801 South Homer Street Streamlined Design Review Application€¦ · 801 S Homer Street | #3023267...
Transcript of 801 South Homer Street Streamlined Design Review Application€¦ · 801 S Homer Street | #3023267...
801 South Homer Street Streamlined Design ReviewApplicationDPD Project #3023267
3801 S Homer Street | #3023267 SDR Packet | March 30, 2016 a r c h i t e c t s
1 OBJECTIVES SDR Guidance Application 4-5
2 CONTEXT ANALYSIS Zoning Use Map 6 Context Analysis 7
3 SITE CONDITIONS Survey 8 Neighborhood Analysis 8 Site Analysis 9
4 SITE PLAN Site Plan 10 Section 11
5 DESIGN GUIDELINES Context and Site 12 Public Life 12 Design Concept Context and Site 13
6 ADJUSTMENT SUMMARY Design Evolution 14-15 Adjustment Diagrams 16-17
7 ARCHITECTURAL CONCEPT Renderings 18-27 Privacy Elevations 28-29 Floor Plans 30-33 Rendered Elevations and Materials 34-37
8 COMPLETED WORK Previous Work Examples 39
TABLE of CONTENTS
Airp
ort W
ay S
Cor
son
Ave
S
Acce
ss t
o I-5
S Findlay St
S Lucile St
S Orcas St
S Homer St
S Fidalgo St
7th
Ave
S
I-5 Inte
rsta
te F
reew
ay
SITE
PAGE INTENTIONALLY LEFT BLANK
4 5801 S Homer Street | #3023267 SDR Packet | March 30, 2016 801 S Homer Street | #3023267 SDR Packet | March 30, 2016a r c h i t e c t s a r c h i t e c t s
1 2 3 4 5 6 7 8 OBJECTIVES
PART I: CONTACT INFORMATION
1. Property Address 801 S Homer St
2. Project number 3023267
3. Additional related project number(s): None
4. Owner/Lessee Name KW SEA-VN, LLC 1100 DEXTER AVE N SUITE 275 SEATTLE WA 98109
5. Contact Person Name Bradley Khouri
Firm b9 architects Mailing Address 610 2nd Avenue City State Zip Seattle, WA 98104 Phone 206.297.1284 Email address [email protected]
6. Applicant’s Name Bradley Khouri Relationship to Project Architect
7. Design Professional’s Name Bradley Khouri Address 610 2nd Avenue Phone 206.297.1284 Email address [email protected]
Application for Streamlined Design Guidance OBJECTIVES
TEAM
Design and construct four new three story townhouse units. Parking to be provided at grade from alley. Existing structure to be removed.
Number of Residential Units (Approx.) 4
Structure Height 30’
Number of Parking Stalls (Approx.) 4
SustainabilityAchieve a 4-Star Built Green certification.Utilize reclaimed materials.
CommunityThe proposal will be designed around a large shared courtyard which is accessible by all units.
ARCHITECT b9 architects
DEVELOPMENT KW SEA-VN, LLC
STRUCTURAL MaslamTsang Structural Engineering
GEOTECHNICAL PanGEO INC
CITY of SEATTLE
PROJECT SITEView of project site from South Homer Street looking South West, existing structure to be deconstructed and trees removed.
SITE
Cor
son
Ave
S
S Homer St
S Orcas St
Padi
lla P
l S
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1 2 3 4 5 6 7 8 CONTEXT ANALYSIS
SF 5000
NC3-40
LR2LR2
LR1
LR2
C2-40
C2-40
C1-65
IG2 U/85
IB U/65
IB U/65
SUNSETJUNE 21
SUNSETDEC. 21
SUNRISEJUNE 21
SUNRISEDEC. 21
GEORGETOWN PLAYFIELD
SOUTH ORCAS ST
PUBLIC TRASTPORTATION AND COMMERCIAL
PUBLIC TRASTPORTATION & RESTURANT
PADIL
LA P
L SO
UTH
CR
OSO
N A
VE S
OU
TH
6th
Ave
S
Cor
son
Ave
S
Acce
ss to
I-5
S Front St
S Homer St
S Orcas St
S Fidalgo St
S Orcas St
7th
Ave
S
Corson Ave S
11
ZONING ANALYSIS
SITE
SITE
SITE
SITE OPPORTUNITIES & CONSTRAINTS CONTEXT ANALYSIS• The site topography if flat.• The Georgetown Playfield is across Homer Street to the north.• I-5 freeway is three blocks to the east.• 8 Townhouse units are proposed directly NW of the site, and 6 more to the SW across from the alley.• Sevral newly built townhouses are located within a block of the project.• The site is primarly surrounded by industrial uses.
RESIDENTIAL PARKCOMMERCIAL
RESTAURANT
OFFICE RELIGIOUS
RETAIL
MEDIUM4-10 units
LARGE10+ units
SMALLsingle family
SMALLduplex/triplex
MIXED USE INDUSTRIAL WAREHOUSE SERVICES
The site is located in an area zoned Lowrise 2. Surrounding zonings are Lowrise 2, Industrial Buffer U/65 and General Industrial 2 U/85.
ADDRESS801 S Homer Street Seattle, WA 98108
LOT SIZE5,000 square feet
ZONINGLR2
LR
1
2
3
NC
C
SF
5000
MR
1
1
2
3
Urban Village
LR
1
2
3
NC
C
SF
5000
MR
1
1
2
3
Urban Village
8 9801 S Homer Street | #3023267 SDR Packet | March 30, 2016 801 S Homer Street | #3023267 SDR Packet | March 30, 2016a r c h i t e c t s a r c h i t e c t s
1 2 3 4 5 6 7 8 SITE CONDITIONS
NEIGHBORHOOD ANALYSIS SITE ANALYSIS
1 2 3 4 5 6
Cor
son
Ave
S
S Homer St
S Orcas St
Padi
lla P
l S
5
6
1
3
4
2
SITE
The site dimensions is 100 feet north-south and 50 feet east-west. The parcel fronts South Homer Street, with alley access. The lots contains an existing single family house which will be removed. The uses immediately surrounding the site are predominantly single family homes and multifamily structures. Immediately east of the parcel is an existing single family house, built in the early 20th centery. To the west of the parcel there is a proposed 8 unit townhouse project. The Goergetown play fields are located just north of the parcel across South Homer Street. Across the alley there is a proposed townhosue development containing 6 townhouses. Industrial uses are one block away and include office buildings and warehouses.
