2328 W Plymouth Street Streamlined Design Review ......W Crockett St W Newton St W Plymouth St W Boston S RESIDENTIAL D 4-10 units R 10+ units S single family S duplex/triplex RP THORNDYKE

2328 W Plymouth Street Streamlined Design ReviewApplication

#3025764

32328 W Plymouth Street | #3025764 SDR Packet | November 22, 2016 a r c h i t e c t s

1 OBJECTIVES SDR Guidance Application 4-5

2 CONTEXT ANALYSIS Zoning Use Map 6 Context Analysis 7

3 SITE CONDITIONS Survey 8 Neighborhood Analysis 8 Site Analysis 9

4 SITE PLAN Site Plan 10 Section 11

5 DESIGN GUIDELINES Context and Site 12 Public Life 12 Design Concept Context and Site 13

6 ADJUSTMENT SUMMARY Design Evolution 14-15 Adjustment Diagrams 16-17 Project Diagrams 18-19

7 ARCHITECTURAL CONCEPT Concept Diagrams 20-21 Renderings 22-28 Landscape Plan 29 Privacy Elevations 30-31 Floor Plans 31-35 Rendered Elevations 36-41

8 COMPLETED WORK Previous Work Examples 43

TABLE of CONTENTS

PAGE INTENTIONALLY LEFT BLANK

SITE

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4 52328 W Plymouth Street | #3025764 SDR Packet | November 22, 2016 2328 W Plymouth Street | #3025764 SDR Packet | November 22, 2016a r c h i t e c t s a r c h i t e c t s

1 2 3 4 5 6 7 8 OBJECTIVES

PART I: CONTACT INFORMATION

1. Property Address 2328 W Plymouth Street Seattle WA 98199

2. Project number 30257643. Additional related project number(s): None

4. Owner/Lessee Name Dravus 3 LLC

5. Contact Person Name Bradley Khouri

Firm b9 architects Mailing Address 610 2nd Avenue City State Zip Seattle, WA 98104 Phone 206.297.1284 Emailaddress [email protected]

6.Applicant’sName BradleyKhouri Relationship to Project Architect

7.DesignProfessional’sName BradleyKhouri Address 610 2nd Avenue Phone 206.297.1284 Emailaddress [email protected]

Application for Streamlined Design Guidance OBJECTIVES

TEAM

Designandconstructfivenewthree-storytownhouseunitswithfiveparkingspaces accessed from West Plymouth Street. Existing Structure to be demolished.Number of Residential Units (Approx.) 5

StructureHeight 30’

Number of Parking Stalls 5

SustainabilityAchievea4-StarBuiltGreencertification.

CommunityThe proposal will be designed around a shared courtyard which is accessible by all units.

ARCHITECT b9 architects

DEVELOPMENT Dravus 3 LLC

STRUCTURAL MalsamTsang Structural Engineering

GEOTECHNICAL PanGEO INC

CITY of SEATTLE

PROJECT SITEView of project site from W Plymouth Street looking north, existing structure to be demolished.

SITE

23rd

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W Plymouth St

W Newton St

W Crockett St

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1 2 3 4 5 6 7 8 CONTEXT ANALYSIS

THORNDYKE PARK

MAGNOLIAGREENBELT

IG1 U/45

LR2

SF 5000

LR2

LR3

SF5000

IG

Urban Village

LR3

The site is located in an area zoned Lowrise 2. Surrounding zonings are Lowrise 3, Industrial Buffer IG1 U/45 and SF 5000.

THORNDYKE PARK

MAGNOLIAGREENBELT

SUNRISEDEC. 21

SUNSETDEC. 21

SUNRISEJUNE 21

SUNSETJUNE 21

W PLYMOUTH ST

W HOWE ST

W BLAINE ST

W HAYES ST

W NEWTON ST

VIEWS TO DOWNTOWN

VIEWS TO QUEEN ANNE

W CROCKETT ST

23R

D A

VE W

W BOSTON ST

VIEWS TO FREEMONT

VIEWS TO ELLIOTT BAY

Thor

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Mag

nolia

Way

W26

th A

ve W

23rd

Ave

W

W Blaine St

W Hayes St

W Howe St

W Howe St

W Crockett St

W Newton St

W Plymouth St

W Boston S

RESIDENTIAL

MEDIUM4-10 units

LARGE10+ units

SMALLsingle family

SMALLduplex/triplex

GROUP HOME

THORNDYKE PARK

MAGNOLIAGREENBELT

ADDRESS2328 W Plymouth StreetSeattle WA 98199

LOT SIZE6000 square feet

ZONINGLR2

ZONING ANALYSIS

SITE

SITE

SITE OPPORTUNITIES & CONSTRAINTS CONTEXT ANALYSIS• The site topography has a slope, sloping down from west to east.• The immediate and surrounding zoning consists of residential buildings.• Each block has a balance between small, medium and large residential buildings.• Many of the buildings have corner windows in their southeastern facades to take advantage of

the views to Queen Anne, the Magnolia Greenbelt, and Downtown

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W Newton St

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W Plymouth St


1 2 3 4 5 6 7 8 SITE CONDITIONS

NEIGHBORHOOD ANALYSIS SITE ANALYSISThe site dimensions are approximately 100 feet north-south and 60 feet east-west and has a slight jog along its west property line. The parcel fronts West Plymouth Street. The lot contains an existing single family house with a garage structure built in 1951. The immediate surroundings are predominantly single family homes and multifamily structures. To the West of the parcel is an existing multifamily structure constructed in 1965. To the East of the parcel is an existing apartment building constructed in 1958. To the North there is a single family house built in the 1950s. Thorndyke and Magnolia Park are located one block from the project site.

This site is well served by bus lines, including the #31 and #33, facilitating travel to many Seattle neighborhoods including; Downtown, Central Magnolia Fremont, and the University District. Bicycle routes connect the site to Queen Anne, Downtown, Fremont, and Ballard.

