3811 California Streamlined Design Review Proposal

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S+H

#30167123811 California Ave SW STREAMLINED DESIGN REVIE



S+HW ARC

Gamu

S+H Work

Nickerson Engine

Cramer Design Consu

PACE Eng

PACE Eng

ADDRESS3811 CALIFORNIA AVE SWDPD# 3016712

PROJECT TEAMOWNERARCHITECTSTRUCTURALLANDSCAPESURVEYORCIVIL

PROJECT INFOZONINGOVERLAYSLOT SIZEFARALOWABLE FLOOR AREAPROPOSED FLOOR AREAPROPOSED UNITSPARKING STALLS

L

9,7

1

1

PROPOSALThis project involves the demolition of an existing four unitapartment building, and the construction of eight townhomeunits. The townhomes are grouped into four duplexes, twoat the front of the site (east), and two at the rear of the site

(west). The buildings are placed on the site to create a centralcourtyard, providing amenity areas and access to the units,parking, and right of way. Eight parking spaces and eight trashstorage areas are located at the rear of the site, adjacent tothe alley.

The area near the project site is characterized by a mix of usesand housing types. To the north are a variety of commercialuses, to the south are a variety of multifamily uses. AcrossCalifornia Avenue to the east is a parking lot and vacantcommercial building, although a live/work and townhomedevelopment is planned for the site. Across the alley to thewest is a single family zone.

The project goals are as follows:1. To provide eight well designed and well constructed

townhome units for the growing West Seattle neighborhood.2. To provide buildings and uses that positively contribute to

the streetscape of California Avenue.3. To maximize the development potential of the property

while supporting the city’s planning objectives andrespecting the existing community’s scale and character.

4. To meet the Built Green 4-Star standard.5. To maximize the development’s connection to its

surroundings, including views, amenity areas, and streetlevel engagement.



S+HW ARC

3811

SW Charlestow n St

SW Bradf ord St

44th

AveSW

Californ

iaAVeSW

42ndAveS

W

42ndAveSW

1

2

7-Eleven

West SeattleRunner

Biojunction

Budget Cuts

H&R Block

Implant Dentisty

PENDING DEVELOPMENT

ZONING

NC1-30 - Neighborhood Commercial

LR3RC - Low-rise Residential Commercial

SF5000 - Single Family

3829 California Ave SW. 3-story apartment building2

1 3824 California Ave SW. 8, 3-story, 30 unit multi-family townhomes and live work units

500 ft

N



S+HWorks ARCHITECTURE&DESIGN

LLC

SW CALIFORNIA AVE LOOKING WEST

SW CALIFORNIA AVE LOOKING EAST

3811commercialSW Andover St

multi-family(in development)DPD # 3015371

multi-family(in development)DPD # 3013307

SW Charl

LR3 NC1-30

(across from)

multi-familymulti-family commercialmulti-family

multi-familycommercial commercial commercial commercial

NC1-30 LR3

SW A

SW Charlestown St SW Bradford St

4 5

3811

(from alley)

ALLEY LOOKING EAST

3811



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EXISTING CONDITIONSThe site is located on the west side of California Avbetween SW Charlestown Street and SW Andover Streeta 16’ alley at the rear. The site is currently occupied apartment building with four units, with one to two bedreach, built in 1927. The existing building is in a U shcourtyard conguration with parking o the alley in theThe topography is generally at, although elevated aboufeet above the sidewalk. No landscaping of note exists obut there are three large existing deciduous street trefront of the site on California Avenue. The site has accelight, air and views to the west, north, and east, while the side is more blocked by existing buildings. Immediately north is a 7-11 convenience store and gas station, to the is a townhome development of a similar scale to this proAcross the alley to the west are several single family ho

and across California Avenue to the east are a restauranparking lot. This restaurant and parking lot are plannedreplaced by a 30 unit townhome and live/work developm

1

3

2

4

5

1 2 3

pg.4

pg.4




LLC

NEARBY PRECEDENTSComparable multifamily projects feature similar architecturalcharacteristics such as massing and materials. Dynamicfacades serve to express individual units and reinforce theneighborhood’s pedestrian scale.

