A0 · 2015. 1. 7. · TOWNHOUSE APTS APTS APTS High bank street condition at 14th ave w grade change of 30' across the site ... A6 SITE ANALYSIS Date: July 25, 2012 EDG: Townhouses

submittal:

(206) 588-1258

8. 09. 2012 design review set

QUINN BORSENO

PAUL PIERCE

MOON ZHANG

120306

project no.:

owner:

ISOLA

25

56

1

4T

H A

VE

. W

. S

EA

TT

LE

, W

A 9

81

19

9 LIV

ES

3013594

dpd no.:

A0

SITE VIEW

Date: July 25, 2012

DPD Project #3013594

EDG: Townhouses 2556 14th Ave. W

submittal:

(206) 588-1258


QUINN BORSENO

PAUL PIERCE

MOON ZHANG

120306

project no.:

owner:

ISOLA

25

56

1

4T

H A

VE

. W

. S

EA

TT

LE

, W

A 9

81

19

9 LIV

ES

3013594

dpd no.:

A1

STATEMENT OF

DEVELOPMENT

OBJECTIVES

Date: July 25, 2012

Statement of Development Objectives


Vicinity Map


Programmatic Goal:

To construct (3) 3 story townhouse for a total of

(9) units with (9) surface parking stalls off new conc. alley.

Building is proposed to meet Built Green 4 Star programs.

Urban Design Goal:

To create multiple buildings with contemporary

landscaped amenity courts. The project will allow existing

multi-family structures to have open view potential through

the courts yards to the surrounding territorial urban fabric.

Contents


Arial Views of the Neighborhood

Urban Design Analysis

Streetscape Photographs

Pertinent Design Guidelines

Site Analysis

Design Alternative 'A'

Design Alternative 'B'

Design Alternative 'C'

Site Cross Sections

submittal:

(206) 588-1258


QUINN BORSENO

PAUL PIERCE

MOON ZHANG

120306

project no.:

owner:

ISOLA

25

56

1

4T

H A

VE

. W

. S

EA

TT

LE

, W

A 9

81

19

9 LIV

ES

3013594

dpd no.:

A2

ARIAL

PERSPECTIVES

OF THE

NEIGHBORHOOD

Date: July 25, 2012

Aerial Perspectives of the Neighborhood


Alley access allows for 9 parking spaces. Similar to the

existing neighbor parking area.

SITE

APTS

APTS

APTS

TOWNHOUSE

APTS

APTS

APTS

High bank street condition at 14th ave w

grade change of 30' across the site

Pedestrian Stair access across median at W Raye St

Architectural style varied but low sloped and flat roof

are common. Mature trees in this area combined with

slope to make treetop canopy

Street wall with 4 story buildings dominate nearby.

Narrow sidewalk but well used on 14th Ave W.

14th Ave W has a split median strip due to the sloped grade

15th Ave W is a major arterial with heavy traffic

and frequent bus transit service

Opposite street apartment building is single loaded facing west

APTS

APTS

APTS

submittal:

(206) 588-1258


QUINN BORSENO

PAUL PIERCE

MOON ZHANG

120306

project no.:

owner:

ISOLA

25

56

1

4T

H A

VE

. W

. S

EA

TT

LE

, W

A 9

81

19

9 LIV

ES

3013594

dpd no.:

A3

Urban Design

Analysis

Date: July 25, 2012




The adjacent neighborhood is a mix of diverse styles

of architecture. The site is bounded on three sides by

LR3 zones. Across the alley to the east the zone is

LR1.

14th Ave W is a split street with a planter median

because of the sloped grade. Street parking is

prominent along the block.

15th Ave west is a main commercial arterial one block

to the West. It has frequent bus transit service.

The site and adjacent neighborhood are sloped with a

grade change of approximately 30 feet across the site

from alley to sidewalk. Older residential buildings

(such as single family residences that have been

converted to apartments) sit above the sidewalk with a

high bank front yard.

There are potential views looking to Magnolia hill to

the west and to the waterfront to the South West.

