#3028790 - Seattle · tempero do brasil jet city improv fat ducks deli & bakery university...

# 3 0 2 8 7 9 05521 15TH AVE NESTREAMLINED DESIGN REVIEW

CONTENTS

INDEX1. PROJECT BACKGROUND 032. URBAN DESIGN ANALYSIS 04 CIRCULATION PATTERNS ZONING + USE DEVELOPMENT CONTEXT STREET ELEVATIONS 3. SITE ANALYSIS 10 SURVEY + SITE PHOTOS SITE FEATURES4. ZONING DATA 12 SITE PLAN5. PROPOSED DESIGN 14 MATERIALS + PRECEDENT DESIGN GUIDELINES5. LEVEL PLANS 186. BUILDING SECTIONS 227. BUILDING ELEVATIONS 248. BUILDING PERSPECTIVES 2810. SITE LIGHTING 299. LANDSCAPE DESIGN 3011. PRIVACY STUDIES 3211. CONSTRUCTION DETAILS 3412. SETBACK ADJUSTMENT REQUEST 36

2

UNIVERSITY DISTRICT NORTHWEST CONTEXT

NE RAVENNA BLVD

15TH AVE NE

16TH AVE NE

17TH AVE NE

NE 56TH ST

NE 55TH ST

NE 52ND ST

UNIVERSITY WAY NE

12TH AVE NE

BROOKLYN AVE NE

UNIVERSITY DISTRICTURBAN CENTER VILLAGE

PROJECT SITE

PROJECT INFORMATIONSITE ADDRESS 5521 15th Ave NEPARCEL NUMBER 8714600030SDCI # 3028790APPLICANT Neiman Taber Architects 1421 34th Avenue, Suite 100 Seattle, WA 98122 (206) 760-5550CONTACT David Neiman [email protected] LR3LOT SIZE 4,126 SFF.A.R. PROVIDED 1.97GROSS FLOOR AREA 9,848 SFPROPOSED UNITS 18 PROPOSED PARKING 0FREQUENT TRANSIT Yes

PROJECT TEAMOWNER Ronald DanzARCHITECT Neiman Taber Architects 1421 34th Ave, Suite 100 Seattle, WA 98122 (206) 760-5550GEOTECHNICAL Geotechnical Consultants Inc.CIVIL Sitewise Desgn PLLCSURVEYOR Chadwick & WintersLANDSCAPE The Philbin GroupSTRUCTURAL Malsam Tsang Structural Engineering

PROJECT GOALS 1. Provide a contemporary interpretation of Seattle’s historic wood- -sided residences that establishes a new development precedent for its immediate context. 2. Create an affordable infill project in a central neighborhood with access to plentiful services and excellent transportation. 3. Create high-quality, accessible housing with excellent daylighting, views, and connectivity to outdoor amenities.

PROPOSALThe project proposes to remove the existing 2 story, 4-unit residential structure and replace it with a 3 story apartment building containing 18 residential units. The project is located within the Unirveristy District Northwest Urban Center Village and thus does not provide parking.

PROJECT BACKGROUND

3#3028790 | 5521 15TH AVE NE | STREAMLINED DESIGN REVIEW: EARLY DESIGN GUIDANCE

URBAN DESIGN ANALYSIS

4

LEGEND

PARK | OPEN SPACE

MAJOR ARTERIAL

MINOR ARTERIAL

COLLECTOR ARTERIAL

BUS ROUTE

BUS STOP: 45, 71, 73

DESIGNATED BIKE ROUTE

CIRCULATION PATTERNS

ANALYSIS OF CONTEXT

The proposal site is located in the University District Northwest Urban Center Village on the west side of 15th Ave NE, a minor arterial, between NE 55th St and NE 56th St. It is currently occupied by a 2-story, 4 unit apartment building to be demolished. The project site is approximately a quarter mile south of Cowen Park and Ravenna Park. Bus lines #45, #71, and #73 connect the site to the University of Washington light rail station to the south and to Loyal Heights, Wedgewood, and Jackson Park, respectively. Protected bike lanes are provided along NE Ravenna Blvd and Roosevelt Way NE. 12th Ave NE is an existing neighborhood greenway which features a safer, calmer residential street where walking and biking is the priority.