SW Charlestow n St

SW Andover St

SW Spokane St

4 5

t h A v e S W

4 4 t h

A v e S W

CaliforniaAve

SW

4 2 n d A v e

S W

4 1 s t A v e S W

i i l School

3811

3829 California Ave SW

3430 California Ave SW

3435 Californ4042 California Ave SW

1

2

3 4

1

2

4

3

150 ft



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CONCEPT >

VIEW FROM CALIFORNIA AVE




LLC

AERIAL VIEWS

northeastnorthwest

southeastsouthwest

C A L I F

O R N I

A A V E

S W

C A L I F O

R N I A A V E S W

C A L I F O R N I A A V E S W

A L L E Y

A L L E Y

C A L I F O

R N I A

A V E

S W




LLC

BENCH

PATIO

PATIO

PATIO

PATIO

PATIO

PATIO

MAIL

BENCH

BEDROOM

BEDROOM

BEDROOM

BEDROOM

BATH

B A T H

B A T H

KITCHEN

KITCHEN

KITCHEN

KITCHEN

LIVING/DINING

LIVING/DINING

LIVING/DINING

LIVING/DINING

BATH

BATH

BATH

BEDROOM

BEDROOM

BEDROOM

BEDROOM

LEVEL 01 FLOOR PLANSCALE: 1” = 10’-0”

2.5 5 10



S+HW ARC

BEDROOM

BEDROOM

BEDROOM

BEDROOM

BATHKITCHEN

KITCHEN

KITCHEN

KITCHEN

LIVING/DINING

LIVING/DINING

LIVING/DINING

LIVING/DINING

BATH

BATH

BATH

BEDROOM

BEDROOM

BEDROOM

BEDROOM


2.5 5 10




LLC


2.5 5 10

MASTERBEDROOM

MASTERBEDROOM

MASTERBEDROOM

MASTERBEDROOM

MASTERBEDROOM

MASTERBEDROOM

MASTERBEDROOM

MASTERBEDROOM

C L O S E T

C L O S E T

C L O S E T

C L O S E T

C L O S E T

C L O S E T

C L O S E T

C L O S E T

B A T H

B A T H

B A T H

B A T H

B A T H

B A T H

B A T H

B A T H



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ROOF PLANSCALE: 1” = 10’-0”

2.5 5 10

ROOF DECK

ROOF DECK

ROOF DECK

ROOF DECK

ROOF DECK

ROOF DECK

ROOF DECK

ROOF DECK




LLC

LANDSCAPE PLANThe landscape design reinforces the site plan, enhancing theproject’s relationship to the street and serving as an amenityto the residents. The two axis of the project have paved and litpaths bordered by plantings. Where the two paths intersect asmall courtyard is formed with a central planter and specimenGinkgo tree. Paved walkways also connect each of the street

facing units to the sidewalk, re-enforcing visual unit identityand contributing to a more pedestrian friendly and attractivestreetscape. Wood fencing is added along side lot lines toprotect resident privacy and to shield neighbors from light andglare.



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t

TRASH TRASH TRASH TRASH

TRASH TRASH TRASH TRASH

C A L I F O R N I A A V E N U E S W

P A R K I N G - P E R M E A B L E C O N C R E T E

P A R K I N G - P E R M E A B L E C O N C R E T E

H.B.

H.B.

H.B.

H.B.

H.B.

H.B.

H.B.

H.B.

H.B.

H.B.

H.B.

H.B. H.B.

H.B. H.B.

H.B.

BENCH

MAIL

EXISTING FENCE

GATE

GATE

BENCHBENCH

BENCH

18" DEC.

18" DEC.

18" DEC.

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p p p p p p p p p p p p p p p p p p p p p p pt t t

t t t p p p p p p p p p p p p p p p p p p p p p p p

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STREET TREESTO REMAINPROTECT PER

DETAIL132

' '''' '

Notes:

-Seesoilamendmentdetailfor soilspecifications.

-Seebiorententionplanterdetail forbioretentionspecifications.

-Allplantingbeds toreceiveminimum3-4"of mulch.

DT = DROUGHT TOLERANT PLANT

N = PACIFIC NORTHWEST NATIVE PLANT

a

b

t

ehy

n

o

p

sa

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IL

T

T 1" .

1" .

1 " .

Gallery Bench Model # 3002

Available at Ore Inc. 801.936.0499

Powder Coating Color T.B.D.