This site is well served by several bus lines, including the #60, 100, 106, 124, 131 and 132, facilitating travel to many Seattle neighborhoods, including Downtown, Georgetown, Rainier Beach, Beacon Hill, First Hill, Westwood Village and Renton.
Bicycle routes connect the site to Beacon Hill, Downtown, and Georgetown.
The site is relatively flat with a grade change less then 1 ft change over the entire site.
The neighborhood is predominantly residential, with a mix of multifamily and single-family structures. Industrial zoning is focused to the south, along Coston Ave South and 6th Ave South. Further to the north and west, the zoning transitions into Lowrise 2. The topography in the area is relativly flat, with little slope on each parcel. The site has nearby access to the Georgetown playfields. Interstate 5 and and Airpost Way South are to the northeast. The interstate, along with overhead flight patterns to Boeing Field, create noticable ambient noise.
The immediate neighborhood is a mixture of single family house built in the early 20th century and new townhosue developments biult in recent years.
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1 2 3 4 5 6 7 8 SITE PLAN
SITE PLAN
PERMEABLE DRIVEWAY
563 sq ft
PERMEABLE DRIVEWAY
150 sq ft
50'-0 3
/8"
16'-0" 100'-0" 30'-0"
5'-0"
45'-0 3
/8"
16'-0" 100'-0" 30'-0"
5'-6 1/8" 35'-8" 15'-4 1/8" 29'-4" 14'-1 7/8"
19'-0 3/8" 29'-0" 10'-5 5/8" 27'-4" 14'-2"50'-0 1
/4"
5'-0"
40'-0 1
/4"
5'-0"
5'-0"
14'-6 1
/4"
20'-6"
10'-11"
10'-0 1
/4"
7'-11 3
/4"
5'-6" 21'-2"2'-4"
27'-4"
28'-10"6"
19'-0 1/8" 16'-7 7/8" 6'-10 1/2"
22'-0"
5'-0"
1'-0"
9'-11"
8'-7"
11'-11"
8'-7 1
/4"
5'-0"
5'-0"
1'-0"
19'-11 1
/4"
19'-1"
5'-0"
5'-0"
19'-6 1
/4"
11'-10 3
/4"
8'-7 1
/4"
5'-0"
533 sq ft
462 sq ft
562 sq ft
555 sq ft
32 sq ft
1
1
DS18*
DS16
CE28
DS8*
PARCEL NO.386840-0130
S34°23'26"W
100.00'
528.2
2'
30.00'
S55°3
5'1
0"E
528.2
2'
PARCEL NO.386840-0125
PARCEL NO.386840-0140
S34°23'46"W100.00'
S55°3
5'1
0"E
50.0
3'
S55°3
5'1
0"E
50.0
2'
TOWNHOUSE 2
TOWNHOUSE 1
TOWNHOUSE 3
TOWNHOUSE 4
SEPARATIONFACADE LENGTHREAR SETBACK FRONT SETBACK
FACADE LENGTHSEPARATIONREAR SETBACK
FACADE LENGTH
SID
E S
ET
BA
CK
SID
E S
ET
BA
CK
SO
UT
H H
OM
ER
ST
RE
ET
16.0
0' A
LLE
Y
BACKING ANDTURNING DISTANCE
TO CENTERLINEOF R.O.W.
TO CENTERLINEOF R.O.W.
PROPOSED 2-UNIT TOWNHOUSE
ZONING: LR-2
3,000 SF
PROPOSED 2-UNIT TOWNHOUSE
ZONING: LR-2
3,000 SF
SID
E S
ET
BA
CK
FRONT SETBACKFACADE LENGTH
SID
E S
ET
BA
CK
PLA
NT
ER
PLA
NT
ER
PLA
NT
ER
PLANTER
PLANTER
COURTYARD
AREA
PLANTER
PLANTER
PLANTER
R.O.W.
R.O.W.
PLANTER
PLANTER
N
95 sq ft
113 sq ft
20 sq ft
EN
TR
Y
1 PARKING STALL
8'X16'
1 PARKING STALL
8'X16'
1 PARKING STALL
8'X16'
1 PARKING STALL
8'X16'
EN
TR
Y
EN
TR
Y
EN
TR
Y
TR
AS
HT
RA
SH
TR
AS
HT
RA
SH
PE
DE
ST
RIA
N
EN
TR
Y
PE
DE
ST
RIA
N
EN
TR
Y
NEW STRUCTURE FOOTPRINT AT GRADE
CANTILEVERED FLOOR SPACE ABOVE GRADE
PERMEABLE DRIVEWAY/PARKING SURFACE
LEGEND:
PLOT PLAN NOTES
1. TREES TO BE REMOVED. SPECIES AND SIZE TO BE VERIFIED BY ARBORIST
REPORT.
