45th Street Streamline Design Guidance Package · Central Parking Stalls: 1 509 SF TH A TH A Level 1 511 SF Gross Building Area TH A Level 2 563 SF Gross Building Area TH A Level

45th Street Urban Homes612 N 45th St 2016.03.02

Streamline Design Guidance Package

Looking West



Page 2

Table of Contents

Project Information

Area Schedule

Survey

Context Map

Existing Site Conditions

Design Guidelines

Graphic Narrative

Building Plans

Building Elevations

Building Section

Material Legend

3

4

5

6

8

11

12

14

19

25

26



Page 3

Project Information

Address: 612 N 45th St, Seattle, WA 98103

Legal Description: Lot 3, Block 20, Woodland Add To Salmon Bay City

Parcel #: 9521100555

Site Area: 5000sf

Zoning: LR3

Overlays: Detached ADU’s, Frequent Transit

ECA: None

Existing Use: Single Family Residence and Garage

Max FAR: TH 1.3 = 6500sf

Max Density: TH = No Limit Max

Height: 30’ Above AGP Allowed/Provided

Proposed Project Description: Construct 5 Townhouses with attached parking. Existing structures to be deconstructed.

Proposed Square Footage: Heated = 6,040sf Unheated = 768sfSquare Footage Towards FAR: 6,340sf, Complies (See Area Totals on next page)

Proposed Parking Provided: 5 Stalls 3 required, Complies

Site

Site

Context Map

Zoning Map



Page 4FAR Area Schedule

JOB NUMBER:

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Lemons Architecture PLLC98 Yesler WaySeattle, WA 98104206.306.5952LemonsArchitecture.com

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STATE OF WASHINGTONJONATHAN LEMONS

ARCHITECTREGISTERED

612

N 4

5th

StSe

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, WA

981

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Gross Area Schedule (Outside Face of Wall)

Number Name Area Area Type

Central Parking StallsCentral Parking Stalls Garage 509 SF Gross Building AreaCentral Parking Stalls: 1 509 SFTH ATH A Level 1 511 SF Gross Building AreaTH A Level 2 563 SF Gross Building AreaTH A Level 2 Amenity Deck 175 SF Gross Building AreaTH A Level 3 467 SF Gross Building AreaTH A Level 3 Deck 79 SF Gross Building AreaTH A Roof Deck 404 SF Gross Building AreaTH A Roof Deck Stair Heated 15 SF Gross Building AreaTH A: 7 2213 SFTH BTH B Level 1 336 SF Gross Building AreaTH B Level 1 Garage 175 SF Gross Building AreaTH B Level 2 576 SF Gross Building AreaTH B Level 3 467 SF Gross Building AreaTH B Level 3 Deck 79 SF Gross Building AreaTH B Roof Deck 404 SF Gross Building AreaTH B Roof Deck Stair Heated 15 SF Gross Building AreaTH B: 7 2051 SFTH CTH C Level 1 367 SF Gross Building AreaTH C Level 2 431 SF Gross Building AreaTH C Level 2 Amenity Deck 119 SF Gross Building AreaTH C Level 3 442 SF Gross Building AreaTH C Roof Deck 377 SF Gross Building AreaTH C Roof Deck Stair Heated 16 SF Gross Building AreaTH C: 6 1751 SFTH DTH D Level 1 355 SF Gross Building AreaTH D Level 2 427 SF Gross Building AreaTH D Level 2 Amenity Deck 63 SF Gross Building AreaTH D Level 3 427 SF Gross Building AreaTH D Roof Deck 412 SF Gross Building AreaTH D Roof Deck Stair Heated 16 SF Gross Building AreaTH D: 6 1700 SFTH ETH E Level 1 Garage 192 SF Gross Building AreaTH E Level 1 157 SF Gross Building AreaTH E Level 2 431 SF Gross Building AreaTH E Level 3 420 SF Gross Building AreaTH E Roof Deck 357 SF Gross Building AreaTH E Roof Deck Stair Heated 18 SF Gross Building AreaTH E: 6 1575 SFGrand total: 33 9798 SF

Area Towards FAR Schedule (Inside Face of Wall)

