9045 MARY AVE NW SDR - Seattle€¦ · each with 4 townhouses (total 8 units), in the Crown Hill...

9045 MARY AVE NWCROWN HILL , SEATTLE

SDR DESIGN PACKETARRAY

JANUARY 10, 2018 | DPD# 3029880

Array DPD # 3029880 | January 10th, 2018

SDR DESIGN PACKAGE9045 Mary Ave NW, Crown HIll, Seattle, Washington

PROPOSAL DESCRIPTION CONTEXT ANALYSIS & ZONING INFORMATION TRANSPORTATION

NEIGHBORING BUILDINGS STREET VIEW PANORAMAS

SURVEYPROPOSED DESIGN - SITE PLAN PROPOSED DESIGN - 4-PLEX 1 FLOOR PLANS PROPOSED DESIGN - 4-PLEX 1 FLOOR PLANS

PROPOSED DESIGN - 4-PLEX 1 FLOOR PLANSPROPOSED DESIGN - 4-PLEX 1 FLOOR PLANS

PROPOSED DESIGN - 4-PLEX 2 FLOOR PLANS PROPOSED DESIGN - 4-PLEX 2 FLOOR PLANS

PROPOSED DESIGN - 4-PLEX 2 FLOOR PLANS PROPOSED DESIGN - 4-PLEX 2 FLOOR PLANS

PROPOSED DESIGN - 4-PLEX 1 E&W ELEVATIONSPROPOSED DESIGN - 4-PLEX 1&2 N ELEVATIONS

PROPOSED DESIGN - 4-PLEX 2 E&W ELEVATIONSPROPOSED DESIGN - 4-PLEX 1&2 S ELEVATIONS

RENDERED ELEVATIONS - WINDOW STUDY RENDERED ELEVATIONS - WINDOW STUDY RENDERED ELEVATIONS - MATERIAL STUDY RENDERED ELEVATIONS - MATERIAL STUDY

LANDSCAPE PLANSRENDERED - SHADOW STUDY

ARBORIST REPORTARBORIST REPORT

PROJECT VIEWSPROJECT VIEWS

DESIGN GUIDELINESPRESUBMITTAL MEETING NOTES

1

23

45

67

89

1011

1213

1415

1617

1819

2021

2223

2425

2627

2829

3031

TAB

LE O

F C

ON

TEN

TS

ArrayDPD # 3029880 | January 10th, 2018

SDR DESIGN PACKAGE9045 Mary Ave NW, Crown Hill, Seattle, Washington

PR

OP

OS

AL

DE

SC

RIP

TIO

N

1

Seattle Vicinity Map

PROJECT PROGRAM

BUILDING TYPE: Townhouses (2 structures)UNIT COUNT: 8 (4 in each structure)UNIT SIZES: Approximately 1080 sfABV.-GROUND STORIES: 3 PARKING STALLS: 1 (Crown Hill urban village + FS)APPROX FAR: 9179.5sf (FAR of 1.2 used), Priority GreenLOT SIZE: 8,205sf

PROJECT OBJECTIVES

The proposed site’s current use is a single family residence. It is approximately 8,205 square feet in LR2 zone. The property is located at the mid-block between NW 92nd St and Holman Rd NW on Mary Ave NW. The project is proposed to demolish the existing single family structure and to construct 2 structures, each with 4 townhouses (total 8 units), in the Crown Hill Resi-dential Urban Village. The proposed structures will be three sto-ries tall with 1 open space parking access from Mary Ave NW.

The proposed project is to achieve a minimum of 4-Star Build Green certifi cation to maximize building sustainability perfor-mance.

Crown Hill Residential Urban Village areas are in a higher dense living with many neighborhood shopping, dining and ser-vices within walking distance. We are proposing a pedestrian friendly design to accommodate the sense of community with a modern architectural solution.

Neighborhood Vicinity Map

THIRSTY FISH RESTAURANT

PROJECT INFORMATION

ADDRESS: 9045 Mary Ave NW, Seattle, WA 98117DPD #: 3029880 \ 6616686OWNER: Blackwood Builder’s Group, LLCAPPLICANT: Pivot Design, LLCCONTACT: Akasha Whoolery

SWANSON’S NURSERY

SOUNDVIEW PLAYFIELD



CO

NTE

XT

AN

ALY

SIS

2

ZONING INFORMATION

ZONE: LR2OVERLAY: Crown Hill Residential Urban VillageSTREETS: Holman Road is Arterial Mary Ave NW isAccess Street

The East half of lot 3 faces Mary Ave NW. It is located in lowrise LR2 zone, and the neighbor lots to the North, South and East all also in lowrise LR2 zone. The lot diagonal across the site is located in C1-40 zone. The lot is also located in the overlay of Madison-Miller Residential Urban Village.

LOT SIZE: 8205 SF23.45.510: FLOOR AREA RATIO (1.2) BUILD GREEN E.1 ALLOWED - 8205 X 1.2 = 9846 SF PROPOSED - 9179.5 SF

23.54.512: DENSITY ALLOWED - NO LIMIT PROPOSED - 8 UNITS

23.45.514: HELIGHT ALLOWED - AVG GD + 30’ + 10’ PENT 4-PLEX 1: 359.86’ + 30’ = 389.86’ ALLOW 360’ + 30’ = 389.0’ PROPOSED 4-PLEX 2: 359’ + 30’ = 389’ ALLOW

23.45.518 SETBACKS REQ’D PROPOSED A FRONT 7’ 9’6” REAR 7’ 34’5” SIDE N 7’ 7’ SIDE S 7’ 7’ F INTERIOR 10’ 15’

NW 90th St

Holman

Rd N

W / Prin

cipal

Arteria

l

15th

Ave

NW

/ C

olle

ctor

arte

rial

NW 85th St /Principal Arterial

8th

Ave

NW

/ M

inor

Arte

rial

Site

NW 85th St / Minor Arterial

8th

Ave

NW

/ C

olle

ctor

Arte

rial

King County Roadway Classifi cation

SDCI GIS MAP SHOWING DETAILED ZONING SITE

23.45.522: AMENITY SPACE REQUIRED - 8205 X 0.25 = 2051.25 SF PROPOSED - 2299.6 SF

23.54.527: MAX. STRUCTURE WIDTH IN LR2 ZONE A ALLOWED - 90’ PROPOSED - 43’8”