0' SCALE: 4' 8' 16' 32'
PLOT PLAN1 0' SCALE: 4' 8' 16' 32'
PLOT PLAN1
PERMEABLE DRIVEWAY
563 sq ft
PERMEABLE DRIVEWAY
150 sq ft
50'-0 3
/8"
16'-0" 100'-0" 30'-0"
5'-0"
45'-0 3
/8"
16'-0" 100'-0" 30'-0"
5'-6 1/8" 35'-8" 15'-4 1/8" 29'-4" 14'-1 7/8"
19'-0 3/8" 29'-0" 10'-5 5/8" 27'-4" 14'-2"
50'-0 1
/4"
5'-0"
40'-0 1
/4"
5'-0"
5'-0"
14'-6 1
/4"
20'-6"
10'-11"
10'-0 1
/4"
7'-11 3
/4"
5'-6" 21'-2"2'-4"
27'-4"
28'-10"6"
19'-0 1/8" 16'-7 7/8" 6'-10 1/2"
22'-0"
5'-0"
1'-0"
9'-11"
8'-7"
11'-11"
8'-7 1
/4"
5'-0"
5'-0"
1'-0"
19'-11 1
/4"
19'-1"
5'-0"
5'-0"
19'-6 1
/4"
11'-10 3
/4"
8'-7 1
/4"
5'-0"
533 sq ft
462 sq ft
562 sq ft
555 sq ft
32 sq ft
1
1
DS18*
DS16
CE28
DS8*
PARCEL NO.386840-0130
S34°23'26"W
100.00'
528.2
2'
30.00'
S55°3
5'1
0"E
528.2
2'
PARCEL NO.386840-0125
PARCEL NO.386840-0140
S34°23'46"W
100.00'
S55°3
5'1
0"E
50.0
3'
S55°3
5'1
0"E
50.0
2'
TOWNHOUSE 2
TOWNHOUSE 1
TOWNHOUSE 3
TOWNHOUSE 4
SEPARATIONFACADE LENGTHREAR SETBACK FRONT SETBACK
FACADE LENGTHSEPARATIONREAR SETBACK
FACADE LENGTH
SID
E S
ET
BA
CK
SID
E S
ET
BA
CK
SO
UT
H H
OM
ER
ST
RE
ET
16.0
0' A
LLE
Y
BACKING ANDTURNING DISTANCE
TO CENTERLINEOF R.O.W.
TO CENTERLINEOF R.O.W.
PROPOSED 2-UNIT TOWNHOUSE
ZONING: LR-2
3,000 SF
PROPOSED 2-UNIT TOWNHOUSE
ZONING: LR-2
3,000 SF
SID
E S
ET
BA
CK
FRONT SETBACKFACADE LENGTH
SID
E S
ET
BA
CK
PLA
NT
ER
PLA
NT
ER
PLA
NT
ER
PLANTER
PLANTER
COURTYARD
AREA
PLANTER
PLANTER
PLANTER
R.O.W.
R.O.W.
PLANTER
PLANTER
N
95 sq ft
113 sq ft
20 sq ft
EN
TR
Y
1 PARKING STALL
8'X16'
1 PARKING STALL
8'X16'
1 PARKING STALL
8'X16'
1 PARKING STALL
8'X16'
EN
TR
Y
EN
TR
Y
EN
TR
Y
TR
AS
HT
RA
SH
TR
AS
HT
RA
SH
PE
DE
ST
RIA
N
EN
TR
Y
PE
DE
ST
RIA
N
EN
TR
Y
NEW STRUCTURE FOOTPRINT AT GRADE
CANTILEVERED FLOOR SPACE ABOVE GRADE
PERMEABLE DRIVEWAY/PARKING SURFACE
LEGEND:
PLOT PLAN NOTES
1. TREES TO BE REMOVED. SPECIES AND SIZE TO BE VERIFIED BY ARBORIST
REPORT.
0' SCALE: 4' 8' 16' 32'
PLOT PLAN1 0' SCALE: 4' 8' 16' 32'
PLOT PLAN1
PERMEABLE DRIVEWAY
563 sq ft
PERMEABLE DRIVEWAY
150 sq ft
50'-0 3
/8"
16'-0" 100'-0" 30'-0"
5'-0"
45'-0 3
/8"
16'-0" 100'-0" 30'-0"
5'-6 1/8" 35'-8" 15'-4 1/8" 29'-4" 14'-1 7/8"
19'-0 3/8" 29'-0" 10'-5 5/8" 27'-4" 14'-2"
50'-0 1
/4"
5'-0"
40'-0 1
/4"
5'-0"
5'-0"
14'-6 1
/4"
20'-6"
10'-11"
10'-0 1
/4"
7'-11 3
/4"
5'-6" 21'-2"2'-4"
27'-4"
28'-10"6"
19'-0 1/8" 16'-7 7/8" 6'-10 1/2"
22'-0"
5'-0"
1'-0"
9'-11"
8'-7"
11'-11"
8'-7 1
/4"
5'-0"
5'-0"
1'-0"
19'-11 1
/4"
19'-1"
5'-0"
5'-0"
19'-6 1
/4"
11'-10 3
/4"
8'-7 1
/4"
5'-0"
533 sq ft
462 sq ft
562 sq ft
555 sq ft
32 sq ft
1
1
DS18*
DS16
CE28
DS8*
PARCEL NO.386840-0130
S34°23'26"W
100.00'
528.2
2'
30.00'
S55°3
5'1
0"E
528.2
2'
PARCEL NO.386840-0125
PARCEL NO.386840-0140
S34°23'46"W
100.00'
S55°3
5'1
0"E
50.0
3'
S55°3
5'1
0"E
50.0
2'
TOWNHOUSE 2
TOWNHOUSE 1
TOWNHOUSE 3
TOWNHOUSE 4
SEPARATIONFACADE LENGTHREAR SETBACK FRONT SETBACK
FACADE LENGTHSEPARATIONREAR SETBACK
FACADE LENGTH
SID
E S
ET
BA
CK
SID
E S
ET
BA
CK
SO
UT
H H
OM
ER
ST
RE
ET
16.0
0' A
LLE
Y
BACKING ANDTURNING DISTANCE
TO CENTERLINEOF R.O.W.
TO CENTERLINEOF R.O.W.