RAVENNA PARKCOWEN PARK

NE 56TH ST

NE RAVENNA BLVD

NE 55TH ST

15TH AVE NE

12TH AVE NE

17TH AVE NE

20TH AVE NE

UNIVERSITY WAY NE

BROOKLYN AVE NE

11TH AVE NE

ROOSEVELT WAY NE

PROJECT SITE

URBAN DESIGN ANALYSIS

ZONING MAP LEGEND USE MAP LEGEND

LR3 COMMERCIALNC2P-40 MIXED-USENC3P-65LR2 SINGLE-FAMILYSF 5000 MULTI-FAMILY

PROJECT SITE PROJECT SITE


ZONING MAP USE MAP

ANALYSIS OF CONTEXT

The proposal is sited on the west boundary of an LR3 zone. Along University Ave NE (west of the project site) is a Neighborhood/Commercial zone, where north of NE 55th St is more specifically NC2P-40 and south of NE 55th St is NC3P-65. East of 15th Ave NE is a large area of SF 5000 zoning. West of University Way NE and north of NE 55th St is also zoned as SF 5000. South of NE 55th St is an LR2 zone. The majority of buildings along 15th Ave NE are utilized as multi-family. Reflective of its zoning, structures along University Way NE feature both mixed-use and commercial uses. Single family residences border the LR3 and Neighborhood/Commercial zones.

NE 55TH ST 15TH AVE NE

UNIVERSITY WAY NE

NE 56TH ST

LR3

LR2

SF 5000 SF 5000

NC3P-65

NC2P-40

15TH AVE NE

16TH AVE NE

UNIVERSITY AVE NE

NE 55TH ST

NE 56TH ST

NE RAVENNA BLVD

BROOKLYN AVE NE

12TH AVE NE

11TH AVE NE

URBAN DESIGN ANALYSISDEVELOPMENT CONTEXT: EXISTING BUILDINGS

AERIAL PERSPECTIVE LOOKING NORTH

6

SHIGA’S P-PATCH COMMUNITY GARDEN

PROJECT SITE

TEMPERO DO BRASIL

JET CITY IMPROVFAT DUCKS

DELI & BAKERY

UNIVERSITY CONVENIENCE MART

HERKIMER COFFEE

UNIVERSITY COOPERATIVE SCHOOL

R+E CYCLES

COWEN PARK

COWEN PARK GROCERY

PARK VISTA COOPERATIVE

XI-AN NOODLES

VEGAN HAVEN

NE 56TH ST

UNIV

ERSI

TY W

AY N

E

BROO

KLYN

AVE

NE 15TH AVE NE

16TH AVE NE

NE 55TH ST

4

5

2

1

3

6

COMMUNITY NODES AND LANDMARKS

A majority of the community nodes are located west of the project site in the Neighborhood/Commercial zone along University Way NE. These include a variety of restaurants and cafes such as Herkimer Coffee, Tempero Do Brasil, Xi’an Noodles, and more. Across the alley from the project site is Shiga’s P-Patch Community Garden. Approximately two blocks north is Cowen Park and Ravenna Park.


URBAN DESIGN ANALYSISDEVELOPMENT CONTEXT: EXISTING | PROPOSED BUILDINGS

1. COWEN PARK GROCERY 3. PARK VISTA COOPERATIVE

4. UNIVERSITY COOPERATIVE SCHOOL 6. SHIGA’S P-PATCH COMMUNITY GARDEN

2. COWEN PARK

5. HERKIMER COFFEE (PARK MODERN)

EXISTING SITE CONDITIONSSITE PHOTOS

8

15TH AVE NE: LOOKING WEST - PROJECT SITE

15TH AVE NE: LOOKING EAST - OPPOSITE PROJECT SITE

PROJECT SITE

OPPOSITE PROJECT SITE

NE 55

TH S

TNE

56TH

ST

NE 55

TH S

TNE

56TH

ST

URBAN DESIGN ANALYSISSITE ELEVATIONS


PROJECT SITE

NE 56

TH S

TNE

55TH

ST

NE 55

TH S

TNE

56TH

ST

ALLEY: LOOKING EAST - PROJECT SITE

ALLEY: LOOKING WEST - OPPOSITE PROJECT SITE

OPPOSITE PROJECT SITE

10

SITE ANALYSISSURVEY + SITE FEATURESSURVEY

The site is mid-block and roughly 40’ x 100’. It is currently occupied by a two story 4-plex that will be demolished. The topography is relatively flat across most of the site and drops about 4 feet at the western third of the lot. Just across the west portion of the north property line is a block wall which retains about 4 1/2 feet of soil. At the west property line is an existing 4 ft wide rockery easement, beneficial to the City of Seattle, as per King Co. Rec. No. 6509027. There is one tree on the property of the north neighbor and two trees on the property of the south neighbor.