23.45.527: MAX. STRUCTURE DEPTH IN LR2 ZONE B ALLOWED - 135.92 X 65% = 88.3’ PROPOSED - 38.5’ + 38.5’ = 77’

23.54.020 PARKING A REQUIRED: 0 (FREQUENT TRANSIT + URBAN VILLAGE) PROVIDED: 1 OPEN SPACE PARKING

SEATTLE CITY BUS MAPBus 40

Bus 15

Bus D LINE

A

E

A E

B

F

F G H

C D

Site

ToB

alla

rd /

Dow

ntow

n S

eattl

e

To B

lue

Rid

ge

To N

orthg

ate

nto

A

B

C

D

E F

G H



TRA

NS

PO

RTA

TIO

N

BIKE ROUTES MAP

The proposed project is located in an area with access to sever-al public transit routes within 1/2 mile radius. Seattle is building a network of neighborhood greenways, a safer pedestrian walk or bike street, which helps the growth of local shopping and services. Madison Valley is also the main focus that will provide the future Seattle Greenways.

3

Neighborhood GreenwayBike lane / climibing landMulti-use Trail

1

2

3

645 Sound View West Apartment Bldg1

3 live work and 2 SFR development2

10 SFR & 1 Duplex development3 5 SFR development4

AvaView Condo5 1 Duplex & 1 Triplex Development6

7

4 live work & 96 units Parla Apartment7

8

1 Duplex & 1 Triplex Development8



NE

IGH

BO

RIN

G B

UIL

DIN

GS

VICINITY MAP

4

SITE

B

B

A

A



STR

EE

T V

IEW

PA

NO

RA

MA

S

5

OUR SITEMary Ave NW

ACROSS OUR SITEMary Ave NW

Fire Station 35 Auto Body Shop / Rapid Ride Bus Stop Crown Hill Plaza



SU

RV

EY

6

SURVEY



PR

OP

OS

ED

DE

SIG

N -

SIT

E P

LAN

PROPOSED SITE PLAN

7

6" DEC

4" DEC X3

5" D

EC

3" DEC

8" D

EC 12" D

EC

8" D

EC

4" D

EC X

2

8" D

EC

6" D

EC

4" D

EC

4" D

EC

5" DEC

4" DEC

8" DEC

8" DEC6" DEC

4" DEC X3

6" DEC

12" DEC

6" DEC

6" DEC

10" DEC

14" DEC

14" D

EC

6" DEC

MARY

AVE

N

360'ROW

MB

MB

3068 DR

LINE

OF FLO

OR

AB

OV

E

3068 DR LINE

OF FLO

OR

AB

OV

E

PROPOSEDNEW 4-PLEX 1

UNIT B

ENTRY


UNIT A

ENTRY3068 DR

LINE

OF FLO

OR

AB

OV

E

3068 DRLINE

OF FLO

OR

AB

OV

E


UNIT D

ENTRY


UNIT C

ENTRY

LINE OF FLOOR ABOVELINE OF FLOOR ABOVE

38'-6" 15'-0" 38'-6"

3068 DR

LINE

OF FLO

OR

AB

OV

E

3068 DRLINE

OF FLO

OR

AB

OV

E


UNIT D

ENTRY


UNIT C

ENTRY3068 DR

LINE

OF FLO

OR

AB

OV

E

3068 DR LINE

OF FLO

OR

AB

OV

E


UNIT B

ENTRY


UNIT A

ENTRY

LINE OF FLOOR ABOVE LINE OF FLOOR ABOVE

16'-0

"

8'-0"

38'-6", BLDG 2 DEPTH 15'-0", INT. STBK. 38'-6", BLDG 1 DEPTH 7'-0", REQ'D FRONT

43'-8

", 4-

PLE

X 1

WID

TH7'

-0",

SID

E7'

-0",

SID

E

3'-0

"

10'-0

"

60'-5

", O

VE

RA

LL L

OT

WID

TH

135'-11", OVERALL LOT DEPTH

2'-8

"

34'-4", ACTUAL REAR 9'-6", ACTUAL FRONT

43'-8

", 4-

PLE

X 2

WID

TH

14'-1"

9'-6"15'-0"

7'-0", REAR FRONT 27'-4"2'-6"

RECYCLEAREA

(90 SF)

SITE PLANSCALE: 1" = 10'-0"

N8' 0 20'10'4'6' 2'

GRAPHIC SCALE

1" = 10'-0"

10'



PR

OP

OS

ED

DE

SIG

N -

DU

PLE

X 1

FLO

OR

PLA

NS

8

4-PLEX 1 FIRST FLOOR PLAN

NO

RTH

36 4 27 5811 912 10 113

9'-4

1 2"

5'-0"

9'-1" 9'-0"

2'-0

"

9'-4

1 2"

2

2668

DR

3070 DR

ENTRY

SD

X

CM

BED 1

SD

CL.

BED 2

5'-612"

2'-0

"

7'-6

"

MECH.

LINE

OF FLO

OR

AB

OV

E

UP TO2ND FL.

[email protected]:10W/36"H HR

2668

DR

2068 DR2068 DR

5'-812"

12'-7

"

2668 DR

2650 DR

CL.2068 DR2068 DR

LINE OF FLOOR ABOVE

19'-3"

7'-9

"

36 4 27 5811 912 10 1

13

9'-4

1 2"

5'-0"

9'-1" 9'-0"

2'-0

"

9'-4

1 2"

2668

DR

3068 DR

BED 1

CL.

BED 2

5'-612"

2'-0

"

7'-6

"

MECH.

