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1

May 4, 20174800 40th Ave SW, Seattle, WA 98116Early Design Guidance Meeting - DPD #3024332

PUGET SOUND

FAIRMOUNT PARK

ALASKA JUNCTION

WEST SEATTLE GOLF COURSE

4800 40TH AVE SW

SEATTLE DESIGN REVIEWEarly Design Guidance: May 4, 2017

4800 40TH AVENUE SW, SEATTLE, WA, 98116S W S S J

TABLE OF CONTENTS

1 Cover [2.0]2 Development Objectives [3.0]3 Site Plan [4.0]5 Urban Design Analysis: Aerial Graphic [5.1]6 Urban Design Analysis: Vicinity Map [5.2]7 Urban Design Analysis: 9 Block Three-Dimensional View [5.3]8 Urban Design Analysis: Streetscape [5.4]9 Urban Design Analysis: Site Photos [5.7]10 Urban Design Analysis: Neighborhood Context11 Urban Design Analysis: Neighborhood Design Cues12 Urban Design Analysis: Section Through Neighborhood14 Zoning Data [6.0]16 Design Guidelines: Priority Design Guidelines [7.0]17 Design Guidelines: Priority Design Guidelines [7.0]18 Design Guidelines: Transitionary Site19 Design Guidelines: Conceptual Response [7.0]20 Design Guidelines: Conceptual Response [7.0]21 Design Guidelines : Clark Design Group Live Work Precedent23 Massing Study: Allowable Area [8.0]24 Massing Options - Comparison [8.3]25 Massing Option A [8.0]26 Massing Option B [8.0]27 Massing Option C [8.0]28 Massing Option Shadow Comparison September 21St [8.9]29 Landscape Plan31 Clark Design Group - Project Images32 Material Inspiration

.

BRASETH CONSTRUCTION3835 W MARGINAL WAY SW SEATTLE, WA 98106

CLARK DESIGN GROUP PLLC 1401 W GARFIELD ST SEATTLE, WA 98119

KAREN KIEST LANDSCAPE ARCHITECTS 111 WEST JOHN STREET, SUITE 306 SEATTLE, WA 98119

APPLICATION TEAMOWNER:

ARCHITECT:

LANDSCAPE ARCHITECT:


BJ S .

S B

40’ MAX HEIGHT

POWERLINE SETBACK

15’ CORNER SETBACK

Zone: NC3 - 40 (Neighborhood Commercial 3) West Seattle Junction (Hub Urban Village)

Permitted Uses (23.47A.004) Residential, Commercial, Live-Work Units

FAR (23.47A.013)Allowable FAR (40’ Height Limit) 3.25 (x 19,556 SF Lot) 63,557 SF Allowable Area

Proposed FAR for Option C (Preferred Scheme):Live/Work 2,973 SFCommercial (Retail) 4,428 SFResidential Uses 47,619 SF 63,503 Total FAR Parking/Mech. 18,705 SFTotal 79,981 SF

Setback Requirements (23.47A.014)B.1. Setback is required where a lot abuts the intersection of a side lot line and front lot line of a lot in a residential zone. The required setback forms a 15’ triangular area.B.2. A setback is required along any rear or side lot line that abuts a lot in a residential zone or that abuts a lot that is zoned both commercial and residential if the commercial zoned portion of the abutting lot is less than 50 percent of the width or depth of the lot, as follows:B.2.a.Ten feet for portions of structures above 13 feet in height to a maximum of 65 feet; andB.2.b.For each portion of a structure above 65 feet in height, additional setback at the rate of 1 foot of setback for every 10 feet by which the height of such portion exceeds 65 feet (Exhibit B for 23.47A.014). B.3.a. 15’ Setback for portions of structures above 13’ in height to a max. of 40 feet

Required Landscaping (23.47A.016)Seattle Green factor score of .30 or greater

Amenity Space (23.47A.024)5% residential gross floor area dedicated for Residential Amenity Area47,619 SF * 5% = 2,281 SF Required960 SF Provided at L11,032 SF Provided at L22,227 SF Provided at Roof

Parking Requirements (23.47A.030)0 parking stalls Required44 parking stalls Proposed

USES AND QUANTITIESThe proposed project consists of 63 residential units located on 4 levels above grade and 4 Live-Work Units. The lobby, live work and commercial uses are located on L1, residential units on L2-L4, and one level of below grade parking located on P1 accessed from the alley. There is a roof terrace and green house for residential amenity use.