Legal Description:Lot 6, Block 1, H.S. Turner and Co.’s University Addition to the City of Seattle, according to the Plat thereof recorded in Volume 11 of Plats, page 27, Records of King County, WA.

2. NORTH PROPERTY LINE1. EAST PROPERTY LINE 3. SOUTH PROPERTY LINE 4. WEST PROPERTY LINE

7 14

2

9

8

3

5 6


5. EXISTING SIDEWALK AT STREET-FRONT 6. CONSISTENT STREET-FRONT SETBACK

8. DROP IN GRADE NORTHWEST OF PROPERTY LINE 9. PROPERTY TO THE WEST CURRENTLY USED AS A COMMUNITY GARDENP-PATCH 7. POWER LINES AT ALLEY

SITE ANALYSISSURVEY + SITE FEATURES

23.45.510 TABLE AFLOOR AREA RATIO LIMITS

23.58D.002GREEN BUILDING STANDARD

23.45.514STRUCTURE HEIGHT

23.45.518 TABLE ASETBACKS AND SEPARATIONS

23.45.522AMENITY AREA

23.45.524.A.2GREEN FACTOR REQUIREMENT

23.45.527 TABLE ASTRUCTURE WIDTH

23.45.527.B.1MAXIMUM FACADE LENGTH

23.54.015 TABLE BPARKING FOR RESIDENTIAL USES

23.54.015 TABLE DPARKING FOR BICYCLES

2.0 max. if project meets the standards of 23.45.510.C.

Proposal shall meet the green building standard when qualifying for extra floor area.

40’ max. base; 4’ max. bonus. Parapets may extend 4’ above max. height limit.

Front: 5’ min.; Rear: 10’ min. w/ alley; Side: 5’ min. if < 40’ facade length, 7’ average (5’ min.) otherwise.

25% of lot area (1031.49 SF). Min. 50% of amenity area at ground level (515.75 SF).

0.6 or greater.

150’

Max. combined length of all portions of facades within 15’ of a lot line that is neither a rear lot line nor a street or alley lot line shall not exceed 65% of length of lot line.

No minimum requirement.

1 per 4 dwelling units or 0.75 per small efficiency dwelling unit.

1.97 is provided.

Built Green 4 Star

44’

Front: 10’; Rear: 10’; Sides: 7’ average (north), 7’ average (south).

1213.7 SF

0.6 Green Factor

83’-0”

64.6%; 64.1%

None

8 dwelling units x 0.25 = 2 bike parking 10 SEDUs x 0.75 = 8 bike parking= 10 total bike parking

APPLICABLE ZONING REQUIREMENT NOTES

ZONING DATA

12

5521 15TH AVE NEPROPOSED NEW APARTMENT

18 DWELLING UNITS

LIGHTPOLE

N 89°59'02" E 103.02'

EXISTING STRUCTURETO BE DEMOLISHED

EXISTING TRIPLEX

EXISTING 4-PLEX

S 00

°01'1

7" W

40.06

'

NEWPLANTING

STRIP

N 00

°00'3

6" E

40.05

'

C A

LLEY

(ASP

HALT

)L

EXISTINGDECK

POWERPOLE

EXISTINGBLOCK WALL

MAINENTRY

S 89°59'12" W 103.01'

C 15

TH A

VE N

E (C

ONCR

ETE)

L

LOCATION OF EXISTING4 FT. WIDE ROCKERY

EASEMENT, BENEFICIALTO THE CITY OF

SEATTLE, AS PER KINGCO. REC. NO. 6509027

EXISTINGCONCRETE

WALL

x x x x

x

40'-0

5/8"