PROPOSED 2-UNIT TOWNHOUSE
ZONING: LR-2
3,000 SF
PROPOSED 2-UNIT TOWNHOUSE
ZONING: LR-2
3,000 SF
SID
E S
ET
BA
CK
FRONT SETBACKFACADE LENGTH
SID
E S
ET
BA
CK
PLA
NT
ER
PLA
NT
ER
PLA
NT
ER
PLANTER
PLANTER
COURTYARD
AREA
PLANTER
PLANTER
PLANTER
R.O.W.
R.O.W.
PLANTER
PLANTER
N
95 sq ft
113 sq ft
20 sq ft
EN
TR
Y
1 PARKING STALL
8'X16'
1 PARKING STALL
8'X16'
1 PARKING STALL
8'X16'
1 PARKING STALL
8'X16'
EN
TR
Y
EN
TR
Y
EN
TR
Y
TR
AS
HT
RA
SH
TR
AS
HT
RA
SH
PE
DE
ST
RIA
N
EN
TR
Y
PE
DE
ST
RIA
N
EN
TR
Y
NEW STRUCTURE FOOTPRINT AT GRADE
CANTILEVERED FLOOR SPACE ABOVE GRADE
PERMEABLE DRIVEWAY/PARKING SURFACE
LEGEND:
PLOT PLAN NOTES
1. TREES TO BE REMOVED. SPECIES AND SIZE TO BE VERIFIED BY ARBORIST
REPORT.
0' SCALE: 4' 8' 16' 32'
PLOT PLAN1 0' SCALE: 4' 8' 16' 32'
PLOT PLAN1
SITE SECTIONE D C B A
4"
7'-1
1 7
/8"
1'-0
5/8
"9
'-3 3
/8"
1'-0
5/8
"9
'-0 1
/8"
1'-0
"3
'-4 1
/2"
9'-0
1/2
"1
0'-4
"1
0'-0
1/8
"
EL. 21'-0"
EL. 51'-0"
EL. 55'-0"
EL. 61'-0"
30
'-0"
4'-0
"6
'-0"
29
'-4 5
/8"
EL. 20'-6"
EL. 50'-6"
EL. 54'-6"
EL. 60'-6"
30
'-0"
4'-0
"6
'-0"
4"
9'-3
3/8
"1
'-0 5
/8"
7'-1
1 7
/8"
1'-0
5/8
"9
'-1 5
/8"
1'-0
"3
'-10
3/8
"
10
'-4"
9'-0
1/2
"1
0'-1
5/8
"
29
'-6 1
/8"
AVERAGE GRADE
SEE BUILDING
HEIGHT PLAN A1.3
HEIGHT LIMIT
PER SMC 23.45.514.J2
HEIGHT LIMIT
PER SMC 23.45.514.J4a
HEIGHT LIMIT
PER SMC 23.45.514.A
PLPL
TOWNHOUSE 4TOWNHOUSE 2
HEIGHT LIMIT
PER SMC 23.45.514.A
HEIGHT LIMIT
PER SMC 23.45.514.J4a
HEIGHT LIMIT
PER SMC 23.45.514.J2
EL. 21'-7 1/4"FIRST FLOOR
EL. 30'-7 3/4"SECOND FLOOR
EL. 40'-11 3/4"THIRD FLOOR
EL. 51'-0"T.O. ROOF
EL. 54'-4 1/2"T.O. RAILING
AVERAGE GRADE
SEE BUILDING
HEIGHT PLAN A1.3
0' SCALE: 4' 8' 16' 32'
LONGITUDINAL SECTION1 0' SCALE: 4' 8' 16' 32'
LONGITUDINAL SECTION1
LIVING CL
CL
BATH LIVING
OFFICE
COURTYARD
12 13801 S Homer Street | #3023267 SDR Packet | March 30, 2016 801 S Homer Street | #3023267 SDR Packet | March 30, 2016a r c h i t e c t s a r c h i t e c t s
1 2 3 4 5 6 7 8 DESIGN GUIDELINES
Gym in the neighborhood
Georgetown Playfield
CONTEXT & SITE PUBLIC LIFE DESIGN CONCEPT
Neighborhood Townhouse
new development in the neighborhood
Response to Design Guidelines
The project is organized and modulated to allow natural light to access the courtyard at the center of the site as well as all homes. The courtyard is oriented northwest-southeast to maximize exposure and allow natural light and ventilation access to adjacent sites.
The project resides in a multifamily zone that consists of a variation of building types - single family homes, duplexes, a church, commercial and industrial build-ings. There is an alley to the southwest of the site and the Georgetown Playfield to the northeast. The project massing responds specifically to the varied neighbor-hood structures.
The proposal maintains the scale of existing sur-rounding structures by creating two duplexes oriented around a central courtyard.
The project provides visual interest and is appropri-ated to the context through large scale modulation of shifting units and smaller scale modulation through projections and recesses of mass. Material variation will also highlight the changes in massing and create an additional layer of interest and scale.
The project is located in the mdist of a variety of single-family and mulitfamily structures. Across the street is the Georgetown Playfield. In response to the existing context, the deisgn proposal is organized and modulated to engage the park space and be dynam-ic yet appropriate in scale, form, and style. Material variation and unit modulation will add a contemporary dimension to this immediate neighborhood.
Response to Design Guidelines
The project is organized to provide an on-site pedes-trian walkway that directly connects the sidewalk on S Homer Street and the park/playfield across the street into the internal courtyard within the project and the alley beyond. Within the site, there is a large central courtyard for interaction as well as connection to each unit.
The internal courtyard provides a central and internal activity area, promoting interaction among the unit tenants with a direct connection across S Homer Street to the Georgetown Playfield. The courtyard is oriented to gain maximum solar exposure.
Pedestrian entries from the street are provide a gener-ous setback and may be lifted, thus providing lines of sight and easier surveillance along the street. All units provide direct access to the courtyard, creating a safe internal condition.