LINE

OF FLO

OR

AB

OV

E

UP TO2ND FL.


2668

DR

2068 DR2068 DR

5'-812"

12'-7

"

CL.

2068 DR2068 DR

19'-3"

7'-9

"

3 642 75 8 119 12101 13

9'-4

1 2"

5'-0"

9'-1"9'-0"

2'-0

"

9'-4

1 2"

2668

DR

3068 DR

ENTRY

SD

X

CM

BED 1

SD

CL.

BED 2

5'-612"

2'-0

"

7'-6

"

MECH.

LINE

OF FLO

OR

AB

OV

E

UP TO2ND FL.


2668

DR

2068 DR 2068 DR

5'-812"

12'-7

"

CL.2068 DR 2068 DR

LINE OF FLOOR ABOVE

19'-3"

7'-9

"

3 642 75 8 119 12101

13

9'-4

1 2"

5'-0"

9'-1"9'-0"

2'-0

"

9'-4

1 2"

2668

DR

3068 DR

BED 1

CL.

BED 2

5'-612"

2'-0

"

7'-6

"

MECH.

LINE

OF FLO

OR

AB

OV

E

UP TO2ND FL.


2668

DR 2068 DR 2068 DR5'-81

2"

12'-7

"

2650 DR

CL.2068 DR 2068 DR

19'-3"

7'-9

"

14

1 2 3 4 765

A

B

C

D

G

F

E

H

38'-6"

40'-8

"

ENTRY

SD

X

CM

22

2

ENTRY

SD

X

CM

SDSD

SD SDSDSD

2668 DR

2668 DR2668 DR

3'-2

"



PR

OP

OS

ED

DE

SIG

N -

DU

PLE

X 1

FLO

OR

PLA

NS

9

4-PLEX 1 SECOND FLOOR PLAN

NO

RTH

6

11 912 10

UP TO3RD FL.


1314

1

LIVING

SDX

CM

23'-4

"

67811 912 101314 34 25 1

20'-4

"

KITCHEN

UP TO3RD FL.


18'-412"

3'-5

1 2"

DN TO1ST FL.

DN TO1ST FL.

6 7 8 119 1210

UP TO3RD FL.

13 14


3 42 51

6 7 8 119 1210 13 143 42 51

UP TO3RD FL.3'

-2" [email protected]:10

W/36"H HR

DN TO1ST FL.

DN TO1ST FL.





43'-8

"

3'-2

"

6'-212" 9'-0" 3'-2"DW

3'-0

"2'

-0"

10'-1

0"

5 4 3 2 17

1

LIVING

SDX

CM

KITCHEN

18'-412"

3'-2

"

6'-212"9'-0"3'-2" DW

3'-0

"2'

-0"

10'-1

0"

1

LIVING

SDX

CM

KITCHEN3'-0

"

6'-212" 9'-0" 3'-2"

DW2'-6

"2'

-0"

8'-6

"

1

KITCHEN

2'-0

"

LIVING

SDX

CM

3'-0

"

6'-212"9'-0"3'-2"

DW 2'-6

"8'

-6"

19'-3"19'-3"

3'-0"4'-0"3'-0" 4'-0" 812"3'-8" 31

2"312"31

2"3'-0" 4'-0" 3'-0"4'-0"812" 3'-8"31

2" 312" 31

2"

1 2 3 4 765

A

B

C

D

G

F

E

H

3'-0"4'-0"3'-0" 4'-0" 812"3'-8" 31

2"312"31

2"3'-0" 4'-0" 3'-0"4'-0"812" 3'-8"31

2" 312" 31

2"19'-3" 19'-3"



PR

OP

OS

ED

DE

SIG

N -

DU

PLE

X 1

FLO

OR

PLA

NS

10

4-PLEX 1 THIRD FLOOR PLAN

NO

RTH

67811 912 10

UP TOROOF


1314 34 25 1

19'-3"

16

12'-912"

4'-1

"

12'-1

"

8'-0

"

5'-0"

2668 DR

2 M. SUITE

SD

5'-0"

67811 912 10

UP TOROOF


1314 34 25 1

16

9'-1

"

M. SUITE

SD

3'-0

"

6'-012"

2668 DR


DN TO2ND FL.


DN TO2ND FL.

2668 DR

LAUNDRY

2068 DR2068 DR

3'-0

"

HALL

SDX

CM

2668 DR 2668 DR

W.I.C.

9'-312"3'-6"

3'-0

"

14'-9" 3'-2

"

HALL

SDX

CM 14'-9" 3'-2

"

2668 DR

LAUNDRY

2668 DR

W.I.C.3'-0"

6 7 8 119 1210

UP TOROOF


13 143 42 51

19'-3"

23'-4

"20

'-4"

16

12'-1

"

M. SUITE

SD

6 7 8 119 1210

UP TOROOF


13 143 42 51

16

9'-1

"

M. SUITE

SD

3'-0

"

6'-0"

2668 DR


DN TO2ND FL.


DN TO2ND FL.

2668 DR

HALL

SDX

CM

2668 DR2668 DR

W.I.C.

9'-312"

3'-0

"

14'-9"3'-2

"

HALL

SDX

CM14'-9"3'-2

"

2668 DR

LAUNDRY

2668 DR

W.I.C.3'-0"

19'-3"38'-6"

23'-4

"20

'-4"

43'-8

"

3'-0

"

3'-0

"

2668

DR

12'-912"

4'-1

"8'

-0"

5'-0"

2668 DR

5'-0"

LAUNDRY

2068 DR 2068 DR

3'-0

"3'-6"

2668

DR

2'-6

"6'

-7"

2668 DR

5'-0"LAUNDRY

2068 DR2068 DR

3'-0

" 3'-6"

2668

DR

2668 DR

5'-0"LAUNDRY

2068 DR 2068 DR

3'-0

"3'-6"

2668

DR

2

2 2

2'-6

"6'

-7"

5'-0"12'-912" 5'-0" 12'-91

2"

19'-3"

A

B

C

D

G

F

E

H

1 2 3 4 765



PR

OP

OS

ED

DE

SIG

N -

DU

PLE

X 1

FLO

OR

PLA

NS

11

4-PLEX 1 ROOF PLAN

NO

RTH

67811 912 101314 34 25 1

19'-3"16

67811 912 101314 34 25 1

16

ROOF DECK(295 SF)

DN

@ 1 4"

PE

R 1

'


DN TO2ND FL.