The site has a grade change of 8 ft sloping down towards the southeastern corner of the property.

The neighborhood is predominantly residential, with a mix of multifamily and single-family structures. Industrial zoning is focused to the east, composed of the Ballard Interbay Northend Manufacturing and Industrial Center (BINMIC) and the Port of Seattle. The topography in the area is sloping down from west to east. The site has nearby access to Magnolia Park, Thorndyke Park, Magnolia Bridge, and the Interbay Golf Center to the northeast. The Port of Seattle along with the Interbay Terminal, create noticeable ambient noise.

Theimmediateneighborhoodisamixtureofsinglefamilyhousebuiltintheearly1900’sandmultifamilystructuresbuiltinth1950’sand1960’s.

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1 2 3 4 5 6 7 8 SITE PLAN

A1.1

Plot P l an

D R A V U S 3 L L C

b9 architect s

P r o j e c t A d d r e s s :2 3 2 8 W P L Y M O U T H S T

COP Y R IGHT © 2016 by b9 ar chit ect sIssue ID Issue Name Date

[email protected]

206.297.1284

610 2nd Avenue, Seattle WA 98104

#P

ro

ject

Sta

tus

LEGEND:

NEW STRUCTURE FOOTPRINT AT GRADE

OPEN SPACE AT GRADE

CANTILEVERED FLOOR SPACE ABOVE GRADE

CANTILEVERED DECK ABOVE GRADE

PERMEABLE DRIVEWAY/PARKING SURFACE

ROOF / PARAPET OUTLINE

PERMEABLE PEDESTRIAN WALKING SURFACE

PLOT PLAN NOTES

1. PEDESTRIAN ACCESS

2. VEHICULAR ENTRY

496 sq ft

139 sq ft

28 sq ft

15 sq ft

22'-0"BACKING AND TURNING DISTANCE

26'-0"10'-0"SEPARATION

5'-0

"S

IDE

SE

TB

AC

K15

'-6"

15'-6

"12

'-6"

3'-0

"4'

-11

7/8"

5'-0

1/8

"

31'-0 3/4"FACADE LENGTH

8'-10"SEPARATION


19'-1

1 1/

8"7"

48'-6

3/8

"9'

-11

5/8"

SID

E S

ET

BA

CK

58'-6

1/4

"

7'-11 1/4"FRONT SETBACK

92'-0 3/8" 30'-0"TO CENTERLINE OF R.O.W.

9'-0"59'-0 1/4"31'-11 3/8"REAR SETBACK

99'-11 5/8"

61'-6

"

7'-0"LOCATE FENCEPER ARBORIST

REPORT

20'-0

"

DRIPLIN

E

15'-0"

HAND EXCAVATION

ONLY

362 sq ft

500 sq ft

479 sq ft

488 sq ft

390 sq ft

169 sq ft

129 sq ft

122

120

118

114

112

110

118

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112110

122

116

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N 8

9°0

1'0

0"

W

N 00°57'43" E 99.97'

N 00°57'43" E 49.98'

WE

ST

PLY

MO

UT

H S

TR

EE

T

TOWNHOUSE 2

TOWNHOUSE 1

TOWNHOUSE 3

TOWNHOUSE 4

TOWNHOUSE 5

COURTYARD AREA

WA

LNU

T TR

EE

MEDIUM STALL8'X16'

MEDIUM STALL8'X16'

MEDIUM STALL8'X16'

SMALL STALL7.5'X15'

LARGE STALL8'-6"X19'

1

2

61

.50

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1 PLOT PLANA1.1

PROJECT INFORMATION

ADDRESS 2328 W PLYMOUTH STREET SEATTLE WA 98199

OWNER DRAVUS 3 TOWNHOME LLC 5115 240TH AVE NE REDMOND, WA 98053

ARCHITECT B9 ARCHITECTS 610 2ND AVE SEATTLE WA 98104

LEGAL DESCRIPTION LOT 31, AND THE EAST 18.5 FEET OF THE NORTH50 FEET AND THE EAST 21.5 FEET OF THE SOUTH 50 FEET OF LOT 32, BLOCK 194, GILMAN'S ADDITION TOTHE CITY OF SEATTLE ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 5 OF PLATS,

PAGE 93, RECORDS OF KING COUNTY,WASHINGTON.

KING COUNTY APN # 277160-4460

DESCRIPTION OF WORK CONSTRUCT 5 NEW TOWNHOUSE UNIT WITH 5PARKING SPACES ACCESSED FROM WEST PLYMOUTH STREET. EXISTING STRUCTURE TO BEDEMOLISHED.

LEGEND

BASIC ZONING INFORMATION

ZONE LR2

LOT AREA 6, 000 SF

DENSITY NO LIMIT

FLOOR AREA RATIO TOWNHOUSE: FAR 1.2 (FOR TOWNHOUSE

DEVELOPMENTS THAT MEET THE STANDARDS OF SUBSECTION 23.45.510.C) 6000 SF X 1.2 = 7200 SF

FACADE LENGTH LOT DEPTH: 100' WEST: FACADE LENGTH ALLOWABLE: 65', 65% LOT DEPTH PROPOSED: 65' EAST: FACADE LENGTH ALLOWABLE: 65', 65% LOT DEPTH PROPOSED: 65'

SETBACKS FRONT 7' AVERAGE 5' MIN. PER TABLE A FOR SMC 23.45.518 REAR 7' AVERAGE 5' MIN. PER TABLE A FOR SMC 23.45.518 SIDE 5' MIN. PER TABLE A FOR SMC 23.45.518

