seattle WA 98121 | 206.367.1382 CARON ARCHITECTURE
ARCHITECTURAL CONCEPT
Elevations
ARCHITECTURAL CONCEPT
3525 - TOWNHOUSE WEST ELEVATION3531 - ROWHOUSE WEST ELEVATION
Cable Railing System
Fiber Cement Lap Siding - Dark
Cedar Siding
Fiber Cement Panel - Light
Vinyl Windows
Panel - Lig
s
g - Dark
ght
Townhomes, Beyond
28 DPD #3022700 STREAMLINED DESIGN GUIDANCE 3525 Wallingford Ave N. | Isola Homes | January 13, 2016
Section
N1
ARCHITECTURAL CONCEPT
8'-1"
9'-1"
8'-1"
7'-7"
129
8'-1"
9'-1"
8'-1"
7'-6"
15R
@ 7.
31"
16R
@ 7.
75"
17R
@ 7.
31"
15R
@ 7.
31"
16R
@ 7.
75"
17R
@ 7.
44"
Residential
Amenity
Residential Access
Vehicular Access
KEY
3525 - TOWNHOUSE 3531 - ROWHOUSE