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The proposal of this project at 1831 24th Ave consists of two townhouse duplexes with roof decks. Eachduplex is only connected at a portion of the first floor in order to maintain a greater level of privacy.Parking is provided off the alley, although it's not required since the site is in an urban village andwithin a frequent transit area.
PROPOSAL
The 4800 sf lot is situated within the Madison-Miller Residential Urban Village on the East slope ofCapitol Hill. It's is flanked by two duplex townhouses to the North, a four story SFR to the South, analley to the West, and 24th Ave along the East. Madison Ave East lies a block and a half to the North.
The grade at the site slopes down approximately 20' from the alley to the street, towards a spectacularview of Lake Washington, Bellevue, and the Cascade Mountains in the distance.
Other buildings along this block consist of many newer town houses and a few older single familyresidences & apartment buildings. A neighborhood park and a YMCA lie one block south on 24th Avewith a Safeway one block to the West.
CONTEXT
Address: 1831 24th Ave / Seattle, WA 98122Zone: LR-2DPD #s: 3014492 / 6339111APN: 982870-2780DPD Staff: Bradley Wilburn
PROJECT
Streamlined Design Review
January 9, 2013
1831 24th Avenue / Seattle, WA 98122
1831 24th Avenue / Seattle, WA 98122
SIT
E
SO
LA
R P
AT
H
E
A
S
T
M
A
D
I
S
O
N
S
T
R
E
E
T
23RD AVENUE EAST
S
A
F
E
W
A
Y
VIEWS OF LAKE WASHINGTON
GR
AD
E S
LO
PE
PARK
Streamlined Design Review
January 9, 2013
KimImage
Exist R
ip-R
ap W
all
G
G
W
W
W
SS
SS
SS
8"P
S
EXISTING
HOUSE #1831
D1
5'Drip
Dead
4' Drip
24
TH
A
VE
NU
E
AS
PH
ALT
S
TR
EE
T, 33' R
OW
F
RO
M C
L
10
' A
SP
HA
LT
A
LL
EY
Lot 13
Lot 12
Lot 14
WOOD ARBOR
CO
NC
RE
TE
W
ALK
Concrete G
utter (typ)
40.00'
WOOD FENCE (TYP)
PLA
NT
IN
G S
TR
IP
4'-8
1
2
"
5'-4"
23'-7
1
2
"
7'-9"
54'-10
1
2
"
7'-11
1
2
"
Conc.
D/W
Gravel D
rivew
ay
1
6
25
3
4
EXISTING
DUPLEX #1835
EXISTING
HOUSE #1827
EXISTING
DUPLEX #1833
1831 24th Avenue / Seattle, WA 98122 Streamlined Design Review
January 9, 2013
1831 24th Avenue / Seattle, WA 98122
[2] aerial looking east
[5] street panorama looking west
[6] street panorama looking east
[1] aerial looking west [3] rear yard [4] alley
existing house
#1831
Streamlined Design Review
January 9, 2013
G
G
W
W
W
SS
SS
SS
8"P
S
Concrete G
utter (typ)
15'-0"10'-0"
EXISTING
DUPLEX #1835
REMOVE
DEAD TREE
24
TH
A
VE
NU
E
AS
PH
AL
T S
TR
EE
T, 3
3' R
OW
F
RO
M C
L
10
' A
SP
HA
LT
A
LL
EY
EXISTING
HOUSE #1827
Lot 12
Lot 14
WOOD ARBOR
& WOOD FENCE (TYP)
CO
NC
RE
TE
W
ALK
40.00'
15'-6" 7'-0"6'-0"30'-6" 10'-0"15'-6"
PLA
NT
IN
G S
TR
IP
5'-0"
30'-0"
5'-0"
15'-0" 6'-0"
DUPLEX 1B