Primary entries are located at the streetscape and with-in the courtyard. Entries along the street are defined by large setbacks that create a buffer between the street-scape and homes. The structures at the street are positioned to act as a urban street edge.
The project is organized to have a minimum of a 5’ setback between residential buildings on the Southeast side. Entry into the units at the street level are setback from the street farther than required, providing a buffer space between public and private space. Access from the alley connects to the internal courtyard which links all the units individually.
Response to Design Guidelines
Vehicle access is provided from the alley to surface parking and is located away from pedestrian oriented spaces.
The project design is broken into two masses whose height and bulk responds to the context with modulation at all sides.. This strategy of multiple structrures creates an internal courtyard that increases solar exposure to the project and adjacent sites. In addition the courtyard and walkways provide direct access between the Georgetown Playfield and the alley.
Building facades will be composed to express the individual units and variation of volumes. Modulation and depth are created by the pushing and pulling of surfaces, in order to break up the scale of the mass. Fenestration and material consistency will create a holistic approach to the structures. The design concept emerged from an analysis of the unique context of the site, referencing the historic residential and commercial structures in Georgetown. The significant street trees lining the opposite side of the street on S Homer provide a unique opportunity to introduce rhythm into the project facades.
Further depth in facades are created by the detailing of projections, canopies, railings and decks that highlight additional volumes and provide weather protection. Planters and landscaping at the street level provide a transition to the street consistent with adjacent sites.
Material that gives texture and detailing will be used to bring the project to a humanistic scale. Railings, deck detailing, and landscaping will also give a humanistic scale to the project.
The core design of the massing of the project is to create a central courtyard that encourages and facilitates interaction
CS1 Natural Systems and Site FeaturesB. Sunlight and Natural Ventilation
CS2 Urban Pattern and FormA. Location in the City and NeighborhoodB. Adjacent Sites, Streets, and Open SpacesC. Relationship to the BlockD. Height, Bulk, and Scale
CS3 Neighborhood CharacterA. Emphasizing Positive Neighborhood AttributesB. Local History and Culture
PL1. ConnectivityA. Network of Open SpacesB. Walkways and ConnectionsC. Outdoor Uses and Activities
PL2. WalkabilityB. Safety and SecurityC. Weather ProtectionD. Wayfinding
PL3. Street-Level InteractionA. EntriesC. Residential Edges
PL4. Active TransportationA. Entry Locations and RelationshipsB. Planning Ahead for Bicyclysts
DC1. Project Uses and ActivitiesA. Arrangement of Interior UsesB. Vehicle Access and Circulation C. Parking and Service Areas
DC2. Architectural ConceptA. MassingB. Architectural and Façade CompositionC. Secondary Architectural FeaturesD. Scale and Texture
DC3. Open Space ConceptA. Building-Open Space RelationshipB. Open Spaces Uses and ActivitiesC. Design
DC4. MaterialsA. Exterior Elements and FinishesD. Trees, Landscape and Hardscape Materials
among the units. The courtyard is designed to have a central inear open area that is directly accessible from the street and alley and open to all unit entries. Secondary spaces complement the courtyard and provide semi-private spaces as buffers to particular homes. Plantings and seating add buffers for other homes.
The project massing is designed around an central courtyard that serves as a space for interaction and outdoor activities. The open space is directly connected to the street and alley. Private decks and roof decks provide additional opportunities for outdoor spaces with views of the courtyard spaces below.
Exterior materials were chosen based on durability, maintainability, and sustainibility Consideration will be taken for contextual relevance of the materials and appropriateness to Seattle climate. Contrasting materials of higher quality will demarcate the entries. Materials at entries have a textural quality at a more humanistic scale.
Landscaping will be emphasized at the entries and within the courtyard in order to give visual interest and a humanistic scale at points of interaction. In the courtyard, a mix of hardscape and landscape will encourage interaction through visual interest and an increased sense of comfort and intimacy.
14 15801 S Homer Street | #3023267 SDR Packet | March 30, 2016 801 S Homer Street | #3023267 SDR Packet | March 30, 2016a r c h i t e c t s a r c h i t e c t s
1 2 3 4 5 6 7 8 ADJUSTMENT SUMMARY
• A code compliant scheme of two duplexs that fill the site and provides room for four parking stalls and a small courtyard.
• This massing solution provides an open area at the site’s center but does little to accommodate the adjacent site’s proposed site conditions conditions or respond to the scale and rhythm of the neighborhood.
• Overhead power-lines are not taken into account.
• A code compliant scheme.• A shift of both buildings toward the alley allows for a 14 foot
clearance of the overhead power-lines located along South Homer Street.
• Four covered parking stalls provided.• Responds to proposed structures on adjacent site.• Potential for courtyard to connect to adjacent proposed project.
Code Compliant Scheme
PROJECT EVOLUTION
SO
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AL
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CO
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AR
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TOWNHOUSE 2
PEDESTRIAN
ACCESS
TOWNHOUSE 1TOWNHOUSE 3
TOWNHOUSE 4
PEDESTRIAN
ACCESS
OP
EN
PA
RK
ING
GARBAGE
OP
EN
PA
RK
ING
PROPOSED 8 UNIT EDG PROJECT
SO
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ST
AL
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AR
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TOWNHOUSE 2
PEDESTRIAN
ACCESS
TOWNHOUSE 1TOWNHOUSE 3
TOWNHOUSE 4
PEDESTRIAN
ACCESS
CO
VE
RE
D
PA
RK
ING
GARBAGE
CO
VE
RE
D
PA
RK
ING
PROPOSED 8 UNIT EDG PROJECT
SO
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CO
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TY
AR
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TOWNHOUSE 2
PEDESTRIAN
ACCESS
TOWNHOUSE 1TOWNHOUSE 3
TOWNHOUSE 4
PEDESTRIAN
ACCESS
OP
EN
PA
RK
ING
GARBAGE
OP
EN
PA
RK
ING
PROPOSED 8 UNIT EDG PROJECT
SO
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H H
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ST
AL
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TY
AR
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TOWNHOUSE 2
PEDESTRIAN
ACCESS
TOWNHOUSE 1TOWNHOUSE 3
TOWNHOUSE 4
PEDESTRIAN
ACCESS
CO
VE
RE
D
PA
RK
ING
GARBAGE
CO
VE
RE
D
PA
RK
ING
PROPOSED 8 UNIT EDG PROJECT
Shift Units to Clear Overhead Power-lines• Townhouse 1 and 2 facing S. Homer Street shifts toward the
northwest propertyline providing better connection to proposed project on adjacent site. This also creates a pedestrain acess from S. Homer Street.