AMENITY AREA AMENITY AREAS ARE REQUIRED IN AN AMOUNTEQUAL

TO 25% OF THE TOTAL LOT SIZE 6,000 SF X 25% = 1,500

GROUND LEVEL 750 SF ROOF 750 SF TOTAL 1,500 SF

PARKING REQUIRED ACTUAL EXISTING 0 1 PROPOSED 5 5

ACCESS ACCESS PLYMOUTH AVENUE W FREQUENT TRANSIT CORRIDOR NO

ECA POTENTIAL SLIDE

PLAN NOTES

01 PRE-APP SITE PLAN 2016-08-31

A1.1

Plot P l an

D R A V U S 3 L L C

b9 architects

P r o j e c t A d d r e s s :2 3 2 8 W P L Y M O U T H S T

COP Y R IGHT © 2016 by b9 ar chit ect s

NOT FOR CONSTRUCTION

Issue ID Issue Name Date

01 MUP

[email protected]

206.297.1284

610 2nd Avenue, Seattle WA 98104

#P

ro

ject S

ta

tu

s

LEGEND:

NEW STRUCTURE FOOTPRINT AT GRADE

OPEN SPACE AT GRADE

CANTILEVERED FLOOR SPACE ABOVE GRADE

CANTILEVERED DECK ABOVE GRADE

PERMEABLE DRIVEWAY/PARKING SURFACE

ROOF / PARAPET OUTLINE

PERMEABLE PEDESTRIAN WALKING SURFACE

PLOT PLAN NOTES

1. PEDESTRIAN ACCESS

2. VEHICULAR ENTRY

3. PLANTING STRIP LOCATION FOR WASTE RECEPTACLES

4. PROVIDE PARKING FOR 1 BICYCLE

135 sq ft

35 sq ft

35 sq ft



10'-0"SEPARATION


4'-9 1/4"

4'-0

"S

IDE

SE

TB

AC

K

1'-0

"15

'-6 1

/8"

17'-9

3/4

"12

'-11

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-2 7

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SID

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9'-0"


3'-6

1/4

"S

IDE

SE

TB

AC

K1'

-6"

20'-6

1/8

"22

'-9"

5'-0

"5'

-2 1

/2"

SID

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ET

BA

CK

49'-11 7/8"49'-11 3/4"

30'-0"TO CENTERLINE OF R.O.W.

7'-11"FRONT SETBACK

56'-6 1/4"35'-6 1/8"REAR SETBACK

99'-11 5/8"


REPORT

20'-0

"

DRIPLIN

E

15'-0"

HAND EXCAVATION

ONLY

6"30'-4 3/4"9'-0"

1'-0"25'-6 5/8"4'-6 7/8"

27'-0 3/4"16'-11 1/2"2'-6"

61'-6

"58'-6

"

15'-2 3/4"

11'-7 1/2"

11'-7

"


21'-0 1/8"REAR SETBACK

154 sq ft

COURTYARD AREA473 sq ft

TR

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HTRASH

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122

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N 00°57'43" E 49.98'

8"W

8"P

SS

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73.6

4'

WA

LNU

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MEDIUM STALL8'X16'

MEDIUM STALL8'X16'

MEDIUM STALL8'X16'

MEDIUM STALL8'X16'


1

2

61

.50

'

1

1

1

1

1

3

3

4

1'-0

"

1'-6

"

9'-0"SEPARATION

350 sq ft

482 sq ft

474 sq ft

517 sq ft

388 sq ft

23 sq ft

101 sq ft

28 sq ft

TOWNHOUSE 2

TOWNHOUSE 1

TOWNHOUSE 3

TOWNHOUSE 4

TOWNHOUSE 5

SCALE: 1/8" = 1'-0"

1 PLOT PLANA1.1 0 4' 8' 16'

LEGEND

PLAN NOTES

FIRE SPRINKLER NOTES

THE AUTOMATIC SPRINKLER SYSTEM FOR TOWNHOUSE UNITS 1 THROUGH 5 AND THE BELOW GRADE PARKING GARAGE SHALL BE

DESIGNED AND INSTALLED IN ACCORDANCE WITH NFPA 13 AND 2012 SEATTLE FIRE CODE 903 PER 2012 SEATTLE BUILDING CODE

TABLE 705 FOR OPENINGS UP TO 25% WITH FIRE SEPARATION DISTANCES BETWEEN 5 AND 10 FEET AND 45% WITH FIRE SEPARATION

DISTANCES BETWEEN 10 AND 15 FEET. ENSURE SPRINKLER PROTECTION IS PROVIDED AT COMBUSTIBLE CONCEALED SPACES; AT

OVERHANDS AND OTHER AREAS RECESSED UNDER OCCUPIED AREAS OF THE BUILDING ABOVE EXCEEDING 4 FEET IN WIDTH; AT

PATIOS, DECKS AND BALCONIES EXCEEDING 4 FEET IN WIDTH; AT COMBUSTIBLE CANOPIES, OVERHANGS, AND EAVES EXCEEDING

4 FEET IN WIDTH; AND AT EACH STAIR LANDING AND UNDER THE LOWEST RUN OF STAIRS (INCLUDING THOSE IN THE BASEMENT GARAGE).

DESIGN SHALL MEET ORDINARY HAZARD, GROUP 1, IN PARKING, STORAGE, AND MECHANICAL AREAS, LIGHT HAZARD IN COMBUSTIBLE

CONCEALED SPACES AND COMMON USE AMENITY AREAS; AND RESIDENTIAL REQUIREMENTS WITHIN DWELLING UNITS.

- THE FIRE DEPARTMENT CONNECTION SHALL FACE WOODLAND PARK AVE N AND BE LOCATED AT LEAST 10 FEET FROM ANY BUILDING EXIT DOOR.

- IN PARKING, STORAGE, AND MECHANICAL AREAS, DESIGN SHALL MEET ORDINARY HAZARD GROUP 1

- WITHIN DWELLING UNITS, DESIGN SHALL MEET RESIDENTIAL REQUIREMENTS

- MONITORING BY A SEATTLE FIRE DEPARTMENT APPROVED CENTRAL STATION SERVICE IS REQUIRED FOR BUILDINGS HAVING 20 OR MORE SPRINKLERS

- SUBMIT CONTRACTORS SHOP DRAWINGS TO THE DEPARTMENT OF PLANNING AND DEVELOPMENT FOR PLAN APPROVAL PRIOR TO INSTALLATION. PLANS

SHALL INCLUDE WATER SUPPLY INFORMATION FROM A RECENT (WITHIN FIVE YEARS) FLOW TEST IN CLOSE PROXIMITY TO THE PROJECT SITE AND IN THE

SAME PRESSURE ZONE AND ON THE MAIN TO BE TAPPED FOR SPRINKLER PROTECTION.