The nearest City Landmark is the Interbay golf course

and driving range along 15th Ave W

submittal:

(206) 588-1258


QUINN BORSENO

PAUL PIERCE

MOON ZHANG

120306

project no.:

owner:

ISOLA

25

56

1

4T

H A

VE

. W

. S

EA

TT

LE

, W

A 9

81

19

9 LIV

ES

3013594

dpd no.:

A4

Street Scape

Photos

Date: July 25, 2012

Street Scape Photos


submittal:

(206) 588-1258


QUINN BORSENO

PAUL PIERCE

MOON ZHANG

120306

project no.:

owner:

ISOLA

25

56

1

4T

H A

VE

. W

. S

EA

TT

LE

, W

A 9

81

19

9 LIV

ES

3013594

dpd no.:

A5

Pertinent Design

Guidelines

Date: July 25, 2012

Pertinent Design Guidelines


Seattle Design Guidelines most relevant

to this project:

A-1 Responding to Site Characteristics

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 ot other natural features.

Response:

The proposed building responds to the site with min. grade disturbance structures

terracing to the west.

A-2 Streetscape Compatibility

The siting of buildings should acknowledge and reinforce the existing desirable

spatial characteristics of the right of way.

Response:

The preferred scheme reinforces the street wall along 14th Ave with a segmented

building facade massing, untypical of apartment buildings on either side.

Current zoning allows front setback 7ft, we are providing 13'-2" setback, with terraced

landscaping and access walkway off 14th Ave. Concrete walls will be smooth

architectural finish.

A-5 Respect for Adjacent Sites

Buildings should respect adjacent properties by being located on their sites to

minimize disruption of the privacy and outdoor activities of residents in adjacent

buildings.

Response:

Individual building structures, planting strips and walkways at North and South of the

property lines will follow the existing grade. By locating the townhouse structure with a

planting strip and vertical green fence at property line and pedestrian walkways at

existing grade between the north and south property lines and the buildings, we minimize

disruption of the privacy and outdoor activities of residents in adjacent buildings at

ground level.

At the eastern portion of the site there are (2) separate duplex townhouses approx. 63ft

from our structure , further only 2 floors of the 3 story townhouses are above the alley

level, therefore, the view from the apartments across the alley will still have partial views

from the 2nd floor and full views from the 3rd floor.

A-7 Residential Open Space

Residential projects should be sited to maximize opportunities for creating usable,

attractive, well integrated open space.

Response:

By separating the project into (3) individual structures, existing structures at the North

and South will benefit from the open space courtyards between the row houses and

townhouses provide ground related amenity open space to all units on the either side,

with sun exposure from all compass points.

Individual units have a proposed roof deck with views to the west.

All units will have amenity landscaped areas and patios, as well as access pathway to

each units at central court yard.

A-8 Parking and Vehicle Access

Siting should minimize the impact of automobile parking and driveways on the

pedestrian environment, adjacent properties and pedestrian safety.

Response:

All the vehicle access is from new improved alley right the way to the east.

B-1 Height Bulk and Scale Compatibility

Projects should be compatible with the scale of development anticipated by the

applicable land Use Policies for the surrounding area and designed to provide a

sensitive transition to near-by, less-intensive zones.

Response:

Our project is less than or equal to or comparable to all existing adjacent projects in bulk

and scale, which are multifamily zoned with 30ft height limits.

SANITARY MANHOLE

I.E. = 113.52 FT. (N-S)

RIM = 131. 67 FT.

SS

SS

SS

SS

SS

13

0

12

5

1

4

0

13

5

1

6

5

1

6

0

15

0

15

5

14

5

1

4

5

15

5

1

5

0

16

0

1

6

5

13

5

1

4

0

12

5

13

0

16

5

N 89°57'39" E

120.21'

N 89°57'36" E120.19'

A S P H A L T

A S P H A L T

D / W

33'

EXIST. BLDG.

14T

H A

VE

. W

.