DN TO2ND FL.

ROOF 1(65.3 SF)

ROOF DECK(249 SF)

DN

@ 1 4"

PE

R 1

'

ROOF 1(53 SF)

3'-712"

15'-1

0"18

'-10"

6 7 8 119 1210 13 143 42 51

19'-3"

23'-4

"20

'-4"

16

6 7 8 119 1210 13 143 42 51

16

ROOF DECK(295 SF)

DN

@ 1 4"

PE

R 1

'


DN TO2ND FL.


DN TO2ND FL.

ROOF 1(65.3 SF)

ROOF DECK(249 SF)

DN

@ 1 4"

PE

R 1

'

ROOF 1(53 SF)

3'-712"

15'-1

0"18

'-10"

19'-3"19'-3"38'-6"

23'-4

"20

'-4"

43'-8

"

HATCHING INDICATES UNVENTEDEXTERIOR STAIR AND LANDINGUSING SPRAY FOAM PRODUCT =R-38 TOTAL INSUL MIN.

HATCHING INDICATESUNVENTED EXTERIORSTAIR AND LANDING USINGSPRAY FOAM PRODUCT =R-38 TOTAL INSUL MIN.

SLOPE TODRAIN

DS

OP

EN

PR

PT

THR

U D

RA

INA

GE

OP

EN

PR

PT

THR

U D

RA

INA

GE

OP

EN

PR

PT

THR

U D

RA

INA

GE

OP

EN

PR

PT

THR

U D

RA

INA

GE

SLOPE TODRAIN

DS

SLOPE TODRAIN

DSSLOPE TO

DRAIN

DSA

B

C

D

G

F

E

H

1 2 3 4 765



PR

OP

OS

ED

DE

SIG

N -

DU

PLE

X 2

FLO

OR

PLA

NS

12

4-PLEX 2 FIRST FLOOR PLAN

NO

RTH

36 4 27 5811 912 10 113

9'-4

1 2"

5'-0"

9'-1" 9'-0"

2'-0

"

9'-4

1 2"

2

2668

DR

3070 DR

ENTRY

SD

X

CM

BED 1

SD

CL.

BED 2

5'-612"

2'-0

"

7'-6

"

MECH.

LINE

OF FLO

OR

AB

OV

E

UP TO2ND FL.


2668

DR

2068 DR2068 DR

5'-812"

12'-7

"

2668 DR

2650 DR

CL.2068 DR2068 DR

LINE OF FLOOR ABOVE

19'-3"

7'-9

"

36 4 27 5811 912 10 1

13

9'-4

1 2"

5'-0"

9'-1" 9'-0"

2'-0

"

9'-4

1 2"

2668

DR

3068 DR

BED 1

CL.

BED 2

5'-612"

2'-0

"

7'-6

"

MECH.

LINE

OF FLO

OR

AB

OV

E

UP TO2ND FL.


2668

DR

2068 DR2068 DR

5'-812"

12'-7

"

CL.

2068 DR2068 DR

19'-3"

7'-9

"

3 642 75 8 119 12101 13

9'-4

1 2"

5'-0"

9'-1"9'-0"

2'-0

"

9'-4

1 2"

2668

DR

3068 DR

ENTRY

SD

X

CM

BED 1

SD

CL.

BED 2

5'-612"

2'-0

"

7'-6

"

MECH.

LINE

OF FLO

OR

AB

OV

E

UP TO2ND FL.


2668

DR

2068 DR 2068 DR

5'-812"

12'-7

"CL.2068 DR 2068 DR

LINE OF FLOOR ABOVE

19'-3"

7'-9

"

3 642 75 8 119 12101

13

9'-4

1 2"

5'-0"

9'-1"9'-0"

2'-0

"

9'-4

1 2"

2668

DR

3068 DR

BED 1

CL.

BED 2

5'-612"

2'-0

"

7'-6

"

MECH.

LINE

OF FLO

OR

AB

OV

E

UP TO2ND FL.


2668

DR 2068 DR 2068 DR5'-81

2"

12'-7

"

2650 DR

CL.2068 DR 2068 DR

19'-3"

7'-9

"

14

1 2 3 4 765

A

B

C

D

G

F

E

H

38'-6"

40'-8

"

ENTRY

SD

X

CM

22

2

ENTRY

SD

X

CM

SDSD

SD SDSDSD

2668 DR

2668 DR2668 DR

3'-2

"



PR

OP

OS

ED

DE

SIG

N -

DU

PLE

X 2

FLO

OR

PLA

NS

13

4-PLEX 2 SECOND FLOOR PLAN

NO

RTH

6

11 912 10

UP TO3RD FL.


1314

1

LIVING

SDX

CM

23'-4

"

67811 912 101314 34 25 1

20'-4

"

KITCHEN

UP TO3RD FL.


18'-412"

3'-5

1 2"

DN TO1ST FL.

DN TO1ST FL.

6 7 8 119 1210

UP TO3RD FL.

13 14


3 42 51

6 7 8 119 1210 13 143 42 51

UP TO3RD FL.3'

-2" [email protected]:10

W/36"H HR

DN TO1ST FL.

DN TO1ST FL.