LIGHTING LEGENDTYPE FIXTURE QTY

PATH LIGHT TBD 7

S POT LI GHT TB D 5

BENCH

:

" ' "

' 1'''' '




LLC

VIEW FROM CALIFORNIA AVE



S+HW ARC

VIEW FROM ALLEY




LLC

'

"

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"

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"

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" 4 ' - 0 "

P A R A P E T

8 ' - 0 "

3 0 ' - 0 " - B A S E H E I G H T L I M I T

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1 0 ' - 0 "

9 ' - 0 "

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LEVEL2

T.O. SHEATHING

EL. 395.50'

LEVEL3

T.O. SHEATHING

EL. 405.50'

LEVEL1

T.O.SLAB

EL. 386.50'

T.O. PLATE

EL. 413.50'

AVG. GRADE

EL. 385.88'

HEIGHTLIMIT

EL. 415.88'

EL. 419.88'

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

8 ' - 0 "

2 ' - 0 "

4 ' - 0 "

9 ' - 0 "

1 0 ' - 0 "

LEVEL2

T.O. SHEATHIN

EL. 396.50'

LEVEL3

T.O. SHEATHING

EL. 405.50'

LEVEL1

T.O.SLAB

EL. 386.50'

T.O. PLATE

EL. 413.50'

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

EAST ELEVATION

SOUTH ELEVATION

C A L I F O R N I A A V E S

A L L E Y

23

4 1

UNIT 1UNIT 2

UNIT 2UNIT 3

'

"

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"

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P A R A P E T

8 ' - 0 "

3 0 ' - 0 " - B A S E

H E I G H T L I M I T

2 ' - 0 "

4 ' - 0 "

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9 ' - 0 "

1 0 ' - 0 "

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LEVEL2

T.O. SHEATHING

EL. 396.50'

LEVEL3

T.O. SHEATHING

EL. 405.50'

LEVEL1

T.O.SLAB

EL. 386.50'

T.O. PLATE

EL. 413.50'

AVG. GRADE

EL. 386.00'

HEIGHTLIMIT

EL. 416.00'

EL. 420.00'

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

4 ' - 0 "

P A R A P E T

8 ' - 0 "

3 0 ' - 0 " - B A S E


2 ' - 0 "

4 ' - 0 "

9 ' - 0 "

1 0 ' - 0 "

LEVEL2

T.O. SHEATHING

EL. 396.50'

LEVEL3

T.O. SHEATHING

EL. 405.50'

LEVEL1

T.O.SLAB

EL. 386.50'

T.O. PLATE

EL. 413.50'

A

E

H

E

E

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

C A L I F O R N I A

A V E S

A L L E Y

23

4 1

SCALE: 1” = 10’-0”

2.5 5 10



S+HW ARC

'

"

'

"

4 ' - 0 "

P A R A P E T

1 0 ' - 0 "

9 ' - 0 "

8 ' - 0 "

3 0 ' - 0 " - B A S E


2 ' - 0 "

4 ' - 0 "

. '

. '

. '

. '

.

. . '

. . '

. . '

. '

. '

LEVEL2

T.O. SHEATHING

EL. 395.50'

LEVEL3

T.O. SHEATHING

EL. 405.50'

LEVEL1

T.O.SLAB

EL. 386.50'

T.O. PLATE

EL. 413.50'

AVG. GRADE

EL. 385.78'

HEIGHTLIMIT

EL. 415.78'

EL. 419.78'

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

4 ' - 0 "

P A R A P E T

8 ' - 0 "

3 0 ' - 0 " - B A S E


2 ' - 0 "

4 ' - 0 " '

"

'

"

'

"

'

"

'

"

'

"

'

"

1 0 ' - 0 "

9 ' - 0 "

LEVEL2

T.O. SHEATHING

EL. 396.50'

LEVEL3

T.O. SHEATHING

EL. 405.50'

LEVEL1

T.O.SLAB

EL. 386.50'

T.O. PLATE

EL. 413.50'

AVG. GRADE

EL. 385.88'

HEIGHTLIMIT

EL. 415.88'

EL. 419.88'

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

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WEST ELEVATION

NORTH ELEVATION

UNIT 4 UNIT 3

C A L I F O R N I A A V E S

A L L E Y

23

4 1

UNIT 4UNIT 1

4 ' - 0 "

P A R A P E T

8 ' - 0 "

3 0 ' - 0 " - B A S E


2 ' - 0 "

4 ' - 0 "

9 ' - 0 "

1 0 ' - 0 "

.