SUMMARY OF DEVELOPMENT OBJECTIVESThe project site, located at the southeast corner of the SW Edmunds St. and 40th Ave SW. The site is also located at the southern edge of the West Seattle Junction Urban Village. The Seattle 2035 neighborhood plan has targeted this area to aid in creating ’a small-town community with its own distinct identity comprised of a strong single family residential community and a vibrant mixed-use business district serving the surrounding residential core.’

The site is near the intersection of Fauntleroy Way SW and SW Alaska St. which is the first major hub when entering West Seattle from the West Seattle Bridge. This hub area has seen major density development and our site is on the buffer between the commercial and residential zones. SW Edmunds St. borders our site to the north and is “an important pedestrian connector” between the major thoroughfares of California Ave and Fauntleroy Way SW. This is a commercial corner that needs to aid in the transition from the commercial area of the Alaska-Fauntleroy hub to the north and the residential zone to the south by targeting future densities and establishing human scale elements, interest and activity along the street frontage.

EL. +277’

EL. +275’

EL. +278’ EL. +276’

275’ (123.38’) + 276’ (150’) + 277’ (125.4’) + 278’ (150’) 548.78’ = 276.55’ Average Grade Level

40TH

AVE

SW

SW EDMUNDS ST

MASONIC LODGEPARKING LOT

SW EDMUNDS ST 4 WAY STOP

40TH AVE SW

ALLEYALLEY WHITTAKER APARTMENTS

(7) STORY BLDG

APARTMENT BUILDING(3) STORY BLDG

SINGLE FAMILY(2) STORY BLDG





BROADSTONE SKY APARTMENBTS(6) STORY BLDG

PROPOSED SITE4800 40TH AVE SW

PROPOSED BUILDING

PROPOSED TREE

PROPOSED TREE

PROPOSED TREE

PROPOSED TREE

PROPOSED TREE

PROPOSED CURB LINE

PROPOSED TREE

PROPOSED TREE

PROPOSED TREE

22’-0”ROW

30’-0”ROW

18’-0

”RO

W18

’-0”

ROW

129’-1”5’ PLANTER

9’ PLANTER

6’ SIDEWALK

6’ SIDEWALK

+275.7 +274.71

+273.89+281.47

129’-1”

COMMERCIALLOBBY

LIVE/ WORK

GARAGE

TRASH ROOM

COMMERCIAL


S .

LEGAL DESCRIPTION:PARCEL B:

LOTS 43 THROUGH 48 INCLUSIVE, BLOCK 4, NORRIS’ ADDITION TO WEST SEATTLE, ACCORDING O PLAT THEREOF RECORDED IN VOLUME 14 OF PLATS, PAGE 93, RECORDS OF KING COUNTY, WASHINGTON.

SITUATE IN THE CITY OF SEATTLE, COUNTY OF KING, STATE OF WASHINGTON

URBAN DESIGN ANALYSIS

LR2

LR2

LR1

LR3 LR3

NC3-40

NC3-40

NC3-40

NC3-40NC3P-40

NC3-85(4.75)

NC3-85(4.75)

NC3-85

NC3-65

NC3-65

NC3-65

NC3-65

NC3P-65

NC3-65

NC3-85

NC3P-85

NC3P-85

NC2-40

NC2-65

NC2-65RC

NC2-65

NC3P-65NC3P-85

SF 5000

SF 5000

SF 5000

SF 5000

40TH

AVE

SW

41ST

AVE

SW

42N

D AV

E SW

CALI

FORN

IA A

VE S

W

LEW

IS P

L SW

ERSKIN

E WAY S

W45TH

AVE

SW

44TH

AVE

SW

SW HUDSON ST

SW EDMUNDS ST

SW ALASKA ST

FAU

NTL

ERO

Y W

AY S

W

38TH

AVE

SW

37TH

AVE

SW

36TH

AVE

SW

35TH

AVE

SW

LR2 4800 40TH AVE SWKing County Parcel Number

6126601010

5


B S S S .