7'-0 1/8" 103'-0 1/8" 2'-11 1/2" 5'-0" 6" 21'-6 1/2"

147'-0 1/8"

7'-11 1/2"

EXIS

TING

6" C

ONCR

ETE

CURB

4'-0" 99'-0 1/8"

103'-0 1/8"

40'-0

5/8"

15'-0

"19

'-11 3

/4"5'-

0 7/8"

7'-0" 10'-0 1/8" 16'-3" 66'-9" 10'-0" 30'-0"

5'-0 7

/8"29

'-11 3

/4"5'-

0 1/8"

10'-0" 42'-2" 17'-0" 23'-10" 10'-0"

NEWCONCRETESIDEWALK

EXISTINGCONCRETESIDEWALK

6'-0" 5'-0" 6"

WINDOW WELLBIORETENTION

PLANTER

BIORETENTIONPLANTER

WINDOW WELLBIORETENTION

PLANTER

WINDOW WELL

SITE PLAN


Design precedent: Coleman Triplex by Workshop AD

Wood siding elements within the existing neighborhood context.1. James Hardie Artisan V-Groove Siding; 2. Tongue & Groove Cedar Clear Coat Finish; 3. VPI Black Vinyl Windows

14

PROPOSED DESIGNMATERIALS + PRECEDENT

1. 2.

3.

Building perspective looking northwest.


PROPOSED DESIGNBUILDING PERSPECTIVE

Building section perspective looking northwest.

16

PROPOSED DESIGNPRIORITY GUIDELINESSTREET-LEVEL INTERACTION1. (PL3.A-1) Entries: Multi-story Residential BuildingThe doorway into the project is recessed into the building mass to provide an obvious, identifiable, and distinctive entrance. A canopy accentuates the depth of the entry and helps to demarcate the entrance. The entrance is accessed by stairs or ramp since it is raised 18” above street grade. A material transition to tonge and groove cedar adds warmth to the sheltered entrance.

ARCHITECTURAL CONCEPT2. (DC2.IV-ii) Architectural Elements and MaterialsThe interior finish of the building vestibule, and lobby features a wood-clad accent wall. The wood provides warmth and a fine-grain texture for residents entering and exiting the building.

OPEN SPACE CONCEPT3. (DC3.B-3) Open Space Uses and ActivitiesThe exterior courtyard is located adjacent to the building lobby. Large, floor to ceiling windows and a glazed double door connect the entrance and stair lobby to the courtyard. During fair weather, the doors can be propped opened to allow for one seamless outdoor/indoor amenity area.

NATURAL SYSTEMS AND SITE FEATURES4. (CS1.B-2) Daylight and ShadingThe building mass is knotched approximately at the center of the southern elevation. The subtracted volume allows southern light and air to penetrate into the units, corridor, and lobby.

1.2.

4.

3.

Building entrance perspective


PROPOSED DESIGNPRIORITY GUIDELINES

ARCHITECTURAL CONCEPT5. (DC2.A-1) Site Characteristics + Uses

The building entrance is oriented to the southeast corner as a gesture to the University of Washington. Most pedestrian traffic is expected to approach the apartment from the south.

EXTERIOR ELEMENTS + FINISHES6. (DC4.A-1) Exterior Finish Materials

The proposed design utilizes fiber-cement board siding that expresses as v-groove wood siding. It references the wood-siding that is commonly found on many Seattle residences in the surrounding neighborhood. The width of the siding module is 7” and provides the building with a fine-grain texture.

7. (PL3.B-2) Ground Level ResidentialResidential units at ground level are buffered from the sidewalk by an accessible ramp. The ramp is angled away from the building, resulting in an area for a planting bed. These plants help to provide further separation from the right of way.

5. 7.6.