• Each unit has access to a central courtyard.• A side setback adjustment required along adjacent northwest
property line.
• Shifting townhouse 2 and 4 toward the alley creates modulation within the central courtyard. This better responds to the adjacent trees located along the property line as well as the adjacent properties.
• A shared path connects the pedestrain access from S. Homer Street, the courtyard, the alley, and the proposed project on the adjacent site.
• Townhouse 4 creates a break in the four covered parking stalls along the alley.
• A side setback adjustment is required at townhouse 1 along the adjacent northwest property line.
SO
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H H
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PEDESTRIAN
ACCESS
PEDESTRIAN
ACCESS
CO
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TY
AR
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TOWNHOUSE 2
TOWNHOUSE 1
TOWNHOUSE 3
TOWNHOUSE 4
CO
VE
RE
D
PA
RK
ING
GARBAGE
CO
VE
RE
D
PA
RK
ING
ADJUSTMENT 1
PROPOSED 8 UNIT EDG PROJECT
SO
UT
H H
OM
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ST
AL
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CO
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TY
AR
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PEDESTRIAN
ACCESS
PEDESTRIAN
ACCESS
CO
VE
RE
D
PA
RK
ING
TOWNHOUSE 2
TOWNHOUSE 1
TOWNHOUSE 3
TOWNHOUSE 4
ADJUSTMENT 1
PROPOSED 8 UNIT EDG PROJECT
SO
UT
H H
OM
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ST
AL
LE
Y
PEDESTRIAN
ACCESS
PEDESTRIAN
ACCESS
CO
UR
TY
AR
D
TOWNHOUSE 2
TOWNHOUSE 1
TOWNHOUSE 3
TOWNHOUSE 4
CO
VE
RE
D
PA
RK
ING
GARBAGE
CO
VE
RE
D
PA
RK
ING
ADJUSTMENT 1
PROPOSED 8 UNIT EDG PROJECT
SO
UT
H H
OM
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ST
AL
LE
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CO
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TY
AR
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PEDESTRIAN
ACCESS
PEDESTRIAN
ACCESS
CO
VE
RE
D
PA
RK
ING
TOWNHOUSE 2
TOWNHOUSE 1
TOWNHOUSE 3
TOWNHOUSE 4
ADJUSTMENT 1
PROPOSED 8 UNIT EDG PROJECT
Shift Units and Create Connection Shift Units and Create Modulation
16 17801 S Homer Street | #3023267 SDR Packet | March 30, 2016 801 S Homer Street | #3023267 SDR Packet | March 30, 2016a r c h i t e c t s a r c h i t e c t s
1 2 3 4 5 6 7 8 ADJUSTMENT SUMMARY
ITEMCODESECTIONANDREQUIREMENTNAME
REQUIRED PROVIDED AMOUNTOFADJUSTMENT JUSTIFICATION SUPPORTEDDESIGNGUIDANCE
1 SIDESETBACK:SMC23.45.518
REQUIREDSIDESETBACKFOR
FACADES40FEETORLESSINLENGTH
IS5FEETMINIMUMAND5
FEETAVERAGE
3FEETMINIMUMAND3FEETAVERAGE
SETBACK:2'-0"REDUCTIONTOTHE
MINIMUMANDAVERAGESIDESETBACKALONGTHE
NORTHWESTPROPERTYLINEFORALENGTHOF23'-0"
THEREDUCTIONOFTHEMINIMUMANDAVERAGESETBACKOCCURSATTHENORTHWESTPROPERTYLINEFORALENGHOF23FEET.THEREDUCTIONINTHESIDESETBACKRESULTSFROMANEVOLUTIONOFTHEPROJECTDESIGN.THISCREATESASTRONGLINKTOTHEPROPOSEDPROJECTONTHEADJACENTSITEANDPROVIDESMODULATIONALONGTHENORTHWESTFACADE.ITALSOPROVIDESRHYTHMANDSCALE,BYBREAKINGTHEMASSINGINTOSMALLERELEMENTS.THEREDUCTIONOFTHESIDESETBACKALSOPROVIDESINCREASEDACCESSTOLIGHTANDAIRALONGTHESOUTHEASTPEDESTRAINACCESSFROMSOUTHHOMERSTREET.