West Seattle Junction Hub Urban Village BoundaryImportant Pedestrian Connector

1

2

3

1

2

3

4

5

9106

7

8

2

1

3

4

56

7

8

9

10

11

12

1314

15

16

17

18 19

20

20

21

BRASETHSITE

pedestrian path

42N

D A

VE

SW

: PRI

NCIP

AL A

RTER

IAL

41S

T AV

E S

W: P

RINC

IPAL

ART

ERIA

L

SW ALASKA ST: ACCESS STREET

SW EDMUNDS ST: ACCESS STREET

4OTH

AV

E S

W: C

OLLE

CTOR

ART

ERIA

L

FAU

TLE

RY

WAY

SW

: COL

LECT

OR A

RTER

IAL

38TH

AV

E S

W: C

OLLE

CTOR

ART

ERIA

L

3

4

5

21

BRASETHSITE

6


VIEW TOWARDS

MT. RAINIER

RETAIL, SERVICES & HEALTH1. Sound and Frog2. Farmers Insurance3. Swedish Pediatrics4. Seattle Vacation Homes 4 Rent5. Safeway6. Starbucks7.The UPS Store8. Cigarland West Seattle9. Supercuts10. Papa Murphy’s Pizza11. GNC 12. Dream Dinner West Seattle13. Bartell Dugs14. Bank of America15. Masonic Lodge16. Suite Arrangements17. West Seattle Produce Market18.Les Schwab Tire Center19.Seattle Fire Station 3220. Chaco Canyon Organic Cafe21. Adorn Meant

MULTI-FAMILY1.Whittaker Apartments2.Whittaker Apartments (new development)3. Fauntleroy Apartments (Proposed Building)4. Fauntleroy Landing Apartments5. Multifamily Apartment Building6. Broadstone Sky Apartments7. City Watch Apartments8. Multifamily Apartment Building9. Proposed Building10. Proposed Building

BUS STOPS1.Routes: 37, 50, 55, 773, C Line2.Routes: 116, 118, 119, 7733.Routes: 37, 50, 55, 773, C Line

Single Family Residential

B S S S .

SITE

EXISTING

EXISTING

EXISTING

PROPOSED

PROPOSED

SW EDMUNDS ST

SW ALASKA ST

SW OREGON ST

FAUNTLEROY WAY SW

40TH

AVE

SW

41ST AVE SW

ALLE

Y

ALLE

Y

FAUNTLEROY AVE SW

7


B S S S B S W .

8

A

C

D

B

DD

ACC

B


4801 FAUNTLEROY WAY SW

HEIGHT 40’

North Side of SW Edmunds Street

West Side of 40th Ave SW

East Side of 40th Ave SW

Project Site

Project Site

B S S S S S .

South Side of SW Edmunds Street

SITE NTS

40TH

AVE

SW

SW EDMUNDS ST

FAU

NTL

ERO

Y W

AY S

W

ALLE

Y

9


B S S S S S .

D CF

E

A

B

DC

A B

E F

40TH

AVE

SW

SW EDMUNDS ST

FAU

NTL

ERO

Y W

AY S

W

ALLE

Y

ALLE

Y

10


URBAN DESIGN ANALYSIS: NEIGHBORHOOD CONTEXT

42nd Ave

Nova

Fauntleroy Way Apartments

4801 Fauntleroy Way SWLofts at the Junction

Isola Alaska

SITE

Junction Flats1

12

2

6

6

4

4

5

5

3

3

7

7

65’ & 85’ HEIGHT ZONES

11


URBAN DESIGN ANALYSIS: NEIGHBORHOOD DESIGN CUES

Strong Edge With Corner Entry Two Story Mass With Terrace Above And Vertical Articulation

Pedestrian Space Against Building

Historic Two Story Masonry Commercial Building With Pedestrian Friendly Facade

Recessed Colonnade

Building Massing Stepping Back After First Two Floors At

Property Line

Commercial Entry in Masonry Building

Corner Entry With Canopy

4809 40TH AVE SW(EXISTING RESIDENTIAL)


