1257 S King St, Seattle, WA 98144 | t: 206.953.1305 | www ...€¦ · 3626 14th ave s: streamlined design review 7 legal description project description lot 2 and the north 35 feet

13626 14th Ave S: Streamlined Design Review1257 S King St, Seattle, WA 98144 | t: 206.953.1305 | www.jwaseattle.com

2 3626 14th Ave S: Streamlined Design Review

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33626 14th Ave S: Streamlined Design Review

TABLE OF CONTENTS

PROJECT INFORMATION | p.3 SITE ANALYSIS | p.4VICINITY ANALYSIS | p.5ZONING ANALYSIS | p.6EXISTING CONDITIONS| p.7STREET VIEWS | p.8-9

DESIGN GUIDELINES | p.10-11CONCEPT | p.12

SITE PLAN | p.13LANDSCAPE PLAN | p.14SECTION | p.15PLANS | p.16 - 19LIGHTING PLAN | p. 20MATERIAL PALETTE | p. 21ELEVATIONS | p. 22-27DIAGRAMS | p. 28-29RENDERINGS | p. 30-32RECENT JW PROJECTS | p. 33

PROJECT INFORMATION

3626 14th Ave S SEATTLE, WA 98106

3679400235

LANDUSE (SDR): 3030765

BUILDING: 6640190

6,433 SF

JULIAN WEBER ARCHITECTS, LTD.1257 S KING ST, SEATTLE, WA 98144

JIMMY TANGTANG REAL ESTATE INVESTMENTS, INC.225 LOGAN AVE S, #307SEATTLE, WA

CONTEXT

APPROACH

DESIGN

ADDRESS

TAX ID NUMBER

SDCI PROJECT #

LOT SIZE

ARCHITECT/PROJECT CONTACT

OWNER/APPLICANT

PROJECT INFORMATION


SITE ANALYSIS

3626 14th Ave S is currently (1) lot with (1) duplex. The applicant proposes to remove the existing duplex structure and develope (7) townhomes with (7) open residential parking stalls.

Zone: LR2 Lot size: 6,433 SF

FAR: 6,433 sf x 1.2 = 7,719 sf allowed (THs + Built green + Paved Alley)

Structure Height: 30’ + 4’ parapet allowance & 10’ penthouse

Units: (7)

Parking: (7) open residential stalls

The project is located at the transition from Beacon Hill to North Beacon Hill, one block west of Jefferson Park. S Columbian Way to the east provides a direct connection to the I-5 freeway, while primary site access is planned from the west on the 14th Ave S. The site’s viewshed is limited due to topographic changes and dense trees. The neighborhood is comprised of LR2, LR3, and SF 5000 zoning, creating a balance of quiet residential character with access to amenities.

A drawing of existing site conditions, indicating topography and other physical features, location of structures, and prominent landscape elements on the site can be found on page 7.

A preliminary site plan including proposed structures and open spaces can be found on page 12.

See page 11 for concept statement, diagrams, and images.

See page 10 for Design Guideline Responses.

3626 AERIAL VIEW NORTH

SITE PLAN

ARCHITECTURAL CONCEPT

DESIGN GUIDELINES

PROPOSAL

KEY METRICS

ANALYSIS OF CONTEXT

3626 AERIAL VIEW SOUTH

EXISTING SITE CONDITIONS


S I T EBEACON HILL

ELLIOTT BAY

NORTHBEACON HILL

Beacon HIll Branch:Seattle Public Library

Jerfferson Park,Golf Course,

& Community Center

Veterans Hospital Primary Care

Stadiums

MapleElementary School

VICINITY ANALYSIS

Chief Sealth Trail

LAKE WASHINGTON


LR2

SF 5000LR3

50

50

60

60

107

107

Othello Station - South Downtown Seattle

West Seattle - South Downtown Seattle

Broadway - First Hill

Westwood Village- N Beacon Hill

Beacon Hill Station- Rainier Beach Station

Renton Transit Center- Rainier Beach Station

ZONE:

ADJACENT ZONES:

BUS ROUTES:

50 Line

60 & 107 Lines [shared stops]

ZONING ANALYSIS

NCP-40

SF 5000 LR2

14TH

AVE

S

15TH

AVE

S

SF 5000LR1LR3

SITE

S SPOKANE ST

S COLO

MBIAN W

AY

S COURT ST


LEGAL DESCRIPTION

PROJECT DESCRIPTION

LOT 2 AND THE NORTH 35 FEET OF LOT 3 IN BLOCK 8 OF JEFFERSON PARK ADDITION, DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 30 OF PLATS, PAGE 13, RECORDS OF KING COUNTY, WA.