43'-8

"

3'-2

"

6'-212" 9'-0" 3'-2"DW

3'-0

"2'

-0"

10'-1

0"

5 4 3 2 171

LIVING

SDX

CM

KITCHEN

18'-412"

3'-2

"

6'-212"9'-0"3'-2" DW

3'-0

"2'

-0"

10'-1

0"

1

LIVING

SDX

CM

KITCHEN3'-0

"

6'-212" 9'-0" 3'-2"

DW2'-6

"2'

-0"

8'-6

"

1

KITCHEN

2'-0

"

LIVING

SDX

CM

3'-0

"

6'-212"9'-0"3'-2"

DW 2'-6

"8'

-6"

19'-3"19'-3"

3'-0"4'-0"3'-0" 4'-0" 812"3'-8" 31

2"312"31

2"3'-0" 4'-0" 3'-0"4'-0"812" 3'-8"31

2" 312" 31

2"

1 2 3 4 765

A

B

C

D

G

F

E

H

3'-0"4'-0"3'-0" 4'-0" 812"3'-8" 31

2"312"31

2"3'-0" 4'-0" 3'-0"4'-0"812" 3'-8"31

2" 312" 31

2"19'-3" 19'-3"



PR

OP

OS

ED

DE

SIG

N -

DU

PLE

X 2

FLO

OR

PLA

NS

14

4-PLEX 2 THIRD FLOOR PLAN

NO

RTH

6711 912 10

UP TOROOF


1314 34 25

1

19'-3"

16

12'-912"

4'-1

"

12'-1

"

8'-0

"

5'-0"

2668 DR

2 M. SUITE

SD

5'-0"

11 912 10131416

9'-1

"

M. SUITE

SD

3'-0

"

6'-012"


DN TO2ND FL.


DN TO2ND FL.

LAUNDRY

2068 DR2068 DR

3'-0

"

HALL

SDX

CM

2668 DR 2668 DR

W.I.C.

9'-312"3'-6"

3'-0

"

18'-412"

HALL

SDX

CM

2668 DR

LAUNDRY

2668 DR

W.I.C.3'-0"

119 1210 13 14

19'-3"

16

12'-1

"

M. SUITE

SD

119 1210 13 1416

9'-1

"

M. SUITE

SD

3'-0

"

6'-0"


DN TO2ND FL.


DN TO2ND FL.

HALL

SDX

CM

2668 DR2668 DR

W.I.C.

9'-312"

3'-0

"

14'-9"

HALL

SDX

CM

2668 DR

LAUNDRY

2668 DR

W.I.C.3'-0"

1 2 3 4 765

19'-3"38'-6"

23'-4

"20

'-4"

43'-8

"

3'-0

"

3'-0

"

2668

DR

12'-912"

4'-1

"8'

-0"

5'-0"

2668 DR

5'-0"

LAUNDRY

2068 DR 2068 DR

3'-0

"3'-6"

2668

DR

2'-6

"6'

-7"

2668 DR

5'-0"LAUNDRY

2068 DR2068 DR

3'-0

" 3'-6"

2668

DR

2668 DR

5'-0"LAUNDRY

2068 DR 2068 DR

3'-0

"3'-6"

2668

DR

2

2 2

6'-7

"

12'-912" 5'-0" 12'-91

2"

19'-3"

89

67 34 25

1

89

UP TOROOF


UP TOROOF


6 73 42 5

1

8 9

UP TOROOF


6 73 42 5

1

8 9

A

B

D

G

F

H

C

E

3'-0" 8'-0" 2'-612" 5'-0" 81

2" 3'-0"8'-0"2'-612"5'-0"81

2"



PR

OP

OS

ED

DE

SIG

N -

DU

PLE

X 2

FLO

OR

PLA

NS

15

4-PLEX 2 ROOF PLAN

NO

RTH

19'-3"

ROOF DECK(295 SF)

DN

@ 1 4"

PE

R 1

'


DN TO3RD FL.

ROOF 1(65.3 SF)

ROOF DECK(249 SF)

DN

@ 1 4"

PE

R 1

'

ROOF 1(53 SF)

3'-712"

19'-3"

23'-4

"20

'-4"

ROOF DECK(295 SF)

DN

@ 1 4"

PE

R 1

'

ROOF 1(65.3 SF)

ROOF DECK(249 SF)

DN

@ 1 4"

PE

R 1

'

ROOF 1(53 SF)

3'-712"

15'-1

0"

A

B

D

G

F

H

19'-3"19'-3"38'-6"

23'-4

"20

'-4"

43'-8

"

SLOPE TODRAIN

DS

OP

EN

PR

PT

THR

U D

RA

INA

GE

OP

EN

PR

PT

THR

U D

RA

INA

GE

OP

EN

PR

PT

THR

U D

RA

INA

GE

OP

EN

PR

PT

THR

U D

RA

INA

GE

SLOPE TODRAIN

DS

SLOPE TODRAIN

DSSLOPE TO

DRAIN

DS

1 2 3 4 765

67 34 25811 912 10131416 15

3070

DR


DN TO3RD FL.

6 73 42 5 8 119 1210 13 14 1615

3070

DR


DN TO3RD FL.

6 73 42 5 8 119 1210 13 14 1615

3070

DR


DN TO3RD FL.

67 34 25811 912 10131416 15

3070

DR

C

E

D

3 4 5

C

E

ROOF 2 / UNIT A

ROOF 2 / UNIT B

ROOF 2 / UNIT C

ROOF 2 / UNIT D

15'-712" 15'-71

2"

4'-0

1 2"4'

-01 2"

31'-3"

8'-1

"



4-PLEX 1 EAST ELEVATION 4-PLEX 1 SOUTH ELEVATION

9045 A 9045 B

9'-0

"1'

-0"

1'-0

"

1ST FL 360.0'

8'-0

"

T.O.ROOF 389.0'

2ND FL 369.0''

8'-0

"

2ND FL 379.0'

T.O.PRPT. 392.0'

29'-2

"

2'-0

"3'

-0"

AVG GD. 359.86'

9'-0

"1'

-0"

1'-0

"

1ST FL 360.0'

8'-0

"

T.O.ROOF 389.0'

2ND FL 369.0''

8'-0

"

2ND FL 379.0'

T.O.PRPT. 392.0'

29'-2

"