4801 FAUNTLEROY WAY SW40’ HEIGHT

(DPD # 3020235) PROPOSED BUILDING

40TH AVE SWALLEYFAUTLEROY WAY SW

SF 5000NC3P-40LR3 PLPL

THE WHITTAKERAPARTMENTS


MASONIC LODGE

PROPOSEDBUILDING

SW EDMUNDS ST



NC3-85 (4.75) NC3P-40 LR2PLPL

B B

A

A


URBAN DESIGN ANALYSIS: SECTION THROUGH NEIGHBORHOOD

NORTH-SOUTH SITE SECTION A-A

EAST-WEST SITE SECTION B-B

ZONING DATA

14


.Zone NC3 - 40 (Neighborhood Commercial 3) West Seattle Junction (Hub Urban Village)Streets SW Edmunds ST & 40th Ave SW

ermi ed ses Residential, Commercial, Live-Work Units (23.47A.004)

Street-Level Development Standards23.47A.008 Blank Facades are limited to Max 20’ width and maximum 40% overall of facade width. Facades shall be located within 10 feet of property line, unless wider sidewalks, plazas, approved landscape or open spaces are provided. Between 2’ and 8’ above sidewalk, min 60% of the street facing façade shall be transparent.

Residential uses at street level shall have a visually prominent pedestrian entry.

Non-residential uses shall extend an average depth of 30’ and minimum of 15’ from the street level, street facing façade.

For live work uses, the portion of the unit in which business is conducted should be situated between the street and residential portion of the unit, shall extend the width of the unit and shall extend a minimum depth of 15’ into the unit.

The project will comply with Street level uses along SW Edmunds St. and 40th Ave SW.

Base height limit = 40 feetThe structure may exceed height limit by 4 feet if a floor to floor height of 13 feet is provided for non-residential uses at street level.

The proposed height is 44 feet and will comply with the required floor to floor height of 13 at street level

Lot Area: 19,556 SFMax. Mixed Use 3.25 Max FAR: 63,557 SF

The project complies with Floor Area Ratio limits.

Structures with Residential uses that is across the alley from a lot in a residential zone shall setback 15 feet for portions of structures above 13 feet in height to a maximum of 40 feet. For each portion of the structure above 40 feet, additionalsetback at the rate of 2 feet of setback for every 10 feet of height above 40 feet. Half the width of the alley may be counted toward the setback. A 15’ setback triangle is required at commercial sites that abut a residential site.

The project complies with setback requirements.

Amenity areas are to equal 5% of the total gross floor area in residential use and should meet the following:Residents to have access to at least one common or private area. No enclosed areasMinimum horizontal dimension of 10 feet and no less than 250 SF in sizePrivate Balconies: Minimum horizontal dimension of 6 feet and no less than 60 SF in size

The project complies with a mix of outdoor terraces, private balconies and rooftop terrace.

Access to parking shall be from the alley if the lot abuts an improved alley.

The project complies with the below grade parking accessed from the alley.

Street-Level Development Standards23.47A.008

Structure Height:23.47A.012

FAR23.47A.013

Setback Requirements23.47A.014

Amenity Area23.47A.024

Parking Location Access23.47A.032

DESIGN GUIDELINES

CS2- Urban Pattern and FormIII. Height, Bulk and ScaleDesigners should look to the surrounding buildings when making decisions about the massing o ro osed ro ects odulation of the facade, use of materials, window placement and changes in building setbacks should be used to create and massing com osition t at strengt ens and relates to the character of the neighborhood.

The building is sited to complete the urban edge along SW Edmunds St.. Windows will not align with adjacent windows to minimize impact on privacy. Decks will be placed along the public edges of the building as to not overlook smaller scale residential spaces to the south or across the alley.

CS2- Urban Pattern and FormII. Corner Lots

ecause edestrian activities concentrate at street corners, new projects should work to reinforce the corners as neighborhood gateways while enhancing the pedestrian environment

While our corner lot is not an official gateway noted in the guidelines, it is a gateway between the smaller scale projects to the south and the new large projects to the north. Our project will create a strong pedestrian oriented corner element while adding a curb bulb to create a more gracious space for pedestrians making this transition through the site.

CS1- Natural Systems & Site FeaturesCompose the structure's massing to enhance solar exposure for the project and minimize shadow impacts on adjacent structures.

Significant Building setbacks and modulations have been used to increase solar exposure to the site and preserve solar exposure to the surrounding area. The live work units have been set back along the west elevation to allow for more possibility of sun as it sets behind the hill to the west.