SEPA & STREAMLNED DESIGN REVIEW FOR DEMO EXISTING DUPLEX, CONSTRUCT (7) TOWNHOUSES WITH (7) GARAGE PARKING STALLS. FUTURE UNIT LOT SUBDIVISION.

Site SurveySCALE: N.T.S.

EXISTING SITE CONDITIONS


STREET VIEWS

14TH AVE. S. FACING EAST

14TH AVE .S. FACING WEST

SITE

S COURT ST

ACROSS FROM SITE


SITE

S. COLUMBIAN WAY FACING WEST

S. COLUMBIAN WAY FACING EAST

ACROSS FROM SITE

STREET VIEWS


SEATTLE DESIGN GUIDELINES

PL1. Open Space Connectivity Walkways and Connections B

DESIGN RESPONSE

The entries at the townhouse units 1-4 along 14th Ave S are met with an individual pedestrian path connecting to the sidewalk. Along that same edge of the project, pathways run from the trash enclosures to the sidewalk. The entries of the townhouse units 5-7 are connected by a stoop to the sidewalk located on S Columbian Way. Landscape elements occupy the slope adjacent to each stoop and provide a buffer between the sidewalk and the front doors of these units. The driveway provides an intimate courtyard for the units to share directly adjacent to the second floor courtyard facing decks.

PL2. Walkability

DC1. Project Uses and Activities

PL3. Street Level Interaction

PL4. Active Transit

The entries to each unit are located along the pedestrian walkway that runs adjacent and parallel to the northern lot line. Due to the undulation of the units, each entry is given a distinct character, separate from its neighbor, and when highlighted with landscaping and prominent signage, gives a sense of ownership. The paving material also helps to indicate the entry, by cutting through the common pathway, which can be seen on the landscape plan. Signage along the street-facing retaining wall will highlight the pedestrian walkway, and the location of the unit entries.

The S Columbian Way facing units with elevated entrances and ground floors provide a large percentage of glazing to keep views open to the sidewalk and neighborhood activity. Also, a large percentage glazing on the facades of all the townhouses have decks facing the inner, shared courtyard from each unit to create a personal community surveillance system. A fence along the north and south property line separate this project from the neighbors.

Individual lighting and signage will assist with wayfinding, and common pathway lighting will help provide visual surveillance of the area. A large percentage glazing was provided facing the inner, shared courtyard from each unit to create a personal community surveillance system.

The spaces directly adjacent to the sidewalk on the ground floor have the flexibility to change over time and provide a space for a number of different activities personal to the owner. Providing garages adjacent to an inner courtyard also provides a great work area for owners that take advantage of active transportation.

This projects has shared access for vehicles and pedestrians. To promote safety, the driveway turns a bend to naturally slow vehicles down.

All garages are hidden from the street and vehicular circulation is provided in the middle of the site. The vehicular circulation also acts as an outdoor gathering area.

The project rises above the sidewalk utilizing stoops to create a buffer between the street and the front doors on S Columbian Way. Each entry is given distinct character with material changes, and when highlighted with landscaping and prominent signage, gives a sense of ownership.

At the ground floor of the units on S Columbian Way, landscaping was used to provide a public/private threshold. Penthouses, when used, were set back from the building edge to limit the scale of the project. Pedestrian scale signage was placed at each entry for clarity and wayfinding.

A shared driveway is provided at the west side of the property for cars and pedestrians. Each unit has a garage and bike parking is provided at the southeast corner of the project.

Accessibility

Arrangement of Interior Uses

Entries

Active Transit

Safety and Security

Vehicular Access And Circulation

Parking and Service Uses

Residential Edges

A

A

A

A

B

B

C

C

CS2. Urban Pattern and Form

CS1. Natural Systems and Site Features

Adjacent Sites, Streets, and Open Spaces

Height, Bulk, and Scale

Topography

B

D

C

The primary objectives of this design are to connect with the surrounding neighborhood context through materiality and provide a variety of outdoor experiences for residents. The neighboring homes are comprised of a mix of styles some older developments at a human scale and other new developments incorporating modern flat and butterfly roofs. S Columbian Way at the east of the site and 14th Ave S at the west are very different experiences. We have treated those property edges to respond.

With the use of materials and form, we were able to respond to the different dynamics at the east and west property edges. On the quieter side facing 14th Ave S, the modulation pulls back from the property line a significant amount to allow for a front yard buffer from the street. On the S Columbian Way façade, we provided an urban wall condition with stoops for separation from the sidewalk. Penthouses, when used, were set back from the building edge to limit the scale of the project.

