748 11th Avenue E - Seattle

748 11th Avenue E Recommendation Meeting - May 27th 2015 DPD Project #3017655

750 11th Ave E | #3017655 | Recommendation Packet | 05/27/2015 a r c h i t e c t s 3

1 INTRODUCTION 04 Objectives 04 EDG Application 05

2 SITE ANALYSIS 06 Zoning Analysis 06 Neighborhood 08 Streetscape 10 Site Overview 12 Survey 13 Existing Site Conditions 14 3 NEIGHBORHOOD OUTREACH 16

4 RESPONSE TO GUIDANCE 20 Response Summary 20 Massing and Location 22 Entry 24 Courtyard 26 5 PROPOSAL 31 Site Plan 31 Aerial 32 Proposed Plans 34 Site Sections 38 Materials 40 Landscape 42 6 SUPPLEMENTAL INFORMATION 44 Below-grade Units 44 Privacy Elevation 46 Lighting 47 Departure Matrix 48 Shadow Study 49 7 COMPLETED WORK 50

TABLE of CONTENTS

750 11th Ave E | #3017655 | Recommendation Packet | 05/27/2015 a r c h i t e c t s4

INTRODUCTION1 2 3 4 5 6 7

ARCHITECT b9 architects

DEVELOPMENT Aloha Ventures LLC

STRUCTURAL MalsamTsang Structural Engineering

GEOTECHNICAL PanGEO, Inc.

LANDSCAPE Root of Design

TEAM

Design and construct an apartment building containing 34 apartment units oriented around a shared courtyard.

Number of Residential Units 34

Number of Parking Stalls 0

SustainabilityAchieve a 4-Star Built Green certification.Utilize reclaimed materials.

CommunityThe proposal will be designed around a central courtyard and exterior walkway that connects the site from north to south.

OBJECTIVES

E. Aloha St.

11th

Ave

. E.

12th

Ave

. E.


CITY of SEATTLEPART II: SITE AND DEVELOPMENT INFORMATION

1. Please describe the existing site, including location, existing uses and/or structures, topographical or other physical features, etc.

The site is located in the Capitol Hill neighborhood within the Capitol Hill Urban Center Village. This project will combine two lots located at 740 and 748 11th Ave E. The existing use at 740 11th Ave E is a 6-unit apartment complex that was constructed in 1905. The existing use at 748 11th Ave E is a Duplex structure that was also constructed in 1905. The site is bordered on the north by E Aloha Street, the west by 11th Ave E, the south by the Midtown Condominiums, and the east by an alley. The site is relatively flat in the center but there is almost 20 feet of grade change from the alley to 11th Ave E. This slope is currently mediated with retaining walls at the sidewalk.

2. Please indicate the site’s zoning and any other overlay designations, including applicable Neighborhood Specific Guidelines.

Both parcels of the proposed project are zoned LR3. The project is located within the Capitol Hill Urban Center Village.

3. Please describe neighboring development and uses, including adjacent zoning, physical features, existing architectural and siting patterns, views, community landmarks, etc.

Within the immediate neighborhood, there is a diverse mixture of single family, small multifamily, and small apartment buildings. The project is located at the northeastern edge of an LR3 zone and abuts SF5000 to the north across E Aloha Street and to the east across the alley. There are views from the site to downtown and to Queen Anne hill to the west.

4. Please describe the applicant’s development objectives, indicating types of desired uses, structure height (approx), number of residential units (approx), amount of commercial square footage (approx), and number of parking stalls (approx). Please also include potential requests for departure from development standards.

Development Objectives The proposal is for an apartment structure that will house 34 units. No parking is proposed.

DeparturesThe proposed design is seeking departures for a side setback reduction for a trash enclosure at the southwest corner of the site and a reduction in common amenity area at grade which is balanced by a large courtyard at the second floor.

PART I: CONTACT INFORMATION

1. Property Address 750 11th Avenue E

2. Project number 3017655

3. Additional related project number(s): N/A

4. Owner/Lessee Name Aloha Ventures LLC

5. Contact Name Brian Johnson Firm b9 architects Mailing Address 610 2nd Avenue City State Zip Seattle, WA 98104 Phone 206.297.1284 Email Address [email protected]` 6. Applicant Name Bradley Khouri Relationship to Project Architect Email Address [email protected]

APPLICATION FOR EARLY DESIGN GUIDANCE


SITE ANALYSIS1 2 3 4 5 6 7

23.45.504 PERMITTED USES: • Residential use permitted outright.

23.45.510 FLOOR AREA RATIO: • 2.0 X 9,500 = 19,000 square feet allowable for projects that meet the standards of SMC

23.45.510.C• Underground stories and portions of a story that extend no more than 4 feet above existing or

finished grade, whichever is lower, are exempt from FAR limits.

23.45.512 DENSITY LIMITS: • Density limits do not apply for apartment developments that meet the standards of SMC

23.45.510.C

23.45.514 STRUCTURE HEIGHT: • For apartment developments located in zone LR3 and within Urban Centers, the height limit is 40

feet.• On portions of lots within 50 feet of a single-family zoned lot, the height limit is 30 feet.

23.45.518 SETBACKS AND SEPARATIONS• Front Setback – 5 feet minimum• Rear Setback – 15 minimum without alley• Side Setback – 7 feet average and 5 feet minimum• Separations - 10 feet minimum separation between principal structures

23.45.522 AMENITY AREA• The required amount of amenity area is equal to 25 percent of the lot area.• A minimum of 50 percent of the required amenity area shall be provided at the ground area.• For apartments, amenity area at ground level is to be provided as common space.

23.45.524 LANDSCAPING STANDARDS• Landscaping shall achieve a green factor score of 0.6 or greater.

23.45.527 STRUCTURE WIDTH AND FAÇADE LENGTH• For apartment developments located in zone LR3 and within Urban Centers, the maximum

structure width is 150 feet.• The maximum combined façade length within 15 feet of a lot line that is neither a rear lot line, a

street, or an alley shall not exceed 65 percent of the length of that lot line.

23.54.040 SOLID WASTE• For developments containing 26-50 dwelling units, the minimum area for solid waste storage is

375 square feet.• The minimum horizontal dimension of required storage space is 12 feet.

ZONING ANALYSIS


Seattle DPD Zoning Map (heavy dashed line delineates the edge of the Capitol Hill Urban Center Village)

Adjacent Uses

A1.1

Plot P l anAl t er nat iv e

1

b9 architect s

P r o j e c t A d d r e s s :M a l d e n A v e E & E M e r c e r S t

COP Y R IGHT © 2 0 1 1 b y b9 ar chit ect s inc.

Preliminary Application 1 0 . 2 3 . 2 0 1 2210 S. Jackson St., Seattle WA 98104

[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p

Pre

lim

ina

ry A

pp

lica

tio

n

7'-0" 32'-0" 12'-7 1/4" 32'-0" 15'-4 11/16"

98'-11 13/16"

45'-0

3/1

6"11

'-8 1

1/16

"43

'-3"

5'-0

"

104'

-10"

104'

-11

9/16

"

1 15/16" 16'-5" 16'-5" 16'-5" 16'-5" 16'-5" 16'-5" 3 13/16"

98'-11 7/8"

11'-0

"4'

-0"

30'-0

"11

'-7"

14'-5

"14

'-5"

14'-5

"5'

-0"

11'-7" 10'-0" 22'-9 9/16" 10'-0" 22'-10 7/16" 10'-0" 11'-8 15/16"

65'-1

1 9/

16"

10'-0

"28

'-10

7/16

"

124 sq ft

540 sq ft 540 sq ft 540 sq ft 540 sq ft 540 sq ft 540 sq ft

443 sq ft

443 sq ft

443 sq ft 443 sq ft

443 sq ft

443 sq ft


74 sq ft

73 sq ft


273 sq ft

104 sq ft

104 sq ft

124 sq ft

124 sq ft

PROVIDE BELOWMEDIUM PARKING

STALLS, TYP.

S 89°47'13" W 252.47'

Nor

th (

Bas

is o

f Bea

rings

)

294.

26'

Mald

en

Aven

ue E

ast

East Mercer Street

N 89°52'05" E 99.00'

N 89°49'39" E 98.99'

98.99'

52.4

2'52

.42'

N 0

0°00

'16"

W

52

.49'

N 0

0°00

'16"

W

52.

49'

Sign: NoParking

Sign: No Parking To East

Asphalt Street

Con

cret

e G

utte

r (t

yp)

Asp

halt

Str

eet

Concrete Walk

Con

cret

e W

alk

ConcreteDriveway

Concrete Wall (typ)

Rip-Rap

Wall

0.15'0.51' 0.05'

0.16'

Wood Fence (typ)

Rock Wall

94.2

'

Building #1400

39.1'

12.3

'

19.3

'

19.3

'

19.1'

Garage

SS

SS

SS

SS

SS

SS

8" S

ewer

SD

WW

WW

GG

GG

446

444

448

450

450

450

442

450

PE

DE

STR

IAN

AC

CE

SS

SIDESETBACK

SIDESETBACK

to be Removed

PEDESTRIANACCESS

BELOW-GRADE

GARAGEACCESS

TOWNHOUSE 1

ENTRY

TOWNHOUSE 2 TOWNHOUSE 3 TOWNHOUSE 4 TOWNHOUSE 5 TOWNHOUSE 6

TOWNHOUSE 7

TOWNHOUSE 8

TOWNHOUSE 9

TOWNHOUSE 10

TOWNHOUSE 11

TOWNHOUSE 12

ENTRY ENTRY ENTRY ENTRY ENTRY

ENTRY

ENTRY

ENTRY

ENTRY

ENTRY

PEDESTRIANACCESS

PEDESTRIANACCESS

PEDESTRIANACCESS

PE

DE

STR

IAN

AC

CE

SS

PE

DE

STR

IAN

AC

CE

SS

PEDESTRIANACCESS

BELOW-GRADE

GARAGEACCESS

BELOW-GRADE

GARAGEACCESS

BE

LOW

-G

RA

DE

GA

RA

GE

AC

CE

SS

PRIVATEAMENITYAREA 1








PEDESTRIANACCESS

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

FLOOR PROJECTIONABOVE GARAGE DOOR, TYP.

PEDESTRIANACCESS

ENTRY

LEGEND:

NEW STRUCTURE FOOTPRINT AT GRADE NEW LOCATION OF EXISTING STRUCTURE FOOTPRINT AT GRADE

OPEN SPACE AT GRADE

CANTILEVERED FLOOR SPACE ABOVE GRADE

PROPOSED CARPORT OVER PARKING

PERMEABLE DRIVEWAY/PARKING SURFACE

ORIGINAL LOCATION OF EXISTING HOUSE

PROJECT INFORMATION:ADDRESS: 607 MALDEN AVENUE EAST 1412 EAST MERCER STREETOWNER: GRAHAM BLACK P.O. BOX 471 SHAW ISLAND, WA 98286ARCHITECT: B9 ARCHITECTS, INC. 210 S. JACKSON ST., SEATTLE, WA 98104 TEL. 206.297.1284 FAX 206. 284.7572STRUCTURAL ENGINEER:

APN: 3303700510 (607 MALDEN AVENUE EAST)LEGAL DESCRIPTION: LOT 4, BLOCK 6, HIGHLANDS ADDITION TO THE CITY OF SEATTLE ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 4 OF PLATS, PAGE 27, RECORDS OF KING COUNTY, WASHINGTON.APN: 3303700515 (1412 EAST MERCER STREET)LEGAL DESCRIPTION: LOT 5, BLOCK 6, HIGHLANDS ADDITION TO THE CITY OF SEATTLE ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 4 OF PLATS, PAGE 27, RECORDS OF KING COUNTY, WASHINGTON.ZONE: LR-3LOT AREA: 10,384 SF (5,192 SF PER LOT)DENSITY: LR-3; NO LIMIT FOR TOWNHOMES (FOR DEVELOPMENTS THAT MEET THE STANDARDS OF SUBSECTION 23.45.510.C) 3 TOWNHOUSE UNITS PROPOSED NO LIMIT FOR ROWHOUSE DEVELOPMENTS 7 ROWHOUSE UNITS PROPOSEDFLOOR AREA RATIO (FAR): LR-3; TOWNHOUSE: FAR 1.4 (FOR DEVELOPMENTS THAT MEET THE STANDARDS OF SUBSECTION 23.45.510.C) 10,384 SF X 1.4 = 14537.6 SFLOT DEPTH: 99.00' ALLOWABLE: 64.35', 65% LOT DEPTHROWHOUSE SETBACKS: FRONT: 2'-2" (5' MINIMUM REQUIRED) SIDE N: 9'-5" (0' ALLOWABLE SIDE SETBACK) SIDE S: 5'-0" (0' ALLOWABLE SIDE SETBACK) REAR: 13'-0" (5' MIN. REQ'D, 7' AVG. REQ'D);TOWNHOUSE SETBACKS: FRONT: 11'-7" (6'-10" FOR NEW LOCATION OF EXISTING PORCH) SIDE N: 5'-2" (5' ALLOWABLE SIDE SETBACK FOR PORTION UNDER 40' IN LENGTH) SIDE S: 0'-6" (0' ALLOWABLE SIDE SETBACK) REAR: 6'-10" (5' MIN. REQ'D, 7' AVG. REQ'D);AMENITY AREA AT GRADE: KEYED TO PLOT PLAN: COMMON AMENITY AREA 1 = 1,433 SF COMMON AMENITY AREA 1 = 598 SF COMMON AMENITY AREA 1 = 452 SF PRIVATE AMENITY AREA 1 = 47 SF PRIVATE AMENITY AREA 2 = 47 SF PRIVATE AMENITY AREA 3 = 47 SF PRIVATE AMENITY AREA 4 = 561 SF PRIVATE AMENITY AREA 5 = 47 SF PRIVATE AMENITY AREA 7 = 47 SF PRIVATE AMENITY AREA 7 = 47 SF SUBTOTAL = 3,328 SFAMENITY AREA IN PRIVATE ROOF DECKS: PRIVATE AMENITY AREAS = 100 SF X 9 = 900 SF SUBTOTAL = 900 SF TOTAL = 4,228 SF (2,596 SF REQUIRED)