4

4

2

2 3

3

5

5

8

8

AA

DD

1

1

CC

EE

FF

BB

26'-3 1/8" 66'-9" 10'-0"

103'-0 1/8"40

'-0 5/

8"

SEDU

SEDU

UNIT

UTILITY

STAIR

5'-0 7

/8"29

'-11 3

/4"5'-

0"10'-9 1/2" 5'-5 1/2" 25'-11" 17'-0" 23'-10"

15'-0

"

1P.22

15'-0

1/8"1

P.23

103'-0 1/8"10'-0" 42'-2" 17'-0" 23'-10" 10'-0"

5'-0 7

/8"29

'-11 3

/4"5'-

0 1/8"

40'-0

5/8"

WINDOW WELLWINDOW WELL

WINDOW WELL

9

9

WASTE

6 7

10'-5 1/4" 3'-7 1/4" 9'-9 1/2"

18

LEVEL PLANSLEVEL 0

4

4

2

2 3

3

5

5

8

8

AA

DD

1

1

CC

EE

FF

BB

LOBBY

SEDU - TYPE B

UNIT - TYPE A

EDU - TYPE B

STAIR

10'-0 1/8" 16'-3" 66'-9" 10'-0"

103'-0 1/8"40

'-0 5/

8"

5'-0 7

/8"29

'-11 3

/4"5'-

0"

5'-0 7

/8"29

'-11 3

/4"5'-

0 1/8"

40'-0

5/8"

WASTE19'-1

1 3/4"

10'-0

"

2'-6 1

/8"12

'-6"

15'-0

"

1P.22

1P.23

103'-0 1/8"10'-0" 42'-2" 17'-0" 23'-10" 10'-0"


WINDOW WELL

9

9

6 7

10'-5 1/4" 3'-7 1/4" 9'-9 1/2"

10'-9 1/2" 5'-5 1/2" 25'-11" 17'-0" 23'-10"

BIORETENTIONPLANTER

BIORETENTIONPLANTER

BIORETENTIONPLANTER


LEVEL PLANSLEVEL 1

4

4

2

2 3

3

5

5

8

8

AA

DD

1

1

CC

EE

FF

BB

EDU

SEDU

SEDU

UNIT

STAIR

26'-3 1/8" 66'-9" 10'-0"

103'-0 1/8"40

'-0 5/

8"

103'-0 1/8"

5'-0 7

/8"29

'-11 3

/4"5'-

0"

10'-0" 42'-2" 17'-0" 23'-10" 10'-0"

19'-1

1 3/4"

10'-0

"

1P.22

15'-0

1/8"1

P.23

5'-0 7

/8"29

'-11 3

/4"5'-

0 1/8"

40'-0

5/8"

15'-0

"

9

9

6 7

10'-9 1/2" 5'-5 1/2" 25'-11" 17'-0" 23'-10"

10'-5 1/4" 3'-7 1/4" 9'-9 1/2"

20

LEVEL PLANSLEVELS 2 - 4


LEVEL PLANS

THIS PAGE INTENTIONALLY LEFT BLANK

40'-0 3/4"PL PL

5'-0 1/8" 29'-11 3/4" 5'-0 7/8"

22

BUILDING SECTIONCROSS SECTION @ SEDUs

10'-0" 83'-0" 10'-0"

PL PL103'-0"


BUILDING SECTIONSLONGITUDINAL SECTION

LEVEL 1250' - 0"

LEVEL 0240' - 9"

LEVEL 2260' - 0 1/2"

AVG. GRADE247' - 4 13/16"

HT. LIMIT287' - 4 13/16"

LEVEL 3270' - 1"

HT. LIMIT BONUS291' - 4 13/16"

LEVEL 4280' - 1 1/2"

ROOF LEVEL290' - 2"

AD CE

10'-0

1/2"

10'-0

1/2"

10'-0

1/2"

10'-0

1/2"

9'-3"

F B

49'-5

"

4'-0"

40'-0

"

5'-0 1/8" 29'-11 3/4" 5'-0 7/8"

10'-0" 9'-11 3/4" 10'-0"

40'-0 3/4"PL PL

1P.23

Cement Board Panel - Painted Black

Artisan V-Groove Siding - Painted Dark Gray

T+G Cedar Siding - Clear Coat

VPI Vinyl Window - Black

24

BUILDING ELEVATIONSEAST ELEVATION

1.

2.

2.

1.

3.

3.

4.

4.

