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DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WA
DPD # 3026213| JUNE 1, 2017
1
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WADPD # 3026213| JUNE 1, 2017
25/30/2017 Google Maps
https://www.google.com/maps/@47.7219065,122.294103,1017m/data=!3m1!1e3
Imagery ©2017 Google, Map data ©2017 Google 500 ft
TABL
E O
F CO
NTE
NTS COVER SHEET
TABLE OF CONTENTS PROJECT INFORMATION
ZONING INFORMATIONTRANSPORTATION
NEIGHBORHOOD BUILDINGSNEIGHBORHOOD BUILDINGS
SURVEYPROPOSED SITE PLAN
LANDSCAPE / COMBINED FIRST FLOOR PLANAMENITY PLAN
FLOOR PLANS- TRIPLEXFLOOR PLANS- DUPLEX
ELEVATIONS- TRIPLEXELEVATIONS- TRIPLEX
ELEVATIONS- DUPLEXELEVATIONS- DUPLEX
BUILDING MATERIALSPRIVACY- WINDOW STUDIES
ADJUSTMENT - SIDE YARD
1
23
45
67
89
1011
1213
1415
1617
1819
20
L A K EC I T Y
1 2 5 s t
LAK E
CI T
Y W
AY N
E
C E D A RPA R K
O LY M P I CH I L L S
S I T E
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WA
DPD # 3026213| JUNE 1, 2017
3
PRO
JECT
INFO
RMAT
IONPROJECT INFORMATION
ADDRESS: 1273735thAveNESeattle98125
DPD #: 3027214
OWNER: GreenbuildDevelopmentLLC
APPLICANT: CleaveArchitectureandDesign
CONTACT: JustinKliewer
PROJECT PROGRAM
LOT SIZE: 6750 sfBUILDINGTYPE: Townhouses(1Duplex,1Triplex)APPROXFAR: 7158.12sf(higherFARof1.2used)UNIT COUNT: 5UNITSIZES: +/-1600sfgrosseachunitABOVE-GROUND STORIES: 3 PARKING STALLS: 5
PROJECT DESCRIPTION
Theproposedprojectwilldemolishtheexistingstructureandconstructoneduplexandonetriplextownhousewithrooftopdecks.Theprojectwillachievea4-starBuiltGreencertificationtomaximizeallowableF.A.R.
HIGHEST PRIORITY DESIGN GUIDELINES
CS1 C: TOPOGRAPHYThesiteslopesdowntothewest,awayfrom35thAveNE.Thetriplexunitswilleachstepdownwiththegrade.Thissteppingdifferentiatesthetwobuildingsanddecreasestheperceivedbuildingheight.
CS2 D:HEIGHT,BULKANDSCALEThe triplexwest facade adjacent to theparking area is visible fromtheneighboringapartmentbuilding,andshouldnotpresentablankfacade.Thecompositionandmaterialvariationschemewillcontinueontothewestfacade.
PL3 A: ENTRIESThe frontduplexentriesareoriented towards the street toprovidea visual connection to the street. The rear (west) triplex entriesare oriented to the south pedestrian walkway, oriented to providemaximumlightandopenspaceonthesouth.Thetriplexentrieshavebeen recessed and the building has been shifted to the north toincreasethedistancebetweenentriesandthedrivewayandprovideclearancepedestrianwalkwaydifferentiatedfromthedriveway.
PL3 B: RESIDENTIAL EDGESVertical modulation of building massing and materials serve tohighlightbuildingentries.Largeamountsofglazingenhancesecuritybyprovidingopportunitiesfor“eyesonthestreet”.
PL4 B: PLANNING AHEAD FOR BICYCLISTSTheparkingareahasbeenshifted to thesouth toprovideabicyclestoragelocationscreenedfromthestreet.
