826 South Orcas Street Streamlined Design Review ...

826 South Orcas Street Streamlined Design ReviewApplication

#3023036

3826 S Orcas Street | #3023036 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 34-41

8 COMPLETED WORK Previous Work Examples 44-45

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 5826 S Orcas Street | #3023036 SDR Packet | March 30, 2016 826 S Orcas Street | #3023036 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 826 S Orcas St Seattle WA 98109

2. Project number 3019486

3. Additional related project number(s): None

4. Owner/Lessee Name Orcas Homes LLC

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 six new three story townhouse units. Access to surface parking to be from alley. Existing structure to be removed.

Number of Residential Units (Approx.) 6

Structure Height 30’

Number of Parking Stalls (Approx.) 6

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

CommunityThe proposal will be designed around a shared courtyard which is accessible by all units.

ARCHITECT b9 architects

DEVELOPMENT Orcas Homes LLC

STRUCTURAL MaslamTsang Structural Engineering

GEOTECHNICAL PanGEO INC

CITY of SEATTLE

PROJECT SITEView of project site from South Orcas Street looking north east, existing structure to be deconstructed

SITE

Cor

son

Ave

S

S Homer St

S Orcas St

Padi

lla P

l S


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

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.

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

ADDRESS826 S Orcas Street Seattle, WA 98108

LOT SIZE6000 square feet

ZONINGLR2

ZONING ANALYSIS

SITE

SITE

SITE

SITE OPPORTUNITIES & CONSTRAINTS CONTEXT ANALYSIS• The site topography if flat.• The Georgetown Playfield is one block to the north.• I-5 freeway is three blocks to the east.• A Townhouse is across the sreet to the south west, another Townhouse is two building to the west.

RESIDENTIAL PARKCOMMERCIAL

RESTAURANT

OFFICE RELIGIOUS

RETAIL

MEDIUM4-10 units

LARGE10+ units

SMALLsingle family

SMALLduplex/triplex

MIXED USE INDUSTRIAL WAREHOUSE SERVICES

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


1 2 3 4 5 6 7 8 SITE CONDITIONS

NEIGHBORHOOD ANALYSIS SITE ANALYSISThe site dimensions is 60 feet north-south and 100 feet east-west. The parcel fronts South Orcas Street, with alley access. The lots contains a existing single family house. The uses immediately surrounding the site are predominantly single family homes and multifamily structures. Immediately south of the parcel is an existing single family house, built in 1926. To the north of the parcel is an existing single family house constructed in 1941. To the east of the parcel are proposed townhosue developments and single family stuctures. The georgetown play fields and industrial uses are one block away. The industrial use 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 has a grade change of 1 ft sloping down towards the southeastern corner of the property.

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 built in recent years.

3 4 5

Cor

son

Ave

S

S Homer St

S Orcas St

Padi

lla P

l S

SITE

5

2

6

4

6

3

1 2

1


1 2 3 4 5 6 7 8 SITE PLAN

PL A B C D E F G H I J PL

TOWNHOUSE 3 TOWNHOUSE 4

4"

7'-11 7

/8"

1'-0 5

/8"

9'-3 3

/8"

1'-0 5

/8"

9'-9 3

/8"

1'-0 5

/8"

1'-10 1

/4"

9'-0 1

/2"

10'-4"

10'-10"

3'-0"

30'-2 1

/2"

EL. 17'-0"

B.O. EXCAVATION

EL. 20'-0"

FIRST FLOOR

EL. 29'-0 1/2"

SECOND FLOOR

EL. 39'-4 1/2"

THIRD FLOOR

EL. 50'-2 1/2"

T.O. ROOF

EL. 52'-0 3/4"

T.O. PARAPET

EL. 21'-0"

AVERAGE GRADE

SEE BUILDING

HEIGHT PLAN A1.2

EL. 51'-0"

HEIGHT LIMIT

PER SMC 23.45.514.A

EL. 55'-0"

HEIGHT LIMIT

PER SMC 23.45.514.J2

EL. 61'-0"

HEIGHT LIMIT

PER SMC 23.45.514.J4a

30'-0"

4'-0"

6'-0"

4"

9'-3 3

/8"

1'-0 5

/8"

7'-11 7

/8"

1'-0 5

/8"

10'-2 1

/4"

1'-0 5

/8"

3'-0 3

/8"

10'-4"

9'-0 1

/2"