PARKING: REQUIRED ACTUAL EXISTING 1 1 PROPOSED 0 14ACCESS: ACCESS TO UNDERGROUND PARKING GARAGE FROM EAST MERCER STREET

LR1

LR2

LR3

NC3

SF5000

SITE

Capitol HillUrban Center Village

LR1

SITE

LR2

LR3

NC3

NC3

VOLUNTEER PARK

RESIDENTIAL

MEDIUM4-10 units

LARGE10+ units

SITE

SMALLsingle family

SMALLduplex/triplex

Seatle Public SchoolsLowell Elementary

* Proposed

parking

Seattle Public Schools playground

22

3*2*

4

42

2

2

3

3

3

21



NEIGHBORHOOD

E Aloha St

E Word St

E Valley St

E Roy St

E Prospect St

10th

Ave

E

Broa

dway

E

Fede

ral A

ve E

12th

Ave

E

13th

Ave

E

14th

Ave

E

11th

Ave

E

15th

Ave

E

725-729 10th Avenue E ApartmentsBuilt: 1927

1

1300 E Mercer ApartmentBuilt: 1926

2

1

2

3

4

5

6

7

8


1014 E Roy CondominiumBuilt: 1928

Asian Art MuseumBuilt: 1933

Midtown CondominiumsBuilt: 1969

Single FamilyBuilt: 1914

4

6

5

7

Washington Arms CondominiumBuilt: 1920

3

Single FamilyBuilt: 1903

8



STREETSCAPE

West Side of 11th Avenue E

E Aloha Street

2

SITE BEYOND

East Side of 11th Avenue E1

E Aloha Street E Roy StreetSITE

E Aloha St

E Roy St

Fede

ral A

ve E

10th

Ave

E

12th

Ave

E

2 1

11th

Ave

E

Broa

dway

E


North Side of E Aloha Street4

10th Avenue E

11th Avenue E

12th Avenue E

Wallingford Ave. N

South Side of E Aloha St

12th Avenue E

11th Avenue E

10th Avenue E3

E Aloha St

E Roy St

Fede

ral A

ve E

10th

Ave

E

12th

Ave

E

3

4

11th

Ave

E

Broa

dway

E



A

SITE OVERVIEW

Aerial

A

E Aloha St

E Word St

E Valley St

E Roy St

E Prospect St10

th A

ve E

Broa

dway

E

Fede

ral A

ve E

12th

Ave

E

13th

Ave

E

14th

Ave

E

11th

Ave

E


SURVEY



The project site is located at the southeast corner of 11th Avenue E and E Aloha Street. Currently a duple and a 6-plex occupy the site and both will be demolished. The site dimensions are approximately 100 ft. north-south by 115 ft. east-west.

To the west of the site is Lowell Elementary School with its large playground occupying an entire city block. Adjacent the project site to the south is the 4-story Midtown Condominium built in 1969 and containing 22 units. One block to the north is Volunteer Park, a 48 acre park which includes the Asian Art Museum and the Volunteer Park Conservatory.

The site has phenomenal access to the Capitol Hill commercial corridors of E Broadway and 15th Avenue E. and is located between two major north/south bus routes. Two blocks to the west is the 49 (service north to the University District and west to downtown) and the 60 (service south to Beacon Hill and Georgetown). Four blocks to the east is the 10 (service to Pike/Pine, downtown and south to Pioneer Square). The project is also within a 10 minute walk to both the First Hill Streetcar and the Capitol Hill Link Lightrail Station.

EXISTING SITE CONDITIONS

1

2

Property Line from 11th Avenue E Looking E

Property Line from AlleyLooking W

1 2

6

11th

Ave

nue

E

E Aloha Street

3

4 5


Site edge along E Aloha Street looking westView of site looking east from 11th Avenue E

View of site looking south from E Aloha Street View of site from alley looking northwest

3

5

4

6


NEIGHBORHOOD OUTREACH1 2 3 4 5 6 7

25 September

Initial Meeting to Discuss Concerns

Neighborhood Requests

• Reduce building to 3 stories • Set Back from Aloha & 11th • Move main entrance to 11th or corner, not Aloha• Eliminate roof deck• Move utility access on alley • High Quality Design and Materials• Ensure that parking is provided at a ratio consistent with car ownership statistics in this neighbor-

hood.

14 October

Follow up Meeting to Review Proposed Revisions

• Different approaches taken and reasoning• Parking discussion

01 November

Open Meeting with Neighborhood

10 December

Follow up meeting with small neighborhood group

17 May

Follow up meeting with small neighborhood groupOVERLAY COMPARISONVIEW FROM NW

NEIGHBORHOOD OUTREACH


OVERLAY COMPARISONVIEW FROM SW

OVERLAY COMPARISONVIEW FROM NE

EXISTING MATERIAL CONTEXT OF THE NEIGHBORHOOD


NEIGHBORHOOD OUTREACH1 2 3 4 5 6 7

NEIGHBORHOOD OUTREACH

Adjacent Condo

Parking Lot

Single Family

Single Family

Single FamilySingle FamilySingle Family

Single Family

Single Family

Single Family

Lowell Elementary

Proposed Apt

All

ey

12

th A

ven

ue

Ea

st

11

th A

ven

ue

Ea

st

5’-0”

5’-6”

10’-0” 15’-0”

15’-0”15’-0”

East Aloha Street

Developer has a preliminary agreement with Diamond parking for tenants to lease stalls in the parking lot directly west of the site. The lot is currently used by Seattle Public Schools for teacher parking and

other neighborhood events and is not fully utilized.


STAIR

STAIR

ELEVELEC

LOBBY

1-BED

TRASH

UTILITY

1-BED

1-BED

1-BED

1-BED

STORAGE

COURTYARD

PATIO

15'-0

"43

'-0"

6'-1

0"

12'-2" 12'-0"

EL.

397

'-3 1

/2"

EL.

396

'-2 3

/4"

EL. 384'-5 7/8"

EL. 390'-6"

EL. 390'-6"

EL.

378

'-10

5/8"

EL. 385'-3 1/2"

N 0

1°25

'33"

E (

Bas

is o

f Bea

rings

)

5

30.8

9'

12

th A

ve

nu

e E

ast

11

th A

ve

nu

e E

ast

All

ey

East Aloha Street

STAIR

STAIR

ELEVELEC

LOBBY

1-BED

1-BED

1-BED

1-BED

1-BED

1-BED

1-BED

COURTYARD

PATIO

PATIO

PATIO

15'-0

"76

'-0"

13'-1

0"

5'-0" 39'-7" 20'-0" 36'-6" 18'-2"5'

-6"

17'-0

"20

'-7"

28'-9

"22

'-10"

EL. 380'

MIDTOWN CONDOMINIUM4-STORIES

STAIR

STAIR

ELEVELEC

LOBBY

1-BED

1-BED

1-BED

1-BED

1-BED

1-BED

1-BED

1-BEDSTAIR

STAIR

ELEVELEC

LOBBY

1-BED

1-BED

1-BED 1-BED

1-BED

1-BED

1-BED

1-BED

ROOF DECK

STAIR

STAIR

ELEVELEC

LOBBY

1-BED

1-BED

1-BED

1-BED

1-BED

1-BED

STAIR

ELEVELEC

LOBBY

ROOF DECK

SCALE: 1/16" = 1'-0"

S3F0

SCALE: 1/16" = 1'-0"

S3F1

SCALE: 1/16" = 1'-0"

S3F2 SCALE: 1/16" = 1'-0"

S3F3SCALE: 1/16" = 1'-0"

S3F4

16 R

. @ 6

3/4

"15

T. @

11"

UP

16 R. @ 6 3/4"15 T. @ 11"U

P

VAULT

A: 152 sq ft

LOBBY101

A: 479 sq ft

1-BED104

A: 580 sq ft

1-BED105

A: 665 sq ft

1-BED103

A: 580 sq ft

1-BED102

A: 530 sq ft

1-BED109

A: 458 sq ft

ELEV MACH RM

A: 59 sq ft

WTR SVC106

A: 147 sq ft

BIKE STORAGE106

A: 539 sq ft

S02

ELEC100

A: 159 sq ft

ELEV

S01

16 R

. @ 6

3/4

"15

T. @

11"

DN

16 R. @ 6 3/4"15 T. @ 11"

DN

16 R

. @ 6

3/4

"15

T. @

11"

UP

4 R

. @ 6

1/8

"3

T. @

11"

UP16 R. @ 6 3/4"15 T. @ 11"U

P

N 0

1°25

'33"

E (

Bas

is o

f Bea

rings

)

5

30.8

9'

1-BED207

A: 532 sq ft

1-BED205

A: 558 sq ft

1-BED204

A: 550 sq ft

1-BED203

A: 550 sq ft

1-BED202

A: 535 sq ft

1-BED201

A: 643 sq ft

1-BED209

A: 481 sq ft

AMENITY206

A: 497 sq ft

1-BED308

A: 540 sq ft

OHP

OHP

OHP

OHP

OHP

OHP

OHP

OHP

OHP

EL:418.6

6.0'

S02

ELEC200

ELEV

S01

16 R

. @ 6

3/4

"15

T. @

11"

DN

16 R. @ 6 3/4"15 T. @ 11"

DN

16 R

. @ 6

3/4

"15

T. @

11"

UP

16 R. @ 6 3/4"15 T. @ 11"U

P

1-BED306

A: 606 sq ft1-BED307

A: 424 sq ft

1-BED301

A: 544 sq ft

1-BED308

A: 525 sq ft

trashA: 375 sq ft

1-BED304

A: 527 sq ft

1-BED303

A: 549 sq ft

S02

1-BED305

A: 562 sq ft

1-BED302

A: 526 sq ft

ELEC300

ELEV

S01

COURTYARD

16 R

. @ 6

3/4

"15

T. @

11"

DN

16 R. @ 6 3/4"15 T. @ 11"

DN

16 R

. @ 6

3/4

"15

T. @

11"

UP

16 R. @ 6 3/4"15 T. @ 11"U

P

S02

1-BED408

A: 537 sq ft

1-BED407

A: 532 sq ft

1-BED406

A: 565 sq ft

1-BED405

A: 563 sq ft

1-BED404

A: 527 sq ft

1-BED403

A: 549 sq ft

1-BED402

A: 516 sq ft

1-BED401

A: 540 sq ft ELEC400

ELEV

S0116

R. @

6 3

/4"

15 T

. @ 1

1"

DN

16 R

. @ 6

3/4

"15

T. @

11"

UP1-BED501

A: 521 sq ft

1-BED502

A: 525 sq ft

1-BED503

A: 548 sq ft

1-BED504

A: 568 sq ft 1-BED505

A: 433 sq ft

16 R. @ 6 3/4"15 T. @ 11"

DN

1 2 3 4 5 6 7

8910111213141516S02

ELEC500

ELEV

S01

16 R

. @ 6

3/4

"15

T. @

11"

DN 12345678

910111213141516

ELEV

S01

ROOF DECK

SCALE: 1/16" = 1'-0"

MUP00

SCALE: 1/16" = 1'-0"

MUP01

SCALE: 1/16" = 1'-0"

MUP02 SCALE: 1/16" = 1'-0"

MUP03SCALE: 1/16" = 1'-0"

MUP04

STAIR

STAIR

ELEVELEC

LOBBY

1-BED

TRASH

UTILITY

1-BED

1-BED

1-BED

1-BED

STORAGE

COURTYARD

PATIO

15'-0

"43

'-0"

6'-1

0"

12'-2" 12'-0"

EL.