. . '

. . '

. . '

LEVEL2

T.O. SHEATHING

EL. 396.50'

LEVEL3

T.O. SHEATHING

EL. 405.50'

LEVEL1

T.O.SLAB

. . '

T.O. PLATE

EL. 413.50'

AVG. GRADE

. . '

HEIGHTLIMIT

EL. 416.00'

EL. 420.00'

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

4 ' - 0 "

P A R A P E T

8 ' - 0 "


2 ' - 0 "

4 ' - 0 " '

"

'

"

'

"

1 0 ' - 0 "

9 ' - 0 "

'

"

'

"

'

"

'

"

LEVEL2

T.O. SHEATHING

EL. 395.50'

LEVEL3

T.O. SHEATHING

EL. 405.50'

LEVEL1

T.O.SLAB

. . '

T.O. PLATE

EL. 413.50'

AVG. GRADE

. . '

HEIGHTLIMIT

EL. 415.78'

EL. 419.78'

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

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C A L I F O R N I A

A V E S

A L L E Y

23

4 1

SCALE: 1” = 10’-0”

2.5 5 10




LLC

SOUTH INTERIOR (2 & 3)

NORTH INTERIOR (1 & 4)UNIT 1UNIT 4

UNIT 3UNIT 2

'

"

'

"

'

"

'

"

'

" 4 ' - 0 "

P A R A P E T

8 ' - 0 "


2 ' - 0 "

4 ' - 0 "

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9 ' - 0 "

1 0 ' - 0 "

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LEVEL2

T.O. SHEATHING

EL. 396.50'

LEVEL3

T.O. SHEATHING

EL. 405.50'

LEVEL1

T.O.SLAB

EL. 386.50'

T.O. PLATE

EL. 413.50'

AVG. GRADE

EL. 386.00'

HEIGHTLIMIT

EL. 416.00'

EL. 420.00'

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

4 ' - 0 "

P A R A P E T

8 ' - 0 "


2 ' - 0 "

4 ' - 0 "

9 ' - 0 "

1 0 ' - 0 "

LEVEL2

T.O. SHEATHING

EL. 396.50'

LEVEL3

T.O. SHEATHING

EL. 405.50'

LEVEL1

T.O.SLAB

EL. 386.50'

T.O. PLATE

EL. 413.50'

A

E

H

E

E

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

'

"

'

"

'

"

'

"

'

" 4 ' - 0 "

P A R A P E T

8 ' - 0 "

3 0 ' - 0 " - B A S E


2 ' - 0 "

4 ' - 0 "

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9 ' - 0 "

1 0 ' - 0 "

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LEVEL2

T.O. SHEATHING

EL. 396.50'

LEVEL3

T.O. SHEATHING

EL. 405.50'

LEVEL1

T.O.SLAB

EL. 386.50'

T.O. PLATE

EL. 413.50'

AVG. GRADE

EL. 386.00'

HEIGHTLIMIT

EL. 416.00'

EL. 420.00'

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

8 ' - 0 "

2 ' - 0 "

4 ' - 0 "

1 0 ' - 0 "

9 ' - 0 "

LEVEL2

T.O. SHEA

EL. 395.5

LEVEL3

T.O. SHEA

EL. 405.5

LEVEL1

T.O.SLA

EL. 386.5

T.O. PLAT

EL. 413.50

T.O. DECK

EL. 415.50

T.O. PARA

EL. 419.50

SCALE: 1” = 10’-0”

2.5 5 10

C A L I F O R N I A

A V E S

A L L E Y

23

4 1

C A L I F O R N I A

A V E S

A L L E Y

23

4 1



S+HW ARC

EAST INTERIOR (3 & 4)

WEST INTERIOR (1 & 2)

UNIT 4UNIT 3

UNIT 2UNIT 1

C A L I F O R N I A

A V E S

A L L E Y

23

4 1

C A L I F O R N I A

A V E S

A L L E Y

23

4 1

'

"

'

"

'

"

'

"

'

" 4 ' - 0 "

P A R A P E T

1 0 ' - 0 "