11'-2 7

/8"

3'-0"

30'-7 3

/8"

EL. 17'-0"

B.O. EXCAVATION

EL. 20'-0"

FIRST FLOOR

EL. 30'-4"

SECOND FLOOR

EL. 39'-4 1/2"

THIRD FLOOR

EL. 50'-7 1/2"

T.O. ROOF

EL. 53'-7 3/4"

T.O. PARAPET

EL. 20'-6"

AVERAGE GRADE

SEE BUILDING

HEIGHT PLAN A1.2

EL. 50'-6"

HEIGHT LIMIT

PER SMC 23.45.514.A

EL. 54'-6"

HEIGHT LIMIT

PER SMC 23.45.514.J2

EL. 60'-6"

HEIGHT LIMIT

PER SMC 23.45.514.J4a

30'-0"

4'-0"

6'-0"

PL LP

PERMEABLE

PAVERS

906 sq ft

546 sq ft

527 sq ft

447 sq ft

352 sq ft

314 sq ft

315 sq ft

25 sq ft

17 sq ft

6'-10" 38'-2 1/2" 10'-0" 26'-9" 18'-2 1/2"

6'-10" 31'-8" 16'-6 1/2" 28'-11 1/2" 16'-0"

18'-8 1/8" 4'-3" 14'-9 7/8"

5 1/2"

10'-0" 3'-1" 19'-10 1/2"

3'-9 1/2"

18'-2 1/2"

2'-9 3/4"

31'-8" 16'-6 1/2" 10'-6 1/2" 12'-5" 6'-0"

5'-0"

14'-7 1

/4"

3'-9 1

/8"

7'-0 1

/8"

24'-1 1

/2"

5'-6"

13'-8 1

/4"

4'-2 5

/8"

5'-5 1

/8"

22'-6"

5'-0"

50'-0"

5'-0"

8'-0 1

/4"

46'-11 3

/4"

5'-0"

15'-4"

15'-9 3

/4"

45'-0" 100'-0"

60'-0"

100'-0"

60'-0"

31'-6 7

/8"

19'-11 1

/4"

5'-0"

25'-0 1

/8"

26'-6 7

/8"

95 sq ft

58 sq ft

44 sq ft

45 sq ft

110 sq ft

1

1

1

1

1

N34°29'00"E 100.00'

S34°29'00"W 100.00'

S55°31'0

0"E

60.0

0'

S55°31'0

0"E

60.0

0'

SEPARATION FACADE LENGTH

SEPARATIONFACADE LENGTH FACADE LENGTH REAR SETBACK

REAR SETBACKFRONT

SETBACK

FRONT SETBACK

SID

E

SE

TB

AC

K

SID

E

SE

TB

AC

K

SID

E

SE

TB

AC

K

SID

E

SE

TB

AC

K

ALLE

Y

TOWNHOUSE 1

1 PARKING STALL

SMALL

BACKING AND

TURNING DISTANCE

TO CENTERLINE

OF R.O.W.

COURTYARD

AREA

OR

CA

S S

T

EN

TR

Y

PROPOSED 3-UNIT TOWNHOUSE

ZONING: LR-2

3,600 SF

EN

TR

Y

EN

TR

YE

NT

RY

ENTRY

1 PARKING STALL

SMALL

1 PARKING STALL

7.5'X15'

1 PARKING STALL

8'X16'

1 PARKING STALL

8'X16'

PROPOSED 3-UNIT TOWNHOUSE

ZONING: LR-2

3,600 SF

TOWNHOUSE 2

TOWNHOUSE 3

TOWNHOUSE 6

TOWNHOUSE 5

TOWNHOUSE 4

FACADE LENGTH

TRASH

EN

TR

Y

1 PARKING STALL

7.5'X15'

818 S Orcas St

832 S Orcas St

PLANTER

BIO CELL

PLANTER

TRASHTRASHTRASHTRASHTRASH

5'-0"

18'-4"

7'-0 1

/2"

20'-5 1

/2"

3'-8"

6"

8'-0 1

/4"

31'-1 3

/4"

20'-10"

22'-0"

LEGEND:

NEW STRUCTURE FOOTPRINT AT GRADE

OPEN SPACE AT GRADE

CANTILEVERED FLOOR SPACE ABOVE GRADE

CANTILEVERED DECK ABOVE GRADE

PERMEABLE DRIVEWAY/PARKING SURFACE

ROOF / PARAPET OUTLINE

1. TREES TO BE REMOVED. SPECIES AND SIZE TO BE VERIFIED BY ARBORIST

REPORT.

