6116 35TH AVE SOUTH, SEATTLE, WA 98118 Streamlined …...CS2. Urban Pattern and Form c. Relationship...

1257 S King Street, Seattle, WA 98144 | t: 206.953.1305 | www.jwaseattle.com

6116 35TH AVE SOUTH, SEATTLE, WA 98118 Streamlined Design Review #309108

6116 35th Ave S: Streamlined Design Review

2 6116 35th Ave S: Streamlined Design Review

PROJECT INFORMATION

6116 35TH AVE SOUTHSEATTLE, WA 98118

941840-0090 / 941840-0095

SDR: 3029108

BUILDING: 6617142

8,313 SF

JULIAN WEBER ARCHITECTS, LTD.1257 S KING STREETSEATTLE, WA 98144

JONATHAN COOPER16616 SE 161ST STCOVINGTON, WA 98042

PROJECT INFORMATION

TABLE OF CONTENTS

PROJECT INFORMATION | p.2SITE ANALYSIS | p.3VICINITY ANALYSIS | p.4ZONING ANALYSIS | p.5EXISTING CONDITIONS| p.6LBA| p.7STREET LEVEL | p.8-10

CONCEPT | p.12COLOR SCHEME| p.13DESIGN GUIDELINES | p.14

SITE PLAN | p.16COMBINED SITE PLAN| p.17TREE DIAGRAMS| p.18-21LANDSCAPE PLAN | p.22BUILDING SECTION| p.23FLOOR PLANS| p.24-27BUILDING ELEVATIONS | p.28-30RENDERINGS| p.31-33

CONTEXT

APPROACH

DESIGN

ADDRESS

TAX ID NUMBER

SDCI PROJECT #

LOT SIZE

ARCHITECT/PROJECT CONTACT

OWNER/APPLICANT

PROJECT INFORMATIONTABLE OF CONTENTS PROJECT INFORMATIONTABLE OF CONTENTS PROJECT INFORMATIONTABLE OF CONTENTS


SITE ANALYSIS

Construct 3-story townhouse (6 Units)

Zone: LR3 Lot size: 8,313 SF

FAR: 8,313 sf x 1.4 = 11,638 sf allowed (th/s+built green+paved alley) 7,414 proposed

Structure Height: 30’ + 3’ shed and 10’ penthouse bonus

Units: 6 units proposed

Parking: 1 open parking space per dwelling proposed

The site is located on the southern-most edge of Beacon Hill along 35th Ave South, a new residential street stemming from South Spencer Street. It is 2 blocks west of Martin Luther King Jr Way South and will be the new residential edge for neighborhoods to the west and to the south. The site is located directly adjacent to an existing wetland, which provides strong vegetative buffering on the south side of the project.

A drawing of existing site conditions indicating topography, location of adjacent structures, and other physical features can be found on page 6.

A preliminary site plan including proposed structures and open spaces can be found on page 16. A combined site plan showing the relationship of the project to adjacent developments can be found on page 17. A preliminary landscape plan can be found on page 23.

See page 12 for concept statement, diagrams, and images.

See page 14 for Design Guideline Responses.

Project site looking northwest

PROPOSAL

KEY METRICS

ANALYSIS OF CONTEXT

EXISTING SITE CONDITIONS

SITE PLAN

ARCHITECTURAL CONCEPT

DESIGN GUIDELINES

Project site looking southeast


VICINITY ANALYSIS

S I T E

Dearborn ParkInternational School

Chief Sealth Trail Martin Luther King Jr. Way S.

(frequent transit corridor)

BoeingField

I5 accessfrom

S Graham

Lake Washington

Aki KuroseMiddle School

Rainier Ave.business district

ColamPagoda

1/4 mi. radius

1/2 mi. radius


B. Southern termination of 35th Ave SouthA. Homes lining east side of 35th Ave SouthPhotograph Location Key C. Single Family Home across from site

ZONING ANALYSIS

SITE/CONTEXT PHOTOGRAPHS

A

C

B

LR3

Martin Luther King Jr. Way S & Graham St, 106

Rainier Ave S & Kenny St, 7

Rainier Ave S & Graham St, 7, 9

Martin Luther King Jr. Way S & S Raymond St, 106

ZONE:

ADJACENT ZONES:

BUS ROUTES:SITE

LR3

SF 5000 SF 5000

LR3

C1-40

C1-40

C1-65

SF 5000

LR3

C1-65

C1-40

S JUNEAU STS JUNEAU ST

35TH AVE S

35TH AVE S

MARTIN LUTHER KING

JR. WAY S

MARTIN LUTHER KING

JR. WAY S

S GRAHAM STS GRAHAM ST

S SPENCER STS SPENCER ST


AERIAL SITE VIEW, LOOKING NORTH-NORTHWESTEXISTING CONDITIONS SITE SURVEY


OLD LEGAL DESCRIPTION

LOT 12 AND 13 IN BLOCK OF O. L. WILLETTS ADDITION, AS PER PLAT RECORDED IN VOLUME 17 OF PLATS, PAGE 10, RECORDS OF KING COUNTY AUDITOR;