397

'-3 1

/2"

EL.

396

'-2 3

/4"

EL. 384'-5 7/8"

EL. 390'-6"

EL. 390'-6"

EL.

378

'-10

5/8"

EL. 385'-3 1/2"

N 0

1°25

'33"

E (

Bas

is o

f Bea

rings

)

5

30.8

9'

12

th A

ve

nu

e E

ast

11

th A

ve

nu

e E

ast

All

ey

East Aloha Street

STAIR

STAIR

ELEVELEC

LOBBY

1-BED

1-BED

1-BED

1-BED

1-BED

1-BED

1-BED

COURTYARD

PATIO

PATIO

PATIO

15'-0

"76

'-0"

13'-1

0"

5'-0" 39'-7" 20'-0" 36'-6" 18'-2"

5'-6

"17

'-0"

20'-7

"28

'-9"

22'-1

0"

EL. 380'

MIDTOWN CONDOMINIUM4-STORIES

STAIR

STAIR

ELEVELEC

LOBBY

1-BED

1-BED

1-BED

1-BED

1-BED

1-BED

1-BED

1-BEDSTAIR

STAIR

ELEVELEC

LOBBY

1-BED

1-BED

1-BED 1-BED

1-BED

1-BED

1-BED

1-BED

ROOF DECK

STAIR

STAIR

ELEVELEC

LOBBY

1-BED

1-BED

1-BED

1-BED

1-BED

1-BED

STAIR

ELEVELEC

LOBBY

ROOF DECK

SCALE: 1/16" = 1'-0"

S3F0

SCALE: 1/16" = 1'-0"

S3F1

SCALE: 1/16" = 1'-0"

S3F2 SCALE: 1/16" = 1'-0"

S3F3SCALE: 1/16" = 1'-0"

S3F4

16 R

. @ 6

3/4

"15

T. @

11"

UP

16 R. @ 6 3/4"15 T. @ 11"U

P

VAULT

A: 152 sq ft

LOBBY101

A: 479 sq ft

1-BED104

A: 580 sq ft

1-BED105

A: 665 sq ft

1-BED103

A: 580 sq ft

1-BED102

A: 530 sq ft

1-BED109

A: 458 sq ft

ELEV MACH RM

A: 59 sq ft

WTR SVC106

A: 147 sq ft

BIKE STORAGE106

A: 539 sq ft

S02

ELEC100

A: 159 sq ft

ELEV

S01

16 R

. @ 6

3/4

"15

T. @

11"

DN

16 R. @ 6 3/4"15 T. @ 11"

DN

16 R

. @ 6

3/4

"15

T. @

11"

UP

4 R

. @ 6

1/8

"3

T. @

11"

UP16 R. @ 6 3/4"15 T. @ 11"U

P

N 0

1°25

'33"

E (

Bas

is o

f Bea

rings

)

5

30.8

9'

1-BED207

A: 532 sq ft

1-BED205

A: 558 sq ft

1-BED204

A: 550 sq ft

1-BED203

A: 550 sq ft

1-BED202

A: 535 sq ft

1-BED201

A: 643 sq ft

1-BED209

A: 481 sq ft

AMENITY206

A: 497 sq ft

1-BED308

A: 540 sq ft

OHP

OHP

OHP

OHP

OHP

OHP

OHP

OHP

OHP

EL:418.6

6.0'

S02

ELEC200

ELEV

S01

16 R

. @ 6

3/4

"15

T. @

11"

DN

16 R. @ 6 3/4"15 T. @ 11"

DN

16 R

. @ 6

3/4

"15

T. @

11"

UP

16 R. @ 6 3/4"15 T. @ 11"U

P

1-BED306

A: 606 sq ft1-BED307

A: 424 sq ft

1-BED301

A: 544 sq ft

1-BED308

A: 525 sq ft

trashA: 375 sq ft

1-BED304

A: 527 sq ft

1-BED303

A: 549 sq ft

S02

1-BED305

A: 562 sq ft

1-BED302

A: 526 sq ft

ELEC300

ELEV

S01

COURTYARD

16 R

. @ 6

3/4

"15

T. @

11"

DN

16 R. @ 6 3/4"15 T. @ 11"

DN

16 R

. @ 6

3/4

"15

T. @

11"

UP

16 R. @ 6 3/4"15 T. @ 11"U

P

S02

1-BED408

A: 537 sq ft

1-BED407

A: 532 sq ft

1-BED406

A: 565 sq ft

1-BED405

A: 563 sq ft

1-BED404

A: 527 sq ft

1-BED403

A: 549 sq ft

1-BED402

A: 516 sq ft

1-BED401

A: 540 sq ft ELEC400

ELEV

S01

16 R

. @ 6

3/4

"15

T. @

11"

DN

16 R

. @ 6

3/4

"15

T. @

11"

UP1-BED501

A: 521 sq ft

1-BED502

A: 525 sq ft

1-BED503

A: 548 sq ft

1-BED504

A: 568 sq ft 1-BED505

A: 433 sq ft

16 R. @ 6 3/4"15 T. @ 11"

DN

1 2 3 4 5 6 7

8910111213141516S02

ELEC500

ELEV

S01

16 R

. @ 6

3/4

"15

T. @

11"

DN 12345678

910111213141516

ELEV

S01

ROOF DECK

SCALE: 1/16" = 1'-0"

MUP00

SCALE: 1/16" = 1'-0"

MUP01

SCALE: 1/16" = 1'-0"

MUP02 SCALE: 1/16" = 1'-0"

MUP03SCALE: 1/16" = 1'-0"

MUP04

FOOTPRINT AT ROOF - EDG

FOOTPRINT OF PROPOSAL - EDG

FOOTPRINT AT ROOF - REVISED THROUGH NEIGHBORHOOD PROCESS

FOOTPRINT OF PROPOSAL - REVISED THROUGH NEIGHBORHOOD PROCESS


RESPONSE TO GUIDANCE1 2 3 4 5 6 7

MASSING AND BUILDING LOCATION

Board Recommendation

The Board unanimously favored the preferred massing option 3 which include both north and south facing courtyard space. The Board also directed the massing to include a sensitive transition to the surrounding single family homes and residential uses.

a) The Board felt the applicant should study the height of the structure in relationship to the adjacent structures. The Board directed the applicant to explore upper level setbacks on the E Aloha Street, 11th Avenue E façade, and the south façades. The Board felt the massing study should:

i) Demonstrate a sensitive transition to the residential uses surrounding the site (CS2-D and DC2-A2).ii) Provide massing relief at the corner at E Aloha Street and 11th Avenue E, which currently contains the tallest portion of the structure on the lowest point of the site (CS2-C1 and DC2-A2).iii) Allow more access for light and air access to the front portion of the site on Aloha Street (CS1-B2, CS2-III, DC3-Iiv).

b) The Board felt the applicant should reconsider the proposed rooftop deck. Removing the stair and elevator penthouse would reduce the height of the structure and allow additional resources to apply a quality material application and enhancements in the courtyard open spaces provided at ground level (CS2-D).

c) At the Recommendation Meeting, the Board requested to review further clarification on the treatment of the east and south façades to maintain privacy between the residential structures. The Board requested a window overlay diagram and site sections, including adjacent structures, to better understand the relationship between the buildings (CS2-D5 and DC2-B1).

Summary Response

• Large 4th floor setbacks have been incorporated along the north facade. This helps the building transition to the SF5000 zone across the street.

• By setting back the 4th floor, the height of the structure at the corner of 11th Avenue E and E Aloha Street has been reduced.

• The rooftop deck has been significantly reduced in scale and has been located at the southeast of the site to reduce the impact on the single family structures.

• The overall height of the structure has been reduced by approximately 3’-0” (11’-0” at the corner of 11th Ave E and E Aloha St). The project is below the allowable height limit by 5’-6”.

COURTYARD


The Board felt the proposed courtyard was consistent with the Capitol Hill vernacular and neighborhood specific guidelines. The Board noted that Design Alternative three provided the best design alternative by locating courtyards on both the north and south façade.

a) The Board enjoyed the design which utilizes the existing sloping topography to locate courtyards at multiple levels. However, the Board also noted that thoughtful lighting and good landscaping was necessary for the lower courtyard to be successful (CS1-C2, DC3-A1 and B2).

b) The Board felt the materiality, landscaping and lighting must be well considered for each courtyard space to help activate the space as an amenity for residents at a scale suitable for the neighborhood (PL2-B, PL3-A, DC1-A2, DC3 a1 and B2, DC3-Iii, DC4).

Summary Response

• During the transformation and development of the project, the proposed courtyards were reconsidered and developed in response to neighborhood concerns.

• At the ground floor abutting 11th Avenue E, a garden courtyard is located at the south of the project and is open to the sky.

• The 1st floor courtyard has transitioned to an 11 foot wide entry promenade that connects residents to E Aloha Street and adds visual interest to the facade. To the east of the promenade is a tenant community room, providing a similar shared space to the original courtyard. At the south end of the promenade is an open stair that leads up to the shared 2nd floor courtyard.

• The 2nd floor courtyard is a shared gathering place for all residents. The courtyard is sheltered from the adjacent single family zone in response to adjacent uses and neighbor requests.

• The lower courtyard is internalized to the project and visually connected to the first floor promenade and the second floor courtyard.

• All courtyard spaces feature thoughtful lighting and landscaping

11th Avenue E Entry South Courtyard at 2nd Floor

E Aloha Entry Plaza and Community RoomLooking North towards E Aloha Street

SUMMARY OF GUIDANCE


ENTRY


The Board unanimously supported the entrance on Aloha Street, which breaks up the massing facing the single family zone and allows visual access from the street and sidewalk in to the courtyard area.

a) The Board noted that the entry on Aloha Street allows additional space for the uninterrupted landscape terraces on 11th Avenue E. The Board felt the low retaining wall landscape terraces are particularly important for the project as a connection to the existing landscape context. At the Recommendation Meeting the Board requested to review a well detailed landscape plan which demonstrates how the lush landscape buffer demonstrated within the EDG packet will be achieved PL3-B, DC3-C1 and C3, DC3-Iiv, DC3-II).

b) The Board felt access to services along 11th Avenue E was more appropriate than on Aloha Street. At the Recommendation Meeting, the Board requested to review additional information demonstrating how the service space and doorway would be treated to provide a quality pedestrian experience along the street (CS1-C2 and DC1-C4).

c) At the Recommendation Meeting, the Board would like to see the where solid waste and recycling storage space staging will occur (DC1-C4).

Summary Response

• The entrance off of Aloha street has been maintained, but based on neighborhood input, the main entry to the building has been located on 11th Avenue E.

• The structure along 11th Avenue E has been setback an additional 10 feet from the property line. This provides for large planting areas and small private patios for the units at-grade.

• The facade along E Aloha Street is still interrupted by a secondary entrance to the project, with visual access through to the stair that connects up and down to the inner courtyard spaces.

MATERIALS


The Board encouraged use of durable, quality materials, respectful of the existing materiality context of the historic neighborhood.

a) The Board felt to successfully integrate a modern architectural concept into a historic neighborhood context the building must include a very high-quality material application that is consistent with the existing historic context. The Board highly encouraged the use of brick, consistent with the existing 1910 and 1920 context (CS3-A1, CS3-A3, CS3-I, DC2, DC4-A1, DC4-II).

b) The Board noted cement panel siding and a colorful material application would not be appropriate for this location in the city (CS3-I, DC4-A1).

c) The Board also noted that the scale of the material is particularly important and that quality should be expressed in each architectural detail: windows, steps, railing, lighting, and fenestration (DC4-A1).

Summary Response

• The predominant building material proposed for this project is brick. It is located on all 3 facades abutting the right-of-way.

• As recommended by the Design Review Board, the proposed colors of the building have been chosen to best fit within the existing fabric of the neighborhood.

• • The detailing is simple and restrained, precast white

window sills and minimal steel lintels highlight the openings. White windows compliment the sills, maintaining a simple material palette.

Entry from E Aloha St 11th Ave E Patios



CS2-D-1 Existing Development and Zoning CS2-D-3 Zone Transitions The fourth floor has been setback from the northern edge of the site to provide a more appropriate zone transition. The setback for this floor ranges from 20 feet to 25 feet from the property line. The proposed setback along with quality material on this facade helps to break down the scale of this facade, providing a smooth, respectful zone transition.