LEGEND

PLAN NOTES

SITE PLAN SITE SECTION

Longitudinal SectionPlot Plan


1 2 3 4 5 6 7 8 DESIGN GUIDELINES

CS1 NATURAL SYSTEMS AND SITE FEATURES B. SUNLIGHT AND NATURAL VENTILATION

CS2 ARCHITECTURAL CONTEXT AND CHARACTER B. ADJACENT SITES, STREETS AND NEIGHBORHOOD C. RELATIONSHIP TO THE BLOCK D. HEIGHT, BULK & SCALE COMPATIBILITY

CS3 NEIGHBORHOOD CHARACTER A. EMPHASIZING POSITIVE NEIGHBORHOOD ATTRIBUTES B. LOCAL HISTORY AND CULTURE

Response to Design Guidelines

The proposed project is located in the Seattle neighborhood of Georgetown. It is near the Georgetown playfield, the Union Pacific Railroad, and Interstate 5 . The proposal looks to the diverse existing neighborhood as a point of reference, taking cues and integrating various elements into the design. Specifically the project proposes a meandering pathway to a central courtyard which opens up to the residential uses and to the surrounding context along S Orcas St and towards the Georgetown Playfields. (CS2.B, CS3.B) The proposed project’s massing and open space allow for Sunlight and Natural Ventilation to reach, not only each of the proposed residential units, but also adjacent neighbors and their open spaces. The existing single family use to the north has a garden, which the proposal specifically responded to in order to allow light and air to continue to reach the garden. (CS1.A, CS2.B, CS2.C)

The overall scale and context of the neighborhood is mixed, as it contains a playfield, single-family uses, new townhouse developments, office parks and historic structures. The proposed buildings and the site’s open spaces respond to the changing context, providing expression of the six individual units, while maintaining compatibility with the existing single-family uses in the area. The modulated massing combined with the proposed roof strategies; respond to the variety of structures’ height and bulk in the immediate neighborhood. The central location of the courtyard affords privacy from neighbors, maximizes opportunity for meaningful and valuable interaction and helps to cultivate a sense of community by connecting to adjacent development. (CS1.C, CS2.D, CS3.A)

Gym across the street

Georgetown Playfield

PL1 OPEN SPACE CONNECTIVITYA.NETWORK OF OPEN SPACESB. WALKWAYS AND CONNECTIONS C. OUTDOOR USES AND ACTIVITIES

PL2 WALKABILITY: B. SAFETY AND SECURITYD. WAYFINDING

PL3 STREET LEVEL INTERACTIONA. ENTRIES

PL4 ACTIVE TRANSITA. ENTRY LOCATIONS AND RELATIONSHIPSB PLANNING AHEAD FOR BICYCLISTS

CONTEXT & SITEDC1 PROJECT USES AND ACTIVITIES

A. ARRANGEMENT OF INTERIOR USESB. VEHICULAR ACCESS AND CIRCULATIONC. PARKING AND SERVICE USES

DC2 ARCHITECTURAL CONCEPTA. MASSINGB. ARCHITECTURAL AND FACADE COMPOSITIONC. SECONDARY ARCHITECTURAL FEATURESD. SCALE AND TEXTURE

DC3 OPEN SPACE CONCEPTA. BUILDING-OPEN SPACE RELATIONSHIPB. OPEN SPACES USES AND ACTIVITIESC. DESIGN

DC4 EXTERIOR ELEMENTS AND MATERIALS

A. EXTERIOR ELEMENTS AND FINISHESD. TREES, LANDSCAPE AND HARDSCAPE

PUBLIC LIFE DESIGN CONCEPT


The proposed design carefully considers how all homes relate to the shared pathway, open spaces, street and sidewalk. A shared meandering walkway connects the courtyard to the street and the adjacent development. It is organized to provide an internal connection as well as visual security. The walkway and each individual unit are identified with canopies, arbors and address signage visible from the street level. Specifically, the units at the street have entries facing the street, while arbors provide wayfinding to the rear of the site and the courtyard. (PL1.A, PL1.B, PL1.C, PL3.A)