16'

A L L E

Y

FOUND EXISTING REBAR

WITH CAP STAMPED

"AAROE 6012" WITHIN

0. 2 FT. OF CALCULATED

POSITION

FOUND TWO SEPARATE

TACKS IN LEAD OFFSET

3. 2 FT. WESTERLY AND

3. 0 FT. WESTERLY OF

CALCULATED POSITION

EXIST. BLDG.

N 89°57'39" E 33.00'

S 89°57'36" W 33.00'

59

3.2

6'

N 00°04'13" W

6" DECIDUOUS

14" DECIDUOUS

20" DECIDUOUS

(2)14" DECIDUOUS

SS

SS

SS

SS

SS

SS

10

0.0

4'

N 00°03'27" W

10

0.0

5'

N 00°04'13" W

RESIDENCE 9

RESIDENCE 5

RESIDENCE 4

RESIDENCE 3

RESIDENCE 2

RESIDENCE 1

13'-2" FY 30'-0" 28'-0" 27'-0" RY

5'-0

"

SY

19

'-6

"1

9'-6

"

12

'-0

1

2

"

19

'-6

"1

9'-6

"

39

'-0

"3

9'-0

"

5'-0

"

SY

16'-0"

ALLEY ROW

22'-0"

RESIDENCE 8

RESIDENCE 7

RESIDENCE 6

22'-0"

120'-2"

55.17'

65.0'55.17'

18

'-0

"1

8'-0

"1

8'-0

"1

8'-0

"1

8'-0

"

5'-0

"

SY

5'-0

"

SY

LOT 1

LOT 2

PARKING

UNIT 1

GREEN FENCE

GARBAGE & RECYCLE

AREA 151 SF

PARKING

UNIT 2

PARKING

UNIT 3

PARKING

UNIT 4

16'-0"

8'-0

"

WA

LK

WA

Y

PARKING

UNIT 5

PARKING

UNIT 6

PARKING

UNIT 7

PARKING

UNIT 8

PARKING

UNIT 9

WA

LK

WA

Y

WA

LK

WA

Y

4'-0"

UTILITY PEDESTRIAN EASEMENTUTILITY PEDESTRIAN EASEMENT


161.5

152.5

136.0 138.0

140.5

140.5

161.5

165.5

157.0152.5

165.5

165.5

150.0

165.5

152.5

148.0

165.5

5'-0"5'-8"

3'-3"4'-3"

WA

LK

WA

YW

AL

KW

AY

157.0

161.5

155.0

163.5

161.5

141.0

141.0

157.0

90

'-0

"

9'-8

"

9'-1

1"

10

'-4

"9

'-1

0"

32'-2"

41'-8"

20'-4

1

2

"

23'-6

1

2

"

EXIST.

BLDG.

EXIST.

BLDG.

EXIST.

BLDG.

EXIST.

BLDG.

63'-0"

LIGHTING, TYP

Highlander

illuminated

bollards through

the court yard

submittal:

(206) 588-1258


QUINN BORSENO

PAUL PIERCE

MOON ZHANG

120306

project no.:

owner:

ISOLA

25

56

1

4T

H A

VE

. W

. S

EA

TT

LE

, W

A 9

81

19

9 LIV

ES

3013594

dpd no.:

A6

SITE ANALYSIS

Date: July 25, 2012


SITE ANALYSIS

This mid block site has its

west edge along 14th Ave W

and the east edge abuts a to

be improved 16'-0" alley. The

site is a vacant lot with no

existing structures and few

trees.

Nearby buildings are mostly

apartment buildings.

Topography across the site is

significant, with a grade

change of approximately 30

feet. 9 spaces parking are

proposed along the alley.

A 5 unit structure building is

proposed on the lower street

to the (West) and (2) 2 units

townhouse structures to the

(East).

SITE ANALYSIS

5'-0" SY

RESIDENCE NUMBER AND APPROVED

SHIELDED AND DIRECTED LIGHTING

8'-0" RAISED PATIO AND LANSCAPING

AT SIDEWALK (TYP.)