- FOR INFORMATION REGARDING SEATTLE FIRE DEPARTMENT INSPECTIONS CALL THE FIRE

FIRE ALARM NOTES

FIRE ALARM NOTE- PROVIDE A BUILDING FIRE ALARM SYSTEM FOR THE R2/S2STRUCTURE ABOVE THE SHARED PARKING GARAGE PER 2012 SEATTLE FIRE CODE 907.2.9

SITE PLAN SITE SECTION

Longitudinal Section looking EPlot Plan

135 sq ft

35 sq ft

35 sq ft



10'-0"SEPARATION


4'-9 1/4"

4'-0

"S

IDE

SE

TB

AC

K1'-0

"15

'-6 1

/8"

17'-9

3/4

"12

'-11

1/4"

5'-0

"5'

-2 7

/8"

SID

E S

ET

BA

CK



9'-0"


3'-6

1/4

"S

IDE

SE

TB

AC

K1'

-6"

20'-6

1/8

"22

'-9"

5'-0

"5'

-2 1

/2"

SID

E S

ET

BA

CK

49'-11 7/8"49'-11 3/4"

30'-0"TO CENTERLINE OF R.O.W.

7'-11"FRONT SETBACK

56'-6 1/4"35'-6 1/8"REAR SETBACK

99'-11 5/8"


REPORT

20'-0

"

DRIPLIN

E

15'-0"

HAND EXCAVATION

ONLY

6"30'-4 3/4"9'-0"

1'-0"25'-6 5/8"4'-6 7/8"

27'-0 3/4"16'-11 1/2"2'-6"

61'-6

"58'-6

"

15'-2 3/4"

11'-7 1/2"

11'-7

"28'-11 3/4"

FACADE LENGTH21'-0 1/8"

REAR SETBACK

9'-1

1"10

'-9 3

/8"

17'-1

1 1/

4"

154 sq ft

COURTYARD AREA523 sq ft

TRASH

TRASH

TRASHTRASHTRASH

116

112110

HV

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N 8

9°0

1'0

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W

N 00°57'43" E 99.97'

N 00°57'43" E 49.98'

WE

ST

PLY

MO

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H S

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WA

LNU

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MEDIUM STALL8'X16'

MEDIUM STALL8'X16'

MEDIUM STALL8'X16'

MEDIUM STALL8'X16'


1

2

61

.50

'

1

1

1

1

1

3

3

4

1'-0

"

1'-6

"

1'-0" 9'-0"SEPARATION

6" 3'-2"

16'-0

3/8

"

3'-2"

3'-2"

5'-0

"

350 sq ft

482 sq ft

472 sq ft

517 sq ft

386 sq ft

23 sq ft

101 sq ft

28 sq ft

TOWNHOUSE 2

TOWNHOUSE 1

TOWNHOUSE 3

TOWNHOUSE 4

TOWNHOUSE 5

0 4' 8' 16'

10'-0"HORIZ. SEPARATION

14'-0"CLEARANCE

13'-6

"V

ER

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PR

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TOWNHOUSE 4 TOWNHOUSE 1

BUILDING 1BUILDING 2

LIVING KITCHENBATH CL BEDROOMBEDROOM

KITCHEN LIVING

BEDROOMCLGARAGE

BEDROOM

HALLBEDROOM

BEDROOM

PR

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0 4' 8' 16'

10'-0"HORIZ. SEPARATION

14'-0"CLEARANCE

13'-6

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BUILDING 1BUILDING 2

LIVING KITCHENBATH CL BEDROOMBEDROOM

KITCHEN LIVING

BEDROOMCLGARAGE

BEDROOM

HALLBEDROOM

BEDROOM

PR

OP

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TY

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0 4' 8' 16'


1 2 3 4 5 6 7 8 DESIGN GUIDELINES

CS1 NATURAL SYSTEMS AND SITE FEATURES B. SUNLIGHT AND NATURAL VENTILATION C. TOPOGRAPHY D. PLANTS AND HABITAT

CS2 ARCHITECTURAL CONTEXT AND CHARACTER A. LOCATION IN THE CITY AND NEIGHBORHOOD B. ADJACENT SITES, STREETS AND NEIGHBORHOOD D. HEIGHT, BULK & SCALE COMPATIBILITY

CS3 NEIGHBORHOOD CHARACTER A. EMPHASIZING POSITIVE NEIGHBORHOOD ATTRIBUTES

Response to Design Guidelines

The proposed project is located in the Seattle neighborhood of Magnolia above the Magnolia Greenbelt, and the industrial area of interbay. With open views from east to south-west overlooking downtown Seattle, mount Rainer, and Puget Sound the site is provided with vast amounts of natural sunlight and ventilation. The proposed design takes advantage of these natural features by using a meandering central courtyard to break up the mass into two structures thus giving additional light and ventilation to all units. This strategy also allows for the mass of the project to be reduced in relation to the adjacent sites. (CS1.B, CS2.A, CS3.B) The topography of the site slopes downward toward the south-east and in reaction to this each of the proposed units steps down relative to the topography. The three proposed penthouses are shifted to the interior of the site. This consideration along with the units stepping with the grade helps to minimize the massing on adjacent sites. An existing large walnut tree along the north property line is protected by shifting the north proposed structure south. (CS1.C, CS1.D, CS2.B, CS2.D)