9 ' - 0 "

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8 ' - 0 "

3 0 ' - 0 " - B A S E


2 ' - 0 "

4 ' - 0 "

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LEVEL2

T.O. SHEATHING

EL. 395.50'

LEVEL3

T.O. SHEATHING

EL. 405.50'

LEVEL1

T.O.SLAB

EL. 386.50'

T.O. PLATE

EL. 413.50'

AVG. GRADE

EL. 385.78'

HEIGHTLIMIT

EL. 415.78'

EL. 419.78'

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

4 ' - 0 "

P A R A P E T

8 ' - 0 "

3 0 ' - 0 " - B A S E


2 ' - 0 "

4 ' - 0 " '

"

'

"

'

"

'

"

'

"

'

"

'

"

1 0 ' - 0 "

9 ' - 0 "

LEVEL2

T.O. SHEATHING

EL. 396.50'

LEVEL3

T.O. SHEATHING

EL. 405.50'

LEVEL1

T.O.SLAB

EL. 386.50'

T.O. PLATE

EL. 413.50'

AVG. GRADE

EL. 385.88'

HEIGHTLIMIT

EL. 415.88'

EL. 419.88'

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

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LEVEL2

T.O. SHEATHING

EL. 396.50'

LEVEL3

T.O. SHEATHING

EL. 405.50'

LEVEL1

T.O.SLAB

EL. 386.50'

T.O. PLATE

EL. 413.50'

AVG. GRADE

EL. 386.00'

HEIGHTLIMIT

EL. 416.00'

EL. 420.00'

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

4 ' - 0 "

P A R A P E T

8 ' - 0 "


2 ' - 0 "

4 ' - 0 " '

"

'

"

'

"

'

"

'

"

9 ' - 0 "

1 0 ' - 0 "

'

"

'

"

LEVEL2

T.O. SHEATHING

EL. 396.50'

LEVEL3

T.O. SHEATHING

EL. 405.50'

LEVEL1

T.O.SLAB

EL. 386.50'

T.O. PLATE

EL. 413.50'

AVG. GRADE

EL. 386.00'

HEIGHTLIMIT

EL. 416.00'

EL. 420.00'

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

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SCALE: 1” = 10’-0”

2.5 5 10




LLC

C A L I F O R N I A

A V E S

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SECTION BSCALE: 1” = 10’-0”

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LEVEL2

T.O. SHEATHING

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LEVEL3

T.O. SHEATHING

EL. 405.50'

LEVEL1

T.O.SLAB

EL. 386.50'

T.O. PLATE

EL. 413.50'

AVG. GRADE

EL. 386.00'

HEIGHTLIMIT

EL. 416.00'

EL. 420.00'

T.O. DECK

EL. 415.50'

T.O. PARAPET

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T.O. SHEATHING

EL. 395.50'

LEVEL3

T.O. SHEATHING

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LEVEL1

T.O.SLAB

EL. 386.50'

T.O. PLATE

EL. 413.50'

AVG. GRADE

EL. 385.88'

HEIGHTLIMIT

EL. 415.88'

EL. 419.88'

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

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KITCHEN

BEDROOM KITCHENLIVING/DINING

BEDROOMHALL

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LEVEL1

T.O.SLAB

EL. 386.50'

T.O. PLATE

EL. 413.50'

AVG. GRADE

EL. 386.00'

HEIGHTLIMIT

EL. 416.00'

EL. 420.00'

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

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LEVEL3

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EL. 405.50'

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T.O.SLAB

EL. 386.50'

T.O. PLATE

EL. 413.50'

AVG. GRADE

EL. 386.00'

HEIGHTLIMIT

EL. 416.00'

EL. 420.00'

T.O. DECK

EL. 415.50'

T.O. PARAPET

EL. 419.50'

LIVING/DINING

BEDROOM

MASTERBEDROOM

LIVING/DINING

BEDROOM

MASTERBEDROOM

LIVING/DINING

BEDROOM

MASTERBEDROOM

LIVING/DINING

BEDROOM

MASTERBEDROOM



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MATERIAstanding seam vertical

painted gray ber cement board pwhite vinyl win

painted white ber cement proo

cedar screcast in place concrete

concrete p

ABC

DEFGH

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D

B E F

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LLC

AMENITY AREA REQUIRED

LOT AREA: 9,714 SF

9,714 SF x 0.25 = 2428.5 SF TOTAL AMENITY AREA REQUIRED

2428.5 x 0.5 = 1214.3 SF REQUIRED AT GROUND LEVEL

AMENITY AREA PROVIDED:

GROUND LEVEL:

COMMON AMENITY AREA: 1270.7 SF

PRIVATE AMENITY AREA: 852.6 SF

TOTAL AMENITY AREA AT GROUND LEVEL:2123.3 SF (1214.3 SF REQUIRED)

ROOF DECK: 1513.6 SF

TOTAL AMENITY AREA PROVIDED:

3636.9 SF (2428.5 SF REQUIRED)

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93.5 SF

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101.7 S

AMENI

172.4 S

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arterial route

alley way access

primary circulation

private entry

proposed south elevation

neighboring facade to south

PRIVACYSpecial consideration was taken to assure minimal overlap-ping fenestration on the southern units.

AMENITIES / CIRCULATIONThe central courtyard provides the circulation through the site,extending all the way through the site from the sidewalk tothe alley, and connecting to the building entries. Front entries

along California Avenue have direct access to and from thesidewalk. Amenity spaces are provided at ground level in thecourtyard and at entries. Roof decks are provided for all unitsfor additional amenity space, and access to light, air and views.

California AvAlley

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168.3 SF PRIVATE

AMENITY AREA

168.3 SF PRIVATE

AMENITY AREA

189.2 SF PRIVATE AMENITY AREA

(ROOF DECK)

189.2 SF PRIVATE

AMENITY AREA

(ROOF DECK)

189.2 SF PRIVATE

AMENITY AREA

(ROOF DECK)

189.2 SF PRIVATE

AMENITY AREA

(ROOF DECK)

189.2 SF PRIVATE AMENITY AREA

(ROOF DECK)

189.2 SF PRIVATE

AMENITY AREA

(ROOF DECK)

189.2 SF PRIVATE

AMENITY AREA

(ROOF DECK)

189.2 SF PRIVATE

AMENITY AREA

(ROOF DECK)



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SUN PATH/SHADOW STUDYDEC 21st winter solstice JUNE 21st summer solstice MAR / SEPT 20th equinox

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winter solstice

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LLC

LAND USE CODE REQUIREMENTS + ADJUSTMENTSONE ADJUSTMENT IS PROPOSED:

Front Setback Reduction, from 7’ Average to 6.62’ Average (5.4% Reduction), At Northeast Building Only

RATIONALE:

The lot lines are skewed, so the front lot line is not parallel to the front face of the buildings. To keep the buildings in alignment, thetwo front buildings need dierent front setbacks. We propose a Reduced Front Setback Adjustment for the northeast building on thesite. We have shown the northeast building with a 6.62’ Average Front Setback, and the southeast building with a 7.41’ Average FrontSetback. When taken together, the buildings have a 7.01 Feet Average Front Setback, so we feel this meets the intent of the Land UseCode. If the buildings were attached, this would meet the code requirement. This adjustment allows for deeper articulation in the frontfaces of the buildings, as the articulation would be reduced in depth to allow the Front Setback to meet the letter of the Land Use Code,and therefore results in an improved project from the standpoint of the Design Guidelines. The proposed Front Setback is compliantwith the 5’ Minimum Front Setback requirement.

SMC Standard Requirement Proposed

23.45.504 Permitted and Prohibited

Uses

Residential use permitted outright. Compliant: Residential Use Proposed.

23.45.510 Floor Area Ratio Limits LR3 Townhouse: 1.3 (Built Green, Parking located at rear of lot and accessed

from alley). 9,714 SF x 1.3 = 12,628 SF Maximum FAR

Compliant: 12,600 SF FAR Proposed.

23.45.512 Density Limits LR3 Townhouse: No Limit (Built Green, Parking located at rear of lot and

accessed from alley).

Compliant: 8 Dwelling Units Proposed.

23.45.514 Structure Height Maximum 30' height limit. Compliant: 29'-6" height proposed.

23.45.518 Setbacks and

Separations

Front: 7' Average, 5' Minimum; Side: 5' Minimum; Rear: 7' Average, 5' Minimum;

Separations between structures: 10' Minimum.