5'-0" SY

2'-0"

9'-10" 3'-0"2'-0"

10'-4"3'-0"

STAIRS ON GRADE

RETAINING WALLS

STAIRS ON GRADE

RETAINING WALLS APPROVED SHIELDED AND

DIRECTED LIGHTING, TYP

2'-0" LANDSCAPING AND

3'-0" PEDESTRIAN PATHWAY

TO ALLEY, TYP

4 STORY STRUCTURE

4 STORY STRUCTURE

3 STORY STRUCTURE

submittal:

(206) 588-1258


QUINN BORSENO

PAUL PIERCE

MOON ZHANG

120306

project no.:

owner:

ISOLA

25

56

1

4T

H A

VE

. W

. S

EA

TT

LE

, W

A 9

81

19

9 LIV

ES

3013594

dpd no.:

A7

FRONT VIEW

Date: July 25, 2012

FRONT VIEW


FRONT VIEW

submittal:

(206) 588-1258


QUINN BORSENO

PAUL PIERCE

MOON ZHANG

120306

project no.:

owner:

ISOLA

25

56

1

4T

H A

VE

. W

. S

EA

TT

LE

, W

A 9

81

19

9 LIV

ES

3013594

dpd no.:

A8

DESIGN

ALTERNATIVE A

Date: July 25, 2012

DESIGN ALTERNATIVE A


Street View

Design Concept A: (Preferred design)

9 units of 3 stories of wood framed construction with roof deck.

Concepts A represent 9 wood- framed residential units with

9 car parking accessed from alley.

Concepts B and C represent massing options for the

wood-framed residential floors above a concrete podium

base. The concrete base in each of these schemes is

identical, with the option of additional parking access along

the alley.

Pros

Continuous facade along 14th Ave W defines the street wall and

has many eyes on the street

Takes advantage of potential views to the west

Open space in the middle so each unit can get max sun exposure

and allow light & air to exisiting adjacent buildings

Each unit has roof deck with views facing west

All parking in the back access the alley

Court Yard View (night time)

Street View

Street View

Top View

Count Yard ViewAlley View

submittal:

(206) 588-1258


QUINN BORSENO

PAUL PIERCE

MOON ZHANG

120306

project no.:

owner:

ISOLA

25

56

1

4T

H A

VE

. W

. S

EA

TT

LE

, W

A 9

81

19

9 LIV

ES

3013594

dpd no.:

A9

DESIGN

ALTERNATIVE A

LANDSCAPING

PLAN

Date: July 25, 2012

DESIGN ALTERNATIVE A

Landscape Plan


SANITARY MANHOLE

RIM = 165. 30 FT.

I.E. = 159. 40 FT. (N-S)

SS

SS

SS

SS

1

4

0

135

1

6

5

1

6

0

150

155

145

1

4

5

155

1

5

0

160

1

6

5

135

1

4

0

125

130

165

N 89°57'39" E

120.21'

N 89°57'36" E120.19'

A S P H A L T

A S P H A L T

BLDG.

14T

H A

VE

. W

.

A L L E

Y

EASTERLY LIMITS OF

GRAVEL SURFACE

WITH CAP STAMPED

"AAROE 6012" WITHIN

0. 2 FT. OF CALCULATED

POSITION

FOUND TWO SEPARATE

TACKS IN LEAD OFFSET

3. 2 FT. WESTERLY AND

POSITION

WITH CAP STAMPED

FOUND EXISTING REBAR

"AAROE 6012" WITHIN

0.3 FT. OF CALCULATED

FOUND EXISTING IRON PIPE

N 89° E, 0. 5 FT. FROM

CALCULATED POSITION

N 89°57'39" E 33.00'

S 89°57'36" W 33.00'

N 00°04'13" W

6" DECIDUOUS

14" DECIDUOUS

20" DECIDUOUS

(2)14" DECIDUOUS

SS

SS

SS

SS

100.04'

N 00°03'27" W

100.05'