Number Name Area Area Type

Central Parking StallsCentral Parking Stalls Garage A 301 SF Building Common AreaCentral Parking Stalls Garage C 166 SF Building Common AreaCentral Parking Stalls: 2 468 SFTH ATH A Level 1 459 SF Building Common AreaTH A Level 2 509 SF Building Common AreaTH A Level 3 455 SF Building Common AreaTH A Roof Deck Stair heated 10 SF Building Common AreaTH A: 4 1433 SFTH BTH B Level 1 302 SF Building Common AreaTH B Level 1 Garage 157 SF Building Common AreaTH B Level 2 522 SF Building Common AreaTH B Level 3 455 SF Building Common AreaTH B Roof Deck Stair heated 10 SF Building Common AreaTH B: 5 1446 SFTH CTH C Level 1 338 SF Building Common AreaTH C Level 2 409 SF Building Common AreaTH C Level 3 409 SF Building Common AreaTH C Roof Deck Stair Heated 10 SF Building Common AreaTH C: 4 1166 SFTH DTH D Level 1 340 SF Building Common AreaTH D Level 2 413 SF Building Common AreaTH D Level 3 413 SF Building Common AreaTH D Roof Deck Stair Heated 20 SF Building Common AreaTH D: 4 1186 SFTH ETH E Level 1 176 SF Building Common AreaTH E Level 1 Garage 144 SF Building Common AreaTH E Level 2 389 SF Building Common AreaTH E Level 3 389 SF Building Common AreaTH E Roof Deck Stair Heated 11 SF Building Common AreaTH E: 5 1109 SFGrand total: 24 6808 SF

Central Parking Stalls, portion with the Amenity Deck above is excluded from FAR

Total Area: 6,808sf

Central Parking Stalls: 468sf

Total Area minus Central Parking Stalls: 6,808sf - 468sf = 6,340sf

Proposed: 6,340sf

Allowed: 6,500sf > 6,340sf, Complies



Page 5Survey

SCALE: 1" = 50'CONTROL MAP

TOPO

GRAP

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& BO

UNDA

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URVE

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TOPOGRAPHIC & BOUNDARY SURVEY

BASIS OF BEARINGS

LEGAL DESCRIPTION

VERTICAL DATUM

SURVEYOR'S NOTES

LEGEND

VICINITY MAPN.T.S.

REFERENCES

ALCH

EMY

- 612

N 45

TH



Page 6Context Map

Context Map

Site



Page 7Context Map

Context Map

Site



Page 8

Context Map

Context Map

Site



Page 9Existing Site Conditions

Looking North



Page 10

Looking North on N 45th St

Looking South on N 45th St

Site

Existing Streetscape

The surrounding built environment is a mixture of apartments and single family homes with a few small businesses located nearby along Fremont Ave. Public transportation is easily accessible from the site with the closest bus stop being less than a two minute walk to the north in addition to the nearby Rapid Ride. The site is within close proximity to Highway 99 and Interstate 5 allowing quick access to the greater Seattle area. Nearby attractions include the Woodland Park Zoo, Gas Works Park, Green Lake, and the University of Washington.



Page 11Design Guideline

Seattle Design Guidelines

CS2 Urban Pattern and Form B. Adjacent Sites, Streets, and Open Space

PL1 Connectivity B. Walkways and Connections

PL2 Walkability B. Safety and Security

PL3 Street-Level Interaction A. Entries

DC1 Project Uses and Activities B. Vehicular Access and Circulation

DC1 Project Uses and Activities C. Parking and Service Uses

DC2 Architectural Concept A. Massing

DC2 Architectural Concept B. Architectural and Façade Composition

DC4 Exterior Elements and Finishes B. Signage

DC4 Exterior Elements and Finishes C. Lighting

DC4 Exterior Elements and Finishes D. Tree, Landscape and Hardscape Materials

Design Response

Landscaping materials, such as plants and screens, will be used to prevent light and glare onto adjacent properties. Clearly denoted paths create clear pedestrian and vehicular circulation of the site.

Pedestrian circulation is signified by the use of permeable pavers, which allow access to the units and around the site. There is also a pedestrian and motor courtyard in the center of the site where each unit has a private garage.

Pedestrian and vehicular circulation will be well lit at night to ensure safety through the use of sconces. The locations of the windows in each of the units allow sight lines onto the street level below for natural surveillance.

Each of the individual units has its own private covered entrance to help distinguish the unit entrances on the street level. At night, each of the entry canopies are further illuminated with a light fixture.

Vehicles access the site from a new curb cut which leads to a pedestrian and motor courtyard where each unit has its own private garage. Pedestrian access is denoted with the use of permeable pavers located throughout the site to help the cloistered area feel more like a square than a driveway.

Solid waste will be stored in the security of each unit’s garage to allow convenient use while also screening waste from the adjacent properties.

Subtle cantilevers and decks create movement within the simple massing of the building. The goal being to keep the form inherently simple in order to use high quality, durable materials.