DC1 B: VEHICULAR ACCESS AND CIRCULATION C: PARKING AND SERVICE USESTheparkingislocatedattherearofthelotandaccessedbytheexistingcurbcut.Thisareaisapproximately13’belowand120’awayfromthesidewalk.Thetriplexunithasbeenshiftednorthtoallowadditionalspacebetweentheunitentriesandthedriveway,
toenhancethepedestrianexperience.Theparkinghasalsobeenshiftedsouthtoprovideascreentrashandbicyclestoragearea.Whilethismeansonevehicleparkingspaceiswithinthesitelineofthestreet,thereviewteambelievedtehdistanceandgradedifferenceprovidedadequatescreening. DC2 A:Massing B:ArchitecturalandFacadeComposition C:SecondaryArchitecturalFeatures D:ScaleandTextureThebuildingmassingstepsdowninresponsetothesiteconditionsandincludesrecessedentriestoprovidefluctuationintheperceivedmassaswell as highlight theentries.Metal railing a thebuilding cornersfurtherbreaksdownthestreetfacingfacade.
DC4 A: EXTERIOR ELEMENTS AND FINISHESTreatmentof theproposed facadesconsistsof3colorsperbuilding(one light and one dark, with a vibrant accent) and wood. ThecontrastingscaleofthewoodboardsandtheHardieplankandpanel(orsimilar)sidingprovidesvisualinterest.Thewoodsidingisusedonallfacadestoindicateunitentries,andtoprovideadditionaltextureandcompositiontothewestfacadevisiblefromtheadjacentapartmentbuilding.
DC4 B: SIGNAGE C: LIGHTING D:TREES,LANDSCAPE,ANDHARDSCAPEMATERIALSAprominentaddresssignwillbe locatedatthetopofthedrivewayproviding direction to the rear units. Indirect lightingwill provide asecurepathwaywhileminimizingimpactsonneighboringproperties..Landscapingwillprovideavisualbufferbetweenthestreetand theprivateentries.Thepedestrianpathwaywillbedistinguishedfromtehthedrivewaybytheuseofinsetpaversorothercontrastingpavementmaterial.
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WADPD # 3026213| JUNE 1, 2017
4
http://web6.seattle.gov/DPD/Maps/dpdgis.aspx
SEARCH: Go
SDCI GIS Print | SDCI Maps
No warranties of any sort, including accuracy, fitness, or merchantability accompany this product.Copyright 2007, All Rights Reserved, City of Seattle
© 2017 Microsoft Corporation © 2010 NAVTE
1
SITE
ZON
ING
INFO
RMAT
ION ZONING
Thesiteislocatedonasplitzonelot.AllunitswillbelocatedontheLR2zonedportionoftheparcel,andtheparkingwillbelocatedintheNC3-65portion.ItisintheLakeCityUrbanVillageandafrequenttransitarea.Noparkingisrequired,howeverparkingspacesforallunitswillbeprovided.
CODE REFERENCESMC23.45.510-FAR
HigherFARof1.2allowedforBuiltGreentownhouses6000.64sfx1.2=7200.76sfallowed,7158.12sfproposedAllowableFARbasedonLR2zonedportionofparcelonly
SMC23.45.512-DensitylimitsNolimitforbuildingsusinghigherFAR
SMC23.45.514-StructureHeight30’-0”maximum,+4’parapet,+10’stairpenthouseSeebuildingelevationsformaxheight
SMC23.45.518-SetbacksandSeparations7’-0”avg/5’-0”minfrontreq.:7’-0”proposed5’-0”sidereq.:5’-0”north/10’-0”southproposed(Duplex)7’-0”avg/5’-0”minsidereq.: 6’-4”avgnorth/13’-0”southproposed(Triplex)7’-0”avg/5’-0”minrearreq.:38’-0”proposed
SMC23.45.522-AmenitySpace6000.64sfx.25=1500.16sf(750atgroundlevel)required2792sf(789atgroundlevel)provided
SMC23.45.527-FacadeLengthFacadelength-upto65%within15’oflotline135’x.65=87.75’allowed,/80.00’proposed
SMC23.54.015-Parking(TableB)0parkingspacesrequired-LakeCityUrbanVillage5parkingspacesrequired
5/31/2017 Department of Construction & Inspections SDCI GIS
SEARCH: Go
SDCI GIS Print | SDCI Maps
No warranties of any sort, including accuracy, fitness, or merchantability accompany this product.Copyright 2007, All Rights Reserved, City of Seattle
S I T E
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WA
DPD # 3026213| JUNE 1, 2017
5
ov/DPD/Maps/dpdgis.aspx 1/1
SEARCH: Go
IS Print | SDCI Maps
f any sort, including accuracy, fitness, or merchantability accompany this product., All Rights Reserved, City of Seattle
© 2017 Microsoft Corporation © 2010 NAVTEQ © AND
250 yds
SITE
TRAN
SPO
RTAT
IONPUBLIC TRANSPORTATION
Theprojectislocatedinanareawithaccesstoseveralpublictransitrouteswithina1/4mileradius.ThesiteisalsowithineasywalkingdistancetotheshopsandrestaurantsintheFremontneighborhood.