LEVEL 1250' - 0"

LEVEL 0240' - 9"

LEVEL 2260' - 0 1/2"

AVG. GRADE247' - 4 13/16"

HT. LIMIT287' - 4 13/16"

LEVEL 3270' - 1"


LEVEL 4280' - 1 1/2"

ROOF LEVEL290' - 2"

42 3 5 81

4'-0"

40'-0

"

10'-0

1/2"

10'-0

1/2"

10'-0

1/2"

10'-0

1/2"

9'-3"

49'-5

"

10'-0"83'-0"10'-0"

PL PL

10'-9 1/2" 5'-5 1/2" 25'-11" 17'-0" 23'-10"

103'-0"

1P.22

96 7


BUILDING ELEVATIONSSOUTH ELEVATION

2.

1.

2.

4.

LEVEL 1250' - 0"

LEVEL 0240' - 9"

LEVEL 2260' - 0 1/2"

AVG. GRADE247' - 4 13/16"

HT. LIMIT287' - 4 13/16"

LEVEL 3270' - 1"


LEVEL 4280' - 1 1/2"

ROOF LEVEL290' - 2"

A DC E FB

40'-0 5/8"

5'-0" 29'-11 3/4" 5'-0 7/8"

10'-0" 9'-11 3/4" 10'-0"

PL PL

4'-0"

40'-0

"

49'-5

"

10'-0

1/2"

10'-0

1/2"

10'-0

1/2"

10'-0

1/2"

9'-3"

1P.23

Cement Board Panel - Painted Black

Artisan V-Groove Siding - Painted Dark Gray

T+G Cedar Siding - Clear Coat

VPI Vinyl Window - Black

1.

2.

3.

4.

26

BUILDING ELEVATIONSWEST ELEVATION

4.

2.

LEVEL 1250' - 0"

LEVEL 0240' - 9"

LEVEL 2260' - 0 1/2"

AVG. GRADE247' - 4 13/16"

HT. LIMIT287' - 4 13/16"

LEVEL 3270' - 1"


LEVEL 4280' - 1 1/2"

ROOF LEVEL290' - 2"

4 2358 1

9'-3"

10'-0

1/2"

10'-0

1/2"

10'-0

1/2"

10'-0

1/2"

66'-9" 16'-3"

10'-0" 83'-0" 10'-0 1/8"

103'-0 1/8"

49'-5

"40'-0

"4'-

0"

PLPL

1P.22

9 67

9'-9 1/2" 3'-7 1/4"


BUILDING ELEVATIONSNORTH ELEVATION

2.

4.

BUILDING PERSPECTIVES

Northeast Perspective

Southeast Perspective

Northwest Perspective

Northeast Perspective

28

SITE LIGHTING PLAN

L1: Recessed Downlight

L2: Wall Lantern

L3: Accent Light

UP

LOBBY

SEDU - TYPE B

UNIT - TYPE A

EDU - TYPE B

STAIR

103'-0 1/8"

40'-0

5/8"

40'-0

5/8"WASTE

103'-0 1/8"


WINDOW WELL

L1

L1

L1

L2

L3

L2


LANDSCAPE PLAN

30

LANDSCAPE PLANPLANT SCHEDULE


‘Emer II’ Allee Elm Vine Maple

Orange Honeysuckle‘Phenomenal’ LavenderOakleaf Hydrangea

Rose Creek Abelia Common Lady Fern ‘Salem’ Rosemary

True Dwarf Boxwood Slough Sedge Highbush Blueberry

Tufted Hair Grass

Dwarf Pittosporum

Red Daylily Evergreen Huckleberry

Western Sword Fern Lingonberry Planting boxes for community gardening

TREESSHRUBS

BOTANICAL NAME /COMMON NAME

BOTANICAL NAME /COMMON NAME SIZE

SIZE

QTY

QTY

32

PRIVACY STUDIESSOUTH ELEVATIONElevations were drawn to study privacy conflicts between the proposed design and the neighboring buildings to the north and south. There are two existing trees located on the property of the south neighbor. These trees currently screen the level 1 windows between the proposed lobby and neighbor. The bathroom window on level 2 and remaining conflicting windows on level 1 will be screened for privacy. The overlap of glazing on levels 2 and 3 are not of major concern since they are located in the corridor and not an occupied unit.


PRIVACY STUDYNORTH ELEVATION

The bathroom window on level 3 will be screened for privacy. The overlap of glazing on level 3 is not of major concern since it is located within the stairwell and not an occupied unit.