The building façade is made up of black and white fibercement panels which contrast each other to show the rhythm and movement of the openings within the building. The tectonic relationship of these solids and voids reveal key gathering areas and living spaces within the composition.

Units facing the street will have clearly marked address that fit within the scale and design intent of the project.

Each unit will have lighting at the front door and garage door to provide safety and security of the units. Lighting shall also be located adjacent to pedestrian circulation to help ensure a safe and navigable site.

A variety of hardscape materials will be used to differentiate different functions of the site. 2’ x 2’ permeable pavers indicate a more private function while the wider permeable pavement of the curb cut and courtyard indicate a more public function. Tall, thin trees, such as birches, along with other landscaping materials will be used throughout the site’s public and semi-private spaces to accent the design while concurrently screening lighting and creating privacy to adjacent lots. The ultimate goal being to create a strong urban park-like environment to enhance the site and neighborhood character.



Page 12Graphic Narrative

Looking West



Page 13Graphic Narrative

Looking East



Page 14Site Plan

Site Plan 3/32 “ = 1’-0”

TH A

TH B

Existing/NewCurb Cut

N 45

th S

t

Pow

erlin

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Existing Power Pole

1

1

5

5

9

9

11

11

AA

K

L

Address: 612 N 45th St, Seattle, WA 98103

Legal Description:LOT 3, BLOCK 20, WOODLAND ADD TO SALMON BAY CITY

Parcel #: 9521100555

Site Area: 5000sf

Zoning: LR3

Overlays: Detached ADU's, Frequent Transit

ECA: None

Existing Use: Existing SFR to be Deconstructed

Max FAR: SFR 1.1 = 5500sf,RH 1.4 = 7000sf, TH 1.3 = 6500sf,Apt 1.5 = 7500sf

Max Density: SFR = 1/1600sf, RH = No Limit,TH = No Limit, Apt = No Limit

Height: 40' Above AGP Allowed/Provided

Parking Provided: 5 Stalls

Note 1: Survey Needs to Confirm Grades. Grades from DPD GIS InfoRelatively Flat (304' - 306' Across Entire Site)

Note 2: Existing Powerline Ratings & Clearances Need to be Confirmed w/SCL. 26kv Lines from Estimated Line Location & 14' Clearance Shown

Gardens &Patios

PedestrainCourtyard

5' -

2 9/

16"

5' -

2 1/

2"

8' - 6 1/2" 7' - 5 3/32"

8' - 8 5/16" 7' - 3 1/4"

Line of Bldg Above

TH C

TH D

TH E

10' -

2 5

/8"

34' -

7 3

/8"

5' -

2 3/

32"

28' - 8"

28' - 6"

27' - 0"

28' - 8"

11' -

11

1/4"

12' -

3 1

/4"

12' -

7 1

/4"

Gardens & Path

Pedestrain &Motor Courtyard

18' - 1 3/8" 10' - 0"

16' -

7 1

1/16

"

100' - 0 9/16"

100' - 0 19/32"

Gardens & Path

Sidewalk

50' -

0 3

/32"

28' - 5" 28' - 9" 26' - 11"

28' - 5" 28' - 9" 26' - 11"

39' -

7"

50' -

0 1

/16"

Pervious Pavers

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3/16" = 1'-0"1 Site Plan



Page 15Level 1 Plan

Level 1 Plan 3/32 “ = 1’-0”

UP

UP

TH A

TH B

TH C

TH D

TH E

100' - 0 19/32"

WH

WH

UP

UP

UP

FLOOR PLAN NOTESDO NOT SCALE DRAWINGS. EXTERIOR DIMENSIONS ARE TO GRIDLINES, AND FACE OF SHEATHING. INTERIOR DIMENSIONS ARE TOGRIDLINES AND FACE OF STUD. OPENINGS ARE DIMENSIONED TOTHE CENTERLINE OF THE OPENING, UNO.

ELECTRICAL, MECHANICAL, PLUMBING AND FIRE PROTECTIONWORK IS DESIGN BUILD. THE WORK SHOWN HEREIN ISDIAGRAMMATIC AND INTENDED TO ILLUSTRATE THE DESIGNINTENT, NOT SPECIFIC REQUIREMENTS. WORK REQ'D BYAPPLICABLE CODES OR TO MAKE THE WORK COMPLETE IS TO BEPROVIDED.

CONTRACTOR SHALL VERIFY LOCATIONS AND SIZING OF ALLOPENINGS, INCLUDING BUT NOT LIMITED TO HVAC, DOORS ANDWINDOWS WITH APPLICABLE SUBCONTRACTORS.