The overall scale and context of the neighborhood is mixed, as it contains natural green space, single-family houses, multi-family townhouses, and apartments. The two proposed structures and open spaces respondtothischangingcontext,providinganexpressionofthefiveindividualunitswhilemaintainingcompatibility with the existing single-family uses in the area. The modulated massing combined with the distinctmaterialsusedinthefacaderespondtothevarietyofadjacentstructures’height,bulk,andusesin the immediate neighborhood. The central location of the courtyard affords privacy from neighbors, maximizes opportunity for meaningful and valuable interaction and helps to cultivate a sense of community by connecting to each unit in the development. The courtyard is used as a central gathering place for all units.(CS1.A, CS1.C, CS2.D, CS3.A)

Neighborhood

Apartment Building on W Plymouth Street

PL1 OPEN SPACE CONNECTIVITYA. NETWORK OF OPEN SPACESB. WALKWAYS AND CONNECTIONS C. OUTDOOR USES AND ACTIVITIES

PL2 WALKABILITY: B. SAFETY AND SECURITYD. WAYFINDING

PL3 STREET LEVEL INTERACTIONA. ENTRIES

PL4 ACTIVE TRANSITA. ENTRY LOCATIONS AND RELATIONSHIPS

CONTEXT & SITE PUBLIC LIFE


The proposed design carefully considers how all homes relate to the shared pathway and courtyard, open spaces, street and sidewalk. The central courtyard is used as a gathering space and is connected to the street through a shared walkway. This courtyard is organized to provide an internal connection as well as visualsecurity.Eachindividualunitareidentifiedwithcanopiesandaddresssignagevisiblefromthestreetlevel.Specifically,theunitsatthestreethaveentriesfacingthestreet,whilewayfindingsignsdirectvisitorsto the rear of the site and the courtyard. (PL1.A, PL1.B, PL1.C, PL2. B, PL2.D, PL3.A, PL4.A)

Walkwaysandcourtyardspaceswillhavelightingforbothwayfindingandsafety.Additionally,theuseofidentifiableentrieswithoverhangsandcanopiesarebothpointsofconnectionwiththeneighborhood,interms of scale and sense of place. (PL2.B, PL2.D)

Access to vehicular parking is provided separate from the pedestrian and bicycle access. A clear separationbetweenthevehicularaccessandthepedestrianaccessprovidesclearwayfinding,safetyandsecurity. (PL2.B, PL4.A)

DC1 PROJECT USES AND ACTIVITIESA. ARRANGEMENT OF INTERIOR USESB. VEHICULAR ACCESS AND CIRCULATION

DC2 ARCHITECTURAL CONCEPTA. MASSINGB. ARCHITECTURAL AND FACADE COMPOSITIONC. SECONDARY ARCHITECTURAL FEATURESD. SCALE AND TEXTURE

DC3 OPEN SPACE CONCEPTA. BUILDING-OPEN SPACE RELATIONSHIPB. OPEN SPACES USES AND ACTIVITIESC. DESIGN

DC4 EXTERIOR ELEMENTS AND MATERIALSA. EXTERIOR ELEMENTS AND FINISHESC. LIGHTINGD. TREES, LANDSCAPE AND HARDSCAPE

DESIGN CONCEPT

Site Sidewalk

Single-Family units across the street


The project design is broken into two masses whose height and bulk respond to the context with modulation on the north and east facades. This strategy of multiple structures creates an internal courtyard that increases solar exposure to the project and adjacent sites. (DC2.A, DC3.A, DC3.C)

Building facades will be composed to express the individual units and variation of volumes. In order to break up the scale of the mass, a variety of materials are used to create a mosaic of textures and tones. Fenestration and material consistency will create a holistic approach to the structures. Further depth in facades will be created by the detailing of projections, canopies, railings and decks that highlight additional volumes and provide weather protection. Planters and landscaping at the street level will provide a transition to the street. (DC2.B, DC2.C, DC2.D)

The core design of the massing of the project is to create a central courtyard that encourages and facilitates interaction among the units. The courtyard is designed to have a central open area that is directly accessible from the street, and parking. Plantings and seating add buffers for other homes. Materials that gives texture and detailing will be used to bring the project to a humanistic scale. Railings, deck detailing, and landscaping will also give a humanistic scale to the project. (DC3.A, DC3.B, DC2.C, DC2.D, DC2.A, DC3.A, DC3.B)

Exterior materials are chosen based on durability, maintainability, and sustainability Consideration is taken for contextual relevance of the materials and appropriateness to Seattle climate. Contrasting materials of higher quality will demarcate the entries. Materials at entries will have a textural quality at a more humanistic scale. (DC4.A)

Landscaping will be emphasized at the entries and within the courtyard in order to give visual interest and a humanistic scale at points of interaction. In the courtyard, a mix of hardscape and landscape will encourage interaction through visual interest and an increased sense of comfort and intimacy. (DC4.A, DC4.D)


1 2 3 4 5 6 7 8 ADJUSTMENT SUMMARY

• A code compliant scheme of two structures; a duplex and a triplex.

• Thismassingsolutionprovidesparkingatthesite’scenterinsteadof a courtyard and does little to accommodate the large tree along the north property line.

• Overhead power-lines to be taken into account in all schemes.

• A code compliant scheme of two structures; a duplex and a triplex.

• Theunitsfillthesitewhileparkingisshiftedtotherearofsite,providing room for a central courtyard.

• Thismassingsolutionprovidesanopenareaatthesite’scenterand does little to accommodate the large tree along the north property line.

• With a desire to preserve the large tree along the north property line, Unit 4 shifts to the south and the footprint is reduced.

• As Unit 4 shifts, Unit 1 is compressed from the north. In order to maintainalivablefloorplan,thetopfloorofUnits1and4expandinto the side setback.

Code Compliant Scheme Code Compliant Scheme Shift Massing

• As a result of these moves, three adjustments are required.• A side setback adjustment is required for Units 1 and 4.• A facade length adjustments is required for Unit 4.• A separation adjustment is required between Units 1 and 4.