CS3: Architectural Contextrticulation o t e acade and

overall building mass s ould res ond and en ance t e e istingarchitectural fabric apparent in theJunction and surrounding areas

This building is cited along SW Edmunds street which has been designated as a pedestrian connector corridor. We have taken a cue from many of the buildings in the Junction and set our first two floors along Edmunds to the street level while pulling back the two floors above, thus breaking down the scale while maintaining a strong edge along major pedestrian axis.

40TH AVE SW

SINGLE FAMILYHOUSING

40TH AVE SWALLEYNC3-85

NC3-65

65’-0

”

40’-0

”

85’-0

”

25’-3

0’ A

vg.

SF 5000

NIEGHBORING ZONES & HIEGHTS

PROPOSED BUILDING

SW EDMUNDS ST 40TH ST SW

16


S S S S .

onnectivity. uman ctivity

Through the use of transparency, illumination and s ace lanning, el to activate t e edestrian side alk bot during t e da and at nig t

he pro ect represents a transition point from the lower density single family and townhome buildings to the South to the higher density and more pedestrian oriented areas along dmunds and north toward laska. n addition to the strong element at the corner we have

also stepped back and modulated the live work facade along th creating a more gracious transition to SW

dmunds from the smaller scaled area to the south.

Walkability. uman Scalero ects s ould use acade elements to en ance edestrian com ort and aid in romoting street

activit

he pro ect will incorporate clearly identifiable entry points and provide visual and pedestrian access from the sidewalk. ntries will be well lite and canopies will be provided.

rchitectural oncept. uman Scale

We have we have kept a strong edge against SW dmunds by pushing the first two floors out to the property line and anticipate the bo om level to be uite transparent. he building steps back above to break down the scale and to echo the rhythm of successful buildings in the Junction, both new and old.

terior lements. uman Scale se signage to add street level interest.

We will use a mi of retail signage along SW dmunds and smaller, more appropriate scaled

unit signage for the live work units along th ve.

SW EDMUNDS ST

40TH AVE SW

ALLEYALLEY

PROPOSED SITE4800 40TH AVE SW

PROPOSED BUILDING

LIVE/ WORK

LOBBY COMMERCIAL

PARKING

IMPORTANT PEDESTRIAN CONNECTOR

SMALLER SCALESINGLE FAMILY HOUSING

LARGER SCALE HOUSING NEAR SW ALASKA ST

live

orklive

ork

COMMERCIAL

COMMERCIAL

17


S S S S .

TOW

NH

OU

SE S

IDE

YARD

RAIS

ED P

LAN

TER

PLAN

TED

PRIV

ACY

SCRE

EN

PRIV

ATE

TERR

ACE

15’ SETBACKFROM LR ZONE

PL

PROPOSED

BUILDING

WHITTAKER

APARTMENTS

4752 FAUNTLEROY

WAY SW

(PROPOSED)

BROADSTONE SKY

APARTMENTS

85’

85’

85’

40’

65’

PROPOSED

BUILDING

WHITTAKER

APARTMENTS

4752 FAUNTLEROY

WAY SW

(PROPOSED)

BROADSTONE SKY

APARTMENTS

85’

85’

85’

40’

65’

18


DESIGN GUIDELINES: TRANSITIONARY SITE

SECTION THROUGH SOUTH PROPERTY LINERAISED PLANTER AND PRIVATE TERRACE ACT AS A BUFFER BETWEEN EXISTING TOWNHOMES AND RESIDENTIAL UNITS.

MASSING DIAGRAMSOUR SITE IS POSITIONED IN THE TRANSITION ZONE BETWEEN LARGE DEVELOPMENTS TO THE NORTH AND SMALLER SCALE PROJECTS TO THE SOUTH. OUR SMALLER SCALE RELATIVE TO THE 85’ ZONE AND OUR MASSING DESIGN AID IN MOVING BETWEEN THESE DIFFERENT SCALE ADJACENT NEIGHBORHOODS.

19


S S S S .

CS2.C.1 - CORNER LOTS• Reinforced Corner

Element Marks Prominent Corner

DC2 - ARCHITECTURAL CONCEPT• Transparent Commercial

Spaces• Two levels built out to street

to create a substantial base

CS3 - ARCHITECTURAL CONCEPT• Two Story Facade Takes Cues

From Junction Buildings• Brick Accents And Materials

Echo Prominent Neighboring Projects

PL2 - ARCHITECTURAL CONCEPT• Terraced Green Spaces

Promote Street Activation

PL2 - HUMAN SCALE• Entrances Clearly Visible

CS2.1.i - STREETSCAPE • Commercial space broken

down into recessed bays• Street trees are planned

and sidewalk widening is proposed

PL1 - HUMAN ACTIVITY• Corner Lobby Ensures

Corner Remains Active


S S S S .