The topography was manipulated as little as possible. The entrances of the 4 townhouses along 14th Aves S meet the grade and the entrances of the 3 townhouses along S Columbian Way provide a varying about of steps to meet the sidewalk. Those moves allowed us to have a gradual driveway slope and provide parking at the same level.

DESIGN GUIDELINES


SEATTLE DESIGN GUIDELINES (cont.) DESIGN RESPONSE

DC2. Architectural Concept

DC3. Open Space Concept

DC4. Exterior Elements and Materials

Massing

Design

Exterior Elements and Finishes

Lighting

Signage

Trees, Landscape and Hardscape Materials

Secondary Architectural Features

Architectural and Facade Composition

Scale and Texture

Form and Function

A

C

A

C

B

D

C

B

D

E

A large percentage of glazing is provided on both the street facing facades and the facades facing the shared courtyard has very intentional glazing to provide eyes on the courtyard without limiting privacy between units. Glazing strategies are different depending of the plane to provide interest and to highlight different interior uses.

Awnings and landscaping strips are placed at the entries of the townhouses to highlight each individual unit. On the west façade facing 14th Ave S, delicate and playful modulation with a material change provides interest while highlighting the entries.

The project has a focused material palette to allow for a simple and elegant appearance. The pronounced accent material is wood textured siding that provides visual warmth. The courtyard utilized a bright orange material to accentuate and liven up the space.

Each unit provides livable, flexible spaces for dwelling. The glazing design is functional with many operable windows for cross ventilation and egress. The high percentage of glazing will also provide a great source of natural light and surveillance.

Each unit has an occupiable second floor deck and roof deck with the majority facing the interior courtyard. A variety of landscaping elements are used in this project for buffering. Non-occupiable outdoor spaces are filled with planting. Each unit also has landscaping strips, planters, or yard space.

The project has a focused material palette to allow for a simple and elegant appearance. The pronounced accent material is wood textured siding that provides visual warmth. The courtyard material is bright and lively to highlight the space.

Each unit has personal addressing and lighting.

All of the lighting in the project is directed to pathways and entries limiting the amount of light pollution and glare on neighboring properties.

A variety of landscaping elements are used in this project for buffering. Non-occupiable outdoor spaces are filled with planting. Each unit also has landscaping strips, planters, or yard space. The vehicular circulation also acts as an outdoor gathering area with a provided material changes along the perimeter to highlight pedestrian circulation.

DESIGN GUIDELINES


CONCEPT

The primary objectives of this project are to connect with the surrounding neighborhood context through materiality and provide a variety of outdoor experiences for residents to enjoy. The neighboring homes are comprised of an eclectic mix of styles. While examining the facades of nearby developments, it became apparent that older developments utilized very human scale materials, while new developments used a combination of modern flat and butterfly roofs.

This development aims to bridge that stylistic gap by using a modern flat roof form that maximizes opportunities for roof decks, while utilizing a more traditional material palette. The palette consists of 4’X8’ cementitious board, cementitious lap siding, and warm wood cedar panels.

Roof decks and mid-level decks make connections to the adjacent internal courtyard that will serve as both vehicular circulation and a pedestrian courtyard. The variety of outdoor spaces provide opportuniites for residents to have a sense of ownership and sheltered spaces for an extension of interior space.

PRECEDENTS

S. C

OLU

MB

IAN

WAY

14TH

AV

E S.

roof deck

roof deck

roof deck

roof deck roof deck

roof deck

roof deckshared

courtyard


SITE PLAN

Required Provided _______% Difference

Front: 7’ average, 5’ minimum 9.7’ avg, 5’ min Compliant

Side (north): 5’ 5’ min Compliant

Side (south): 5’ 5’ min Compliant

Rear: 7’ average, 5’ minimum 7.1’ avg, 5’ min Compliant

Site PlanSCALE: N.T.S.

8"PSS

8"PSS

8"PSS

8"PSS

8"PSS

SSS

SSS

SSS

SSS

SSS

SSS

OHP(UNSHIELDED)

OHP(UNSHIELDED)

OHP(UNSHIELDED)

OHP(UNSHIELDED)

MANHOLERIM = 234.11 FT.

MANHOLEM = 235.99 FT.

MANHOLERIM = 235.05 FT.

SEWER MANHOLERIM = 237.81 FT.

MANHOLERIM = 236.30 FT.PP

WM

CATCH BASINRIM = 236.41 FT.I.E. = 235.54 FT.

LOCATION OF TIE TO OVERHEAD

HIGH-VOLTAGE POWERLINE

ELEV. @ WIRE = 273.19 FT.