2'-0

"3'

-0"

AVG GD. 359.86'



4-PLEX 1 WEST ELEVATION 4-PLEX 1 NORTH ELEVATION

9045 C9045 D

9'-0

"1'

-0"

1'-0

"

1ST FL 360.0'

8'-0

"

T.O.ROOF 389.0'

2ND FL 369.0''

8'-0

"

2ND FL 379.0'

T.O.PRPT. 392.0'

29'-2

"

2'-0

"3'

-0"

AVG GD. 359.86'

9'-0

"1'

-0"

1'-0

"

1ST FL 360.0'

8'-0

"

T.O.ROOF 389.0'

2ND FL 369.0''

8'-0

"

2ND FL 379.0'

T.O.PRPT. 392.0'

29'-2

"

2'-0

"3'

-0"

AVG GD. 359.86'



4-PLEX 2 EAST ELEVATION 4-PLEX 2 SOUTH ELEVATION

9047 A 9047 B

9'-0

"1'

-0"

1'-0

"

1ST FL 360.0'

8'-0

"

T.O.ROOF 389.0'

2ND FL 369.0''

8'-0

"

2ND FL 379.0'

T.O.PRPT. 392.0'

30'-0

"

2'-0

"3'

-0"

AVG GD. 359.0'

9'-0

"1'

-0"

1'-0

"

1ST FL 360.0'

8'-0

"

T.O.ROOF 389.0'

2ND FL 369.0''

8'-0

"

2ND FL 379.0'

T.O.PRPT. 392.0'

30'-0

"

2'-0

"3'

-0"

AVG GD. 359.0'



4-PLEX 2 WEST ELEVATION 4-PLEX 2 NORTH ELEVATION

9047 C9047 D

9'-0

"1'

-0"

1'-0

"

1ST FL 360.0'

8'-0

"

T.O.ROOF 389.0'

2ND FL 369.0''

8'-0

"

2ND FL 379.0'

T.O.PRPT. 392.0'

30'-0

"

2'-0

"3'

-0"

AVG GD. 359.0'

9'-0

"1'

-0"

1'-0

"

1ST FL 360.0'

8'-0

"

T.O.ROOF 389.0'

2ND FL 369.0''

8'-0

"

2ND FL 379.0'

T.O.PRPT. 392.0'

30'-0

"

2'-0

"3'

-0"

AVG GD. 359.0'



RE

ND

ER

ED

ELE

VATI

ON

S -

WIN

DO

W S

TUD

Y20

SOUTH PRIVACY WINDOW STUDY



RE

ND

ER

ED

ELE

VATI

ON

S -

WIN

DO

W S

TUD

Y

21

NORTH PRIVACY WINDOW STUDY



RE

ND

ER

ED

ELE

VATI

ON

S -

MAT

ER

IAL

STU

DY

22

4x8 dark gray painted hardie reclaimed fi r or cedar siding

2x8 light gray painted hardie panel

4x8 light gray painted hardie or similar horizontal siding

Reclaimed horizontal fi r or cedar siding

4x8 dark gray painted hardie or similar horizontal siding

East Elevation South Elevation



RE

ND

ER

ED

ELE

VATI

ON

S -

MAT

ER

IAL

STU

DY

234x8 dark gray painted hardie or similar horizontal siding

West Elevation Street Perspective

4x8 light gray painted hardie or similar horizontal siding

Reclaimed horizontal fi r or cedar siding

Concret plantersPermeable grasscretee

Cedar siding entry

Cedar decking Permeable grasscrete pavers Concrete planters

PLANT SCHEDULE



LAN

DSCA

PE D

ESIG

N24

LANDSCAPE NO

RTH

Amanogawa Flower-ing Cherry Maiden Hair Grass Japanese Aralia Boston Ivy Fragrant Sweet Box Ivy Halo Dogwood Little Lime Hydrangea



REN

DE

RE

D E

LEVA

TIO

NS

- S

HA

DO

W S

TUD

Y

25

SPRING EQUINOX: MARCH 20

8 AM

NOON

4 PM

SUMMER SOLSTICE: JUNE 21

8 AM

NOON

4 PM

FALL EQUINOX: SEPTEMBER 23

8 AM

NOON

4 PM

WINTER SOLSTICE: DECEMBER 21

8 AM

NOON

4 PM



ARBO

RIST

REP

ORT

26

Chris Selle, Certified Arborist(206)-387-8214

Email: [email protected] Arborist PN#7030A

Certified Tree Risk Assessor (TRAQ)

March 5th, 2018

Alex MasonMGT [email protected]

Hello Alex,

Here is the Arborist Identification Report that you requested for the trees located on the property located at 9045 Mary Ave NW, Seattle, 98117. All significant trees on the property were identified, measured for diameter at breast height (DBH), assessed for general condition, and labeled as exceptional or non exceptional per directors rule 16-2008

Summary:

Twenty significant trees located on the property.

Tree condition report:

All trees listed on this report appear to be in fair condition based on a level 1(visual) assessment.

Several of the smaller, deciduous trees in the back yard have been topped multiple times.

Significant Tree Identification Report:

Tree #1: 6.2” DBH Japanese Maple tree (Acer palmatum), fair condition, average physical drip line radius 6’ non-exceptional tree

Tree#2: 8.2” DBH Flowering Cherry tree (Prunus serrulata), fair condition, average physical drip line radius 12’ non-exceptional tree

Tree#3: 7.1” DBH English Laurel tree (Prunus laurocersus), fair condition, average physical drip line radius 11’ non-exceptional tree

Tree#4: 12” DBH Leyland Cypress tree (Cupressus leylandii), fair condition, average physical drip line radius 12’ non-exceptional tree

Tree#5: 10” DBH White Birch tree (Betula pendula), fair condition, average physical drip line radius 13’ non-exceptional tree

Tree#6: 12” DBH Leyland Cypress tree (Cupressus leylandii), fair condition, average physical drip line radius 13’ non-exceptional tree