Walkways and courtyard spaces will have lighting for both wayfinding and safety. Additionally, the pulling in of single story walls and the use of identifiable entries with overhangs and arbors are both points of connection with the architecture in the neighborhood, in terms of scale, as well as creating a buffer from the street with a definitive entry threshold. (PL2.B,PL2.D)

Access to vehicular parking is provided separate from the pedestrian and bicycle access. This allows for a large courtyard and wide pathways that have semi private spaces off of the path. A clear separation between the vehicular access and the pedestrian access provides clear wayfinding, safety and security. (PL4.A,PL4.B)

Neighborhood Townhouse

Townhouse across the street


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 meandering walkway provide direct access between the South Orcas Street, an adjacent development along Homer Steer, and the Georgetown Playfield. (DC2.A,DC3.A,DC3.B,DC3.C)

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. Further depth in facades will be 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 will provide a transition to the street consistent with adjacent sites. (DC2.B,DC2.C, DC3.D)

The core design of the massing of the project is to create a central courtyard that encourages and facilitates interaction among the units. The courtyard is designed to have a central open area that is directly accessible from the street, 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. Materials 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. (DC3.A,DC3.B, DC2.C,DC2.D)

The project connects, through a network of walkways, to the Georgetown Playfield that is located on S Homer Street. Pedestrian access into the internal courtyard is aligned with the pathway access into adjacent development along S Homer, thus creating a connection between the Georgetown Playfield and the project. Vehicle access is provided from the alley to surface parking and is located away from pedestrian oriented spaces. (DC1.B,DC1.C,DC3.B)

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. (DC2.A)

Exterior materials are chosen based on durability, maintainability, and sustainibility Consideration is taken for contextual relevance of the materials and appropriateness to Seattle climate. Contrasting materials of higher quality will demarcate the entries. Materials at entries will have a textural quality at a more humanistic scale. (DC4.A)

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. (DC4.A,DC4.D)


1 2 3 4 5 6 7 8 ADJUSTMENT SUMMARY

OR

CA

S S

T

AL

LE

Y

PEDESTRIAN

ACCESS

CO

UR

TY

AR

D

TOWNHOUSE 1

TOWNHOUSE 2


TOWNHOUSE 6

TOWNHOUSE 5

PEDESTRIAN

ACCESS

VEHICULAR

ACCESS

818 S Orcas St

832 S Orcas StO

RC

AS

ST

AL

LE

Y

PEDESTRIAN

ACCESS

PEDESTRIAN

ACCESS

NEIGHBOR

GARDEN AREA

VEHICULAR

ACCESS

CO

UR

TY

AR

D

TOWNHOUSE 1

TOWNHOUSE 2


TOWNHOUSE 6

TOWNHOUSE 5

818 S Orcas St

832 S Orcas St

OR

CA

S S

T

AL

LE

Y

PEDESTRIAN

ACCESS

ACCESS TO

ADJACENT

PROJECTS

VEHICULAR

ACCESS

CO

UR

TY

AR

D

TOWNHOUSE 1


TOWNHOUSE 6

TOWNHOUSE 5

TOWNHOUSE 2

818 S Orcas St

832 S Orcas St

OR

CA

S S

T

AL

LE

Y

PEDESTRIAN

ACCESS

ACCESS TO

ADJACENT

PROJECTS

VEHICULAR

ACCESS

CO

UR

TY

AR

D

TOWNHOUSE 1


TOWNHOUSE 6

TOWNHOUSE 5

TOWNHOUSE 2

818 S Orcas St

832 S Orcas St

• A code compliant scheme of two triplex units that fill the site and isolates the couryard area.

• This massing solution provides an open area at the site’s center but does little to accommodate the adjacent site conditions or respond to the scale and rhythm of the neighborhood.

• A shift of the building mass maintains the two triplex structures and creates a larger courtyard area. This allows for light access to the middle of the site. This move also provides a better response to adjacent structures.

• The shared path connects the entry, the courtyard. and the alley parking

• The shift allows light to reach the adjacent neighbors garden space.

Code Compliant Scheme Shift Massing and Respond to Neightbors

• Further modulation, providing scale and modulation which better responds to surrounding area and neighbors.

• The west triplex rotates and shifts, with a larger setback, to allow for a clear pedestrian entry from the street. It also allows more light and air to the west units and adjacent neighbor.

• Access from the alley is shifted to the north, creating a meandering path from the project to adjacent developments.

• The east triplex is shifted south, with a larger setback, to create a larger path to the parking. This also allow for more light and air to reach the north neighbor.