PL.3.AENTRIES,CS2.D.4HEIGHTBULK&SCALE,DC.2.AMASSING,DC.2.BARCHITECTURALFAÇADE
COMPOSITION,DC.2.CSECONDARYARCHITECTURALFEATURES,DC.2.D
SCALEANDTEXTURE,DC4.DEXISTINGTREES,LANDSCAPEAND
HARDSCAPEMATERIALS
ADJUSTMENT TABLEThe modification to the code compliant scheme requires the following adjustments, each of which are allowed under the SDR Process:
ADJUSTMENT DIAGRAM
SOU
TH H
OM
ER S
T
ALL
EY
CO
UR
TYA
RD
CO
VER
EDPA
RK
ING
TOWNHOUSE 2
TOWNHOUSE 1TOWNHOUSE 3
TOWNHOUSE 4
ADJUSTMENT 1
PROPOSED 8 UNIT EDG PROJECT
23’3’ 2’
1
1
23’
2’
3’
Adjustment Axo
18 19801 S Homer Street | #3023267 SDR Packet | March 30, 2016 801 S Homer Street | #3023267 SDR Packet | March 30, 2016a r c h i t e c t s a r c h i t e c t s
ARCHITECTURAL CONCEPT1 2 3 4 5 6 7 8
RENDERINGS
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3
1. View From South Homer St Looking Southwest
project development
1
22. View From South Homer St Looking Northwest
project development
20 21801 S Homer Street | #3023267 SDR Packet | March 30, 2016 801 S Homer Street | #3023267 SDR Packet | March 30, 2016a r c h i t e c t s a r c h i t e c t s
ARCHITECTURAL CONCEPT1 2 3 4 5 6 7 8
1. View From Alley Looking Northeast
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1
24
3
1
2
RENDERINGS
2. View From Alley Looking North
project development project development
22 23801 S Homer Street | #3023267 SDR Packet | March 30, 2016 801 S Homer Street | #3023267 SDR Packet | March 30, 2016a r c h i t e c t s a r c h i t e c t s
ARCHITECTURAL CONCEPT1 2 3 4 5 6 7 8
1. Courtyard View From Southeast to Northwest
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3
1
2
RENDERINGS
2. Courtyard View From Northwest to Southeast
project development project development
24 25801 S Homer Street | #3023267 SDR Packet | March 30, 2016 801 S Homer Street | #3023267 SDR Packet | March 30, 2016a r c h i t e c t s a r c h i t e c t s
ARCHITECTURAL CONCEPT1 2 3 4 5 6 7 8
1. Aerial View From South
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3
12
RENDERINGS
2. Aerial View From Southeast
project development project development
26 27801 S Homer Street | #3023267 SDR Packet | March 30, 2016 801 S Homer Street | #3023267 SDR Packet | March 30, 2016a r c h i t e c t s a r c h i t e c t s
ARCHITECTURAL CONCEPT1 2 3 4 5 6 7 8
1. Aerial View From North
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RENDERINGS
PAGE INTENTIONALLY LEFT BLANK
project development
28 29801 S Homer Street | #3023267 SDR Packet | March 30, 2016 801 S Homer Street | #3023267 SDR Packet | March 30, 2016a r c h i t e c t s a r c h i t e c t s
ARCHITECTURAL CONCEPT1 2 3 4 5 6 7 8
PRIVACY ELEVATIONS
0' SCALE: 4' 8' 16' 32'
PRIVACY ELEVATION FROM SOUTHEAST1 0' SCALE: 4' 8' 16' 32'
PRIVACY ELEVATION FROM SOUTHEAST1 0' SCALE: 4' 8' 16' 32'
PRIVACY ELEVATION FROM NORTHWEST1 0' SCALE: 4' 8' 16' 32'
PRIVACY ELEVATION FROM NORTHWEST1
HOUSE IS APPROXIMATELY 100 FEET AWAY
STREUCTURE TO BE REMOVED UNDER SEPARATE PERMIT APPLICATION #3023346
STREUCTURE TO BE REMOVED UNDER SEPARATE PERMIT APPLICATION #3023346
30 31801 S Homer Street | #3023267 SDR Packet | March 30, 2016 801 S Homer Street | #3023267 SDR Packet | March 30, 2016a r c h i t e c t s a r c h i t e c t s
ARCHITECTURAL CONCEPT1 2 3 4 5 6 7 8
FLOOR PLANS
UP
UP
UP
UP
14 R. @ 7 3/4"13 T. @ 10" U
P
14 R. @ 7 3/4"13 T. @ 10" U
P
RG F
DW
16 R. @ 7 3/4"15 T. @ 10" U
P
16 R. @ 7 3/4"15 T. @ 10" U
P
W
W
F
DW RG
BATH
CL
CL
BEDROOM
CL
CL
DINING
KITCHEN
TOWNHOUSE 3
TOWNHOUSE 1
TOWNHOUSE 2
TOWNHOUSE 4
KITCHEN
LIVING
DINING
LIVINGBATH
BEDROOM
BEDROOM
BEDROOM
DECK
N
0' SCALE: 4' 8' 16' 32'
SECOND FLOOR1 0' SCALE: 4' 8' 16' 32'
SECOND FLOOR1
16 R. @ 7 3/4"15 T. @ 10" U
P
16 R. @ 7 3/4"15 T. @ 10" U
P
14 R. @ 7 3/4"13 T. @ 10" U
P
F
DW
RG
DW
W
14 R. @ 7 3/4"13 T. @ 10" U
PW
FRG
W
PARCEL NO.386840-0130
S34°23'26"W
100.00'
S34°23'46"W
100.00'
S55°3
5'1
0"E
50.0
3'
S55°3
5'1
0"E
50.0
2'
16
.00
' AL
LE
Y