Front Setback Adjustment Requested: 6.62' Average,

see diagram and text this page. All others compliant.23.45.522 Amenity Area 25% of Lot Area, 50% at Ground Level, Minimum. 9,714 SF x 25% = 2,428.5 SF

Required. 2,428.5 x 50% = 1,214.3 SF Required at Ground Level.

Compliant: 3,636.9 SF Proposed,

2,123.3 SF at Ground Level.

2 3. 45 .5 24 L an dsca ping M in im um 0 .6 Gr ee n F ac to r R eq ui re d, St re et T re es Re qu ir ed . C om pl ia nt : Gre en F ac to r 0 .6 15 Pr op osed ,

Street Trees Existing, To Remain.

23.45.527 Structure Width and

Façade Length Limits

Maximum Width: 120', Maximum Façade Length: 65% of lot line length within 15'

of lot line, 117' x 65% = 76' Maximum Façade Length.

Compliant: Structure Width 62'-8" total proposed;

Façade Length 74'-0" total proposed.

2 3. 54. 01 5 Req ui red Pa rk in g On e p ark ing s pa ce re qu ire d p er dwel li ng un it re qu ire d. Co mp li an t: 8 park ing s pa ces p rop os ed.

23.54.040 Solid Waste Storage and

Access

On e 2 'x 6' s to ra ge are a p er d wel li ng un it re qu ired . Co mp li an t: ( 8) 2 'x 6' s tora ge ar ea s proposed.



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PRIORITY GUIDLINESCS2. URBAN PATTERN AND FORMB.2. Connection to the Street:Front entries and central pedestrian courtyard make a strong connection to the sidewalk and street. Also see PL3 below.B.3. Character of Open Space:Private open spaces between the building and the sidewalks are dened by steps, walls, and landscaping, creating privateoutdoor rooms with an appropriate buer from the sidewalk. Also see PL3, DC3 and DC4 below.D.3, D.4, D.5. Zone Transitions, Massing Choices, Respect for Adjacent Sites:Enlarged rear setback and presence of existing alley create a signicant buer between this project and the adjacentsingle family zone. Windows are located to minimize privacy impacts to the adjacent townhomes to the south. Portions ofthe side setbacks are increased to 6’ for extra space between the buildings and neighbors to the north and south.

PL1. OPEN SPACE CONNECTIVITYB.1, B.3. Pedestrian Infrastructure, Pedestrian AmenitiesCentral pedestrian courtyard and building entries connect strongly with the sidewalk, supporting pedestrian activity. Thecourtyard includes amenities such as seating, lighting, and landscaping. Signage increases the eectiveness of pedestriancirculation through the site. The central courtyard extends through the site and to the alley, creating opportunities forpedestrian circulation through the site, to and from all directions. Also see DC3 below.

PL2. WALKABILITYB.1, B.2. Eyes on the Street, Lighting for Safety:Windows and entries facing the street, pathway lighting, and entry lighting increase safety and security both on site andin the right of way.D.1. Design as Waynding:Addressing signage is provided to improve pedestrian circulation to and through the site. See the site plan on page 11.

PL3. STREET LEVEL INTERACTIONA.1, A.2, B.1, B.2, B.4. Entries, Residential Edges:Entries are recessed and protected by a canopy. The buildings are set back from the street enough for privacy and toprovide a transitional buer, yet the buildings are still close enough to the sidewalk to have a presence and connection

with the public realm. Landscaping and lighting improve the quality of the entry spaces. The site and entries are raisedabove the sidewalk, making a distinction between private and public areas, and are further buered by landscaping thatcreates a more intimate entry sequence. Seating and mailboxes in the courtyard provide opportunities for interaction.The central pedestrian courtyard creates a clear and graceful transition from the sidewalk, to the individual entries, andthrough the site. Also see DC3 below.

PL4. ACTIVE TRANSITA.1, A.2, B.1, B.2, B.3, C.1, C.2, C.3. Active Transportation:California Avenue is a primary bicycle route with bicycle sharrows, and nearby 42nd Avenue, 45th Avenue, and CharlestownStreet are secondary bicycle routes. Bicycle parking spaces are provided on site. Metro Routes 50, 55, and 128 run bothnorth and south on California Avenue. Five blocks to the south, at Alaska Street, several more routes are available. Thenearest bus stop is approximately fty feet to the north of the site, on the same side of the street and heading in thesouthbound direction, for very convenient access to transfer to other routes at Alaska Street, although Alaska Street is alsowithin convenient walking distance.