CS2-C-1 Corner SitesDC2-A-2 Reducing Perceived MassThe setback at the fourth floor has also helped the proposal by reducing the mass at the corner of the site (the intersection of 11th Avenue E and E Aloha Street). As designed, the corner is 38 feet above the intersection, a reduction of approximately 10 feet from Early Design Guidance.

View from N at EDGView from N

MASSING & LOCATION


View from E at EDGView from E



PL3-B-2 Ground-level ResidentialAlong 11th Avenue E there are 4 ground floor residential units proposed that will have private patios at street-level. These units will help connect the structure to the sidewalk and bring eyes out to the street. Large planting areas will be provided at the property line to help delineate and provide some visual privacy for these units.

CS2-A-1 Sense of PlaceDC2-C-3 Fit with Neighboring BuildingsThe project has been designed to fit into the well-established neighborhood surrounding Volunteer Park. Setback, property line retaining walls, extensive landscaping, and material palette have all been selected/designed to meet this goal. The project team met on multiple occasions with neighborhood groups in an effort to refine the design to better fit the existing fabric.

View from NW at EDGView from NW

ENTRY


View from W



COURTYARDDC3-A-1 Interior/Exterior FitThe courtyards have been further defined, creating three specific areas within the site. The ground floor courtyard has become a large garden area completely open to the sky above. This central green space will be visible from vantage points through the site. The 1st floor courtyard has evolved into a wide promenade lined with plantings and benches that will bring residents and visitors in from E Aloha Street. Off of the promenade there is a community room for small gatherings. The 2nd story courtyard is a shared amenity for all residents and will be a larger central gathering area.

Entry from Aloha

Entry Promenade

1

2

C O MP O S I T

E S IT E

P L A N

1 2 . 2 9 . 2 0 1 4

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects

P r o j e c t A d d r e s s

7 5 0 1 1 t h A v e n u e E


Master Use Permit Set

IssueID

Issue Name Date

[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p

610 2nd Ave., Seattle WA 98104

Ma

ste

r U

se

Pe

rm

it S

et

13'-2"

5'-0"

O3x14

20'D

UNIT

LOBBY

UNIT

UNIT

UNIT

ELEC

MAINENTRY

11

TH

AV

E E

PR

IVA

TE

PA

TIO

S

15'-3 1/2"

16 R. @ 6 3/4"15 T. @ 11"

DN

UP

4 R

. @

6 1

/8"

3 T

. @

11

"

UP16 R. @ 6 3/4"15 T. @ 11"U

P

11'-4"

6'-6"

9'-8" 3'-7" 2'-0"

5'-0

"

UNIT

UNIT

UNIT

COMMUNITYRM

E ALOHA ST

E ALOHAENTRYCOURT

UP

11'-7 1

/2"

396

394

390

392

398

DN

25'-11"

11'-7"

3'-4" 17'-11" 4'-10"

TRASH

2ND FLOORCOURTYARD

OPEN TOGARDEN COURT

BELOW

8'-8 1/2" 2'-0"

0' SCALE: 4' 8' 16' 32'

COMPOSITE PLAN - 1ST1 0' SCALE: 4' 8' 16' 32'


COMPOSITE PLAN - 2ND4 0' SCALE: 4' 8' 16' 32'

COMPOSITE PLAN - 2ND4

BASEMENT PLAN 1ST FLOOR PLAN

2ND FLOOR

PLAN

BASEMENT PLAN

1ST FLOOR

PLAN 2ND FLOOR PLAN

Courtyard Plan

1

2

3

A1.1


1

b9 architect s




[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p

Pre

lim

ina

ry A

pp

lica

tio

n

7'-0" 32'-0" 12'-7 1/4" 32'-0" 15'-4 11/16"

98'-11 13/16"

45'-0

3/1

6"11

'-8 1

1/16

"43

'-3"

5'-0

"

104'

-10"

104'

-11

9/16

"

1 15/16" 16'-5" 16'-5" 16'-5" 16'-5" 16'-5" 16'-5" 3 13/16"

98'-11 7/8"

11'-0

"4'

-0"

30'-0

"11

'-7"

14'-5

"14

'-5"

14'-5

"5'

-0"

11'-7" 10'-0" 22'-9 9/16" 10'-0" 22'-10 7/16" 10'-0" 11'-8 15/16"

65'-1

1 9/

16"

10'-0

"28

'-10

7/16

"

124 sq ft


443 sq ft

443 sq ft

443 sq ft 443 sq ft

443 sq ft

443 sq ft


74 sq ft

73 sq ft


273 sq ft

104 sq ft

104 sq ft

124 sq ft

124 sq ft


STALLS, TYP.

S 89°47'13" W 252.47'

Nor

th (

Bas

is o

f Bea

rings

)

294.

26'

Mald

en

Aven

ue E

ast

East Mercer Street

N 89°52'05" E 99.00'

N 89°49'39" E 98.99'

98.99'

52.4

2'52

.42'

N 0

0°00

'16"

W

52

.49'

N 0

0°00

'16"

W

52.

49'

Sign: NoParking


Asphalt Street

Con

cret

e G

utte

r (t

yp)

Asp

halt

Str

eet

Concrete Walk

Con

cret

e W

alk

ConcreteDriveway

Concrete Wall (typ)

Rip-Rap

Wall

0.15'0.51' 0.05'

0.16'

Wood Fence (typ)

Rock Wall

94.2

'

Building #1400

39.1'

12.3

'

19.3

'

19.3

'

19.1'

Garage

SS

SS

SS

SS

SS

SS

8" S

ewer

SD

WW

WW

GG

GG

446

444

448

450

450

450

442

450

PE

DE

STR

IAN

AC

CE

SS

SIDESETBACK

SIDESETBACK

to be Removed

PEDESTRIANACCESS

BELOW-GRADE

GARAGEACCESS

TOWNHOUSE 1

ENTRY


TOWNHOUSE 7

TOWNHOUSE 8

TOWNHOUSE 9

TOWNHOUSE 10

TOWNHOUSE 11

TOWNHOUSE 12


ENTRY

ENTRY

ENTRY

ENTRY

ENTRY

PEDESTRIANACCESS

PEDESTRIANACCESS

PEDESTRIANACCESS

PE

DE

STR

IAN

AC

CE

SS

PE

DE

STR

IAN

AC

CE

SS

PEDESTRIANACCESS

BELOW-GRADE

GARAGEACCESS

BELOW-GRADE

GARAGEACCESS

BE

LOW

-G

RA

DE

GA

RA

GE

AC

CE

SS









PEDESTRIANACCESS

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA


PEDESTRIANACCESS

ENTRY

LEGEND:


OPEN SPACE AT GRADE









Garden Court at 1st Floor3



COURTYARDDC3-C-1 Reinforce Existing Open SpaceThe courtyard has been a strong focus of this project and has drawn off of the numerous courtyards found throughout similarly sized apartments and condos in northern Capitol Hill.

DC3-C-2 Amenities and FeaturesHardscape and landscape are blended throughout the courtyard spaces. Vertical cables will run from a planting bed at the ground floor up to the top of the structure providing visual interest in the form of a green screen that will be visible throughout the southern half of the project.

Courtyard at 2nd Floor

Courtyard from NE

4

5

C O MP O S I T

E S IT E

P L A N

1 2 . 2 9 . 2 0 1 4

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


7 5 0 1 1 t h A v e n u e E



IssueID

Issue Name Date

[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Ma

ste

r U

se

Pe

rm

it S

et

13'-2"

5'-0"

O3x14

20'D

UNIT

LOBBY

UNIT

UNIT

UNIT

ELEC

MAINENTRY

11

TH

AV

E E

PR

IVA

TE

PA

TIO

S

15'-3 1/2"

16 R. @ 6 3/4"15 T. @ 11"

DN

UP

4 R

. @

6 1

/8"

3 T

. @

11

"

UP16 R. @ 6 3/4"15 T. @ 11"U

P

11'-4"

6'-6"

9'-8" 3'-7" 2'-0"

5'-0

"

UNIT

UNIT

UNIT

COMMUNITYRM

E ALOHA ST

E ALOHAENTRYCOURT

UP

11'-7 1

/2"

396

394

390

392

398

DN

25'-11"

11'-7"

3'-4" 17'-11" 4'-10"

TRASH

2ND FLOORCOURTYARD

OPEN TOGARDEN COURT

BELOW

8'-8 1/2" 2'-0"

0' SCALE: 4' 8' 16' 32'






2ND FLOOR

PLAN

BASEMENT PLAN

1ST FLOOR

PLAN 2ND FLOOR PLAN

Courtyard Plan

6

5

4

A1.1


1

b9 architect s




[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p

Pre

lim

ina

ry A

pp

lica

tio

n

7'-0" 32'-0" 12'-7 1/4" 32'-0" 15'-4 11/16"

98'-11 13/16"

45'-0

3/1

6"11

'-8 1

1/16

"43

'-3"

5'-0

"

104'

-10"

104'

-11

9/16

"

1 15/16" 16'-5" 16'-5" 16'-5" 16'-5" 16'-5" 16'-5" 3 13/16"

98'-11 7/8"

11'-0

"4'

-0"

30'-0

"11

'-7"

14'-5

"14

'-5"

14'-5

"5'

-0"

11'-7" 10'-0" 22'-9 9/16" 10'-0" 22'-10 7/16" 10'-0" 11'-8 15/16"

65'-1

1 9/

16"

10'-0

"28

'-10

7/16

"

124 sq ft


443 sq ft

443 sq ft

443 sq ft 443 sq ft

443 sq ft

443 sq ft


74 sq ft

73 sq ft


273 sq ft

104 sq ft

104 sq ft

124 sq ft

124 sq ft


STALLS, TYP.

S 89°47'13" W 252.47'

Nor

th (

Bas

is o

f Bea

rings

)

294.

26'

Mald

en

Aven

ue E

ast

East Mercer Street

N 89°52'05" E 99.00'

N 89°49'39" E 98.99'

98.99'

52.4

2'52

.42'

N 0

0°00

'16"

W

52

.49'

N 0

0°00

'16"

W

52.

49'

Sign: NoParking


Asphalt Street

Con

cret

e G

utte

r (t

yp)

Asp

halt

Str

eet

Concrete Walk

Con

cret

e W

alk

ConcreteDriveway

Concrete Wall (typ)

Rip-Rap

Wall

0.15'0.51' 0.05'

0.16'

Wood Fence (typ)

Rock Wall

94.2

'

Building #1400

39.1'

12.3

'

19.3

'

19.3

'

19.1'

Garage

SS

SS

SS

SS

SS

SS

8" S

ewer

SD

WW

WW

GG

GG

446

444

448

450

450

450

442

450

PE

DE

STR

IAN

AC

CE

SS

SIDESETBACK

SIDESETBACK

to be Removed

PEDESTRIANACCESS

BELOW-GRADE

GARAGEACCESS

TOWNHOUSE 1

ENTRY


TOWNHOUSE 7

TOWNHOUSE 8

TOWNHOUSE 9

TOWNHOUSE 10

TOWNHOUSE 11

TOWNHOUSE 12


ENTRY

ENTRY

ENTRY

ENTRY

ENTRY

PEDESTRIANACCESS

PEDESTRIANACCESS

PEDESTRIANACCESS

PE

DE

STR

IAN

AC

CE

SS

PE

DE

STR

IAN

AC

CE

SS

PEDESTRIANACCESS

BELOW-GRADE

GARAGEACCESS

BELOW-GRADE

GARAGEACCESS

BE

LOW

-G

RA

DE

GA

RA

GE

AC

CE

SS









PEDESTRIANACCESS

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA


PEDESTRIANACCESS

ENTRY

LEGEND:


OPEN SPACE AT GRADE









Courtyard from SE6


PROPOSAL1 2 3 4 5 6 7

THIS PAGE LEFT INTENTIONALLY BLANK


Site Plan at EDG

There have been major revisions to the project since Early Design Guidance. Large setbacks to 11th Avenue E and upper level setbacks along E Aloha Street have helped reduce the overall footprint of the building. The residential units at street level along 11th Ave E have been provided with large patios that help to create a connection between the structure and the sidewalk.

A large courtyard has been retained at the 2nd floor for apartment residents. Off of E Aloha Street, a wide entry way paired with an enclosed community room provides a meeting and gathering space. In the lower level, a small garden courtyard is provided that is open to the sky, providing a place for plantings and trees internal to the site.