1/2 MILE RADIUSBUS MAP
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522
522
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41 372
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65 7575
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DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WADPD # 3026213| JUNE 1, 2017
65/30/2017 Google Maps
Imagery ©20
NEI
GHBO
RIN
G BU
ILDI
NGS
SFR
SFR
SFR
SFR
APARTMENT
APARTMENT
NE 130TH ST
APARTMENT
APARTMENT
VACANT
33RD
AVE
NE
35TH
AVE
NE
TOWNHOUSE
TOWNHOUSE
TOWNHOUSE
TOWNHOUSE
TOWNHOUSE
NEIGHBORHOOD DESCRIPTION
Thesiteissurroundedbyamixtureofsinglefamilyhouses,duplex/triplexunitsandapartmentbuildings.Thebuildingsareinavarietyofstylesandscales.Themajorarterialstreetsare35thAveNEandLakeCityWayNE
1
11
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5
3
EXISTING HOUSE
SITE ELEVATION
SITE
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WA
DPD # 3026213| JUNE 1, 2017
7
NEI
GHBO
RIN
G BU
ILDI
NGS
1 2 3 54
6 7 8 9 1110
SITE ELEVATION
35TH AVE NE PANORAMA LOOKING WEST
35TH AVE NE PANORAMA LOOKING EAST
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WADPD # 3026213| JUNE 1, 2017
8SI
TE S
URV
EY
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WA
DPD # 3026213| JUNE 1, 2017
9
SITE
PLA
N
ENTR
YEN
TRY
PROPOSEDTOWHOUSE A
PROPOSEDTOWHOUSE B
PROPOSEDTOWHOUSE C
PROPOSEDTOWHOUSE D
PROPOSEDTOWHOUSE E
PARKING
PARKING
PARKING
PARKING
PARKING
TRASH/RECYCLING
35TH
AVE
NE
CO
NC
RE
TE S
IDE
WA
LK
CU
RB
ENTRYENTRYENTRY
16'-0" 22'-0"
48'-0" 10'-0"
MIN.
29'-0" 10'-0"
F.Y.
135'-0" (MAX BLDG LENGTH 135' x .65 = 87.75')
13'-0
"
S.Y.
30'-0
"7'
-0"
S.Y.
10'-0
"
S.Y.
35'-0
"5'
-0"
S.Y.
DRIVEWAY
38'-0" R.Y.
30'-0"
NC
2-65
LR2
BICYCLESTORAGE
5'-0
"
S.Y.