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

NEW LEGAL DESCRIPTION

PARCEL C:THAT PORTION OF LOTS 12 AND 13 IN BLOCK 2 OF O.L. WILLETTS ADDITION, AS PER PAT RECORDED IN VOLUME 17 OF PLATS, PAGE 10, RECORDS OF KING COUNTY, WASHINGTON, IF ANY, LYING SOUTHERLY OF THE FOLLOWING DESCRIBED LINE;

COMMENCING AT THE NORTHWEST CORNER OF SAID BLOCK 2;

THENCE SOUTH 01°10’02” WEST, ALONG THE WEST LINE OF SAID BLOCK, 100.89 FEET TO A POINT OF TANGENCY;

THENCE SOUTHERLY, ALONG SAID WEST LINE AND ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 360.3 FEET, THROUGH A CENTRAL ANGLE OF 09°59’31”, AND AN ARC LENGTH OF 62.82 FEET OT THE TRUE POINT OF BEGINNING;

THENCE SOUTH 87°44’06” EAST, 82.89 FEET;

THENCE NORTH 78°05’03” EAST, 38.22 FEET TO WEST LINE OF THE ALLY OF SAID BLOCK 2 AND THE TERMINUS OF SAID LINE.

TAX PARCEL NUMBERS

9418400090 & 941800095

ALBA


S SPENCER ST ELEVATIONS, LOOKING SOUTH

S SPENCER ST ELEVATIONS, LOOKING NORTH

PROJECT SITE (BEYOND VEGETATION)

ACROSS FROM SITE

36TH AVE S

36TH AVE S

35TH AVE S

35TH AVE S

STREET LEVEL



36TH

AVE

S36

TH A

VE S

35TH

AVE

S35

TH A

VE S


35TH AVENUE SOUTH, LOOKING WEST

35TH AVENUE SOUTH, LOOKING EAST

S SPENCER ST6004 35TH AVE S

35TH AVE SDEAD END

35TH AVE SDEAD END

SITE

ACROSS FROM SITE

STREET LEVEL


B. 36TH AVE SOUTH, PHOTOGRAPH LOOKING SOUTH



36TH

AVE

S36

TH A

VE S

35TH

AVE

S35

TH A

VE S

BA

A. 36TH AVE SOUTH, LOOKING WEST

SITE (BEYOND TREES)

STREET LEVEL


PAGE INTENTIONALLY LEFT BLANK


CONCEPT

CONCEPT:

This project was inspired by the natural context and future built context of the area. The uniqueness of existing and future conditions provides an opportunity to create a precedent of medium density with sensitive scale and massing in an evolving area. Project cues were inspired by adjacent projects.

The project emphasizes functional form through the utilization of wood screen elements. This articulates massing throughout the project, identifi es individual units, and creates an organizational strategy. This strategy is enhanced by providing links between units with the use of decks, patios, and balconies at multiple levels, promoting interactions between neighbors as well as indoor to outdoor connections.

CONCEPT

6106 35th Avenue South 6110 35th Avenue South

ADJACENT PROJECTS


COLOR SCHEME AND PROPOSED MATERIAL

CEMENTITIOUS PANELSW 7551 - GREEK VILLA

VERTICAL SIDING CEMENTITIOUS PANEL

PERMEABLE PAVERS HORIZONTAL CEMENTITIOUSROSEWOOD

CAST-IN-PLACE CONCRETE

PRECEDENT 1 2 3 4 5


A neutral material pallet was purposefully utilized in consideration of the unique natural context, and fi ts with the character of the adjacent project developments. Wood as highlighting material can be seen throughout the project., and is utilized at the pedestrian level. Pattern is brought through the project through a series of wooden screens and metal railing. Lighting will be provided at the main entries and along the common walkway. Vegetative buffering will be incorporated into the project to enhance circulation throughout the site.

DESIGN GUIDELINES

DESIGN GUIDELINES

CS1. Natural Systems and Site Features Work to maximize retention of mature trees on site.

Plants and Habitatd.

DESIGN RESPONSE

This project orients towards the wetland, creating a relationship between the built and natural environment. A 50’ wetland buffer is provided.

PL1. Open Space and Connectivity

The evolving character of the area provides the opportunity for the project to establish a precedent for new development. Because parking is accessed from the alley, a strong residential edge is able to be established to the south and west as a visual gateways for the area.

PL3. Street Level InteractionOrient entries of units with street frontage to the street.

DC4. Exterior Elements and FinishesUse appropriate and high quality elements and fi nishes for the building and its open spaces.