C O MP O S I T

E S IT E

P L A N

1 2 . 2 9 . 2 0 1 4

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


7 5 0 1 1 t h A v e n u e E



IssueID

Issue Name Date

[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Ma

ste

r U

se

Pe

rm

it S

et

13

'-2

"

5'-0

"

O3x14

20'D

UNIT

LOBBY

UNIT

UNIT

UNIT

ELEC

MAINENTRY

11

TH

AV

E E

PR

IVA

TE

PA

TIO

S

15'-3 1/2"

16 R. @ 6 3/4"15 T. @ 11"

DN

UP

4 R

. @

6 1

/8"

3 T

. @

11

"

UP16 R. @ 6 3/4"15 T. @ 11"U

P

11'-4"

6'-6

"

9'-8" 3'-7" 2'-0"

5'-0

"

UNIT

UNIT

UNIT

COMMUNITYRM

E ALOHA ST

E ALOHAENTRYCOURT

UP

11

'-7

1/2

"

39

6

39

4

39

0

39

2

39

8

DN

25

'-11

"11

'-7

"

3'-4" 17'-11" 4'-10"

TRASH

2ND FLOORCOURTYARD

OPEN TOGARDEN COURT

BELOW

8'-8 1/2" 2'-0"

0' SCALE: 4' 8' 16' 32'






2ND FLOOR

PLAN

BASEMENT PLAN

1ST FLOOR

PLAN 2ND FLOOR PLAN

SITE PLAN

Proposed Composite Site Plan

A1.1


1

b9 architect s




[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p

Pre

lim

ina

ry A

pp

lica

tio

n

7'-0" 32'-0" 12'-7 1/4" 32'-0" 15'-4 11/16"

98'-11 13/16"

45'-0

3/1

6"11

'-8 1

1/16

"43

'-3"

5'-0

"

104'

-10"

104'

-11

9/16

"

1 15/16" 16'-5" 16'-5" 16'-5" 16'-5" 16'-5" 16'-5" 3 13/16"

98'-11 7/8"

11'-0

"4'

-0"

30'-0

"11

'-7"

14'-5

"14

'-5"

14'-5

"5'

-0"

11'-7" 10'-0" 22'-9 9/16" 10'-0" 22'-10 7/16" 10'-0" 11'-8 15/16"

65'-1

1 9/

16"

10'-0

"28

'-10

7/16

"

124 sq ft


443 sq ft

443 sq ft

443 sq ft 443 sq ft

443 sq ft

443 sq ft


74 sq ft

73 sq ft


273 sq ft

104 sq ft

104 sq ft

124 sq ft

124 sq ft


STALLS, TYP.

S 89°47'13" W 252.47'

Nor

th (

Bas

is o

f Bea

rings

)

294.

26'

Mald

en

Aven

ue E

ast

East Mercer Street

N 89°52'05" E 99.00'

N 89°49'39" E 98.99'

98.99'

52.4

2'52

.42'

N 0

0°00

'16"

W

52

.49'

N 0

0°00

'16"

W

52.

49'

Sign: NoParking


Asphalt Street

Con

cret

e G

utte

r (t

yp)

Asp

halt

Str

eet

Concrete Walk

Con

cret

e W

alk

ConcreteDriveway

Concrete Wall (typ)

Rip-Rap

Wall

0.15'0.51' 0.05'

0.16'

Wood Fence (typ)

Rock Wall

94.2

'

Building #1400

39.1'

12.3

'

19.3

'

19.3

'

19.1'

Garage

SS

SS

SS

SS

SS

SS

8" S

ewer

SD

WW

WW

GG

GG

446

444

448

450

450

450

442

450

PE

DE

STR

IAN

AC

CE

SS

SIDESETBACK

SIDESETBACK

to be Removed

PEDESTRIANACCESS

BELOW-GRADE

GARAGEACCESS

TOWNHOUSE 1

ENTRY


TOWNHOUSE 7

TOWNHOUSE 8

TOWNHOUSE 9

TOWNHOUSE 10

TOWNHOUSE 11

TOWNHOUSE 12


ENTRY

ENTRY

ENTRY

ENTRY

ENTRY

PEDESTRIANACCESS

PEDESTRIANACCESS

PEDESTRIANACCESS

PE

DE

STR

IAN

AC

CE

SS

PE

DE

STR

IAN

AC

CE

SS

PEDESTRIANACCESS

BELOW-GRADE

GARAGEACCESS

BELOW-GRADE

GARAGEACCESS

BE

LOW

-G

RA

DE

GA

RA

GE

AC

CE

SS









PEDESTRIANACCESS

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA


PEDESTRIANACCESS

ENTRY

LEGEND:


OPEN SPACE AT GRADE









PROPOSAL1 2 3 4 5 6 7

AERIAL VIEW

AERIAL VIEW FROM NE


AERIAL VIEW FROM SW


PROPOSAL1 2 3 4 5 6 7

Ba s emen t

P l an

0 4 . 2 4 . 2 0 1 2

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects

P r o j e c t A d d r e s s :

6 1 0 2 n d A v e n u e


Preliminary Application

[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p

210 S. Jackson St., Seattle WA 98104

Pre

lim

ina

ry

Ap

pli

ca

tio

n

16 R. @ 6 3/4"15 T. @ 11"U

P

UP

WW

W

W

RG

FD

W

W

DW

01

02

03

04

05

0607

08

09

10

1112

15-16

31-32

13-14

29-30

11-12

27-28

09-10 25-26

07-08

23-24

05-06

21-22

03-04

19-20

01-02 33-34

17-18

RG

F

DW

DW

F

RG

DW

F

RG

RG F

A

A

BB

0' SCALE: 4' 8' 16' 32'

BASEMENT MARKETING PLANS1 0' SCALE: 4' 8' 16' 32'

BASEMENT MARKETING PLANS1

PROPOSED PLANS

GROUND FLOOR

A1.1


1

b9 architect s




[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p

Pre

lim

ina

ry A

pp

lica

tio

n

7'-0" 32'-0" 12'-7 1/4" 32'-0" 15'-4 11/16"

98'-11 13/16"

45'-0

3/1

6"11

'-8 1

1/16

"43

'-3"

5'-0

"

104'

-10"

104'

-11

9/16

"

1 15/16" 16'-5" 16'-5" 16'-5" 16'-5" 16'-5" 16'-5" 3 13/16"

98'-11 7/8"

11'-0

"4'

-0"

30'-0

"11

'-7"

14'-5

"14

'-5"

14'-5

"5'

-0"

11'-7" 10'-0" 22'-9 9/16" 10'-0" 22'-10 7/16" 10'-0" 11'-8 15/16"

65'-1

1 9/

16"

10'-0

"28

'-10

7/16

"

124 sq ft


443 sq ft

443 sq ft

443 sq ft 443 sq ft

443 sq ft

443 sq ft


74 sq ft

73 sq ft


273 sq ft

104 sq ft

104 sq ft

124 sq ft

124 sq ft


STALLS, TYP.

S 89°47'13" W 252.47'

Nor

th (

Bas

is o

f Bea

rings

)

294.

26'

Mald

en

Aven

ue E

ast

East Mercer Street

N 89°52'05" E 99.00'

N 89°49'39" E 98.99'

98.99'

52.4

2'52

.42'

N 0

0°00

'16"

W

52

.49'

N 0

0°00

'16"

W

52.

49'

Sign: NoParking


Asphalt Street

Con

cret

e G

utte

r (t

yp)

Asp

halt

Str

eet

Concrete Walk

Con

cret

e W

alk

ConcreteDriveway

Concrete Wall (typ)

Rip-Rap

Wall

0.15'0.51' 0.05'

0.16'

Wood Fence (typ)

Rock Wall

94.2

'

Building #1400

39.1'

12.3

'

19.3

'

19.3

'

19.1'

Garage

SS

SS

SS

SS

SS

SS

8" S

ewer

SD

WW

WW

GG

GG

446

444

448

450

450

450

442

450

PE

DE

STR

IAN

AC

CE

SS

SIDESETBACK

SIDESETBACK

to be Removed

PEDESTRIANACCESS

BELOW-GRADE

GARAGEACCESS

TOWNHOUSE 1

ENTRY


TOWNHOUSE 7

TOWNHOUSE 8

TOWNHOUSE 9

TOWNHOUSE 10

TOWNHOUSE 11

TOWNHOUSE 12


ENTRY

ENTRY

ENTRY

ENTRY

ENTRY

PEDESTRIANACCESS

PEDESTRIANACCESS

PEDESTRIANACCESS

PE

DE

STR

IAN

AC

CE

SS

PE

DE

STR

IAN

AC

CE

SS

PEDESTRIANACCESS

BELOW-GRADE

GARAGEACCESS

BELOW-GRADE

GARAGEACCESS

BE

LOW

-G

RA

DE

GA

RA

GE

AC

CE

SS









PEDESTRIANACCESS

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA


PEDESTRIANACCESS

ENTRY

LEGEND:


OPEN SPACE AT GRADE








GARDEN COURT

LOBBY

11TH

AVE

E

E ALOHA ST


S ec ond

F loor P lan

0 4 . 2 4 . 2 0 1 2

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


6 1 0 2 n d A v e n u e



[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Pre

lim

ina

ry

Ap

pli

ca

tio

n

16 R. @ 6 3/4"15 T. @ 11"

DN

16 R. @ 6 3/4"15 T. @ 11"U

P

DW

DW

RG

F

W

W

WW

FRGDW W

DW RG F

W

DW

W

FR

G

DW

W

UP

RG

F

RG

F

DW

DW

F

RG

RG F

UP

A

A

BB

0' SCALE: 4' 8' 16' 32'

SECOND FLOOR MARKETING PLANS1 0' SCALE: 4' 8' 16' 32'

SECOND FLOOR MARKETING PLANS1 F ir st F loor

P l an

0 4 . 2 4 . 2 0 1 2

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


6 1 0 2 n d A v e n u e



[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Pre

lim

ina

ry

Ap

pli

ca

tio

n

16 R. @ 6 3/4"15 T. @ 11"

DN

UP

4 R

. @

6 1

/8"

3 T

. @

11"

UP16 R. @ 6 3/4"15 T. @ 11"U

P

RG

DW RG F

W

DW RG F

W

DW RG F

W

RG

FD

W

FR

G

DW

DW RG F

W

DW

W

FRGDW

RG F

UP

A

A

BB

0' SCALE: 4' 8' 16' 32'

FIRST FLOOR MARKETING PLANS1 0' SCALE: 4' 8' 16' 32'

FIRST FLOOR MARKETING PLANS1

1ST FLOOR 2ND FLOOR

COURTYARD

E ALOHA ST

E ALOHA ST

OPEN TO BELOWOPEN TO BELOW


PROPOSAL1 2 3 4 5 6 7

PROPOSED PLANS

T hird F loor

P l an

0 4 . 2 4 . 2 0 1 2

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


6 1 0 2 n d A v e n u e



[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Pre

lim

ina

ry

Ap

pli

ca

tio

n

16 R. @ 6 3/4"15 T. @ 11"

DN

DW

UP

F

W

FR

G

DW

DW RG F

W

DW

W

W

W

FRGDW

UP

16 R. @ 6 3/4"15 T. @ 11"U

P

RG

F

F

DW

F

RG

RG F

A

A

BB

0' SCALE: 4' 8' 16' 32'

THIRD FLOOR MARKETING PLAN1 0' SCALE: 4' 8' 16' 32'

THIRD FLOOR MARKETING PLAN1

3RD FLOOR

A1.1


1

b9 architect s




[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p

Pre

lim

ina

ry A

pp

lica

tio

n

7'-0" 32'-0" 12'-7 1/4" 32'-0" 15'-4 11/16"

98'-11 13/16"

45'-0

3/1

6"11

'-8 1

1/16

"43

'-3"

5'-0

"

104'

-10"

104'

-11

9/16

"

1 15/16" 16'-5" 16'-5" 16'-5" 16'-5" 16'-5" 16'-5" 3 13/16"

98'-11 7/8"

11'-0

"4'

-0"

30'-0

"11

'-7"

14'-5

"14

'-5"

14'-5

"5'

-0"

11'-7" 10'-0" 22'-9 9/16" 10'-0" 22'-10 7/16" 10'-0" 11'-8 15/16"

65'-1

1 9/

16"

10'-0

"28

'-10

7/16

"

124 sq ft


443 sq ft

443 sq ft

443 sq ft 443 sq ft

443 sq ft

443 sq ft


74 sq ft

73 sq ft


273 sq ft

104 sq ft

104 sq ft

124 sq ft

124 sq ft


STALLS, TYP.

S 89°47'13" W 252.47'

Nor

th (

Bas

is o

f Bea

rings

)

294.

26'

Mald

en

Aven

ue E

ast

East Mercer Street

N 89°52'05" E 99.00'

N 89°49'39" E 98.99'

98.99'

52.4

2'52

.42'

N 0

0°00

'16"

W

52

.49'

N 0

0°00

'16"

W

52.