Modulation and Facade Articulation

PROJECT EVOLUTION

West P

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West P

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APARTMENT

(23 UNITS)

APARTMENT

(4 UNITS)

HV

L

TOWNHOUSE 3

TOWNHOUSE 1

TOWNHOUSE 4

TOWNHOUSE 5

TOWNHOUSE 2

ADJUSTMENT 2 & 3

ADJUSTMENT 1 & 4

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AR

D

West P

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Str

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TOWNHOUSE 3

TOWNHOUSE 1

TOWNHOUSE 4

TOWNHOUSE 5

TOWNHOUSE 2

HV

LH

VL

West P

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outh

Str

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APARTMENT

(23 UNITS)

APARTMENT

(4 UNITS)

HV

L

CO

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TY

AR

D

7'-0"FRONT SETBACK

10'-0"

DR

IVE

AIS

LE

5'-0"

SID

ES

ET

BA

CK

5'-0"

SID

E S

ET

BA

CK

24'-0"

3'-0" 18'-0" 3'-0"

5'-0"

West P

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TOWNHOUSE 3

TOWNHOUSE 1

TOWNHOUSE 4

TOWNHOUSE 5

PEDESTRIAN

ACCESS

PA

RK

ING

TOWNHOUSE 2

VEHICULAR

ACCESS

HV

LH

VL

West P

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APARTMENT

(23 UNITS)

APARTMENT

(4 UNITS)

HV

L

10'-0"

West P

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Str

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TOWNHOUSE 3

TOWNHOUSE 1

TOWNHOUSE 4

TOWNHOUSE 5

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AR

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TOWNHOUSE 2

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LH

VL

West P

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APARTMENT

(23 UNITS)

APARTMENT

(4 UNITS)

HV

L

PEDESTRIAN

ACCESS

VEHICULAR

ACCESS



ADJUSTMENT DIAGRAM

1

2 3


ITEM CODESECTIONANDREQUIREMENTNAME

REQUIRED PROVIDED AMOUNTOFADJUSTMENT JUSTIFICATION SUPPORTEDDESIGNGUIDANCE

1 SIDESETBACK:SMC23.45.518

REQUIREDSIDESETBACKFORFACADES40FEETORLESSINLENGTHIS5FEET

MINIMUM

4'-0"ALONGTHEWESTPROPERTYLINEOFTHESOUTH

STRUCTURE

1'-0"FORALENGTHOF15'-23/4"ALONGTHEWESTPROPERTYLINEOF

THESOUTHSTRUCTURE.SETBACKADJUSTMENTISFORTHE2ND

AND3RDFLOORSONLY

ADJUSTMENTISWITHINLIMITSALLOWEDPERSMC23.41.018.D.4.a

THEREDUCTIONTOTHEMINIMUMSETBACKOCCURSATTHEWESTPROPERTYLINEANDRESULTSFROMANEVOLUTIONOFTHEPROJECT

DESIGN.ITALLOWSFORMODULATIONALONGTHEWESTFACADEANDPROVIDESRHYTHMANDSCALEBYBREAKINGTHEMASSING

INTOSMALLERELEMENTS.WINDOWSARESTRATEGICALLYLOCATEDTOELIMINATEPRIVACYIMPACTS.

CS2.D.4HEIGHTBULK&SCALE,DC.2.AMASSING,DC.2.BARCHITECTURALFAÇADE

COMPOSITION,DC.2.CSECONDARYARCHITECTURALFEATURES,DC.2.DSCALEAND

TEXTURE,CS2.D.5RESPECTFORADJACENTSITES

2 SIDESETBACK:SMC23.45.518

REQUIREDSIDESETBACKFORFACADES40FEETORLESSINLENGTHIS5FEET

MINIMUM

3'-61/4"ALONGTHEWESTPROPERTYLINEOFTHENORTH

STRUCTURE

1'-53/4"FORALENGTHOF11'-71/2"ALONGTHEWESTPROPERTYLINEOF

THENORTHSTRUCTURE.SETBACKADJUSTMENTISFORTHE3RD

FLOORONLY.

ADJUSTMENTISWITHINLIMITSALLOWEDPERSMC23.41.018.D.4.a

THEREDUCTIONTOTHEMINIMUMSETBACKOCCURSATTHEWESTPROPERTYLINEANDRESULTSFROMANEVOLUTIONOFTHEPROJECT

DESIGN.ITALLOWSFORMODULATIONALONGTHEWESTFACADEANDPROVIDESRHYTHMANDSCALEBYBREAKINGTHEMASSING

INTOSMALLERELEMENTS.WINDOWSARESTRATEGICALLYLOCATEDTOELIMINATEPRIVACYIMPACTS.



TEXTURE,CS2.D.5RESPECTFORADJACENTSITES

3 SEPARATIONBETWEENSTRUCTURES:SMC23.45.518F.1

INLRANDMRZONES,THEMINIMUMREQUIRED

SEPARATIONBETWEENPRINCIPALSTRUCTURESATANYTWOPOINTSON

DIFFERENTINTERIORFACADESIS10FEET

9'-0"BETWEENPORTIONSOFTONWHOUSES1&4

1'-0"

REDUCTIONTOTHEMINIMUM10FEETREQUIREDSEPARATIONBETWEEN

INTERIORFACADESISWITHINLIMITSALLOWEDPERSMC23.41.018.D.4.a.

THEREDUCTIONTOTHEMINIMUMSEPARATIONBETWEENINTERIORFACADESOCCURSATTHECENTRALCOURTYARDANDRESULTSFROMANEVOLUTIONOFTHEPROJECTDESIGN.ITPROVIDESRHYTHMANDSCALEBYBREAKINGTHEMASSINGINTOSMALLERELEMENTS.THE

REDUCTIONALSOPROVIDESINCREASEDACCESSTOLIGHTANDSPACEFORTOWNHOUSE4.WINDOWSARESTRATEGICALLYLOCATED

TOELIMINATEPRIVACYIMPACTS.



