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


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


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.


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.


PROPOSED 2-UNIT TOWNHOUSE

ZONING: LR-2

3,000 SF


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



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





ZONING: LR-2

3,000 SF


ZONING: LR-2

3,000 SF

SID

E S

ET

BA

CK


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




LEGEND:

PLOT PLAN NOTES


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



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





ZONING: LR-2

3,000 SF


ZONING: LR-2

3,000 SF

SID

E S

ET

BA

CK


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




LEGEND:

PLOT PLAN NOTES


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


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.


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.


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.


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

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TOWNHOUSE 2

PEDESTRIAN

ACCESS


TOWNHOUSE 4

PEDESTRIAN

ACCESS

OP

EN

PA

RK

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GARBAGE

OP

EN

PA

RK

ING

PROPOSED 8 UNIT EDG PROJECT

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AR

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TOWNHOUSE 2

PEDESTRIAN

ACCESS


TOWNHOUSE 4

PEDESTRIAN

ACCESS

CO

VE

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PA

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GARBAGE

CO

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PA

RK

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SO

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AR

D

TOWNHOUSE 2

PEDESTRIAN

ACCESS


TOWNHOUSE 4

PEDESTRIAN

ACCESS

OP

EN

PA

RK

ING

GARBAGE

OP

EN

PA

RK

ING


SO

UT

H H

OM

ER

ST

AL

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Y CO

UR

TY

AR

D

TOWNHOUSE 2

PEDESTRIAN

ACCESS


TOWNHOUSE 4

PEDESTRIAN

ACCESS

CO

VE

RE

D

PA

RK

ING

GARBAGE

CO

VE

RE

D

PA

RK

ING


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

UT

H H

OM

ER

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


SO

UT

H H

OM

ER

ST

AL

LE

Y

CO

UR

TY

AR

D

PEDESTRIAN

ACCESS

PEDESTRIAN

ACCESS

CO

VE

RE

D

PA

RK

ING

TOWNHOUSE 2

TOWNHOUSE 1

TOWNHOUSE 3

TOWNHOUSE 4

ADJUSTMENT 1


SO

UT

H H

OM

ER

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


SO

UT

H H

OM

ER

ST

AL

LE

Y

CO

UR

TY

AR

D

PEDESTRIAN

ACCESS

PEDESTRIAN

ACCESS

CO

VE

RE

D

PA

RK

ING

TOWNHOUSE 2

TOWNHOUSE 1

TOWNHOUSE 3

TOWNHOUSE 4

ADJUSTMENT 1


Shift Units and Create Connection Shift Units and Create Modulation


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 4

ADJUSTMENT 1


23’3’ 2’

1

1

23’

2’

3’

Adjustment Axo


ARCHITECTURAL CONCEPT1 2 3 4 5 6 7 8

RENDERINGS

SO

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1

24

3

1. View From South Homer St Looking Southwest

project development

1

22. View From South Homer St Looking Northwest

project development



1. View From Alley Looking Northeast

SO

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ST

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CO

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1

24

3

1

2

RENDERINGS

2. View From Alley Looking North

project development project development



1. Courtyard View From Southeast to Northwest

SO

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1

24

3

1

2

RENDERINGS

2. Courtyard View From Northwest to Southeast




1. Aerial View From South

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1

24

3

12

RENDERINGS

2. Aerial View From Southeast




1. Aerial View From North

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1

24

3

1

RENDERINGS


project development



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



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 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



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


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




ARBOR, PAINT 04

4 x 8 HORIZONTALHARDIE PANEL, PAINT 02


PARAPET CAP, PAINT 04

RAILING, PAINT 04

HORIZONTAL STAINEDWOOD SIDING, STAIN 01


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

NORTHEAST ELEVATION1 0' SCALE: 4' 8' 16' 32'

NORTHEAST ELEVATION1

TOWNHOUSE 3 TOWNHOUSE 4

ARBOR, PAINT 04






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.



RENDERED ELEVATIONS


ARBOR, PAINT 04




RAILING, PAINT 04




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

SOUTHEAST ELEVATION1 0' SCALE: 4' 8' 16' 32'

SOUTHEAST ELEVATION1

TOWNHOUSE 3TOWNHOUSE 1 TOWNHOUSE 4

ARBOR, PAINT 04





RAILING, PAINT 04



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.


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

801 South Homer Street Streamlined Design Review Application€¦ · 801 S Homer Street | #3023267...

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Transcript of 801 South Homer Street Streamlined Design Review Application€¦ · 801 S Homer Street | #3023267...