49'

Sign: NoParking


Asphalt Street

Con

cret

e G

utte

r (t

yp)

Asp

halt

Str

eet

Concrete Walk

Con

cret

e W

alk

ConcreteDriveway

Concrete Wall (typ)

Rip-Rap

Wall

0.15'0.51' 0.05'

0.16'

Wood Fence (typ)

Rock Wall

94.2

'

Building #1400

39.1'

12.3

'

19.3

'

19.3

'

19.1'

Garage

SS

SS

SS

SS

SS

SS

8" S

ewer

SD

WW

WW

GG

GG

446

444

448

450

450

450

442

450

PE

DE

STR

IAN

AC

CE

SS

SIDESETBACK

SIDESETBACK

to be Removed

PEDESTRIANACCESS

BELOW-GRADE

GARAGEACCESS

TOWNHOUSE 1

ENTRY


TOWNHOUSE 7

TOWNHOUSE 8

TOWNHOUSE 9

TOWNHOUSE 10

TOWNHOUSE 11

TOWNHOUSE 12


ENTRY

ENTRY

ENTRY

ENTRY

ENTRY

PEDESTRIANACCESS

PEDESTRIANACCESS

PEDESTRIANACCESS

PE

DE

STR

IAN

AC

CE

SS

PE

DE

STR

IAN

AC

CE

SS

PEDESTRIANACCESS

BELOW-GRADE

GARAGEACCESS

BELOW-GRADE

GARAGEACCESS

BE

LOW

-G

RA

DE

GA

RA

GE

AC

CE

SS









PEDESTRIANACCESS

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA


PEDESTRIANACCESS

ENTRY

LEGEND:


OPEN SPACE AT GRADE









Roof P lan

0 4 . 2 4 . 2 0 1 2

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


6 1 0 2 n d A v e n u e



[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Pre

lim

ina

ry

Ap

pli

ca

tio

n

UP

632 sq ft

UP

A

A

BB

0' SCALE: 4' 8' 16' 32'

ROOF MARKETING PLANS1 0' SCALE: 4' 8' 16' 32'

ROOF MARKETING PLANS1 F our t h

F loor P lan

0 4 . 2 4 . 2 0 1 2

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


6 1 0 2 n d A v e n u e



[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Pre

lim

ina

ry

Ap

pli

ca

tio

n

UP

UP

W

W

FRGDW W

FR

GD

W

DW

W

W

16 R. @ 6 3/4"15 T. @ 11"

DN

1 2 3 4 5 6 7

89

10

11

12

13

14

15

16

RG

F

DW

DW

F

RG

RG F

UP

A

A

BB

0' SCALE: 4' 8' 16' 32'

FOURTH FLOOR MARKETING PLANS1 0' SCALE: 4' 8' 16' 32'

FOURTH FLOOR MARKETING PLANS1

4TH FLOOR ROOF

ROOF DECK

PRIVATE PATIOS


PROPOSAL1 2 3 4 5 6 7

These site sections describe how the proposed structure sits within the site and how it relates to its adjacent surroundings. Special care was taken so the proposal would fit into the existing fabric of the neighborhood and be respectful of the zone transition.

S E C T ION

C OURT Y AR

D

0 4 . 2 4 . 2 0 1 2

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


6 1 0 2 n d A v e n u e



[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Pre

lim

ina

ry

Ap

pli

ca

tio

n

MIDTOWN CONDOMINIUM

PL PL

PROMENADE

BIKE STORAGE

UNIT

UNIT

UNIT

UNIT

UNIT

SINGLE FAMILY

E ALOHA STREET

SITE SECTIONS

SITE SECTION ‘A’


S E C T ION

ST AIR 0 2

0 4 . 2 4 . 2 0 1 2

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


6 1 0 2 n d A v e n u e



[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Pre

lim

ina

ry

Ap

pli

ca

tio

n

UNIT

UNIT

UNIT

UNIT

UNIT

COURTYARD

11TH AVE E

ALLEY

PLLP

UNIT

UNIT

UNIT

SITE SECTION ‘B’


PROPOSAL1 2 3 4 5 6 7

DC4-A-1 Exterior Finish MaterialsCS3-A Emphasizing Positive Neighborhood AttributesThe material palette proposed includes a large percentage of masonry, along with areas of metal panel, Ceraclad and cement panel. In order to provide a strong base, the west, north, and east facades all include large areas of brick. As the project transitions to the upper floors, complimentary materials are used to both reduce scale and mass while providing contrast for the project.

DR.1

Rend er ed

E lev at ions

( 1)

1 2 . 2 9 . 2 0 1 4

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


7 5 0 1 1 t h A v e n u e E



IssueID

Issue Name Date

[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Ma

ste

r U

se

Pe

rm

it S

et

PROVIDE BRICKMASONRY, COLOR INCA

PROVIDE PRECASTCONCRETE COPING,COLOR STONE OR SIM

PROVIDE PRECASTCONCRETE SILL, COLORSTONE OR SIM

PROVIDE CORRUGATEDMETAL PANEL SIDING,

COLOR CHROMIUM ORSIM

PROVIDE 8" CERACLADVERTICAL SIDING,

COLOR MEDIUM GRAYOR SIM


COLOR CHROMIUM ORSIM PROVIDE SWISSPEARL

SIDING COLOR WHITE

BENCH SEATING TO BEPROVIDED

PROVIDE BRICKMASONRY, COLOR

INCA

PROVIDE PRECASTCONCRETE COPING,

COLOR STONE OR SIM

PROVIDE CEMENTFIBER INFILL

PANEL, COLORTHUNDERCLOUD

GRAY OR SIM

0' SCALE: 4' 8' 16' 32'

NORTH ELEVATION - RENDERED1 0' SCALE: 4' 8' 16' 32'

NORTH ELEVATION - RENDERED1

0' SCALE: 4' 8' 16' 32'

WEST ELEVATION - RENDERED2 0' SCALE: 4' 8' 16' 32'

WEST ELEVATION - RENDERED2

DR.1

Rend er ed

E lev at ions

( 1)

1 2 . 2 9 . 2 0 1 4

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


7 5 0 1 1 t h A v e n u e E



IssueID

Issue Name Date

[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Ma

ste

r U

se

Pe

rm

it S

et






PROVIDE 8" CERACLADVERTICAL SIDING,

COLOR MEDIUM GRAYOR SIM


COLOR CHROMIUM ORSIM PROVIDE SWISSPEARL

SIDING COLOR WHITE

BENCH SEATING TO BEPROVIDED

PROVIDE BRICKMASONRY, COLOR

INCA

PROVIDE PRECASTCONCRETE COPING,

COLOR STONE OR SIM

PROVIDE CEMENTFIBER INFILL

PANEL, COLORTHUNDERCLOUD

GRAY OR SIM

0' SCALE: 4' 8' 16' 32'

NORTH ELEVATION - RENDERED1 0' SCALE: 4' 8' 16' 32'

NORTH ELEVATION - RENDERED1

0' SCALE: 4' 8' 16' 32'

WEST ELEVATION - RENDERED2 0' SCALE: 4' 8' 16' 32'

WEST ELEVATION - RENDERED2

NORTH ELEVATION WEST ELEVATION

Mission BrickInca

8” Ceraclad Vertical SidingLinen

MATERIALS

Swisspearl Panel8090 White

Parapet Cap, Vent Hood, AccentBM 2125-30 Gray Shower

Steel Guardrail


DC2-A-2 Reducing Perceived Mass Material changes emphasize modulation and add scale by breaking down the perceived mass on all sides. The 4th floor, which is set back from portions of the street-facing facade, utilizes a different material to help separate it from the 3-4 story mass below it. This is intended to help the building read as a shorter mass from the street.

DC2-D-1 Human Scale The mass of the building is further broken down by incorporating finer scale details such as balcony, railings, entry canopies, and courtyard planters.

DR.2

Rend er ed

E lev at ions

1 2 . 2 9 . 2 0 1 4

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


7 5 0 1 1 t h A v e n u e E



IssueID

Issue Name Date

[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Ma

ste

r U

se

Pe

rm

it S

et

43'-7 3/4" 16'-9" 32'-5"


PROVIDE CEMENT BOARD PANEL,COLOR OVERJOY OR SIM

PROVIDE CORRUGATED METALPANEL SIDING, COLOR CHROMIUMOR SIM

PROVIDE 4'X8 CEMENT BOARDPANEL,COLOR GRAYSHOWER OR SIM






PROVIDE CEMENTFIBER INFILL PANEL,COLORTHUNDERCLOUD GRAYOR SIM

0' SCALE: 4' 8' 16' 32'

SOUTH ELEVATION - RENDERED1 0' SCALE: 4' 8' 16' 32'

SOUTH ELEVATION - RENDERED1

0' SCALE: 4' 8' 16' 32'

EAST ELEVATION - RENDERED2 0' SCALE: 4' 8' 16' 32'

EAST ELEVATION - RENDERED2

DR.2

Rend er ed

E lev at ions

1 2 . 2 9 . 2 0 1 4

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


7 5 0 1 1 t h A v e n u e E



IssueID

Issue Name Date

[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Ma

ste

r U

se

Pe

rm

it S

et

43'-7 3/4" 16'-9" 32'-5"


PROVIDE CEMENT BOARD PANEL,COLOR OVERJOY OR SIM

PROVIDE CORRUGATED METALPANEL SIDING, COLOR CHROMIUMOR SIM

PROVIDE 4'X8 CEMENT BOARDPANEL,COLOR GRAYSHOWER OR SIM






PROVIDE CEMENTFIBER INFILL PANEL,COLORTHUNDERCLOUD GRAYOR SIM

0' SCALE: 4' 8' 16' 32'

SOUTH ELEVATION - RENDERED1 0' SCALE: 4' 8' 16' 32'

SOUTH ELEVATION - RENDERED1

0' SCALE: 4' 8' 16' 32'

EAST ELEVATION - RENDERED2 0' SCALE: 4' 8' 16' 32'

EAST ELEVATION - RENDERED2

SOUTH ELEVATION EAST ELEVATION

Fiber Cement Siding PanelBM 2125-30 Gray Shower

Guardrails / Handrails / CanopiesBM 2131-10 Black Satin

Vent HoodColor Per Elevations

Concealed Fastener Corrugated SidingChromium

4’ x 8’ Hardie Panel Horizontal SidingSW 6689 Overjoy or Sim.


PROPOSAL1 2 3 4 5 6 7

Wood and Concrete Bench

Concrete Pavers

IPE Pavers

11

1

2

2

2

2

3

3

3

3

LANDSCAPE

A1.1


1

b9 architect s




[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p

Pre

lim

ina

ry A

pp

lica

tio

n

7'-0" 32'-0" 12'-7 1/4" 32'-0" 15'-4 11/16"

98'-11 13/16"

45'-0

3/1

6"11

'-8 1

1/16

"43

'-3"

5'-0

"

104'

-10"

104'

-11

9/16

"

1 15/16" 16'-5" 16'-5" 16'-5" 16'-5" 16'-5" 16'-5" 3 13/16"

98'-11 7/8"

11'-0

"4'

-0"

30'-0

"11

'-7"

14'-5

"14

'-5"

14'-5

"5'

-0"

11'-7" 10'-0" 22'-9 9/16" 10'-0" 22'-10 7/16" 10'-0" 11'-8 15/16"

65'-1

1 9/

16"

10'-0

"28

'-10

7/16

"

124 sq ft


443 sq ft

443 sq ft

443 sq ft 443 sq ft

443 sq ft

443 sq ft


74 sq ft

73 sq ft


273 sq ft

104 sq ft

104 sq ft

124 sq ft

124 sq ft


STALLS, TYP.

S 89°47'13" W 252.47'

Nor

th (

Bas

is o

f Bea

rings

)

294.

26'

Mald

en

Aven

ue E

ast

East Mercer Street

N 89°52'05" E 99.00'

N 89°49'39" E 98.99'

98.99'

52.4

2'52

.42'

N 0

0°00

'16"

W

52

.49'

N 0

0°00

'16"

W

52.