N 73°32'57" E

S00

°52'

49"

E

N16 °27'0 3"

W77

.86'

96.23'

S 73°32'57" W 75.33'

75.00 '

S.

CO

LUM

BIA

N W

AY

14T

HA

VE

.S

.

OURT ST.

230

230

235

235

235

235

235

TH 1

TH 2

TH 3

TH 4TH 5

TH 6

TH 7

5' SIDE SETBACK

5' SIDE SETBACK

5'M

IN. F

RON

T SET

BAC

K7'

AV

ERA

GE

5' M

IN. R

EAR

SETB

AC

K7'

AV

ERA

GE

5' - 3" 66' - 6" 5' - 0"

5' -

0"20

' - 2

"25

' - 0

"19

' - 1

1"5'

- 0"

23' - 3" 35' - 11" 0' - 3" 26' - 10" 5' - 0" 5' - 0"

5' - 2" 20' - 3" 32' - 0"

5' - 3" 25' - 0"

TRASHTRASHTRASH

TRASH TRASH

24' -

7"

5' -

0"12

' - 6

"13

' - 0

"12

' - 0

"13

' - 6

"14

' - 0

"5'

- 0"

34' - 6" 0' - 3" 31' - 10"

BIKES

Scale: 3/32" = 1'-0"

SITE PLANAddress02/21/0218


LANDSCAPE PLAN

Landscape PlanSCALE: N.T.S.

S. C

OLU

MB

IAN

WAY

14TH

AV

E S.


SITE SECTION

E/W Site SectionSCALE: N.T.S.

14T

H A

VE

S.

S. C

OLU

MB

IAN

WAY


PLANS

151413121110987654321

151413121110987654321

151413121110987654321

151413121110987654321

15

14 13 12 11 10 9 8 7 6 5 4 3 2

1

15

14 13 12 11 10 9 8 7 6 5 4 3 2 1

15

14 13 12 11 10 9 8 7 6 5 4 3 2 1

2 1

5 4 3 2 1

7

6

5

4

3

2

1

8' - 10" x 9' - 7"bed 2

5' - 0" x 8' - 0"bath

5' - 0" x 4' - 11"w.i.c.

4' - 3" x 3' - 4"entry

4' - 1" x 6' - 10"entry

7' - 4" x 5' - 0"bath

9' - 1" x 9' - 1"bed 2

11' - 1" x 8' - 7"bed 2

8' - 3" x 5' - 2"bath

5' - 3" x 6' - 9"entry

8' - 9" x 9' - 3"bed 2

6' - 3" x 4' - 8"bath

5' - 8" x 6' - 9"entry 9' - 4" x 11' - 11"

bed 25' - 0" x 7' - 2"bath

3' - 2" x 7' - 1"entry

10' - 8" x 9' - 7"bed 2

11' - 4" x 11' - 9"bed 2

5' - 0" x 6' - 3"w.i.c.

8' - 0" x 5' - 0"bath

3' - 6" x 7' - 1"entry

5' - 0" x 7' - 6"bath

4' - 11" x 6' - 9"entry

9' - 8" x 19' - 3"garage

10' - 0" x 19' - 3"garage

11' - 0" x 19' - 3"garage

9' - 8" x 19' - 3"garage

10' - 0" x 19' - 3"garage

11' - 0" x 19' - 3"garage

19' - 7" x 10' - 8"garage

TRA

SHTR

ASH

TRASHTRASHTRASH

TRASH TRASH

BIKE

1257 S King Street, Seattle, WA 98114 | t:206.953.1305

Address02/21/0218

First Floor PlanSCALE: N.T.S.

14TH

AV

E S.

S. C

OLU

MB

IAN

WAY


PLANS

1615141312111098765432

1

1615141312111098765432

1

16151413121110987654321

16151413121110987654321

16

15 14 13 12 11 10 9 8 7 6 5 4 3

21

16

15 14 13 12 11 10 9 8 7 6 5 4 3 2

1

16 15 14 13 12 11 10 9 8 7 6 5 4 3 2

1

11' - 11" x 13' - 3"living/dining13' - 2" x 9' - 7"

kitchen

12' - 4" x 12' - 8"living/dining

12' - 6" x 9' - 0"kitchen

10' - 0" x 13' - 3"deck

14' - 0" x 5' - 8"deck

11' - 0" x 7' - 8"deck

10' - 0" x 12' - 0"deck

14' - 0" x 7' - 0"deck

7' - 9" x 10' - 0"deck


13' - 6" x 10' - 7"kitchen


13' - 6" x 8' - 1"kitchen

17' - 10" x 15' - 2"living/dining

14' - 6" x 8' - 11"kitchen


11' - 8" x 11' - 2"kitchen


11' - 5" x 11' - 3"kitchen

4' - 8" x 10' - 8"deck

1257 S King Street, Seattle, WA 98114 | t:206.953.1305

Address02/21/0218

Second Floor PlanSCALE: N.T.S.