TEXTURE

4 FAÇADELENGTH:SMC23.45.527B

65%OFLOTDEPTHOR49'-117/8"X0.65=32'-6"

66.1%ATSOUTHPORTIONOFWEST

PROPERTYLINE

FAÇADELENGTHSPROPOSED:30'-103/4"+2'-13/4"

=33'-01/2"

33'-01/2"÷49'-117/8=66.1%

1%INCREASE

ADJUSTMENTISWITHINLIMITSALLOWEDPERSMC23.41.018.D.4.d

APASTLOTBOUNDARYADJUSTMENTCREATEDAJOGINTHEWESTPROPERTYLINE.FAÇADELENGTHISMEASUREDALONGEACH

INDIVIDUALSEGMENTOFTHEPROPERTYLINEAND,ASARESULT,THEFAÇADEOFTHESOUTHSTRUCTUREANDAPORTIONOFTHE3RDFLOOROFTHENORTHSTRUCTUREEXCEEDTHELIMITALLOWEDIN

THECODE.IFTHEFAÇADELENGTHWEREMEASUREDASANAGGREGATEALONGTHEWESTSIDEOFTHEPARCEL,THEFACADELENGTHWOULDBE62'-01/4",OR62%,SIGNFICANTLYLESSTHANTHATALLOWEDBYCODE.

CS2.D.4HEIGHTBULK&SCALE,DC.2.AMASSING,DC.2.BARCHITECTURALFAÇADECOMPOSITION,DC.2.DSCALEANDTEXTURE

ADJUSTMENT TABLEThe modification to the code compliant scheme requires the following adjustments, each of which are allowed under the SDR Process:

We

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HV

LH

VL

We

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Ply

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APARTMENT

(23 UNITS)

APARTMENT

(4 UNITS)

HV

L

TOWNHOUSE 3

TOWNHOUSE 1

TOWNHOUSE 4

TOWNHOUSE 5

TOWNHOUSE 2

ADJUSTMENT 2 & 3

ADJUSTMENT 1 & 4

CO

UR

TY

AR

D

Adjustment Axo

15’-2 3/4”

11’-7 1/2”

1’-6”

1’-0”

11’-7”

4



2,061 sq ft

3,126 sq ft

1,874 sq ft

1,727 sq ft

2,063 sq ft

2,162 sq ft

2,807 sq ft

3,032 sq ft

2,040 sq ft1,769 sq ft

615 sq ft1,443 sq ft

3,411 sq ft4,089 sq ft

367 sq ft

646 sq ft

1,305 sq ft

905 sq ft

34% PARKING/DRIVEWAY

29% OPEN SPACE

37%BLDG.

COVERAGE

30% PARKING/DRIVEWAY35% OPEN

SPACE 35% BLDG. COVERAGE

615 sqft

36%OPEN SPACE

1,443 sq ft

47%BLDG. COVERAGE

17%PARKING

DRIVEWAY

20%OPEN SPACE

18%PARKING

DRIVEWAY

40%BLDG. COVERAGE

19%PARKING

DRIVEWAY

3%OPENSPACE

DESIGN DIAGRAMS

PARKING & OPEN SPACE

WES

T PL

YMOU

TH S

TREE

T

1,305 sq ft

905 sq ft

2,063 sq ft

2,162 sq ft

2,807 sq ft

6,000 sq ft

20,000 sq ft

6,000 sq ft

4,000 sq ft

1,874 sq ft

3,032 sq ft

37% LOT COVERAGE

35% LOT COVERAGE

40% LOT COVERAGE

47% LOT COVERAGE

Thisisafigure-groundlotcoveragediagramoftheproposedprojectandneighboringbuildingstotheEastandWest.Althoughtheproposedbuilding’slot coverage is slightly larger than the adjacent property to the West, it is less monolithic, provides more effective open spaces and provides parking at the back of the proposed building structures.

This diagram shows the relationship of open space to parking areas for the proposed project and its immediate neighbors. As land use codes have changed, thelocationallowedforparkingonasitehaveundergonesignificantimprovements.These code changes have resulted in changed development patterns. The location of parking and its relationship to the street has evolved along with the position ofstructuresonthesite.Today’szoningcodeencouragesminimizingtheviewof parking from the street. The ratio of ground space devoted to the automobile access and parking as well as ground related open space is similar to the existing pattern.

LOT COVERAGE

WES

T PL

YMOU

TH S

TREE

T


ARCHITECTURAL CONCEPT1 2 3 4 5 6 7 8

DESIGN CONCEPT

UNIT 4

01

2328_Plymouth Avenue W

UNIT 1

UNIT 2UNIT 3

UNIT 5


02


FRONT FACADE

SIDE FACADE

Quilting _ process of joining two or more layers of material together to make a whole pattern. PATCHES

PASSIVE MATERIALB

DYNAMIC MATERIALA

MASSINGC

Massing Diagram Facade Diagram

This six-unit site is constrained by high voltage lines along the front property line and a large walnut tree at the rear property line.Thesetwofactorspushtheproposedstructuretothecenterofthesiteandreducethetotalnumberofunitstofive.Toreduce the overall mass the project is broken into two structures with a central courtyard that provides access and circulation to the units on the north. Parking is provided for each unit behind the proposed structures, thus being shielded from the street. The mass is reduced again through stepping down in height with the grade. This provides less overall height and gives the ability to tell each unit apart.

The façade is comprised of multiple materials that create a woven pattern that is laid over the mass of the structures. This patternbendsandfoldsaroundthesteppingandmodulationofthefaçadecreatingareasofdefinitionandcontrast.Theuseof wood centered near the entries and pedestrian areas create areas of warmth. While the use of lighter materials in the courtyard provide a brighter space for its occupants.