DC1. PROJECT USES AND ACTIVITIESA.1, A.2, A.4. Arrangement of Interior Uses:On the street side of the building, living areas and entries are located on the ground oor and oriented to the street. Third

oor bedrooms and roof decks are oriented to take advantage of territorial and distant views. Doors and windows opento the courtyard.B.1. Vehicular Access and Circulation:Parking is located at the rear of the site, and is accessed from the alley, minimizing impacts to the sidewalk, streetscape,pedestrians, and adjacent properties. The parking area is screened on the sides to minimize visual impacts to the neighbors.The windows of the rooms adjacent to the parking area have been raised to limit the impact on the residents.

DC2. ARCHITECTURAL CONCEPTA.1, A.2. Massing:The buildings are massed to create useable common and private open spaces in the negative spaces around the builRather than providing penthouses to the roof decks, the buildings have exterior stairs, minimizing height wherbuildings would be tallest. This minimizes the blockage of light and air to the neighbors as well as into the courtyardbuilding’s facades are articulated and have contrasting material changes and a varying rooine to reduce their permass.B.1, B.2, C.1, C.2, C.3, D.1, D.2. Façade Composition, Secondary Architectural Features, Scale and Texture:The facades of the buildings have been carefully arranged and articulated to create a balanced, pleasing compoRecessed planes create relief and shadow that will change at dierent times of day and year. Large windows are inc

where possible, windows are placed so as to create a visually interesting arrangement, and no facades are blank. Thearticulation, and windows break down the mass of the buildings to create a more human scale. High quality materiused at the street fronts, adding a variety of textures where the buildings are most visible and public, see DC4 belolandscape design is closely integrated with the architecture to complete the composition.E.1. Form and Function:The stepping, articulated, and repeating façades visually identify the buildings as what they are: attached, side byresidential townhomes. Each individual unit is clearly articulated and identiable.

DC3. OPEN SPACE CONCEPTA.1. Building-Open Space Relationship:The buildings are arranged to create an attractive, useable courtyard that connects the building entries and privatespaces to the sidewalk and parking areas. Roof decks are also provided for additional private amenity space and accviews. The landscaping, paving, seating, and lighting reinforce the relationship between open spaces and buildingsee PL3 above and DC4 below.B.1, B.2, B.3, B.4, C.1, C.2. Open Space Uses and Activities, Design:Private open spaces are provided for each unit at ground level and at the roof. Common open spaces in the courtyaprovided with seating and lighting for exible use. Open spaces at ground level relate nicely to the sidewalk, alley, paand entries. The quantity of amenity space provided exceeds Land Use Code requirements by 49%. The ground

open spaces are carefully landscaped with both plants and paving to create a pleasant experience when using or pthrough the site. Also see PL3 above.

DC4. EXTERIOR ELEMENTS AND FINISHESA.1, A.2. Building Materials:Exterior building materials include standing seam metal and ber cement panels, both are highly durable. Standing metal is used at the street facades, giving the buildings a clean, rened aesthetic. The composition and details materials are modern and simple, with carefully placed joint lines and clean transitions. Exterior material transitions the articulation of the building, reinforcing the architectural concept.B.1, B.2. Signage:Addressing signage is incorporated into the landscape near the sidewalk to provide clear direction to the rear unitthe site plan on page 11.C.1, C.2. Lighting:Lighting is provided at entries and along courtyard pathways, providing safety and security. All lighting is directedand/or shielded from the neighbors. Pathway lighting is integrated into the landscape, highlighting the plantinglandscape design.D.1, D.2, D.3, D.4: Trees, Landscape, and Hardscape Materials:A variety of plant species have been selected to create a varied yet harmonious landscape. Some species are dr

tolerant, some are native; all are aesthetically complimentary with each other and the context. Eleven trees of four dispecies are included in the project; they are located to highlight critical transition points in the site. Three large streetare preserved. Hardscape materials include pavers through the courtyard and to building entries, creating an intertexture and pattern along pathways.



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3811 California Streamlined Design Review Proposal

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