HOUSE#12731
HOUSE#12741
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WADPD # 3026213| JUNE 1, 2017
10LA
NDS
CAPE
/ CO
MBI
NED
SIT
E P
LAN
ENTR
YEN
TRY
PROPOSEDTOWHOUSE A
PROPOSEDTOWHOUSE B
PROPOSEDTOWHOUSE C
PROPOSEDTOWHOUSE D
PROPOSEDTOWHOUSE E
PARKING
PARKING
PARKING
PARKING
PARKING
TRASH/RECYCLING
35TH
AVE
NE
ENTRYENTRYENTRY
DRIVEWAY
BICYCLESTORAGE
NORTH
RENDERED LANDSCAPE PLAN
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WA
DPD # 3026213| JUNE 1, 2017
11
AMEN
ITY
DIAG
RAM
AMENITY DIAGRAM
1500.16sf(750.09sfatgroundlevel)required2792sf(789sfatgroundlevel)provided
Note:additionalgroundlevelamenityspacedoesnotmeetthe10’minhorizontaldimensionforamenityspacelocatedatsidelotline
perSMC23.45.522.D.4.a
PRIVATE AMENITYAREA 122.5 SF
PRIVATE AMENITYAREA 157.5 SF
COMMON AMENITYAREA 400 SF
ROOF DECKPRIVATE AMENITY
AREA 416 SF
ROOF DECKPRIVATE AMENITY
AREA 416 SF
ROOF DECKPRIVATE AMENITY
AREA 390 SF
ROOF DECKPRIVATE AMENITY
AREA 391 SF
ROOF DECKPRIVATE AMENITY
AREA 390 SF
ROOF DECKS 2003 SFGROUND 789
ENTRYENTRYENTRY
PRIVATE AMENITYAREA 37 SF
PRIVATE AMENITYAREA 38 SF
PRIVATE AMENITYAREA 34 SF
PRIVATE AMENITYAREA 115.8 SF
(NON-QUALIFYING)
PRIVATE AMENITYAREA 84.5 SF
(NON-QUALIFYING)
PRIVATE AMENITYAREA 115.8 SF
(NON-QUALIFYING)
COMMON AMENITYAREA 198 SF
(NON-QUALIFYING)
9'-0
"
7'-0
"
10'-0"
NC
3-65
LR2
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WADPD # 3026213| JUNE 1, 2017
12
LIVINGLIVINGLIVING
KITCHEN /DINING
UP
UP
UP
KITCHEN /DINING
KITCHEN /DINING
UP
W/D
W/D
DN
W/D
BATH
BEDROOM
BEDROOM
BEDROOM
BEDROOM
BEDROOM
BEDROOM
UP
UP
DN
DN
BATHBATH
HVAC
HVACHVAC
ROOF DECK(390 SF AMMENITY AREA)
14R @ 7.71:10W/ 36" HR
DN
14R @ 7.71:10W/ 36" HR
DN
DN 14R @ 7.71:10W/ 36" HR
ROOF DECK(391 SF AMMENITY AREA)
ROOF DECK(390 SF AMMENITY AREA)
UP
W/D
W/D
DN
W/D
BATH
BEDROOM
BEDROOM
BEDROOM
BEDROOM
BEDROOM
BEDROOM
UP
UP
DN
DN
BATHBATH
FLO
OR
PLAN
S - T
RIPL
EX
THIRD FLOORFIRST FLOOR
ROOF DECKSECOND FLOOR
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WA
DPD # 3026213| JUNE 1, 2017
13
LIVINGKITCHEN /DINING
KITCHEN /DINING LIVING
UP
UP
PAN.
REF..
PAN.
REF..
BEDROOMBEDROOM
BEDROOMBEDROOM
UP
UP
DN
DN
DN
DN
BEDROOMBEDROOM
BEDROOMBEDROOM
UP
UP
DN
DN
FLO
OR
PLAN
S - D
UPL
EX
FIRST FLOOR THIRD FLOOR
SECOND FLOOR ROOF DECK
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WADPD # 3026213| JUNE 1, 2017
14EL
EVAT
ION
S - T
RIPL
EX
EAST ELEVATIONSOUTHELEVATION(DRIVEWAY)
SGSG
UNIT E
SGSG
UNIT D
SG SG
UNIT C
FIRST FLOOR: 202.5'
SECOND FLOOR:212.5'
SECOND FLOOR:221.5'
SECOND FLOOR:230.5'