PEDESTRIAN CIRCULATION
PATIO
DUPLEX 1A
PATIO
DUPLEX 2B DUPLEX 2A
GARBAGE / RECYCLE
PARKING
PATIO
1' ALLEY DEDICATION
VIE
WS
ASPHALT ALLEY TO REMAIN
16'-0"22'-0" MIN BACKUP
3' RETAINING WALL
EXIST CONC STAIRS
PATIO
3
0
6
EXISTING
DUPLEX #1833
PERMEABLE PAVERS
5'-9" 5'-10" 8'-4"
1831 24th Avenue / Seattle, WA 98122 Streamlined Design Review
January 9, 2013
EXISITNG DUPLEX #1833
EXISITNG HOUSE #1827
PROPOSED BLDG 2B
ENCLOSED SOLID
WASTE & RECYCLING
OFF ALLEY
PARKING @ ALLEY 314'
GREEN SCREEN
FIBER CEMENT PANEL SIDING
Streamlined Design Review
January 9, 2013
1831 24th Avenue / Seattle, WA 98122
face of building at alley
301'
311'
320.5'
330'
334'
304'
314'
323.5'
333'
337'
307'
317'
326.5'
336'
340'
310'
320'
329.5'
339'
343'
FIBER CEMENT
PANEL SIDING
PARKING
PATIO
PATIO
PATIO
PATIO
SOLID WASTE/
RECYCLE
SIDEWALK
Streamlined Design Review
January 9, 2013
1831 24th Avenue / Seattle, WA 98122
South faces of buildings
15'-0"
BLDG 1A
15'-0"
BLDG 1B6'-0" 10'-0"
15'-0"
BLDG 2A
15'-0"
BLDG 2B6'-0"
FIBER CEMENT
PANEL SIDING
HORIZONTAL
CEDAR PLANK
SIDING
VINYL WINDOWS
METAL RAIL
FIBER CEMENT
PANEL SIDING
7'-0"
PL
6'-3"
ROW
6'-0"
SIDEWALK
8'-0"
PLANTING 3'-0"
16'-0"
PARKING
22'-0"
BACKUP
SOLID WASTE/
RECYCLE
PL
Streamlined Design Review
January 9, 2013
1831 24th Avenue / Seattle, WA 98122
North faces of buildings
UP
16R
@7.5:10
W/36"H
H
R
UP
16R
@7.5:10
W/36"H
H
R
LIVING
KITCHEN/DINING
PWDR
COATS/STOR
ENTRY
FP
L/T
V
PATIO
LIVING
KITCHEN/DINING
PWDR
COATS/STOR
FP
L/T
V
15'-0" 15'-6"6'-0"
30'-0"
UNIT 1B UNIT 1A
UP
16R
@7.5:10
W/36"H
H
R
UP
16R
@7.5:10
W/36"H
H
R
LIVING
KITCHEN/DINING
PWDR
COATS/STOR
ENTRY
FP
L/T
V
PATIO
LIVING
KITCHEN/DINING
PWDR
COATS/STOR
FP
L/T
V
15'-0" 15'-6"6'-0"
30'-0"
UNIT 2B UNIT 2A
10'-0"
1831 24th Avenue / Seattle, WA 98122 Streamlined Design Review
January 9, 2013
LA
UN
DR
Y
BEDROOM
14'-1" x 11'-1"
BEDROOM
14'-1" x 11'-1"
BATH
W.I.C.
5'-0" x 4'-1"
LA
UN
DR
Y
BATH
W.I.C.
5'-0" x 4'-1"
DECK
5'-6" x 10'-0"
UP
W/36"H HR
UP
W/36"H HR
DN DN
15'-0" 15'-6"6'-0"
30'-0"
LA
UN
DR
Y
BEDROOM
14'-1" x 11'-1"
BEDROOM
14'-1" x 11'-1"
BATH
W.I.C.
5'-0" x 4'-1"
LA
UN
DR
Y
BATH
W.I.C.
5'-0" x 4'-1"
DECK
5'-6" x 10'-0"
UP
W/36"H HR
UP
W/36"H HR
DN DN
15'-0" 15'-6"6'-0"
30'-0"
UNIT 1B UNIT 1AUNIT 2B UNIT 2A
10'-0"
1831 24th Avenue / Seattle, WA 98122 Streamlined Design Review
January 9, 2013
MASTER BEDROOM
14'-1" x 11'-1"
MASTER
BATH
W.I.C.
6'-8" x 4'-6"
SHOWER
3'-5" x 4'-6"
UP
W/36"H HR
UP
W/36"H HR
DN DN
MASTER BEDROOM
14'-1" x 11'-1"
MASTER
BATH
W.I.C.
6'-8" x 4'-6"
SHOWER
3'-5" x 4'-6"
15'-0" 15'-6"6'-0"
30'-0"
MASTER BEDROOM
14'-1" x 11'-1"
MASTER
BATH
W.I.C.
6'-8" x 4'-6"
SHOWER
3'-5" x 4'-6"
UP
W/36"H HR
UP
W/36"H HR
DN DN
MASTER BEDROOM
14'-1" x 11'-1"
MASTER
BATH
W.I.C.
