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#3034459-EG2031 Eastlake Avenue East
Early Design Guidance / Administrative Design Review Date 11/25/2019
47 North Development + SHW
12031 Eastlake Avenue E / #3034459-EG / EDG / DATE 11/25/201947 North Development + SHW
12 345
6-78-9
10-1314-1718-2122-23
24252627
28-29
INDEXProject Info / ProposalZoning SummaryUrban Design AnalysisRecent + Proposed Development9-Block 3D ViewStreetscapeSurvey & Site ConditionsScheme A: CompliantScheme B: CompliantScheme C: Compliant/PreferredScheme ComparisonConcept Development - East EdgeConcept Development - West EdgeConcept Development - North + SouthScheme C: FAR DiagramsRecent Work
PROJECT BRIEFThe proposed project involves the demolition of an existing SFR and Garage and the construction of a new 6-story plus basement, mixed-use structure. The proposed structure has one commercial space on Level 1 and 30 SEDUs with no parking.
ADDRESS2031 Eastlake Avenue East Seattle WA 98102SDCI# 3034459-EG
PROJECT TEAMOwnerArchitectLandscapeSurveyorArborist
2031 Eastlake Ave E, LLC SHW
Root of DesignTerrane
Layton Tree Consulting
PROJECT INFOZoningOverlays
Lot AreaProposed UnitsCommercialVehicle ParkingBicycle Parking
NC2-65 (M1)Residential Urban Village
Parking Flexibility Area3,339 SF
30790 SF
None31 Long Term / 3 Short Term
PRIORITY GUIDELINESCS2.A.2 Location in City and Neighborhood: Buildings that contribute to a strong street edge, especially at the first three floors, are particularly important to the creation of a quality public realm that invites social interaction and economic activity. • Proposal creates a strong street edge,
incorporating design detail, articulation and quality materials.
CS2.C.2 RELATIONSHIP TO THE BLOCK / MID-BLOCK SITES:Continue a strong street-edge where it is already present. Where adjacent properties are undeveloped or underdeveloped, design the party walls to provide visual interest through materials, color, texture, or other means. • The property to the South creates strong street
edge. Proposed massing continues that edge.• Properties to North and South are
underdeveloped. The north and south zero lot line walls will be visible. To provide visual interest on party walls, they are broken up with indentations, raised planter, and special material treatment
CS3.A.4 Evolving Neighborhoods: In neighborhoods where architectural character is evolving or otherwise in transition, explore ways for new development to establish a positive and desirable context for others to build upon in the future.• Eastlake neighborhood is evolving with updated
zoning & height limits. Proposal explores way to meet development potential and establish a positive context for others to build upon in future.
CS2.D.5 RESPECT FOR ADJACENT SITES: Respect adjacent properties with design and site planning to minimize disrupting the privacy and outdoor activities of residents in adjacent buildings.• All units face away from adjacent buildings and the
only windows facing neighboring properties are staggered and along the core/hallway.
PL3.A.1.c ENTRIES / COMMON ENTRIES TO MULTI-STORY RESIDENTIAL BUILDINGS: Common entries to multi-story residential buildings need to provide privacy and security for residents but also be welcoming and identifiable to visitors. Design features emphasizing the entry as a semi-private space.• Residential entry is recessed and accessed through
breezeway and separated from commercial entryPL3.C.1 RETAIL EDGES / POROUS EDGE: Engage passersby with opportunities to interact visually with the building interior using glazing and transparency.• The Commercial space engages with pedestrians at
street level by providing lots of glazing and weather protection. The commercial entry has direct access from sidewalk while the residential entry is setback and separated.
DC1.C.4 C. PARKING AND SERVICE USES / SERVICE USES:Locate and design service entries, loading docks, and trash receptacles away from pedestrian areas or to a less visible portion of the site to reduce possible impacts of these facilities on building aesthetics and pedestrian circulation. • Trash pick up and mechanical services are located
in the basement and accessed from the Alley away from primary pedestrian view.
DC2.A.2 MASSING / REDUCING PERCEIVED MASS: Use secondary architectural elements to reduce the perceived mass of larger projects. Consider creating recesses or indentations in the building envelope; adding balconies, bay windows, porches, canopies• Recessed decks (on west facade), Window boxes
(on east facade), indentations in building envelope (on north and south facade) reduce perceived mass.
DC2.B.2 ARCHITECTURAL AND FAÇADE COMPOSITION / BLANK WALLS: Where expanses of blank walls, retaining walls, or garage facades are unavoidable, include uses or design treatments at the street level that have human scale: use raised planters; wall setbacks or other indentations.• The north and south zero lot line walls are broken
up with indentations, raised planter, and special material treatment
DC2. C.1 SECONDARY ARCHITECTURAL FEATURES / VISUAL DEPTH AND INTEREST: Add depth to facades where appropriate by incorporating balconies, canopies, awnings, decks, or other secondary elements into the façade design. • On the east facade, window boxes on the upper
levels, overhangs and a recessed residential entry at the street level create depth. On the west facade an upper level setback with recessed decks create depth and visual interest.