N 00°04'13" W

RESIDENCE 5

RESIDENCE 4

RESIDENCE 3

RESIDENCE 2

RESIDENCE 1

5'-0"

SY

4'-0"

43'-0

7

32

"43'-0

1

4

"

5'-0"

SY

55.17'

65.0'55.17'

18'-0"

18'-0"

18'-0"

18'-0"

18'-0"

5'-0"

SY

5'-0"

SY

LOT 1

LOT 2

PARKING

UNIT 1

SCREENED GARBAGE

& RECYCLE AREA

151 SF

PARKING

UNIT 2

PARKING

UNIT 3

PARKING

UNIT 4

16'-0"

8'-0"

WA

LK

WA

Y

PARKING

UNIT 5

PARKING

UNIT 6

PARKING

UNIT 7

PARKING

UNIT 8

PARKING

UNIT 9

WA

LK

WA

Y

WA

LK

WA

Y



161.5

152.5

136.0 138.0

140.5

140.5

161.5

165.5

157.0

165.5

165.5

150.0

165.5

152.5

148.0

165.5

WA

LK

WA

YW

ALK

WA

Y

157.0

161.5

163.5

161.5

141.0

141.0

157.0

90'-0"

RESIDENCE 9

RESIDENCE 8

RESIDENCE 6

RESIDENCE 7

submittal:

(206) 588-1258


QUINN BORSENO

PAUL PIERCE

MOON ZHANG

120306

project no.:

owner:

ISOLA

25

56

1

4T

H A

VE

. W

. S

EA

TT

LE

, W

A 9

81

19

9 LIV

ES

3013594

dpd no.:

A10

DESIGN

ALTERNATIVE B

Date: July 25, 2012

DESIGN ALTERNATIVE B


Street View

Alley View

Site Plan / Landscape Plan

Design Concept B:

9 units of 3 stories of wood framed construction with roof deck.

Concepts A represent 9 wood- framed residential units with

9 car parking accessed from alley.

Pros

Continuous facade along 14th Ave W defines the street wall and

has many eyes on the street

Takes advantage of potential views to the west

Each unit has roof deck with views facing west

All parking in the back access the alley

submittal:

(206) 588-1258


QUINN BORSENO

PAUL PIERCE

MOON ZHANG

120306

project no.:

owner:

ISOLA

25

56

1

4T

H A

VE

. W

. S

EA

TT

LE

, W

A 9

81

19

9 LIV

ES

3013594

dpd no.:

A11

DESIGN

ALTERNATIVE C

Date: July 25, 2012

DESIGN ALTERNATIVE C


13'-2" FY 30'-0" 22'-0" 28'-0" 27'-0" RY

10'-0"

9'-0"

9'-0"

BASEMENT FL

EL 143.5'

1ST FLOOR

EL 153.5'

2ND FLOOR

EL 162.5'

TOR

EL 171.5'

9'-0"

10'-0"

9'-0"

1ST FLOOR

EL 152.5'

2ND FLOOR

EL 161.5'

3RD FLOOR

EL 171.5'

TOR

EL 180.5'

PLPL

5'-0"

WALKWAY

22'-0" PARKING

FG 152.5'

166.0'

EG 135.0'

EG 145.0'

EG 149.0'

EG 151.0'

EG 156.5'

9'-0"

9'-0"

TOR

EL 189.5'

TOR

EL 180.5'

EG 146.0'

EG 154.0'

25'-6"

26'-6"

9'-0"

9'-0"

EG 164.0

120'-3"

A B C D

63'-0"

16'-0" ALLEY

submittal:

(206) 588-1258


QUINN BORSENO

PAUL PIERCE

MOON ZHANG

120306

project no.:

owner:

ISOLA

25

56

1

4T

H A

VE

. W

. S

EA

TT

LE

, W

A 9

81

19

9 LIV

ES

3013594

dpd no.:

A12

NORTH

ELEVATION

Date: July 25, 2012


GRAPHIC SCALE

1

4

" = 1'-0"

4' 8'4'2'

NORTH ELEVATION

SCALE:

1

4

" = 1'-0"

22'-0" 28'-0" 27'-0" RY

9'-0"

10'-0"

9'-0"

1ST FLOOR

EL 152.5'

2ND FLOOR

EL 161.5'

3RD FLOOR

EL 171.5'

TOR

EL 180.5'

PL

5'-0"

WALKWAY

22'-0" PARKING

FG 152.5'

166.0'

EG 149.0'

EG 151.0'

EG 156.5'

EXIST.