6'-8" x 4'-6"
SHOWER
3'-5" x 4'-6"
15'-0" 15'-6"6'-0"
30'-0"
UNIT 1B UNIT 1AUNIT 2B UNIT 2A
10'-0"
1831 24th Avenue / Seattle, WA 98122 Streamlined Design Review
January 9, 2013
ROOF DECK
14'-3" x 20'-10"
ROOF DECK
14'-3" x 20'-10"
DN DN
15'-0" 15'-6"6'-0"
30'-0"
ROOF DECK
14'-3" x 20'-10"
ROOF DECK
14'-3" x 20'-10"
DN DN
15'-0" 15'-6"6'-0"
30'-0"
UNIT 1B UNIT 1AUNIT 2B UNIT 2A
10'-0"
ROOF GARDEN ROOF GARDEN ROOF GARDEN ROOF GARDEN
ST
OR
AG
E
BE
LO
W
ST
OR
AG
E
BE
LO
W
ST
OR
AG
E
BE
LO
W
ST
OR
AG
E
BE
LO
W
36"H
P
AR
AP
ET
48"H
P
AR
AP
ET
36"H
P
AR
AP
ET
48"H
P
AR
AP
ET
36"H
P
AR
AP
ET
48"H
P
AR
AP
ET
36"H
P
AR
AP
ET
48"H
P
AR
AP
ET
48"H PARAPET42"H PARAPET 48"H PARAPET42"H PARAPET
METAL GUARDRAILMETAL GUARDRAIL METAL GUARDRAIL METAL GUARDRAIL
1831 24th Avenue / Seattle, WA 98122 Streamlined Design Review
January 9, 2013
1831 24th Avenue / Seattle, WA 98122
Window Study
The windows of the proposed duplexes have been thoughtfully designed to minimize the views into and from the neighboring buildings, as
well as from unit to unit, in order to protect privacy of all occupants.
Along the South property line, the proposed windows are offset from the majority of those on the neighboring house [1,4]. In addition, there is
tall, mature bamboo along the neighbor's property line as well as a chicken coop that obscure the windows from the subject property [2,5].
Along the North property line, the existing duplexes have very minimal windows, which are across from the stairwells of the proposed
buildings [3,6,7]. There is also a 6' fence that obscures a window on the ground floor (not shown).
window alignment at north property line
proposed buildings
exist duplex # 1833
exist duplex # 1835
existing window placement (typ)
window alignment at south property lineexisting bamboo at south prop line
exist house # 1827
proposed buildings
existing window placement (typ)
face of exist duplex #1833bird's eye view at south property line
exist bamboo & chicken coop
at south prop
face of exist duplex #1835
1 2 3
4 5 6 7
Streamlined Design Review
January 9, 2013
1831 24th Avenue / Seattle, WA 98122
Shadow Study
Because the duplexes to the North only have a couple minor windows facing the proposed project, their interior environments will be minimally affected by
shadows. Direct sunlight will still enter the courtyard between the two existing buildings because of its alignment with the courtyard of the proposed
duplexes.
House #1827, being situated to the South, is not affected by shadows cast by the proposed project.There is nothing built directly across the alley, and
shadows will not project across 24th Avenue.
8am in september 10am in september 12pm in september
2pm in september 4pm in september
exist duplex # 1833 exist duplex # 1835
existing conditions
Streamlined Design Review
January 9, 2013
A-1 RESPONDING TO SITE CHARACTERISTICSThe buildings step up with the slope of the existing grade in order to maximize views for the individual units. Because there is no building directlybehind the lot, the project will not be blocking views from across the alley. The neighbors to the North and South have few windows along theproperty lines that aren't already blocked by existing vegetation or structures.
A-2 STREETSCAPE COMPATIBILITYThe proposed terraced planters along the sidewalk will be of the same height and scale as those found all along the street as a way to continue theflow of the pedestrian experience.
A-5 RESPECT FOR ADJACENT SITESThis project doesn't maximize square footage or height of the stair tower as a way of respecting neighboring properties. The two buildings contain 6'separations between units, which allow more light and air to pass thru the site. Because the interior separation of the proposed duplexes aligns withthat of the North property, direct sunlight will penetrate thru to their courtyard.
A-7 RESIDENTIAL OPEN SPACEEach of the 4 units will have their own private amenity area at ground level that is protected from their neighbors' views, as well as a large roof deck.There is also a landscaped pedestrian path along the North property line.
B-1 HEIGHT, BULK, AND SCALE COMPATIBILITYThis project fits with the scale of the neighborhood's existing buildings. The majority of the buildings along this street, like the subject property, aretown houses with a 30' height limit. We are not using the higher Floor Area Ratio even though the project qualifies, and we have used an exterior stairto access the roof to limit the overall height and bulk. In addition, the massing is broken up to further decrease the perceived scale of the buildings.
C-2 ARCHITECTURAL CONCEPT AND CONSISTENCYTwo duplexes are designed to appear as four smaller, distinct units instead of a single large mass. This is done by only joining duplex units at a portionof the first floor and setting back the rest of the units 6' from each other, creating a private patio within a light well.
D-6 SCREENING OF DUMPSTERS, UTILITIES AND SERVICE AREASSolid waste and recycling will be stored off the alley in a screened enclosure that will not be visible from 24th Avenue.
D-8 TREATMENT OF ALLEYThe wall at the alley, in addition to a few windows, is proposed to have a 6' wide green screen that will extend up two stories. This will soften theappearance of the building facade and be more inviting for the residents who park behind the units.
DESIGN GUIDELINES
1831 24th Avenue / Seattle, WA 98122 Streamlined Design Review
January 9, 2013