ROOF STAIR:239.5'
FIRST FLOOR: 204.5'
SECOND FLOOR:214.5'
9'-0
"10
'-0"
SECOND FLOOR:223.5'
9'-0
"
SECOND FLOOR:232.5'
9'-0
"
ROOF STAIR:241.5'
FIRST FLOOR: 203.5'
SECOND FLOOR: 213.5'
THIRD FLOOR: 222.5'
FOURTH FLOOR: 231.5'
ROOF STAIR FLOOR: 240.5'
SGSG
SG
SGFIRST FLOOR: 202.5'
SECOND FLOOR:212.5'
9'-0
"10
'-0"
SECOND FLOOR:221.5'
9'-0
"
SECOND FLOOR:230.5'
9'-0
"
ROOF STAIR:239.5'
SGFIRST FLOOR: 204.5'
SECOND FLOOR:214.5'
9'-0
"10
'-0"
SECOND FLOOR:223.5'
9'-0
"
SECOND FLOOR:232.5'
9'-0
"
ROOF STAIR:241.5'
FIRST FLOOR: 202.5'
SECOND FLOOR:212.5'
9'-0
"10
'-0"
THIRD FLOOR:221.5'
9'-0
"
FOURTH FLOOR:230.5'
9'-0
"
ROOF STAIR:239.5'
FIRST FLOOR: 203.5'
SECOND FLOOR: 213.5'
THIRD FLOOR: 222.5'
FOURTH FLOOR: 231.5'
ROOF STAIR FLOOR: 240.5'
SGSG
SG
SGSG
SG
SGSG
SG
SG SGFIRST FLOOR: 204.5'
SECOND FLOOR:214.5'
9'-0
"10
'-0"
THIRD FLOOR:223.5'
9'-0
"
FOURTH FLOOR:232.5'
9'-0
"
ROOF STAIR:241.5'
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WA
DPD # 3026213| JUNE 1, 2017
15
ELEV
ATIO
NS
- TRI
PLEX
WEST ELEVATIONNORTH ELEVATION
EASTELEVATION(LINDENAVES)
SGSG
UNIT E
SGSG
UNIT D
SG SG
UNIT C
FIRST FLOOR: 202.5'
SECOND FLOOR:212.5'
SECOND FLOOR:221.5'
SECOND FLOOR:230.5'
ROOF STAIR:239.5'
FIRST FLOOR: 204.5'
SECOND FLOOR:214.5'
9'-0
"10
'-0"
SECOND FLOOR:223.5'
9'-0
"
SECOND FLOOR:232.5'
9'-0
"
ROOF STAIR:241.5'
FIRST FLOOR: 203.5'
SECOND FLOOR: 213.5'
THIRD FLOOR: 222.5'
FOURTH FLOOR: 231.5'
ROOF STAIR FLOOR: 240.5'
SGSG
SG
SGFIRST FLOOR: 202.5'
SECOND FLOOR:212.5'
9'-0
"10
'-0"
SECOND FLOOR:221.5'
9'-0
"
SECOND FLOOR:230.5'
9'-0
"
ROOF STAIR:239.5'
SGFIRST FLOOR: 204.5'
SECOND FLOOR:214.5'
9'-0
"10
'-0"
SECOND FLOOR:223.5'
9'-0
"
SECOND FLOOR:232.5'
9'-0
"
ROOF STAIR:241.5'
FIRST FLOOR: 202.5'
SECOND FLOOR:212.5'
9'-0
"10
'-0"
THIRD FLOOR:221.5'
9'-0
"
FOURTH FLOOR:230.5'
9'-0
"
ROOF STAIR:239.5'
FIRST FLOOR: 203.5'
SECOND FLOOR: 213.5'
THIRD FLOOR: 222.5'
FOURTH FLOOR: 231.5'
ROOF STAIR FLOOR: 240.5'
SGSG
SG
SGSG
SG
SGSG
SG
SG SGFIRST FLOOR: 204.5'
SECOND FLOOR:214.5'
9'-0
"10
'-0"
THIRD FLOOR:223.5'
9'-0
"
FOURTH FLOOR:232.5'
9'-0
"
ROOF STAIR:241.5'
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WADPD # 3026213| JUNE 1, 2017
16EL
EVAT
ION
S - D
UPL
EX
EASTELEVATION(35THAVENE)SOUTHELEVATION(DRIVEWAY)
SGSGFIRST FLOOR: 209.0'
SECOND FLOOR:219.0'
9'-0
"10
'-0"
THIRD FLOOR:228.0'
9'-0
"
FOURTH FLOOR:237.0'
9'-0
"
ROOF STAIR:237.0'
FIRST FLOOR: 209.0'
SECOND FLOOR:219.0'
9'-0
"10
'-0"
THIRD FLOOR:228.0'
9'-0
"
FOURTH FLOOR:237.0'
9'-0
"
ROOF STAIR:237.0'
SGSG