CS2 - URBAN PATTERN AND FORM• Building Steps Back And Provides

Green Buffer From Adjacent Properties

CS2 - HEIGHT, BULK & SCALE• Live Work Facade Broken Down into

Smaller Scale Sections to Relate to Adjacent Buildings

• Building Steps Back Vertically

PL2 - ARCHITECTURAL CONCEPT• Recessed Live Work Spaces Allow

More Room for Pedestrians• Terraced Green Spaces Promote

Street Activation

CS1 - NATURAL SYSTEMS & SITE FEATURES• Building Has Been Carved Away to Allow

For Additional Sunlit Outdoor Space

DC4 - EXTERIOR ELEMENTS• Individual Canopies at Live Work

Bring Building Scale Down. • Building Steps Back Along 40th Ave.

SW


DESIGN GUIDELINES : CLARK DESIGN GROUP LIVE WORK PRECEDENT

Valdok Ballard - Currently Under ConstructionTwo Story Facade With Deck Above

Project 1706 - Currently Under ConstructionSingle Story Live Work Flat With Elevated Stoop

MASSING STUDY

SITE BLOCK

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

CORNER SETBACK15’ TRIANGLE AREA SET BACK.

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

ALLEY SETBACKREQUIRED ALLEY SETBACKDIRECTLY ADJACENT LR-ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

POWERLINE SETBACK

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

15’ RESIDENTIAL SETBACKRESIDENTIAL ZONING SETBACK.

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

40TH AVE SW

ALLEY

SW EDM

UNDS ST.

BOUNDARY WITH

LR ZONE

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

AVERAGE GRADE PLANE= +277’

GROUND FLOOR LEVEL= +275’



RESIDENTIAL

RESIDENTIAL

EDMUNDS

POWERLINE CLEARANCESETBACK

SETBACK AGAINSTADJACENT LR-ZONE


ALLEY

PRO

POSE

D BU

ILDI

NG

BE

YON

D

SINGLE-FAMILYRESIDENTIAL


40TH AVE SW

RESIDENTIAL

PARKING

PARKING

RETAIL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL

RESIDENTIAL





RESIDENTIAL

RESIDENTIAL

EDMUNDS

POWERLINE CLEARANCESETBACK



ALLEY

PRO

POSE

D BU

ILDI

NG

BE

YON

D



40TH AVE SW

RESIDENTIAL

PARKING

PARKING

RETAIL

RESIDENTIAL

RESIDENTIAL


SECTION A-A

SETBACK DIAGRAM

SECTION B-B

SS S W B .


Option C - Terrace Scheme - Preferred

Pros• Facade modulates and provides multiple distinct masses along 40th

Ave to help transition from the commercial zone to the residential zone.

• Large terraces above both Edmunds and 40th allow for interaction with street level from space above as well as providing layers and depth to the facades.

• Main courtyard along 40th is shallower and wider than other schemes and will receive better sun penetration.

• Retail located along Edmunds will strengthen and reinforce pedestrian connection path.

• Scheme yields most amount of light and air for units by maximizing exterior face of all units.

• Form of building is simple and efficient.• East face of north facade steps back to continue line of adjacent

building.• The strong corner mass reinforces the major street intersection.• Lobby located at corner provides activity during and after normal

business hours.• Scheme provides maximum amount of outdoor space for users.

Option B - Alley Courtyard Scheme

Pros• Lobby located at corner provides activity during and after normal

business hours.• Bay windows break down the scale of facade along 40th Ave. SW.

Cons• Courtyard faces alley and will only receive morning sun.• Corner is far less of a strong element than other options.• Massing is much more conventional than other options.

Option A - 40th Courtyard Scheme

Pros• A strong corner is established at major street intersection • Building facade is broken up along 40th Ave SW to modulate building

scale on residential street.• Building steps back to connect with planned project to the east.• Courtyard faces quiet residential street and will receive afternoon sun.• Retail located along entire Edmunds facade helps to reinforce

pedestrian connection path.