CONTRACTOR SHALL VERIFY INSTALLATION REQUIREMENTS,HOOK-UPS, VENTING & PENETRATIONS FOR ALL FIXTURES &APPLIANCES PRIOR TO INSTALLATION.

1.

2.

3.

4.

PROVIDE ARTIFICIAL LIGHTING ADJACENT TO ALL ENTRY DOORSAND STAIRS, SHIELD LIGHT FROM ALL ADJACENT PROPERTIES.

WINDOW LOCATIONS VARY BY ROOM AND FLOOR LEVEL. SEEPLANS, ELEVATIONS, AND SCHEDULE FOR WINDOW SIZES.

WINDOW SIZES ARE NOMINAL ROUGH OPENING, WIDTH AND HEIGHT.

SEE G0.1 & G0.2 FOR ADD'L GENERAL NOTES, ABBREVIATIONS, &SYMBOLS.

WINDOWS & DOORS MARKED W/ AN ASTERISK AFTER THEIR NAMEARE TEMPERED OPENINGS. REFER TO ELEVATIONS FOR WINDOWCONFIGURATIONS AND DOOR TRANSOM WINDOWS.

5.

6.

7.

8.

9.

VENTILATION REQUIREMENTSSOURCE SPECIFIC:BATHS, TOILET, AND LAUNDRY ROOMS: 50 CFM (INTERMITTENT)KITCHENS: 100 CFM (INTERMITTENT)

-EXHAUST SYSTEMS SHALL COMPLY WITH SRC M1507.4-FANS & DUCTS SHALL BE SIZED AND CONSTRUCTED PER SRC M1507.4-EXHAUST OUTLETS TO BE 3 FT. FROM PROPERTY LINES, 3 FT FROMOPERABLE WINDOWS, AND 10 FT FROM MECHANICAL AIR INTAKES

FRESH AIR EXCHANGE:EXHAUST THROUGH COMBINATION BATH FANS THAT ACT AS WHOLEHOUSE VENTILATION PER TABLE BELOW.FRESH AIR INLET THROUGH TRICKLE VENTS IN WINDOWS

F

SHOWS 4" VENT DUCTS THROUGH CEILING OR SOFFIT

SMOKE DETECTORS SD

A SMOKE DETECTOR SHALL BE INSTALLED IN EACH SLEEPINGROOM.

A SMOKE DETECTOR SHALL BE CENTRALLY LOCATED ON EACHFLOOR. IN ALL INSTANCES THIS SHALL BE A COMBINATION SMOKEDETECTOR / CARBON MONOXIDE DETECTOR.

AN ADDITIONAL SMOKE DETECTOR SHALL BE INSTALLED IN EACHLOCATION WHERE THERE IS A CEILING HEIGHT CHANGE GREATERTHAN 24".

SMOKE DETECTORS TO BE 110v, INTERCONNECTED, WITHBATTERY BACKUP.

1.

2.

3.

4.

CARBON MONOXIDE / SDCARBON MONOXIDE ALARM SHOULD BE PROVIDED OUTSIDE OFEACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THEBEDROOM.

CARBON MONOXIDE ALARM SHOULD BE PROVIDED ON EACHLEVEL OF THE DWELLING.

CO/SD SYMBOL USED FOR COMBINATION SMOKEDETECTOR/CARBON MONOXIDE DETECTOR.

CO/SD DETECTORS TO BE 110v, INTERCONNECTED, WITHBATTERY BACKUP.

1.

2.

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4.

CO/SD

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612

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Page 16Level 2 Plan

Level 2 Plan3/32 “ = 1’-0”

UP

UP

TH C

TH D

TH E

DN

DN

TH A

TH B

UP

UP

DN

DN

Area Below AmenityDeck excluded fromFAR

Amenity Deck Amenity Deck

UPDN





1.

2.

3.

4.






5.

6.

7.

8.

9.




F


SMOKE DETECTORS SD





1.

2.

3.

4.





1.

2.

3.

4.

CO/SD

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612

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3/16" = 1'-0"1 Level 2 Plan



Page 17Level 3 Plan

Level 3 Plan3/32 “ = 1’-0”

UP

TH C

TH D

TH E

DNTH A

TH B

UP

UP

DN

DN

UPDN

UPDN





1.

2.

3.

4.






5.

6.

7.

8.

9.




F


SMOKE DETECTORS SD





1.

2.

3.

4.





1.

2.

3.

4.