WINDOW FRAME(DOOR @ SIM)BED NAIL FIN IN SEALANT

WRB

FLUID APPLIED WRB

ROD & SEALANT

RAINSCREEN LATH

SIDING PER ELEV.

EDPM STRIP

INTERIOR SEALANT (AIR SEAL)WITH BACKER ROD. SEALANT

SHALL ADHERE FROMWINDOW TO WRB

3D MATRIX DRAIN MAT

2 4

2 6

2 6

R.O. DIMENSION

ROD & SEALANTFINISH FLOOR

TAPERED WD. SIDING TOPROVIDE SLOPED BASE

FLUID APPLIED WRB

SHEET MTL FLASHING

R.O. DIMENSION

ROD AND SEALANT

RAINSCREEN LATH

SIDING PER ELEV.

3" = 1'-0"1 WINDOW JAMB @ PANEL SIDING

3" = 1'-0"2 WINDOW SILL @ WOOD FRAME FLOOR

WINDOW FRAME(DOOR @ SIM)BED NAIL FIN IN SEALANT

WRB

FLUID APPLIED WRB

ROD & SEALANT

RAINSCREEN LATH

SIDING PER ELEV.

EDPM STRIP

INTERIOR SEALANT (AIR SEAL)WITH BACKER ROD. SEALANT

SHALL ADHERE FROMWINDOW TO WRB

3D MATRIX DRAIN MAT

2 4

2 6

2 6

R.O. DIMENSION

ROD & SEALANTFINISH FLOOR

TAPERED WD. SIDING TOPROVIDE SLOPED BASE

FLUID APPLIED WRB

SHEET MTL FLASHING

R.O. DIMENSION

ROD AND SEALANT

RAINSCREEN LATH

SIDING PER ELEV.

3" = 1'-0"1 WINDOW JAMB @ PANEL SIDING

3" = 1'-0"2 WINDOW SILL @ WOOD FRAME FLOOR

34

CONSTRUCTION DETAILSWINDOW DETAILS

Perspective at parapet

62

RAINSCREEN LATH

SHEATHING

SIDING PER ELEV.

STANDING ROLLEDSEAMS, TYP.

SELF ADHESIVE FLASHING

SHEET MTL. PARAPET CAP

HOLLOW STRUCTURAL STEEL TUBE

62

62

CEMENT BOARD PANEL

42" M

IN.

3" = 1'-0"1 CEMENT BOARD @ TOP OF PARAPET


CONSTRUCTION DETAILSPARAPET DETAIL

UP

42 3 5 8

A

D

1

C

E

F

B

LOBBY

5'-0 7

/8"29

'-11 3

/4"5'-

0 1/8"

40'-0

5/8"

2'-6 1

/8"2'-

6"10

'-0"

103'-0 1/8"

10'-0" 42'-2" 17'-0" 23'-10" 10'-0"

AREA OF SIDE SETBACK ADJUSTMENT

COURTYARD

SIDE

SETB

A CK

5'-01

/8"

96 7

36

SETBACK ADJUSTMENT REQUEST

Code Citation:

Code Requirement:

Corresponding Design Guideline:

Proposed Design Adjustment:

Rationale:

SMC 23.45.518

Table A - 5’ minimum side setback for facades 40 feet or less in length is required for apartments. SDR allows adjustments to decreaset the setbacks and separations by 50 percent.

PL1.I-i - Residential Open Space; DC3.B-3 - Open Space Uses and Activities

Building imposes into 5’ side setback by 2’-6” or 2.5’/5’ = 50% setback adjustment requested.

The portion of the structure that imposes into the setback allows the courtyard to be better utilized for seating and gathering. It increases the depth of the courtyard from 10’ to 12.5’. A planting buffer helps to separate the amenity area from the south neighbor. A fence will be installed for privacy and as a guard. The total height of the planting buffer and fence is less than 6’-0” from grade and therefore is not considered a structure.

Section perspective at the courtyard looking east.


SETBACK ADJUSTMENT REQUEST

Date post:	17-Jul-2020
Category:	Documents
Upload:	others
View:	0 times
Download:	0 times

#3028790 - Seattle · tempero do brasil jet city improv fat ducks deli & bakery university...

Documents