Cons• West courtyard is deep while east courtyard is quite small.• Less massing breakup along 40th Ave. SW.

SS S S .

ENTRANCE

ENTRANCE

ENTRANCE

PARKING

BIKES

VAULT

RETAIL

LOBBY

STORAGE TRASH

ELEC.RESIDENTIAL MEP

STO

RAG

E/

RESI

DEN

TIAL

AMENITY/ MAILLIVE/ WORK

LIVE/ WORK

LIVE/ WORK

LIVE/ WORKRAMP DOWNRAMP DOWN

PLANTER

+265' +274'

M M M M M M M M M M

SS

MM

MM

MM

MM

MM

MM

MM

M

PARKING

BIKES

VAULT

RETAIL

LOBBY

STORAGE TRASH


STO

RAG

E/

RESI

DEN

TIAL

AMENITY/ MAILLIVE/ WORK

LIVE/ WORK

LIVE/ WORK

LIVE/ WORKRAMP DOWNRAMP DOWN

PLANTER

STUDIO

STUDIO

1 BED

STUDIO

STUDIO

1 BED

1 BED

1 BED2 BED

2 BED

1 BED

1 BED

OPEN 1 BEDOPEN 1 BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

TERRACE

TERRACE

TERRACE

IDF

IDF

1 BED

STU

DIO

STU

DIO

1 BED

1 BED2 BED

2 BED

1 BED

ELECELEC

1 BED

OPEN 1 BED

1 BED +

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STUDIO

STUDIO

1 BED

STUDIO

STUDIO

1 BED

1 BED

1 BED2 BED

2 BED

1 BED

1 BED

OPEN 1 BEDOPEN 1 BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

TERRACE

TERRACE

TERRACE

IDF

IDF

1 BED

STU

DIO

STU

DIO

1 BED

1 BED2 BED

2 BED

1 BED

ELECELEC

1 BED

OPEN 1 BED

1 BED +

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STU

DIO


VIEW FROM SW EDMUNDS ST. AND 40TH AVE NW LOOKING SE LOOKING DOWN 40TH FROM HILL

AERIAL VIEW LOOKING NORTHWEST

Pros• A strong corner is established at major street

intersection • Building facade is broken up along 40th Ave SW to

modulate building scale on residential street.• Building steps back to connect with planned project

to the east.• Courtyard faces quiet residential street and will

receive afternoon sun.• Retail located along entire Edmunds facade helps to

reinforce pedestrian connection path.

Cons• West courtyard is deep while east courtyard is

quite small.• Less massing breakup along 40th Ave. SW.

SS .EAST WEST COURTYARD SCHEME67 Units, 46 Parking Spaces

LEVELS 3-4LEVEL 2 PARKING 1 GROUND FLOOR

ENTRANCE

BIKES

VAULT

RETAILLOBBY

TRASH


STO

RAG

E/

RESI

DEN

TIAL

AMENITY/ MAIL/ STORAGE

LIVE/ WORK

LIVE/ WORK

LIVE/ WORK

LIVE/ WORKRAMP DOWN

RAMP DOWN

PARKING

PLANTER

+265'+265'+265'+265' +274'

SS

SS

SS

M M M M M M M M M M

M M M

MM

MM

MM

MM

MM

MM

MM

MM

MM

M

BIKES

VAULT

RETAILLOBBY

TRASH


STO

RAG

E/

RESI

DEN

TIAL

AMENITY/ MAIL/ STORAGE

LIVE/ WORK

LIVE/ WORK

LIVE/ WORK

LIVE/ WORKRAMP DOWN

RAMP DOWN

PARKING

PLANTER

STUDIO STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO STUDIO

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

TERRACE

TERRACE

TERRACE

1 BED 1 BED

1 BED 1 BED

1 BED 1 BED

1 BED1 BED

1 BED 1 BED 1 BED

2 BED 2 BED

IDF

MEP

IDF

MEP

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

1 BED +

STUDIO STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO

STUDIO STUDIO

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

TERRACE

TERRACE

TERRACE

1 BED 1 BED

1 BED 1 BED

1 BED 1 BED

1 BED1 BED

1 BED 1 BED 1 BED

2 BED 2 BED

IDF

MEP

IDF

MEP

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

1 BED +


Pros• Lobby located at corner provides activity during and

after normal business hours.• Bay windows break down the scale of facade along

40th Ave. SW.