Tree#7: 12.3” DBH White Birch tree (Betula pendula), fair condition, average physical drip line radius 14’ non-exceptional tree

Tree#8: 13.7” DBH Common Cherry tree (Prunus avium), fair condition, average physical drip line radius 17’ non-exceptional tree

Tree#9: 9.8” DBH Leyland Cypress tree (Cupressus leylandii), fair condition, average physical drip line radius 13’ non-exceptional tree



ARBO

RIST

REP

ORT

27




Tree#13: 11.8” DBH Common Plum tree (Prunus domestica), fair condition, average physical drip line radius 7’ non-exceptional tree






Tree#19: 14” DBH Yew tree (upright) (Taxus baccata), fair condition, average physical drip line radius 8’ non-exceptional tree

Tree#20: 15” DBH Yew tree (upright) (Taxus baccata), fair condition, average physical drip line radius 8’ non-exceptional tree

Thank you

Chris Selle Certification # PN 7030-A Certified Tree Risk Assessor 24440 Russell Rd apt 209 Kent, WA, 98032 (206)-387-8214

Street level facade rendering2 Street level facade rendering1

NO

RT

H3

1

4

2



RE

ND

ER

ED

- P

RO

JEC

T V

IEW

S28

3 Rear Bldg rendering 4 Top aerial view rendering

NO

RT

H3

1

4

2



RE

ND

ER

ED

- P

RO

JEC

T V

IEW

S

29



DE

SIG

N G

UID

ELI

NE

S30

DESIGN GUIDELINES

A-1 RESPOND TO SITE CHARACTERISTICSThe project proposed to the same levels of bedroom spaces in response the site’s topography. A common walkway along S el-evation follows existing grade condition connects the site from Mary Ave NW to the center courtyard and to the rear 4-plex in the back on the property. A-2 STREETSCAPE COMPATIBILITYThe streetscape is a variety of apartments, townhomes and vari-ous commerical spaces. The proposed structures are designed to fi t within the mix of housing typologies and create a pedestrian friendly streetscape in the neighborhood.

A-3 ENTRANCES VISIBLE FROM THE STREETThe two street facing townhome units have front entries and open patio spaces to be easy identify and engage from the street. A common walkway along the south elevation provide a visual link to the center courtyard and the second 4-plex townhome units to the back of the site.

A-4 HUMAN ACTIVITYOpen space at the front of the structure encourages interaction between residents, neighbors, and the community.

A-5 RESPECT FOR ADJACENT SITESThe windows to the south and north elevation are designed to minimize privacy intrusion. The adjacent neighbors to the north have minimal windows along the property lines. A-7 RESIDENTIAL OPEN SPACEAll townhome units are provided with private roof deck to a and center courtyard amenity spaces. The front townhome units have front entrances with open amenity spaces engage the streetscape of the neighborhood and existing ROW character-istics.

A-8 PARKING & VEHICLE ACCESSVehicles will access from Mary Ave NW. One parking spaces are provided for service vehicle access.

B-1 HEIGHT, BULK & SCALE COMPATIBILITYThe townhomes to the south has an allowable height limit of 30’ and the townhomes to the north has an allowable height limit of 30’ in LR2 zone.

C-1 ARCHITECTURAL CONTEXTThe street front facade is designed to compatible with existing adjacent structures and the individual homes in the neighbor-hood. Large windows and private patio and decks provide a strong connection to the pedestrian environment.

C-2 ARCHITECTURAL CONCEPT AND CONSISTENCYThe proposed project provide a well defi ned approach entrance to create more outdoor patio and garden spaces. The mass-ing of the project is modulated to soften adjacent buildings with most of the glazing located to the east and west for the natural lights.

C-4 EXTERIOR FINISH MATERIALSThe project is proposing to use durable and sustainable materi-als. Siding will consist of natural cement board, natural cedar siding and painted materials.

D-1 PEDESTRIAN OPEN SPACES AND ENTRANCESAll options provide landscaped amenity spaces along the street facade and common walkway connects the center courtyard spaces.

D-3 RETAINING WALLSRetaining walls follows the existing grade help stabilize the proj-ect site and minimize the retaining height helps re-grade and provide public safety next to a public side walk.

D-6 SCREENING OF DUMPSTERS, UTILITIES, ETCRecycling and solid waste will be screened and placed at the rear of the site close to the parking space for pick up.

D-7 PERSONAL SAFETY AND SECURITYExterior lights will be placed downward directed to walkways as well as private and common open spaces. Entry door design, walkway and window placement all enhance pedestrian safety, provide for natural surveillance.

E-2 LANDSCAPING TO ENHANCE BUILDING AND/OR SITEThe center courtyard, front entry, and setbacks will be the fo-cus of our landscaping design to enhance the character of the neighborhood and the proposed structures. It will create inviting usable spaces for residents and also visitors and also providing friendly streetscapes for neighbors.

E-2 LANDSCAPING TO ADDRESS SPECIAL SITE CONDI-TIONSThe landscaping of this project will help to soften both the mass-ing and the transition from street to entry. The entry open patio is to separate home entries and public walkways and to soften the streetscape at the facade.



PR

E-S

UB

MIT

TAL

ME

ETI

NG

NO

TES

31PRE-SUBMITTAL MEETING NOTES

Meeting Notes – 01/10/2018

SDCI Pre-Submittal Conference Notes

Project: 9045 Mary Ave NWSDCI Project NO: SDR 3029880 / Bldg. 6616686Owner: Blackwood Builder’s Group, LLC Architect/Designer: Array, LLC / Yueann Wu

Attendees: Allison Whitworth, SDCI Land Use Planner Malli Anderson, SDCI Zoning Ray Ramos, SCL Yueann Wu, Array LLC Jeff Whitney, Array LLC Alex Mason, Pivot Design LLC (representing Blackwood Builder’s Group) Trevor Johnson, Blackwood Builder’s Group Matt Little, Blackwood Builder’s Group

Meeting Date/Time: Wednesday, January 10, 2018, 9:30 AMLocation: SMT 21st Floor

Documents Provided by Array LLC to Meeting Attendees:

1.) Early Design Guidance Packet, dated January 10, 20182.) Supplementary Proposed Site Plan

SCL Coordination

Ray Ramos of Seattle City Light began the meeting by advising on overhead high voltage requirements. Topics included the 14 feet clearance require-ment from line voltage to structure as well as the currently served 3 phase overhead high voltage. Ray expressed if the proposed development can be served by 600 volts or less one strike point will be used, originating from existing lines adjacent to Mary Ave NW, connecting to two weather heads on the North West corner of the proposed development. Underground conduit will be ran to supply voltage to adjacent units. In addition, if the 600 volt or less requirement cannot be maintained a transformer vault may be required.