SG SGFIRST FLOOR: 209.0'
SECOND FLOOR:219.0'
9'-0
"10
'-0"
THIRD FLOOR:228.0'
9'-0
"
FOURTH FLOOR:237.0'
9'-0
"
ROOF STAIR:237.0'
SG SG
UNIT B
SGSG
UNIT A
FIRST FLOOR: 209.0'
SECOND FLOOR:219.0'
9'-0
"10
'-0"
THIRD FLOOR:228.0'
9'-0
"
FOURTH FLOOR:237.0'
SGSG
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WA
DPD # 3026213| JUNE 1, 2017
17
ELEV
ATIO
NS
- DU
PLEX
WEST ELEVATIONNORTH ELEVATION
SGSGFIRST FLOOR: 209.0'
SECOND FLOOR:219.0'
9'-0
"10
'-0"
THIRD FLOOR:228.0'
9'-0
"
FOURTH FLOOR:237.0'
9'-0
"
ROOF STAIR:237.0'
FIRST FLOOR: 209.0'
SECOND FLOOR:219.0'
9'-0
"10
'-0"
THIRD FLOOR:228.0'
9'-0
"
FOURTH FLOOR:237.0'
9'-0
"
ROOF STAIR:237.0'
SGSG
SG SGFIRST FLOOR: 209.0'
SECOND FLOOR:219.0'
9'-0
"10
'-0"
THIRD FLOOR:228.0'
9'-0
"
FOURTH FLOOR:237.0'
9'-0
"
ROOF STAIR:237.0'
SG SG
UNIT B
SGSG
UNIT A
FIRST FLOOR: 209.0'
SECOND FLOOR:219.0'
9'-0
"10
'-0"
THIRD FLOOR:228.0'
9'-0
"
FOURTH FLOOR:237.0'
SGSG
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WADPD # 3026213| JUNE 1, 2017
18BU
ILDI
NG
MAT
ERIA
LS
DARK HARDIE PANEL BOARD EAVE
HARDIE PANEL SIDING COLOR 3
METAL OR HARDIE BOARD CLAD ENTRY CANOPY
STREET ORIENTED ENTRY
SHARED PEDESTRIAN WALKWAY
LARGE EXPOSURE LAP SIDINGCOLOR 2
HORIZONTAL WOOD CLADDING CEDAR OR SIMILAR AT UNIT ENTRIES
HORIZONTAL WOOD CLADDINGCEDAR OR SIMILAR
WOOD CLADDING HARDIE PANEL AND WOOD CLADDING PERMEABLE CONCRETE OR GRASS PAVERS
LAP SIDING COLOR 2
HARDIE PANEL SIDING COLOR 3
HARDIE PANEL SIDING COLOR 1
VINYL WINDOWS
PEDESTRIAN PATHWAY IN ALTERNATE PAVING MATERIAL
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WA
DPD # 3026213| JUNE 1, 2017
19
PRIV
ACY-
WIN
DOW
STU
DY
SOUTH ELEVATION
NORTH ELEVATION
DESIGN GUIDANCE PROPOSAL12737 35TH AVE NE, SEATTLE WADPD # 3026213| JUNE 1, 2017
20AD
JUST
MEN
TS
7'-0
"
50'-0"
16'-612"16'-11"16'-61
2"
5'-0
"
115.8 SF 115.8 SF84.5 SF 5'-0
"10
'-0"
13'-0
"
38'-0" 10'-0"
7'-0"
ADJUSTMENT : AVERAGE SIDE YARD SETBACK(DESIGNGUIDELINEPL3A&B,DC1B&C,DC2A,andDC3B)Redhighlightedareasindicatetheproposedsideyardsetbacks.Thereductioninnorthsideyardwillallowthebuildingtoshiftnorth,providingadditionalspaceforlandscapingandwalkwaystoenhancepedestriancirculation.Thisalsoshiftsthebuildingawayfromthesmallerone-storysinglefamilyresidencetowardstheuphilltwo-storyapartmentbuilding,reducingtheimpactofincreasedmassingadjacenttosinglefamilystructures.
REQUIREDSETBACK:7’-0”average,5’-0”minimumforbuildingsgreaterthan40’inlengthPROPOSEDSETBACK: (115.8+84.5+115.8)/50’=316.1/50=6.32’averagesetback 7-6.32=.68 .68/7=0.097=9.7%Reduction