• Unit 2 is shifted south to allow for light and air access. This shift also provides a central courtyard with smaller semi private areas.

• Each unit has a direct connection courtyard.• Modulation along the south facade allows for rhythm to the

adjacent propoerty.

Shift Unit and Enlarge SetbacksRotate Massing and Connect to Context

PROJECT EVOLUTION


1 2 3 4 5 6 7 8 ADJUSTMENT SUMMARY

PEDESTRIAN

ACCESS

ACCESS TO

ADJACENT

PROJECTS

OR

CA

S S

T

AL

LE

Y

VEHICULAR

ACCESS

CO

UR

TY

AR

D

TOWNHOUSE 1


TOWNHOUSE 6

TOWNHOUSE 5

TOWNHOUSE 2

818 S Orcas St

832 S Orcas StO

RC

AS

ST

AL

LE

Y

PEDESTRIAN

ACCESS

ACCESS TO

ADJACENT

PROJECTS

VEHICULAR

ACCESS

COURTYARD

TOWNHOUSE 6

818 S Orcas St

832 S Orcas St

TOWNHOUSE 1


TOWNHOUSE 6

TOWNHOUSE 5

TOWNHOUSE 2

• Modulation on the shared path and courtyard provides more air, light, and scale

• Shifting along the alley massing provides rhythm and scale

Scale and Modulation Proposed Scheme

PROJECT DIAGRAMPROJECT EVOLUTION

• The modification to the code compluant scheme does not require adjustments.

• The modification to the code compluant scheme does not require adjustments.


ARCHITECTURAL CONCEPT1 2 3 4 5 6 7 8

OR

CA

S S

T

AL

LE

Y

COURTYARD

6

5

42

1 3

1. Street View from Southwest 2. Courtyard View from Northwest1

2

RENDERINGS

Project Development Project Development



OR

CA

S S

T

AL

LE

Y

COURTYARD

6

5

42

1 3

1 2

Project Development

1. Southwest Entry View 2. Courtyard View from South

RENDERINGS



OR

CA

S S

T

AL

LE

Y

COURTYARD

6

5

42

1 3

Project Development

1. Courtyard View from North 2. Courtyard View from North

2 1

RENDERINGS



OR

CA

S S

T

AL

LE

Y

COURTYARD

6

5

42

1 3

1. Alley View from Southeast 2. Alley View from Northeast

2

Project Development Project Development

1

RENDERINGS



OR

CA

S S

T

AL

LE

Y

COURTYARD

6

5

42

1 3

Project Development

1. Aerial View from Northeast 1. Aerial View from Southwest

Project Development

2

1

RENDERINGS



PRIVACY ELEVATIONS

South Privacy Elevation

PL J H F E A PLI G D C BFE JHAPL B C D G I PL

BUILDING TO THE SOUTH IS 25’-0” AWAY FROM THE PROPOSED STRUCTURE BUILDING TO THE NORTH IS 25’-0” AWAY FROM THE PROPOSED STRUCTURE.



RGF

DW

FDW

15 R. @ 7 3/4"

14 T. @ 10" UP

15

R. @

7 3

/4"

14

T. @

10

"

UP

15

R.

@ 7

3/4

"

14

T.

@ 1

0"

UP

14 R. @ 7 3/4"

13 T. @ 10"

UP

14 R. @ 7 3/4"

13 T. @ 10"

UP

14 R. @ 7 3/4"

13 T. @ 10"

UP

DW

RG

F

RG

N34°29'00"E 100.00'

S34°29'00"W 100.00'

S5

5°3

1'0

0"E

60

.00

'

S5

5°3

1'0

0"E

60

.00

'

16 R. @ 7 3/4"

15 T. @ 10"

UP

16 R. @ 7 3/4"

15 T. @ 10"

UP

UP

UP

UP

UP

UP

UP

14

R. @

7 3

/4"

13

T. @

10

"

UP

DW

F

14 R. @ 7 3/4"

13 T. @ 10" UP

16 R. @ 7 3/4"

15 T. @ 10"

UP

FRG

DW

FRG

DWW

14

R.

@ 7

3/4

"

13

T.