49'

Sign: NoParking


Asphalt Street

Con

cret

e G

utte

r (t

yp)

Asp

halt

Str

eet

Concrete Walk

Con

cret

e W

alk

ConcreteDriveway

Concrete Wall (typ)

Rip-Rap

Wall

0.15'0.51' 0.05'

0.16'

Wood Fence (typ)

Rock Wall

94.2

'

Building #1400

39.1'

12.3

'

19.3

'

19.3

'

19.1'

Garage

SS

SS

SS

SS

SS

SS

8" S

ewer

SD

WW

WW

GG

GG

446

444

448

450

450

450

442

450

PE

DE

STR

IAN

AC

CE

SS

SIDESETBACK

SIDESETBACK

to be Removed

PEDESTRIANACCESS

BELOW-GRADE

GARAGEACCESS

TOWNHOUSE 1

ENTRY


TOWNHOUSE 7

TOWNHOUSE 8

TOWNHOUSE 9

TOWNHOUSE 10

TOWNHOUSE 11

TOWNHOUSE 12


ENTRY

ENTRY

ENTRY

ENTRY

ENTRY

PEDESTRIANACCESS

PEDESTRIANACCESS

PEDESTRIANACCESS

PE

DE

STR

IAN

AC

CE

SS

PE

DE

STR

IAN

AC

CE

SS

PEDESTRIANACCESS

BELOW-GRADE

GARAGEACCESS

BELOW-GRADE

GARAGEACCESS

BE

LOW

-G

RA

DE

GA

RA

GE

AC

CE

SS









PEDESTRIANACCESS

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA


PEDESTRIANACCESS

ENTRY

LEGEND:


OPEN SPACE AT GRADE









Angelina Sedum Blue Oat Grass Deer Fern Dwarf Fetterbush Dwarf Mondo Grass Epimedium Fire and Ice Hosta

Variegated Sweet Flag Japanese Forest Grass Japanese Painted Fern Limelight Hydrangea Gold Bar Maiden Grass Horsetail Golden Full Moon Maple

Cinnamon Snow Slender Hinoki Upright European Horbeam Helmond Pillar Barberry Morning Light Maiden Grass Japanese Blood Grass Karl Foerster Grass


SUPPLEMENTAL INFORMATION1 2 3 4 5 6 7

BOARD RECOMMENDATIONEntry

The Board unanimously supported the entrance on Aloha Street, which breaks up the massing facing the single family zone and allows visual access from the street and sidewalk in to the courtyard area.

a) The Board noted that the entry on Aloha Street allows additional space for the uninterrupted landscape terraces on 11th Avenue E. The Board felt the low retaining wall landscape terraces are particularly important for the project as a connection to the existing landscape context. At the Recommendation Meeting the Board requested to review a well detailed landscape plan which demonstrates how the lush landscape buffer demonstrated within the EDG packet will be achieved PL3-B, DC3-C1 and C3, DC3-Iiv, DC3-II).

b) The Board felt access to services along 11th Avenue E was more appropriate than on Aloha Street. At the Recommendation Meeting, the Board requested to review additional information demonstrating how the service space and doorway would be treated to provide a quality pedestrian experience along the street (CS1-C2 and DC1-C4).

c) At the Recommendation Meeting, the Board would like to see the where solid waste and recycling storage space staging will occur (DC1-C4).

BELOW-GRADE UNITSPL3-B-1. Security and PrivacyPL3-B-2. Ground-level Residential

The partially below-grade units at the street are setback from the sidewalk to provide a buffer for safety and privacy. In addition to the right-of-way setback (varying from 8.5 feet to 14.5 feet) a landscape buffer will help add to the privacy of these units.

The Landscape Design maximizes tree canopy and plantings at multiple levels throughout the project.

DR.6

Bel ow

Gr ad e Uni t s

1 2 . 2 9 . 2 0 1 4

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


7 5 0 1 1 t h A v e n u e E



IssueID

Issue Name Date

[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Ma

ste

r U

se

Pe

rm

it S

et

8'-3 1

/8"

396'-1 1/4"

387'-9 1/4"

4'-0" 10'-6 3/4"

PL

ALLEY

UNIT

UNIT

UNIT

1ST FLOOR

GRADE AT

PROPERTY LINE

387'-9 1/4"

394'-5 1/8"

1'-8

"

PL

SIDEWALK E ALOHA ST

UNIT

UNIT

UNIT

2'-0" 3'-8" 3'-0 3/4"

1ST FLOOR

GRADE AT PL

3'-11 5/8" 4'-0 1/2" 2'-0"

397'-1 1/4"

387'-9 1/4"

PL

ALLEY

UNIT

UNIT

UNIT

9'-7 3

/4"

1ST FLOOR

GRADE AT PL

6'-11 3/8" 4'-4 1/8" 3'-0"

6'-0

"

378'-1 1/2"

383'-1 1/4"

PL

E ALOHA ST

UNIT

UNIT

UNIT

UNIT

SIDEWALKPRIVATE

PATIO

BASEMENT

GRADE AT PL

4 R

. @

6 1

/8"

3 T

. @

11"

UP

108'-8 1/4"

17'-2 1/8"

15'-5

"

91'-1 1

/4"

4'-2 3

/4"

39'-7 1

/4"

3'-11 3

/4"

5'-2"

82'-6 3

/8"

12'-3 1

/2"

47'-9 3

/4"

2'-0"

389.3' (E)

389.2' (E)

396.6' (E)

395.7' (E)

395.0' (E)

391.5' (E)

387.8'

387.8'

385.1'

T.O. SOIL 388.9'

385.1'

T.O. WALL+389.4'

T.O. WALL+397.4'

30' R/W

12'

R/W

30' R

/W

47

.11

'

N 01°43'36" E 3.80'

S 42°19'56" E

70.13'

Sto

p

O3x14

20'D

Conc. Gutter (typ)

Asphalt Street

Co

ncre

te W

alk

Conc. W

alk

Conc.

Alle

y

65

'

R=

16

5.

38

'

R = 195.41

L = 17.18'

L = 108.68' R = 135.38'

R =

9.7

9

L =

15.4

2'

REAR SETBACK

SID

E S

ET

BA

CK

SID

E S

ET

BA

CK

N 0

1°4

3'3

6"

E

44

.00

'

S 88°19'00" E 119.20'

PR

IVA

TE

CO

UR

TY

AR

D

AT

GR

AD

E

PR

IVA

TE

CO

UR

TY

AR

D

AT

GR

AD

E

PRIVATE

COURTYARD

AT GRADE

REQUIRED

SETBACK PER

SMC

23.53.030.F.2.a

12'-1 1/8" 2'-11 1/4" 8 1/4" 35'-5 1/4" 8'-4 1/4" 23'-9" 24'-11 5/8" 11'-0"

119'-2 7/8"

45

6

2

3

22

7

T.O. WALL+396.0'

Alley

East Aloha Street

OH

PO

HP

OH

P

OH

PO

HP

OH

P

OH

PO

HP

EL:418.6

6.0'

39

6

39

4

38

43

82

38

0

37

8

39

0

38

83

86

39

2

39

8

FRONT SETBACK

SHARED

COURTYARD AT

FLOOR 2

1

4-STORY

APARTMENT BUILDING

0' SCALE:

SECTION THROUGH UNIT 207/ALLEY3 1' 2' 4' 8' 0' SCALE:

SECTION THROUGH UNIT 207/ALLEY3 1' 2' 4' 8' 16'

0' SCALE:

SECTION THROUGH UNIT 207/ALOHA2 1' 2' 4' 8' 0' SCALE:

SECTION THROUGH UNIT 207/ALOHA2 1' 2' 4' 8' 16'

0' SCALE:



0' SCALE:



VIEW FROM NE LOOKING AT UNITS 207 AND 208 SECTION THROUGH UNIT 207 / E ALOHA STREET

DR.6

Bel ow

Gr ad e Uni t s

1 2 . 2 9 . 2 0 1 4

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


7 5 0 1 1 t h A v e n u e E



IssueID

Issue Name Date

[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Ma

ste

r U

se

Pe

rm

it S

et

8'-3

1/8

"

396'-1 1/4"

387'-9 1/4"

4'-0" 10'-6 3/4"

PL

ALLEY

UNIT

UNIT

UNIT

1ST FLOOR

GRADE AT

PROPERTY LINE

387'-9 1/4"

394'-5 1/8"

1'-8"

PL

SIDEWALK E ALOHA ST

UNIT

UNIT

UNIT

2'-0" 3'-8" 3'-0 3/4"

1ST FLOOR

GRADE AT PL

3'-11 5/8" 4'-0 1/2" 2'-0"

397'-1 1/4"

387'-9 1/4"

PL

ALLEY

UNIT

UNIT

UNIT

9'-7

3/4

"

1ST FLOOR

GRADE AT PL

6'-11 3/8" 4'-4 1/8" 3'-0"

6'-0"

378'-1 1/2"

383'-1 1/4"

PL

E ALOHA ST

UNIT

UNIT

UNIT

UNIT

SIDEWALKPRIVATE

PATIO

BASEMENT

GRADE AT PL

4 R

. @

6 1

/8"

3 T

. @

11"

UP

108'-8 1/4"

17'-2 1/8"

15'-5

"

91'-1 1

/4"

4'-2 3

/4"

39'-7 1

/4"

3'-11 3

/4"

5'-2"

82'-6 3

/8"

12'-3 1

/2"

47'-9 3

/4"

2'-0"

389.3' (E)

389.2' (E)

396.6' (E)

395.7' (E)

395.0' (E)

391.5' (E)

387.8'

387.8'

385.1'

T.O. SOIL 388.9'

385.1'

T.O. WALL+389.4'

T.O. WALL+397.4'

30' R/W

12'

R/W

30' R

/W

47

.11

'

N 01°43'36" E 3.80'

S 42°19'56" E

70.13'

Sto

p

O3x14

20'D

Conc. Gutter (typ)

Asphalt Street

Co

ncre

te W

alk

Conc. W

alk

Conc.

Alle

y

65

'

R=

16

5.

38

'

R = 195.41

L = 17.18'

L = 108.68' R = 135.38'

R =

9.7

9

L =

15.4

2'

REAR SETBACK

SID

E S

ET

BA

CK

SID

E S

ET

BA

CK

N 0

1°4

3'3

6"

E

44

.00

'

S 88°19'00" E 119.20'

PR

IVA

TE

CO

UR

TY

AR

D

AT

GR

AD

E

PR

IVA

TE

CO

UR

TY

AR

D

AT

GR

AD

E

PRIVATE

COURTYARD

AT GRADE

REQUIRED

SETBACK PER

SMC

23.53.030.F.2.a

12'-1 1/8" 2'-11 1/4" 8 1/4" 35'-5 1/4" 8'-4 1/4" 23'-9" 24'-11 5/8" 11'-0"

119'-2 7/8"

45

6

2

3

22

7

T.O. WALL+396.0'

Alley

East Aloha Street

OH

PO

HP

OH

P

OH

PO

HP

OH

P

OH

PO

HP

EL:418.6

6.0'

39

6

39

4

38

43

82

38

0

37

8

39

0

38

83

86

39

2

39

8

FRONT SETBACK

SHARED

COURTYARD AT

FLOOR 2

1

4-STORY

APARTMENT BUILDING

0' SCALE:



0' SCALE:



0' SCALE:



0' SCALE:




DR.6

Bel ow

Gr ad e Uni t s

1 2 . 2 9 . 2 0 1 4

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


7 5 0 1 1 t h A v e n u e E



IssueID

Issue Name Date

[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Ma

ste

r U

se

Pe

rm

it S

et

8'-3

1/8

"

396'-1 1/4"

387'-9 1/4"

4'-0" 10'-6 3/4"

PL

ALLEY

UNIT

UNIT

UNIT

1ST FLOOR

GRADE AT

PROPERTY LINE

387'-9 1/4"

394'-5 1/8"

1'-8"

PL

SIDEWALK E ALOHA ST

UNIT

UNIT

UNIT

2'-0" 3'-8" 3'-0 3/4"

1ST FLOOR

GRADE AT PL

3'-11 5/8" 4'-0 1/2" 2'-0"

397'-1 1/4"

387'-9 1/4"

PL

ALLEY

UNIT

UNIT

UNIT

9'-7

3/4

"

1ST FLOOR

GRADE AT PL

6'-11 3/8" 4'-4 1/8" 3'-0"

6'-0"

378'-1 1/2"

383'-1 1/4"

PL

E ALOHA ST

UNIT

UNIT

UNIT

UNIT

SIDEWALKPRIVATE

PATIO

BASEMENT

GRADE AT PL

4 R

. @

6 1

/8"

3 T

. @

11"

UP

108'-8 1/4"

17'-2 1/8"

15'-5

"

91'-1 1

/4"

4'-2 3

/4"

39'-7 1

/4"

3'-11 3

/4"

5'-2"

82'-6 3

/8"

12'-3 1

/2"

47'-9 3

/4"

2'-0"

389.3' (E)

389.2' (E)

396.6' (E)

395.7' (E)

395.0' (E)

391.5' (E)

387.8'

387.8'

385.1'

T.O. SOIL 388.9'

385.1'

T.O. WALL+389.4'

T.O. WALL+397.4'

30' R/W

12'

R/W

30' R

/W

47

.11

'

N 01°43'36" E 3.80'

S 42°19'56" E

70.13'

Sto

p

O3x14

20'D

Conc. Gutter (typ)

Asphalt Street

Co

ncre

te W

alk

Conc. W

alk

Conc.