Outdoor Uses and Activities

c.

a. The existing topography along 35th Ave SW makes full street improvements diffi cult. Furthermore, the visibility of the facade along 35th Ave South is minimal. The relationship to the wetland was the priority for the project.

Entries

a.

c.

d.

Exterior Elements and Finishes

Lighting

Trees, Landscape and Hardscape Material

CS3. Architectural Context and CharacterThe neighborhood is evolving, the project should establish a positive and desirable context.

Emphasis Positive Neighborhood Attributesa.

a.

b.

c.

d.

DC2. Architectural Concept Strive for articulation on all facades. Provide scale and texture through secondary architectural features and materials

All units provide a clear rhythm through the use of wood screen elements and outdoor decks. This main architectural move helps create rhythm, clearly identify individual entries, and creates sensitive massing. These features add detail and reduce the scale of the building.

Massing

Architectural and Facade composition

Secondary Architectural Features

Scale and Texture

The unique natural context inspired a series of patios and decks at each level along the south facade. This helps create an indoor and outdoor connection to the wetland on multiple levels of the project.

CS2. Urban Pattern and Form Relationship to Block c. Because the project prioritizes the relationship and orientation with the existing wetland, the main entrances of the 6 units are accessed off of a shared walkway to the north, allowing for private yards and decks to face southward towards the buffer.

c.DC1. Project Uses and Activities Site planning should consider trash storage locations.

Individual trash will be located on the east side of TH6, with easy access to the alley. Parking and Service Uses

DC3. Open Space Concept a.

b.

Open Spaces Uses and Activities

Design

The project provides private yards for each of the units that face the wetland. All units have a continuous strong visual connection to this unique site feature along the south facade.


PAGE INTENTIONALLY LEFT BLANK


Required Provided % Difference

Front: 7’ average, 5’ minimum 5’ min. Compliant

Side (north): 5’ minimum, 7’ average 5’ min. Compliant

Side (south): 5’ minimum, 7’ average 20’-1.75” min. Compliant

Rear: 7’ average, 5’ minimum 24’-9.25” min. Compliant

DW

137

138

139

141

142

142

14314

3

135 14

0

135

140

140

TH 1 TH 2 TH 3 TH 4 TH 5 TH 6

11' - 2 1/2" 16' - 0" 11' - 6" 14' - 4" 14' - 4" 14' - 4" 16' - 6" 21' - 9"

90' -

6"

119' - 11 1/4"

trash, 359 sf

LIN

E O

F FL

OO

R A

BOVE

142.5142.5142.5141.5139.7

139.7

55' EXCAVATION BUFFER

50' WETLAND BUFFER

31' -

0"

15' -

0"

30' -

7"

5' -

0"9'

- 4

1/4"

1

2

3

4

5

6

5' MIN

. FRO

NT

SETBACK

(7' AVERAG

E)

7' AVERAGE

REAR

SETBACK

(5' MIN

IMU

M)

5' MIN. SIDE SETBACK

(7' AVERAGE, FACADES >40')

5' MIN. SIDE SETBACK

(7' AVERAGE, FACADES >40')

119' - 1 1/4"

BACKING23' - 4 1/2"

35THAVE

S

ALLEY

2' -

1 1/

2"

50' - 2"

44' -

6"

20' - 13/4"

16' - 0"

8' - 0"

24' - 9 1/4"


COC MBMM INI EDED SSSSSSSSSSSITE E PLP ANA

Projects are not functionally related due to the following conditions outlined in Director’s Rule 18-2017:

a. No features physically span property lines b. There are no shared driveway accesses or parking areas c. No structures are joined d. Structures are not dependent on grading

The following features are not to be taken into consideration in determining whether two or more development proposals are to be evaluated:

a. Physical connections to a common public right- of-way b. Common developer and property owner c. Similar design d. Simultaneous construction e. A common architectural and landscaping design


TREE DIAGRAM- MAINTAINING GROVE

OPTION A: MAINTAIN GROVE.Per 25.11.070 A.2, exceptional may be removed only if the total fl oor area that could be achieved with the maximum permitted FAR and height limits of the applicable zone cannot be achieved even with development standard adjustments and an increase in the permitted height. A grove per defi nition shown in Director’s Rule 16-2008 is located on the project site and takes up a majority of the development. This and the following page diagram the development potential maintaining this grove. Development potential is limited to approximately 1,600 sf, which is about 8,000 sf under FAR of the lot’s development potential.


TREE DIAGRAM- MAINTAINING GROVE


TREE DIAGRAM- REMOVING GROVE

OPTION B: REMOVE GROVEThis and the following page diagram the development potential removing the grove located on site.


TREE DIAGRAM


LANDSCAPE PLAN

35TH

AV

E. S

ALL

EY

LANDSCAPE PLAN


BUILDING SECTION


REF.