APARTMENT

BLDG.

9'-0"

TOR

EL 189.5'

EG 154.0'

26'-6"

9'-0"

EG 164.0

120'-3"

B C D

63'-0"

16'-0" ALLEY 20'-0"

submittal:

(206) 588-1258


QUINN BORSENO

PAUL PIERCE

MOON ZHANG

120306

project no.:

owner:

ISOLA

25

56

1

4T

H A

VE

. W

. S

EA

TT

LE

, W

A 9

81

19

9 LIV

ES

3013594

dpd no.:

A13

BACK UNITS TO

EXISTING

APARTMENTS

Date: July 25, 2012


GRAPHIC SCALE

1

4

" = 1'-0"

4' 8'4'2'

BACK UNITS TO EXISTING APARTMENTS

SCALE:

1

4

" = 1'-0"

13'-2" FY30'-0"22'-0"28'-0"27'-0" RY

10'-0"

9'-0"

9'-0"

BASEMENT FL

EL 143.5'

1ST FLOOR

EL 153.5'

2ND FLOOR

EL 162.5'

TOR

EL 171.5'

9'-0"

10'-0"

9'-0"

1ST FLOOR

EL 152.5'

2ND FLOOR

EL 161.5'

3RD FLOOR

EL 171.5'

TOR

EL 180.5'

PL PL

5'-0"

WALKWAY

22'-0" PARKING

FG 152.5'

166.0'

SITE

EG 134.0'

EG 141.0'

EG 145.5'

EG 150.0'

EG 157.0'

EG 153.0'

27'-6"

9'-0"

EG 142.0'

29'-6"

9'-0"

ABCD

submittal:

(206) 588-1258


QUINN BORSENO

PAUL PIERCE

MOON ZHANG

120306

project no.:

owner:

ISOLA

25

56

1

4T

H A

VE

. W

. S

EA

TT

LE

, W

A 9

81

19

9 LIV

ES

3013594

dpd no.:

A14

SOUTH

ELEVATION

Date: July 25, 2012


GRAPHIC SCALE

1

4

" = 1'-0"

4' 8'4'2'

SOUTH ELEVATION

SCALE:

1

4

" = 1'-0"

5'-0" SY95'-0"5'-0" SY

EXIST.

APARTMENT

BLDG.

EXIST.

APARTMENT

BLDG.

EG 134.5'

EG 136.0'

EG 141.0'

10'-0"

9'-0"

9'-0"

1ST FLOOR

EL 153.5'

2ND FLOOR

EL 162.5'

TOR

EL 171.5'

9'-0"

TOR

EL 180.5'

BASEMENT FL

EL 143.5'

FG 143.5' EG/FG 145.0'

1 2 3 4 5 6

17'-8" 18'-0" 18'-0" 18'-0" 18'-4"

9'-10" 10'-4"

submittal:

(206) 588-1258


QUINN BORSENO

PAUL PIERCE

MOON ZHANG

120306

project no.:

owner:

ISOLA

25

56

1

4T

H A

VE

. W

. S

EA

TT

LE

, W

A 9

81

19

9 LIV

ES

3013594

dpd no.:

A15

WEST

ELEVATIONS

Date: July 25, 2012


WEST ELEVATION

Documents

A0 · 2015. 1. 7. · TOWNHOUSE APTS APTS APTS High bank street condition at 14th ave w grade change of 30' across the site ... A6 SITE ANALYSIS Date: July 25, 2012 EDG: Townhouses