28% OPEN SPACE

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1. Street View from Southwest1

2

RENDERINGS

Project Development

2. View from Northeast

Project Development




28% OPEN SPACE

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4

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2

3

3. Street View from Southeast

RENDERINGS

Project Development

4

4. View from Northwest

Project Development




28% OPEN SPACE

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5. Aerial View from Southeast

56

RENDERINGS

Project Development

6. View to Courtyard

Project Development



Project Development

7. Aerial View from Southwest

RENDERINGS LANDSCAPE PLAN


28% OPEN SPACE

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4

5

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2

7

8

As30

30'D

HVL

NORTH

0

SCALE:

feet8 16 24

1/8" = 1'-0"

RENDEREDLANDSCAPE PLAN

PROJECT TITLE

DRAWN DATE

State ofWashingtonregistered

Landscape Architect

Devin Petersoncertificate no. 1222

REVISED DATE

1/8" = 1'-0"

RE

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LA

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A

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PLANT SCHEDULE



PRIVACY ELEVATIONS

BUILDING TO THE WEST IS 10’-0” AVERAGE AWAY FROM THE PROPOSED STRUCTURE

West Privacy Elevation East Privacy Elevation

BUILDING TO THE WEST IS 10’-0” AVERAGE AWAY FROM THE PROPOSED STRUCTURE



FLOOR PLANS

First Floor Plan Second Floor Plan

35 sq ft

35 sq ft

DW/D

UP

UP

UP

UP

W/D

W/D

W/D

DW


REPORT

20'-0

"

DRIPLIN

E

15'-0"

HAND EXCAVATION

ONLY

Cha

in L

ink

Fenc

e

N 8

9°0

1'0

0"

W

N 00°57'43" E 99.97'

N 00°57'43" E 49.98'

WA

LNU

T TR

EE

61.5

0'

FLEX

GARAGE

CL

BEDROOM

BATH

CL

UNIT 5

UNIT 4

UNIT 3

ENTRY

ENTRY

CL

BATH

BEDROOM

UNIT 1

BEDROOMBATH

CL

CL

ENTRY

BEDROOM BEDROOM

UNIT 2

BEDROOM

CL

BATH

CL

HW

H

HW

H

HW

H

HW

H

CL

ENTRY

ENTRY

UP

UP

CL

HW

H

0 4' 8' 16'

DN

DN

DN

DN

UP

UP

DW

F

UP

UP

LIVING

KITCHEN

DINING

LIVING

DINING

UNIT 5

UNIT 4

UNIT 1

UNIT 2

BEDROOM

BATH

CL

UNIT 3

BEDROOM

BATH

CL

BEDROOM

POWDER

POWDER

BATH

CL

POWDER

POWDER

FD

W

RG

RG

DN

DN

UP

UP

KITCHEN

0 4' 8' 16'



Third Floor Plan

FLOOR PLANS

Roof Plan

DN

DN

ROOF DECK

ROOF DECKUNIT 5

UNIT 4UNIT 1

UNIT 2

UNIT 3

ROOF DECK

ROOF DECK

ROOF DECK

DN

DN

0 4' 8' 16'

DW

F

DW

F

DN

DN

DN

DN

UP

UP

19 R. @ 7 3/4"18 T. @ 10"

18 R. @ 7 3/4"17 T. @ 10"

BEDROOM

BEDROOM

BATH

BATHCL

CL

BEDROOM

BATH

CL/NURSERY/

OFFICE

UNIT 5

UNIT 4

UNIT 1

CL

CL

LIVING

KITCHEN

DINING

UNIT 2

UNIT 3

KITCHEN

DINING

LIVING

LIVING

KITCHEN

DINING

PO

WD

ER

RG

RG

RG

DN

DN

UP

UP

FDW

0 4' 8' 16'



RENDERED ELEVATIONSPaint 01: SW 6230 Rainstorm or Sim.2’x8’ConcretePanel

Paint 04: SW 7064Iron Ore or Sim.Parapet Cap

Paint 02: SW 6257Gibraltar or Sim.6” Plank

Paint 03: SW 7005Pure White or Sim.4’ x 8’ Concrete Panel

Tight-Knot CedarWood Siding

Pavers: MM Eco-PrioraColor Natural or Sim.


TOWNHOUSE 3

BUILDING 1

4 X 8 HORIZONTALHARDIE PANEL, PAINT 03

2 X 8 VERTICALHARDIE PANEL, PAINT 01

TIGHT-KNOT CEDARWOOD SIDING

PARAPET CAP, PAINT 04


ARBOR, CLEAR ANODIZED

RAILING, CLEAR ANODIZED


SOUTH ELEVATION - RENDERED0 4' 8' 16'

TOWNHOUSE 4 TOWNHOUSE 3BUILDING 1 BUILDING 2







6" HORIZONTAL LAP SIDINGHARDIE PLANK, PAINT 02





EAST ELEVATION - RENDERED0 4' 8' 16'









TOWNHOUSE 3


BUILDING 1








COURTYARD NORTH ELEVATION - RENDERED0 4' 8' 16'

TOWNHOUSE 5

TOWNHOUSE 4

BUILDING 2










COURTYARD SOUTH ELEVATION - RENDERED0 4' 8' 16'









TOWNHOUSE 1TOWNHOUSE 4BUILDING 1BUILDING 2









WEST ELEVATION - RENDERED0 4' 8' 16'

TOWNHOUSE 4

TOWNHOUSE 5

BUILDING 2





NORTH ELEVATION - RENDERED0 4' 8' 16'


1 2 3 4 5 6 7 8 COMPLETED WORK


1530 15th Ave. E. (View from street)4 1411 E. Fir St. (View from street)5 1911 E. Pine St. (View from street) 81911 E Pine St. (View of interior of canyon)7

1530 15th Ave. E (View from sidewalk)1

1411 E. Fir St. (View of interior board-walk)

6

COMPLETED WORKS

3515-19 Wallingford Ave. N2 90 E Newton St.

3

Documents

2328 W Plymouth Street Streamlined Design Review ......W Crockett St W Newton St W Plymouth St W Boston S RESIDENTIAL D 4-10 units R 10+ units S single family S duplex/triplex RP THORNDYKE