DW

UP

UP

DN

UP

UP UP UP

10' - 3" x 9' - 6"bed 3

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

10' - 10" x 21' - 1"living/dining

9' - 10" x 8' - 6"bed 3

10' - 10" x 12' - 1"kitchen

11' - 9" x 9' - 0"bed 2

7' - 2" x 6' - 0"bath 2

6' - 7" x 7' - 6"bath 2

TH 1 TH 2

TH 3 TH 4 TH 5 TH 6

mech

mech

55' EXCAVATION BUFFER

mech

14' - 2" x 7' - 0"back yard

9' - 8" x 6' - 9"back yard

14' - 2" x 7' - 0"back yard

1

TRASH

50' WETLAND BUFFER

LINE OF AWNING ABOVE

14' - 4" x 7' - 0"back yard

14' - 4" x 7' - 0"back yard

139.7 141.5 142.5 142.5 142.5

139.7

10' - 3" x 9' - 6"bed 3

10' - 3" x 9' - 6"bed 3

10' - 3" x 9' - 6"bed 3

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

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

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

6' - 7" x 7' - 6"bath 2

6' - 7" x 7' - 6"bath 2

6' - 7" x 7' - 6"bath 2

mech mech mech

LINE OF AWNING ABOVE LINE OF AWNING ABOVE LINE OF AWNING ABOVE LINE OF AWNING ABOVE

LIN

E O

F A

WN

ING

AB

OV

E

LINE

OF

AWN

ING

ABOVE

LEVEL 1


LEVEL 2

RE

F.

REF.

DW

UP

DN

DW

REF.

DW

UP

DN

REF.

DW

REF.

DW

DNDN

UP UP

UP

UP

DN

DN

8' - 5" x 9' - 9"bed 2

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

5' - 0" x 8' - 4"bath2

11' - 9" x 10' - 9"kitchen

11' - 9" x 9' - 8"kitchen 11' - 9" x 18' - 10"

living/dining

12' - 5" x 20' - 9"living/dining

TH 1

TH 3 TH 5 TH6

10' - 3" x 18' - 10"living/dining

10' - 3" x 10' - 9"kitchen

13' - 11" x 4' - 6"deck 15' - 4" x 2' - 8"

deck

10' - 3" x 18' - 10"living/dining

10' - 3" x 10' - 9"kitchen

10' - 3" x 18' - 10"living/dining

10' - 3" x 10' - 9"kitchen

TH 2

TH 4

13' - 10" x 2' - 3"deck

13' - 11" x 4' - 3"deck


W

W

UP

DN

W

UP

WWW

UPUPUP

DN DN DN

UP

DN

DN

15' - 3" x 10' - 2"m. bath

10' - 10" x 12' - 6"m. bed

10' - 4" x 12' - 0"m. bed

10' - 10" x 9' - 9"m.bath

7' - 5" x 8' - 2"w.i.c.

8' - 2" x 12' - 10"m. bath

7' - 6" x 8' - 4"m. bath

8' - 2" x 6' - 0"w.t.c

TH 1 TH 2

TH 3 TH 4 TH 5 TH 6

6' - 10" x 12' - 10"m. bath

6' - 9" x 6' - 0"w.t.c

13' - 8" x 10' - 2"m. bath

13' - 11" x 4' - 6"deck 15' - 4" x 2' - 8"

deck

3' - 4"

3' - 0"

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

13' - 8" x 10' - 2"m. bath

6' - 9" x 6' - 0"w.t.c

6' - 9" x 6' - 0"w.t.c

6' - 10" x 12' - 10"m. bath

6' - 10" x 12' - 10"m. bath

3' - 2"

13' - 10" x 2' - 6"deck

13' - 11" x 4' - 3"deck

LEVEL 3


ROOF DECK

DN

DN

DN DN DN DN

TH 1 TH 2 TH 3 TH 4 TH 5 TH 6

12' - 6" x 23' - 7"roof deck

10' - 10" x 20' - 10"roof deck

13' - 8" x 18' - 8"roof deck

13' - 8" x 18' - 8"roof deck

13' - 8" x 18' - 8"roof deck

15' - 3" x 18' - 8"roof deck


NORTH ELEVATION


SOUTH ELEVATION


35TH AVE S. ALLEY

EAST AND WEST ELEVATIONS


Back patio view

LOOKING SOUTH-WEST TOWARDS MAIN WALKWAY RENDERINGS


VIEW FROM 35TH AVENUE SOUTHRENDERINGS

6106 35TH AVE S 6110 35TH AVE S 6116 35TH AVE S


RENDERINGSLOOKING NORTH FROM WETLAND AND SOUTH FACADE

6116 35TH AVE SOUTH, SEATTLE, WA 98118 Streamlined …...CS2. Urban Pattern and Form c. Relationship...

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