Cons• Courtyard faces alley and will only receive morning

sun.• Corner is far less of a strong element than other

options.• Massing is much more conventional than other

options.

SS B .

LEVELS 3-4LEVEL 2PARKING 1 GROUND FLOOR

ALLEY TERRACE SCHEME66 Units, 47 Parking Spaces



ENTRANCE

STUDIO STUDIO

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

TERRACE

TERR

ACE

TERRACE

1 BED 1 BED

2 BED

2 BED 2 BED1 BED 1 BED

1 BED 1 BED

THEATERMEP/STORAGE

ELEC

IDF

IDF

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED


1 BED + 1 BED +

1 BED +

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STUDIO STUDIO

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

OPE

N 1

BED

TERRACE

TERR

ACE

TERRACE

1 BED 1 BED

2 BED

2 BED 2 BED1 BED 1 BED

1 BED 1 BED

THEATERMEP/STORAGE

ELEC

IDF

IDF

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED


OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED

OPEN 1 BED


1 BED + 1 BED +

1 BED +

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STU

DIO

STU

DIO

BIKES

VAULT

RETAILLOBBY

STORAGE TRASH


STO

RAG

E/

RESI

DEN

TIAL

AMENITY/ MAIL

LIVE/ WORK

LIVE/ WORK

LIVE/ WORK

LIVE/ WORK

STORAGERAMP DOWN RAMP DOWN

PARKING

PLANTER

+265' +274'

M M M M M M M M M M

S S

S S

MM

MM

MM

MM

MM

MM

MM

M

BIKES

VAULT

RETAILLOBBY

STORAGE TRASH


STO

RAG

E/

RESI

DEN

TIAL

AMENITY/ MAIL

LIVE/ WORK

LIVE/ WORK

LIVE/ WORK

LIVE/ WORK

STORAGERAMP DOWN RAMP DOWN

PARKING

PLANTER


Pros• Facade modulates and provides multiple distinct

masses along 40th Ave to help transition from the commercial zone to the residential zone.

• Large terraces above both Edmunds and 40th allow for interaction with street level from space above as well as providing layers and depth to the facades.

• Main courtyard along 40th is shallower and wider than other schemes and will receive better sun penetration.

• Retail located along Edmunds will strengthen and reinforce pedestrian connection path.

• Scheme yields most amount of light and air for units by maximizing exterior face of all units.

• Form of building is simple and efficient.• East face of north facade steps back to continue

line of adjacent building.• The strong corner mass reinforces the major street

intersection.• Lobby located at corner provides activity during and

after normal business hours.• Scheme provides maximum amount of outdoor

space for users.

SS .

LEVEL 3LEVEL 2 PARKING 1 GROUND FLOOR

PREFERRED SCHEME67 Units, 46 Parking Spaces



ENTRANCE

OPTION A9 AM

3 PM

12 PM 12 PM 12 PM

3 PM 3 PM

9 AM 9 AMOPTION B OPTION C (PREFERRED OPTION)


SS S W S S B S .

LOBBY

LIVE WORK

AMENITY TRASHSTORAGE

ELECTRICALMEP

GARAGE ENTRANCE

PLANTER

STOR.

LIVE WORK

LIVE WORK

LIVE WORK

COMMERCIAL

SW EDMUNDS ST

PROPOSED BUILDING

40’ HEIGHT

2-STORYBUILDING

2-STORYBUILDING

2-STORYBUILDING

40TH

SW

AVE

ALLE

Y


LANDSCAPE PLAN

PROJECT IMAGES

May 4, 20174800 40th Ave SW, Seattle, WA 98116

arly esign uidance eeting

S J S

DRAVUS APARTMENTSINTERBAY

BELAY APARTMENTSBALLARD

80 MAINPIONEER SQUARE

PUBLIXINTERNATIONAL DISTRICT

2134 WESTERNPIKE PLACE MARKET

TRIOBELLTOWN


MATERIAL INSPIRATION

Documents

400 40TH VENUE W, EATTLE, A, 11 1 WZS W Z S KESdZh d/KE ...400 40 v W, at, 11 Eay a M 0242 SOUND FM PARK JUNCTION WES AT OURSE 400 40 W SEAT E 4 400 40TH VENUE W, EATTLE, A, 11 WZS