PLANS

Third Floor PlanSCALE: N.T.S.

18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 32

1

18

17

16

15 14 13 12 11 10 9 8 7 6 5 4 32

1

18

17

16

15

14 13 12 11 10 9 8 7 6 5 4 3

2

1

181716151413121110987654321

181716151413121110987654321

18

171615141312111098765432

1

18

171615141312111098765432

1

10' - 6" x 9' - 7"m. bed 5' - 8" x 6' - 1"

w.t.c.6' - 9" x 9' - 7"

m. bath

11' - 0" x 9' - 0"m. bed

11' - 1" x 9' - 0"m. bath

11' - 6" x 10' - 7"m. bed4' - 2" x 6' - 0"

nook 13' - 3" x 5' - 3"m. bath

5' - 11" x 5' - 0"w.i.c.

10' - 3" x 9' - 3"m. bed

10' - 11" x 4' - 8"m. bath

11' - 4" x 10' - 10"m. bed

5' - 0" x 11' - 11"m. bath

8' - 10" x 9' - 6"bed 2

12' - 2" x 10' - 10"m. bed

10' - 3" x 5' - 11"m. bath

10' - 8" x 11' - 9"m. bed

5' - 0" x 11' - 9"m. bath

5' - 0" x 5' - 10"w.i.c.

9' - 3" x 9' - 9"bed 2

Scale: 3/32" = 1'-0"

THIRD FLOORAddress02/21/0218


PLANS

Roof PlanSCALE: N.T.S.


Site Lighting PlanSCALE: N.T.S.

LIGHTING PLAN


Enlarged Building Elevation 6” Vertical Cedar SidingNatrual Finish

6” Horizontal Cementitious Lap SidingGray

10’ x 4’ Cementitious Panel SidingWhiteOrange

6” Vertical Cementitious Lap Siding

MATERIAL PALETTE

1 3

3

4

4

2

2


14th Ave S Street Elevation (West)SCALE: N.T.S.

VERTICAL 6” CEDAR

10’X4’ CEMENTITIOUS PANEL SIDING, WHITE

CEMENTITIOUS 6” HORIZONTAL LAP SIDING, GRAY

ELEVATIONS


ELEVATIONS

CEMENTITIOUS 6” VERTICAL LAP SIDING, ORANGE, TYP

METAL RAILING, TYP.

10’X4’ CEMENTITIOUS PANEL SIDING, WHITE, TYP.

North ElevationSCALE: N.T.S.


CEMENTITIOUS 6” HORIZONAL LAP SIDING, GRAY, TYP.

S Columbian Way Street Elevation (East)SCALE: N.T.S.

ELEVATIONS

10’x4’ CEMENTITIOUS PANEL SIDING, WHITE, TYP.

METAL AWNING, TYP.


CEMENTITIOUS 6” HORIZONTAL LAP SIDING, GRAY, TYP.

CEMENTITIOUS 6” VERTICAL LAP SIDING, ORANGE, TYP.


South ElevationSCALE: N.T.S.

ELEVATIONS

METAL AWNING, TYP.



CEMENTITIOUS 6” VERTICAL LAP SIDING, ORANGE, TYP.

GARAGE GARAGE

Partial East ElevationSCALE: N.T.S.

ELEVATIONS



CEMENTITIOUS VERTICAL LAP SIDING, ORANGE, TYP.

GARAGE GARAGE

Partial East ElevationSCALE: N.T.S.

ELEVATIONS


North Adjacency Diagram SCALE: N.T.S.

DIAGRAMS


South Adjacency DiagramSCALE: N.T.S.

DIAGRAMS


RENDERINGS

14TH AVE S SIDEWALK - FROM NORTHEAST 14TH AVE S SIDEWALK - FROM NORTHWEST


RENDERINGS

COURTYARD SECTION PERSPECTIVE


SE APPROACH FRONT VIEW - S COLUMBIAN WAY

RENDERINGS


JW RECENT PROJECTS

Documents

1257 S King St, Seattle, WA 98144 | t: 206.953.1305 | www ...€¦ · 3626 14th ave s: streamlined design review 7 legal description project description lot 2 and the north 35 feet