Introduction & Project Overview

Yueann Wu of Array LLC & Alex Mason of Pivot Design LLC provided an introduction and overview of the project scope and goals. It was discussed the design intent creates family or roommate space without maximizing FAR while achieving a minimum 4-Star Built Green certifi cation to maximize building sustainability performance. Moreover, it was discussed the pro-posed project lies within the Crown Hill Residential Urban Village which is in a higher dense living with many neighborhood shopping, dining and services within walking distance. We are proposing a pedestrian friendly design to accommodate the sense of community with a modern architectural solution. The plan to preserve as many trees as possible at the rear of the lot was talked about with the lot not containing any exceptional trees.

It was also discussed the proposed site’s current use is a single family residence. It is approximately 8,160 square feet in LR2 zone. The property is located at the mid-block between NW 92nd St and Holman Rd NW on Mary Ave NW. The project is proposed to demolish the existing single family struc-ture and to construct 2 structures, each with 4 townhouses (total 8 units), in the Crown Hill Residential Urban Village. The proposed structures will be three stories tall with 1 open space parking access from Mary Ave NW.

In addition, Yueann & Alex discussed the zoning and surrounding building’s context. It was portrayed the East half of lot 3 faces Mary Ave NW. It is located in lowrise LR2 zone, and the neighbor lots to the North, South and East all also in lowrise LR2 zone. The lot diagonal across the site is located in C1-40 zone. The lot is also located in the overlay of Crown Hill Residential Urban Village. Sur-rounding building’s context consists of a mix of multi-family residential, including apartment buildings, condominiums, duplexes & triplexes and SFR’s. These buildings range in age from the 1990’s to newly constructed. Also, the site is nearby to a playfi eld / playground, commercial & restaurant spaces and a fi re station.

Design Guidelines Discussion

Yueann Wu also discussed project Design Guidelines. Key points discussed included the following:Response to Site Characteristics - The project proposed to the same levels of bedroom spaces in response the site’s topography. A common walkway along S elevation follows existing grade condition connects the site from Mary Ave NW to the center courtyard and to the rear 4-plex in the back on the property.Entrances Visible from the Street - The two street facing townhome units have front entries and open patio spaces to be easy identify and engage from the street. A common walkway along the south elevation provide a visual link to the center courtyard and the second 4-plex townhome units to the back of the site.Human Activity - Open space at the front of the structure encourages inter-action between residents, neighbors, and the community.Respect for Adjacent Sites - The windows to the south and north elevation are designed to minimize privacy intrusion. The adjacent neighbors to the north have minimal windows along the property lines.Residential Open Space - All townhome units are provided with private roof deck to and center courtyard amenity spaces. The front townhome units have front entrances with open amenity spaces engage the streetscape of the neighborhood and existing ROW characteristics.Parking & Vehicle Access - Vehicles will access from Mary Ave NW. One parking spaces are provided for service vehicle access.Height, Bulk & Scale Compatibility - The townhomes to the south has an al-lowable height limit of 30’ and the townhomes to the north has an allowable height limit of 30’ in LR2 zone.Architectural Concept & Consistency - The proposed project provide a well-defi ned approach entrance to create more outdoor patio and garden spaces. The massing of the project is modulated to soften adjacent buildings with most of the glazing located to the east and west for the natural lights.Exterior Finish Materials - The project is proposing to use durable and sus-tainable materials. Siding will consist of natural cement board, natural cedar siding and painted materials.Pedestrian Open Spaces & Entrances - All options provide landscaped amenity spaces along the street facade and common walkway connects the center courtyard spaces.

Screening of Dumpsters, Utilities, Etc. - Recycling and solid waste will be screened and placed at the rear of the site close to the parking space for pick up.

Landscaping to Enhance Building and/or Site - The center courtyard, front entry, and setbacks will be the focus of our landscaping design to enhance the character of the neighborhood and the proposed structures. It will cre-ate inviting usable spaces for residents and also visitors and also providing friendly streetscapes for neighbors.

Landscaping to Enhance Special Site Conditions - The landscaping of this project will help to soften both the massing and the transition from street to entry. The entry open patio is to separate home entries and public walkways and to soften the streetscape at the facade.

SDCI Comments & Recommendations

Allison Whitworth of SDCI recommended the team look at the following and/or had the following comments:

- Inclusion of Arborist Report in the EDG Packet- SDCI supports retention of trees in the rear of lot & loading zone at rear lot- Suggests increased separation between buildings and courtyard with better utilization of courtyard space / common area- Defi ned Pedestrian Pathway & Car Drive Isle- Mentioned porch area adjacent to rear parking spot- Incorporation of additional glazing at doors adjacent to street- Liked the units oriented to the street- Recommended maximizing light and air- Stated the penthouses for roof access were acceptable for non- street facing units and recommended grouping penthouses together for rear units- Need to see trash location shown on site plan- Reminded MUP submittal happens after intake complete

9045 MARY AVE NW SDR - Seattle€¦ · each with 4 townhouses (total 8 units), in the Crown Hill...

Documents

Transcript of 9045 MARY AVE NW SDR - Seattle€¦ · each with 4 townhouses (total 8 units), in the Crown Hill...