CO/SD

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3/16" = 1'-0"1 Level 3 Plan



Page 18Roof Deck Plan

Roof Deck Plan3/32 “ = 1’-0”

DN

DN

DN

DN

TH C

TH D

TH E

TH A

TH B

DN





1.

2.

3.

4.






5.

6.

7.

8.

9.




F


SMOKE DETECTORS SD





1.

2.

3.

4.





1.

2.

3.

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612

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3/16" = 1'-0"1 Roof Deck Plan



Page 19South Elevation

South ResidenceLevel 1

304' - 0"

South ResidenceRoof Deck

334' - 0"


314' - 0"


324' - 0"

South ResidenceTop of Roof

344' - 0"

A K

South ResidenceAvg Grade Plane

304' - 2 5/32"

South ResidenceHeight Limit

334' - 2 5/32"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

30' -

0"

1

1

3

2

44

2

MATERIAL LEGEND1. White Fibercement Panel w/ Prefin Mtl Flashing, Thru-wall Flashing, & Min 1" Drip Edge

2. Black Fibercement Panel w/ Prefin Mtl Flashing, Thru-wall Flashing, & Min 1" Drip Edge

3. White Vinyl Window

4. Black Powder Coated Alum Guardrail

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1/4" = 1'-0"1 South ElevationSouth Elevation1/8 “ = 1’-0”

Material Legend

1. White Fibercement Panel

2. Black Fibercement Panel





Page 20West Elevation

West Elevation1/8 “ = 1’-0”


304' - 0"


334' - 0"


314' - 0"


324' - 0"

North ResidenceLevel 1

304' - 0"


314' - 0"


324' - 0"

North ResidenceRoof Deck

334' - 0"


344' - 0"

North ResidenceTop of Roof

344' - 0"

111


304' - 2 5/32"


334' - 2 5/32"

North Residence AvgGrade Plane

305' - 1 5/16"

North ResidenceHeight Limit

335' - 1 5/16"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

30' -

0"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

30' -

0"

2

1

3

4

1

2

3





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1/4" = 1'-0"1 West Elevation

Material Legend







Page 21North Elevation

North Elevation1/8 “ = 1’-0”


304' - 0"


314' - 0"


324' - 0"


334' - 0"


344' - 0"

AL

North Residence AvgGrade Plane305' - 1 5/16"


335' - 1 5/16"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

30' -

0"

1

3

2

1

2

3





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1/4" = 1'-0"1 North Elevation

Material Legend







Page 22East Elevation

East Elevation1/8 “ = 1’-0”


304' - 0"


334' - 0"


314' - 0"


324' - 0"


304' - 0"


314' - 0"


324' - 0"


334' - 0"


344' - 0"


344' - 0"

1 11

South ResidenceAvg Grade Plane304' - 2 5/32"


334' - 2 5/32"



335' - 1 5/16"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

30' -

0"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

30' -

0"

4

3

1

2

1

2

3





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612

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1/4" = 1'-0"1 East Elevation

Material Legend







Page 23

Courtyard Elevation Looking South 1/8 “ = 1’-0”


304' - 0"


334' - 0"


314' - 0"


324' - 0"


344' - 0"

AK


304' - 2 5/32"


334' - 2 5/32"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

30' -

0"

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612

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1/4" = 1'-0"1 South Residence - North Elevation

Courtyard Elevation Looking South

Material Legend







Page 24Courtyard Elevation Looking North

Courtyard Elevation Looking North 1/8 “ = 1’-0”


304' - 0"


314' - 0"


324' - 0"


334' - 0"


344' - 0"

A L



335' - 1 5/16"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

30' -

0"

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A3.5

Nor

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1/4" = 1'-0"1 North Residence - South Elevation

Material Legend







Page 25North -South Building Section

North-South Building Section 1/8 “ = 1’-0”


304' - 0"


334' - 0"


314' - 0"


324' - 0"


304' - 0"


314' - 0"


324' - 0"


334' - 0"


344' - 0"


344' - 0"

111


304' - 2 5/32"


334' - 2 5/32"

North Residence AvgGrade Plane

305' - 1 5/16"


335' - 1 5/16"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

10' -

0"

30' -

0"

30' -

0"

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1/4" = 1'-0"1 N - S Section



Page 26Material Legend

1.

3.

2.

Material Legend

1. Fibercement Panel, White

2. Fibercement Panel, Black


Solids

Gathering Areas

Voids

Documents

45th Street Streamline Design Guidance Package · Central Parking Stalls: 1 509 SF TH A TH A Level 1 511 SF Gross Building Area TH A Level 2 563 SF Gross Building Area TH A Level