LIVING
BATH
CL
CL
BEDROOM
ENTRY
KITCHEN
LIVINGKITCHEN
ENTRY
ENTRY
TOWNHOUSE 3TOWNHOUSE 1
TOWNHOUSE 2
TOWNHOUSE 4 ENTRY
CL
CL
BEDROOM
BEDROOM
BATH
BEDROOM
DINING
DINING
CENTRAL
COURTYARD
HWH
HWH
N
0' SCALE: 4' 8' 16' 32'
FIRST FLOOR1 0' SCALE: 4' 8' 16' 32'
FIRST FLOOR1
32 33801 S Homer Street | #3023267 SDR Packet | March 30, 2016 801 S Homer Street | #3023267 SDR Packet | March 30, 2016a r c h i t e c t s a r c h i t e c t s
ARCHITECTURAL CONCEPT1 2 3 4 5 6 7 8
FLOOR PLANS
N
17 R. @ 7 3/4"16 T. @ 10" U
P
17 R. @ 7 3/4"16 T. @ 10"
UP
TOWNHOUSE 3
TOWNHOUSE 1
TOWNHOUSE 2TOWNHOUSE 4
ROOF DECK
ROOF DECK
0' SCALE: 4' 8' 16' 32'
PENTHOUSE1 0' SCALE: 4' 8' 16' 32'
PENTHOUSE1N
UP
UP
UP
UP
BATH
CL
BEDROOM
CL
BEDROOMBATH
BEDROOM
CL
BATH
TOWNHOUSE 3
TOWNHOUSE 1
TOWNHOUSE 2
TOWNHOUSE 4
BEDROOM
CLBATH
OFFICE
BATH
OFFICE
DECK
DECK
DECK
0' SCALE: 4' 8' 16' 32'
THIRD FLOOR1 0' SCALE: 4' 8' 16' 32'
THIRD FLOOR1
34 35801 S Homer Street | #3023267 SDR Packet | March 30, 2016 801 S Homer Street | #3023267 SDR Packet | March 30, 2016a r c h i t e c t s a r c h i t e c t s
ARCHITECTURAL CONCEPT1 2 3 4 5 6 7 8
TOWNHOUSE 1TOWNHOUSE 2
ARBOR, PAINT 04
4 x 8 HORIZONTALHARDIE PANEL, PAINT 02
4 x 8 HORIZONTALHARDIE PANEL, PAINT 01
PARAPET CAP, PAINT 04
RAILING, PAINT 04
HORIZONTAL STAINEDWOOD SIDING, STAIN 01
4 x 8 HORIZONTALHARDIE PANEL, PAINT 03
0' SCALE: 4' 8' 16' 32'
NORTHEAST ELEVATION1 0' SCALE: 4' 8' 16' 32'
NORTHEAST ELEVATION1
TOWNHOUSE 3 TOWNHOUSE 4
ARBOR, PAINT 04
4 x 8 HORIZONTALHARDIE PANEL, PAINT 03
4 x 8 HORIZONTALHARDIE PANEL, PAINT 01
PARAPET CAP, PAINT 04
HORIZONTAL STAINEDWOOD SIDING, STAIN 01
4 x 8 HORIZONTALHARDIE PANEL, PAINT 02
0' SCALE: 4' 8' 16' 32'
SOUTHWEST ELEVATION1 0' SCALE: 4' 8' 16' 32'
SOUTHWEST ELEVATION1
RENDERED ELEVATIONSPaint 01: SW 8086Wasabi or Sim.4’ x 8’ Concrete Panel
Paint 04: SW 7064Iron Ore or Sim.Hand Rails, Arbors, Parapet Cap
Paint 02: BM 2135-30 Natural Gray or Sim.4’ x 8’ Concrete Panel
Paint 03: SW 6169 Sedate Gray or Sim.4’ x 8’ Concrete Panel
Stain 01: SW 3542 Charwood or Sim.Wood Siding
Pavers: MM Eco-PrioraColor Natural or Sim.
36 37801 S Homer Street | #3023267 SDR Packet | March 30, 2016 801 S Homer Street | #3023267 SDR Packet | March 30, 2016a r c h i t e c t s a r c h i t e c t s
ARCHITECTURAL CONCEPT1 2 3 4 5 6 7 8
RENDERED ELEVATIONS
TOWNHOUSE 2TOWNHOUSE 4
ARBOR, PAINT 04
4 x 8 HORIZONTALHARDIE PANEL, PAINT 01
4 x 8 HORIZONTALHARDIE PANEL, PAINT 02
PARAPET CAP, PAINT 04
RAILING, PAINT 04
HORIZONTAL STAINEDWOOD SIDING, STAIN 01
4 x 8 HORIZONTALHARDIE PANEL, PAINT 02
HORIZONTAL STAINEDWOOD SIDING, STAIN 01
0' SCALE: 4' 8' 16' 32'
SOUTHEAST ELEVATION1 0' SCALE: 4' 8' 16' 32'
SOUTHEAST ELEVATION1
TOWNHOUSE 3TOWNHOUSE 1 TOWNHOUSE 4
ARBOR, PAINT 04
4 x 8 HORIZONTALHARDIE PANEL, PAINT 03
4 x 8 HORIZONTALHARDIE PANEL, PAINT 01
4 x 8 HORIZONTALHARDIE PANEL, PAINT 02
PARAPET CAP, PAINT 04
RAILING, PAINT 04
HORIZONTAL STAINEDWOOD SIDING, STAIN 01
4 x 8 HORIZONTALHARDIE PANEL, PAINT 02
0' SCALE: 4' 8' 16' 32'
NORTHWEST ELEVATION1 0' SCALE: 4' 8' 16' 32'
NORTHWEST ELEVATION1
Paint 01: SW 8086Wasabi or Sim.4’ x 8’ Concrete Panel
Paint 04: SW 7064Iron Ore or Sim.Hand Rails, Arbors, Parapet Cap
Paint 02: BM 2135-30 Natural Gray or Sim.4’ x 8’ Concrete Panel
Paint 03: SW 6169 Sedate Gray or Sim.4’ x 8’ Concrete Panel
Stain 01: SW 3542 Charwood or Sim.Wood Siding
Pavers: MM Eco-PrioraColor Natural or Sim.
38 39801 S Homer Street | #3023267 SDR Packet | March 30, 2016 801 S Homer Street | #3023267 SDR Packet | March 30, 2016a r c h i t e c t s a r c h i t e c t s
1 2 3 4 5 6 7 8 COMPLETED WORK
PAGE INTENTIONALLY LEFT BLANK
1530 15th Ave. E. (View from street)4 1411 E. Fir St. (View from street)5 1911 E. Pine St. (View from street) 81911 E Pine St. (View of interior of canyon)7
1530 15th Ave. E (View from sidewalk)1
1411 E. Fir St. (View iof interior boardwalk)
6
COMPLETED WORKS
3515-19 Wallingford Ave. N2 90 E Newton St.
3