Alle

y

65

'

R=

16

5.

38

'

R = 195.41

L = 17.18'

L = 108.68' R = 135.38'

R =

9.7

9

L =

15.4

2'

REAR SETBACK

SID

E S

ET

BA

CK

SID

E S

ET

BA

CK

N 0

1°4

3'3

6"

E

44

.00

'

S 88°19'00" E 119.20'

PR

IVA

TE

CO

UR

TY

AR

D

AT

GR

AD

E

PR

IVA

TE

CO

UR

TY

AR

D

AT

GR

AD

E

PRIVATE

COURTYARD

AT GRADE

REQUIRED

SETBACK PER

SMC

23.53.030.F.2.a

12'-1 1/8" 2'-11 1/4" 8 1/4" 35'-5 1/4" 8'-4 1/4" 23'-9" 24'-11 5/8" 11'-0"

119'-2 7/8"

45

6

2

3

22

7

T.O. WALL+396.0'

Alley

East Aloha Street

OH

PO

HP

OH

P

OH

PO

HP

OH

P

OH

PO

HP

EL:418.6

6.0'

39

6

39

4

38

43

82

38

0

37

8

39

0

38

83

86

39

2

39

8

FRONT SETBACK

SHARED

COURTYARD AT

FLOOR 2

1

4-STORY

APARTMENT BUILDING

0' SCALE:



0' SCALE:



0' SCALE:



0' SCALE:



SECTION THROUGH UNIT 207 / ALLEY SECTION THROUGH UNIT 208 / ALLEY



DR.4

Light ing /

Pr iv acy /

Depar t ur es

1 2 . 2 9 . 2 0 1 4

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


7 5 0 1 1 t h A v e n u e E



IssueID

Issue Name Date

01 Master Use Permit Set 12.30.2014

02 Master Use Permit Rev 1 03.30.2015

[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Ma

ste

r U

se

Pe

rm

it S

et

ADJACENT WD FENCE

GUARDRAILS ATBALCONIES

732 11TH AVE EWINDOW LOCATIONS

732 11TH AVE ESTRUCTURE OUTLINE

GRADE AT STRUCTURE

4 R

. @

6 1

/8"

3 T

. @

11

"

UP

ITEMCODE SECTION AND REQUIREMENT NAME

REQUIRED PROVIDED AMOUNT OF DEPARTURE JUSTIFICATION SUPPORTED DESIGN GUIDANCE

1 SIDE SETBACKSMC 23.45.518.A

7' AVERAGE5' MINIMUM

13'-‐7 3/8" AVERAGE SETBACK PROVIDED

0'-‐0" SETBACK PROVIDED ALONG 25 FEET OF SOUTH

PROPERTY LINE

SETBACK: 5' REDUCTION OF

MINIMUM SETBACK

IN ORDER TO PROVIDE A MORE APPEALING EDGE TO THE NEIGHBOR, WE HAVE ENCLOSED THE TRASH AND RECYCLING ROOM. THE ENCLOSURE IS 1 STORY TALL AND 25'-‐0" IN WIDTH ALONG THE ADJACENT PROPERTY LINE.

THE PROJECT CAN REMAIN CODE-‐COMPLIANT BY ELIMINATING THE ENCLOSURE, BUT WE FEEL THAT ENCLOSING IT IMPROVES THE ALLEY AND

VIEW FROM THE ADJACENT PROPERTY.

CS2-‐D-‐5 RESPECT FOR ADJACENT SITES, PL1-‐A-‐1 ENHANCING OPEN SPACE,

DC1-‐C-‐4 SERVICE USES,

2 AMENITY AREASMC 23.45.522.A.2

A MIN. OF 50 PERCENT OF THE REQUIRED AMENITY

AREA SHALL BE PROVIDED AT GROUND LEVEL

666 SF OF COMMON AMENITY AREA PROVIDED AT

GROUND FLOOR

1,187.5 SF OF COMMON AMENITY AREA IS

REQUIRED AT GROUND LEVEL.

1,187.5 SF REQUIRED-‐

666 SF PROVIDED=

521.5 SF

THE PROPOSAL HAS LARGE AREAS OF OPEN SPACE AT GRADE, HOWEVER THEY ARE SET ASIDE AS PRIVATE AMENITY AREAS. WE HAVE PROPOSED MORE THAN THE REQUIRED TOTAL AMENITY AREA THROUGHOUT THE

PROJECT, INCLUDING A LARGE 2ND STORY COURTYARD.

THE DEPARTURE IS ONLY FOR THE AMENITY AREA REQUIRED AT THE GROUND FLOOR.

CS2-‐A-‐1 SENSE OF PLACE, CS2-‐B-‐3 CHARACTER OF

OPEN SPACE, CS2-‐D-‐3 ZONE TRANSITIONS, CS3-‐A-‐1 FITTING OLD AND NEW

TOGETHER, PL1-‐C-‐1 SELECTING ACTIVITY AREAS, DC3-‐B-‐4 MULTIFAMILY OPEN

SPACE

02

0' SCALE: 4' 8' 16' 32'

PRIVACY ELEVATION - SOUTH1 0' SCALE: 4' 8' 16' 32'

PRIVACY ELEVATION - SOUTH1

0' SCALE: 4' 8' 16' 32'

LIGHTING PLAN2 0' SCALE: 4' 8' 16' 32'

LIGHTING PLAN2

SCALE:

DEPA R T UR E MA TR IX3N.T.S. SCALE:

DEPA R T UR E MA TR IX3N.T.S.

ADJACENT STRUCTURES

SOUTH PRIVACY ELEVATION


DR.4

Light ing /

Pr iv acy /

Depar t ur es

1 2 . 2 9 . 2 0 1 4

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


7 5 0 1 1 t h A v e n u e E



IssueID

Issue Name Date


02 Master Use Permit Rev 1 03.30.2015

[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Ma

ste

r U

se

Pe

rm

it S

et

ADJACENT WD FENCE

GUARDRAILS ATBALCONIES

732 11TH AVE EWINDOW LOCATIONS

732 11TH AVE ESTRUCTURE OUTLINE

GRADE AT STRUCTURE

4 R

. @

6 1

/8"

3 T

. @

11"

UP






0'-‐0" SETBACK PROVIDED ALONG 25 FEET OF SOUTH

PROPERTY LINE


MINIMUM SETBACK










GROUND FLOOR




666 SF PROVIDED=

521.5 SF







SPACE

02

0' SCALE: 4' 8' 16' 32'

PRIVACY ELEVATION - SOUTH1 0' SCALE: 4' 8' 16' 32'

PRIVACY ELEVATION - SOUTH1

0' SCALE: 4' 8' 16' 32'

LIGHTING PLAN2 0' SCALE: 4' 8' 16' 32'

LIGHTING PLAN2

SCALE:

DEPA R T UR E MA TR IX3N.T.S. SCALE:

DEPA R T UR E MA TR IX3N.T.S.

LIGHTING

Recessed Wall Fixture1

1

2

Sconce Fixture for Units / Penthouses2

2

2

2

Recessed Exterior Can Fixtures3

3

1



DEPARTURE MATRIX

1






0'-‐0" SETBACK PROVIDED ALONG 25

FEET OF SOUTH PROPERTY LINE


MINIMUM SETBACK










GROUND FLOOR




730 SF PROVIDED=

457.5 SF




GROUND FLOOR COMMON AREA: 730 SF1ST FLOOR COMMON AREA: 540 SF2ND FLOOR COMMON AREA: 650 SF

ROOF COMMON AREA: 630 SFTOTAL COMMON AREA PROVIDED: 2,550 SF




SPACE

GROUND FLOOR1ST FLOOR 2ND FLOOR ROOF

PROPOSED COMMON AMENITY AREAS

AREA OF SIDE SETBACK DEPARTURE REQUEST

750 11th Ave E | #3017655 | Recommendation Packet | 05/27/2015 a r c h i t e c t s 49DR.5

S ha d o w

S t ud ies

1 2 . 2 9 . 2 0 1 4

Alo

ha

V

en

tu

re

s L

LC

b9

arc

hit

ects


7 5 0 1 1 t h A v e n u e E



IssueID

Issue Name Date


[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p


Ma

ste

r U

se

Pe

rm

it S

et

SITE SITE SITE

SITE

SITE SITE

SITE SITE

SITE

SHADOW STUDIES

MA

RC

H /

SE

PT

EM

BE

R 2

1JU

NE

21

DE

CE

MB

ER

21

10:00 AM 1:00 PM 4:00 PM

11

TH

AV

E E

E ALOHA ST

11

TH

AV

E E

E ALOHA ST

11

TH

AV

E E

E ALOHA ST

11

TH

AV

E E

E ALOHA ST

11

TH

AV

E E

E ALOHA ST

11

TH

AV

E E

E ALOHA ST

11

TH

AV

E E

E ALOHA ST

11

TH

AV

E E

E ALOHA ST

11

TH

AV

E E

E ALOHA ST

A1.1


1

b9 architect s




[email protected]

2 0 6 2 8 4 7 5 7 2 f2 0 6 2 9 7 12 8 4 p

Pre

lim

ina

ry A

pp

lica

tio

n

7'-0" 32'-0" 12'-7 1/4" 32'-0" 15'-4 11/16"

98'-11 13/16"

45'-0

3/1

6"11

'-8 1

1/16

"43

'-3"

5'-0

"

104'

-10"

104'

-11

9/16

"

1 15/16" 16'-5" 16'-5" 16'-5" 16'-5" 16'-5" 16'-5" 3 13/16"

98'-11 7/8"

11'-0

"4'

-0"

30'-0

"11

'-7"

14'-5

"14

'-5"

14'-5

"5'

-0"

11'-7" 10'-0" 22'-9 9/16" 10'-0" 22'-10 7/16" 10'-0" 11'-8 15/16"

65'-1

1 9/

16"

10'-0

"28

'-10

7/16

"

124 sq ft


443 sq ft

443 sq ft

443 sq ft 443 sq ft

443 sq ft

443 sq ft


74 sq ft

73 sq ft


273 sq ft

104 sq ft

104 sq ft

124 sq ft

124 sq ft


STALLS, TYP.

S 89°47'13" W 252.47'

Nor

th (

Bas

is o

f Bea

rings

)

294.

26'

Mald

en

Aven

ue E

ast

East Mercer Street

N 89°52'05" E 99.00'

N 89°49'39" E 98.99'

98.99'

52.4

2'52

.42'

N 0

0°00

'16"

W

52

.49'

N 0

0°00

'16"

W

52.

49'

Sign: NoParking


Asphalt Street

Con

cret

e G

utte

r (t

yp)

Asp

halt

Str

eet

Concrete Walk

Con

cret

e W

alk

ConcreteDriveway

Concrete Wall (typ)

Rip-Rap

Wall

0.15'0.51' 0.05'

0.16'

Wood Fence (typ)

Rock Wall

94.2

'

Building #1400

39.1'

12.3

'

19.3

'

19.3

'

19.1'

Garage

SS

SS

SS

SS

SS

SS

8" S

ewer

SD

WW

WW

GG

GG

446

444

448

450

450

450

442

450

PE

DE

STR

IAN

AC

CE

SS

SIDESETBACK

SIDESETBACK

to be Removed

PEDESTRIANACCESS

BELOW-GRADE

GARAGEACCESS

TOWNHOUSE 1

ENTRY


TOWNHOUSE 7

TOWNHOUSE 8

TOWNHOUSE 9

TOWNHOUSE 10

TOWNHOUSE 11

TOWNHOUSE 12


ENTRY

ENTRY

ENTRY

ENTRY

ENTRY

PEDESTRIANACCESS

PEDESTRIANACCESS

PEDESTRIANACCESS

PE

DE

STR

IAN

AC

CE

SS

PE

DE

STR

IAN

AC

CE

SS

PEDESTRIANACCESS

BELOW-GRADE

GARAGEACCESS

BELOW-GRADE

GARAGEACCESS

BE

LOW

-G

RA

DE

GA

RA

GE

AC

CE

SS









PEDESTRIANACCESS

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA

PRIVATEAMENITY

AREA


PEDESTRIANACCESS

ENTRY

LEGEND:


OPEN SPACE AT GRADE








SHADOW STUDIES


COMPLETED WORK1 2 3 4 5 6 7

1818 E Yesler Way3515 Wallingford Ave N 1818 E Yesler Way

COMPLETED WORK


208 18th Avenue E 1504 19th Avenue 1411 E Fir Street90 E Newton Street

748 11th Avenue E - Seattle

Documents

Transcript of 748 11th Avenue E - Seattle