@ 1

0"

UP

FLOOR PLANS

Bedroom Bedroom

Bedroom

Bedroom

Bedroom

Bedroom

Bath

Bath

Bath

Bath

Bath

Bath

Parking

Parking

Parking

Parking

ParkingBedroom

Bedroom

Bedroom Parking

First Floor Plan Second Floor Plan

Dining

Dining

Dining

Dining

Dining

Dining Kitchen

Kitchen

Kitchen

KitchenLiving

Living

LivingLiving

Living

Living

Kitchen

Kitchen



UP

UP

UP

UP

UP

UP

UP

UP

UP

16

R.

@ 7

3/4

"

15

T.

@ 1

0"

UP

W

W

W

18

R. @

7 3

/4"

17

T. @

10

"

UP

17 R. @ 7 3/4"

16 T. @ 10" UP

W

W

Bedroom

Bedroom

BedroomBedroom

Bedroom

Bedroom

Roof PlanThird Floor Plan

Bath

Bath

Bath Bath

Bath

Bath

Roof Deck

Roof

Roof Deck

Roof Deck

FLOOR PLANS



E F H JPL A B C D G I PLTOWNHOUSE 2 TOWNHOUSE 3TOWNHOUSE 1

ARBOR, PAINT 04

4 x 8 HORIZONTAL

HARDIE PANEL, PAINT 03

4 x 8 HORIZONTAL


2 x 8 HORIZONTAL

HARDIE PANEL, PAINT 02ROOF FASCIA, PAINT 02

PARAPET CAP, PAINT 04

RAILING, PAINT 04

HORIZONTAL STAINED

WOOD SIDING, STAIN 01

PL 2 3 5 7 PL1 4 6TOWNHOUSE 1 TOWNHOUSE 2TOWNHOUSE 3

ARBOR, PAINT 04

4 x 8 HORIZONTAL


4 x 8 HORIZONTAL


2 x 8 HORIZONTAL


ROOF FASCIA, PAINT 02


RAILING, PAINT 04

HORIZONTAL STAINED


RENDERED ELEVATIONS

PAINT 01: BM 2024-30CITRON OR SIM.4X8’ PANEL SIDING

PAINT 04: SW 7064IRON ORE OR SIMSTELL HAND RAILS

PAINT 02: SW 7068 GRIZZLYS GRAY OR SIM.4X8’ PANEL

PAINT 03: SW 7064 PASSIVE OR SIM.TRIM DETAILS, ACCENT PANELS

STAIN 01: SW 3542 CHARWOOD OR SIM.WOOD SIDING

Material and Paint Selections

PAVERS: MM ECO-PRIORACOLOR NATURAL OR SIM.

South Rendered Elevation West Rendered Elevation



J H F EPL I G D C B A PLTOWNHOUSE 3TOWNHOUSE 4

HORIZONTAL STAINED


ARBOR, PAINT 04

4 x 8 HORIZONTAL


4 x 8 HORIZONTAL


2 x 8 HORIZONTAL


ROOF FASCIA, PAINT 02 PARAPET CAP, PAINT 04

RAILING, PAINT 04

PL 7 6 5 4 3 2 1 PLTOWNHOUSE 5 TOWNHOUSE 4TOWNHOUSE 6

HORIZONTAL STAINED


ARBOR, PAINT 04

4 x 8 HORIZONTAL


4 x 8 HORIZONTAL


2 x 8 HORIZONTAL



RENDERED ELEVATIONS

East Rendered ElevationNorth Rendered Elevation



PL 7 6 5 4 3 2 1 PLTOWNHOUSE 1 TOWNHOUSE 3TOWNHOUSE 2

CANOPY, PAINT 04

4 x 8 HORIZONTAL


4 x 8 HORIZONTAL


2 x 8 HORIZONTAL


PARAPET CAP, PAINT 04RAILING, PAINT 04

HORIZONTAL STAINED


PL 1 2 3 4 5 6 7 PL

TOWNHOUSE 5 TOWNHOUSE 6TOWNHOUSE 4

ARBOR, PAINT 04

4 x 8 HORIZONTAL


4 x 8 HORIZONTAL


2 x 8 HORIZONTAL




RAILING, PAINT 04

HORIZONTAL STAINED


RENDERED ELEVATIONS

West Courtyard Rendered Elevation East Courtyard Rendered Elevation


1 2 3 4 5 6 7 8 COMPLETED WORK

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

PAGE INTENTIONALLY LEFT BLANK

826 South Orcas Street Streamlined Design Review ...

Documents

Transcript of 826 South Orcas Street Streamlined Design Review ...