2 2031 Eastlake Avenue E / #3034459-EG / EDG / 11/25/201947 North Development + SHW
23.41.004.A23.47.A.00423.47A.00823.47A.01223.47A.013 / 23.47A.017
23.47A.01423.47A.01623.47A.022
23.47A.024
23.54.015.tbl B23.54.015.K
23.54.040.A
23.54.040.D
23.58 B-C
Zone: NC2-65 (M1)Overlays: Residential Urban Village; Parking Flexibility
Figure - Ground
ZONING SUMMARY
Design Review ThresholdPermitted UsesStreet Level DevelopmentStructure Base Height FAR /MHA
SetbacksLandscape & ScreeningLight & Glare
Amenity Area
Required ParkingBicycle parking
Waste & Recycling Storage
Waste & Recycling Storage
MHA
Administrative Design Review = 8,000 GFA but less than 35,000 GFAResidential & Commercial UseMinimize blank facades and maximize transparency at sidewalk level65’ above average gradeOutside of Station Overlay District at 65’ height limit, Max FAR 4.5: 15,025.5
East: 1’-6” per SDOTLandscaping that achieves a Green Factor score of 0.3 or greater,Exterior lighting must be shielded and directed away from adjacent uses5% total gross area of residential use. 10’ min dimension, no less than 250 sf
Urban Village + Frequent Transit = no parking requiredCommercial: 1 per 5,000 sf (long term) 1 per 1,000 (short) Dwelling Unit: 1 per unit (30 units = 30 bicycle spots)Short-term: 1 per 20 unit (30/20 = 2 bicycle spots)Total required spots = 31 long term / 3 short termMixed Use - Residential: 375 sf (26-50 dwelling units) + Commercial: 50% of 82 sf = Total 416sfMinimum horizontal dim of 12’
N/A
PUBLIC OUTREACH - DESIGN RELATED COMMENTSCity of Seattle Required Early Outreach for Design Review. Summary of Comments Heard at the Community Outreach meeting on July 15, 2019 Per Addendum A of the Outreach Packet • Scale of the project not appropriate for the block• Provide visual interest on the blank wall facing the adjacent buildings • Concerned about privacy for neighboring windows facing our property• Blocked views from people looking down from the roof deck to neighboring property
32031 Eastlake Avenue E / #3034459-EG / EDG / DATE 11/25/201947 North Development + SHW
E LYNN ST
E BOSTON ST
E LYNN ST
E BOSTON ST
E NEWTON ST
YALE PL EAST
FAIRVIEW AVE E
MIN
OR AVE E
EASTLAKE AVE E
FRANKLIN
AVE E
YALE AVE E
BOYLSTO
N AVE E
FRAN
KLIN
PL E
E HOWE ST
I-5 EXPRESSWAY
HARVARD
AVE ELAKEVIEW
BLVD E
BROAD
WAY AVE E
E BLAINE STI-5
I-5 E LYNN ST
E BOSTON ST
E LYNN ST
E BOSTON ST
E NEWTON ST
YALE PL EASTFAIRVIEW
AVE E
MIN
OR AVE E
EASTLAKE AVE E
FRANKLIN
AVE E
YALE AVE E
BOYLSTO
N AVE E
FRAN
KLIN
PL E
E HOWE ST
I-5 EXPRESSWAY
HARVARD
AVE ELAKEVIEW
BLVD E
BROAD
WAY AVE E
E BLAINE ST
I-5
I-5
URBAN DESIGN ANALYSIS
Zoning
The site is zoned NC2-65 (M1) with LR3 (M) zoning to the west of the project across the alley and LR2 (M) zoning to the east of the project across Eastlake Avenue . North of the project are a variety of NC-65 zones and in the blocks to the south there is LR3 (M) and C1-55 (M).
The site sits in a Parking Flexibility Area and within the Eastlake Residential Urban Village.
The site is at in a high-density residential area, with the majority of buildings in the surrounding blocks being multi-family buildings. Along Eastlake Ave E there are a few shops and restaurants and the Eastlake dock is 4 blocks away. To the south is a mix of offices and labs and larger apartment complexes. There is currently a lot of new development in the area, nearly all of it multi-family or mixed-use housing.
Adjacencies & Circulation
Commercial
EducationalMixed-Use
OfficeMulti-Family
HouseboatSingle Family
LR2 RC (M)
Site
Bike RouteBus Route
LR2 (M)
LR3 (M)
New Development
C1-55 (M)
LR3 (M)
C1-55 (M)C1-75 (M)
LR2 (M)
MR (M1)
LR3 (M)
NC2-65 (M1)
NC1P-65 (M1)
NC2P-65 (M1)
NC2-65 (M2)
NC2-65 (M1)
NC2P-65 (M1)
SITE
4 2031 Eastlake Avenue E / #3034459-EG / EDG / 11/25/201947 North Development + SHW
RECENT + PROPOSED DEVELOPMENT IN VICINITY
ARCHITECTNEIMAN TABER 1421 34TH AVE SUTE 100SEATTLE, WA 98122206.760.5550DAVID [email protected]
OWNERBUILD URBAN999 N NORTHLAKE WAY, SUITE #215, SEATTLE, WA, 98103206.760.5550EDSON F. [email protected]
STRUCTURALTBD
CIVILSITEWISE DESIGN PLLC219 FIRST AVE. S. SUITE 401SEATTLE, WA, 98104206-402-4644MARC [email protected]
GEOTECHTBD
LANDSCAPEPACIFIC LANDSCAPE ARCHITECTUREPO BOX 1122BELLINGHAM, WA, 98227360.684.4295PATRICIA [email protected]
SURVEYCHADWICH & WINTERS LAND SURVEYING AND MAPPING1422 N.W. 85TH ST.SEATTLE, WA, 98117206.297.0996
AB AIR BARRIERADJ ADJACENTAFF ABOVE FINISHED FLOORAFG ABOVE FINISHED GRADEAPPROX APPROXIMATEARCH ARCHITECT(URAL)AVG AVERAGE@ ATBA BATHROOMBD BEDROOMBLDG BUILDINGBLKG BLOCKINGBM BEAMB.O. BOTTOM OFBOF BOTTOM OF FOOTINGBSMT BASEMENTBTWN BETWEENCEM CEMENTCIP CAST IN PLACECLG CEILINGCLR CLEARCMU CONCRETE MASONRY UNITCONC CONCRETECONT CONTINUOUSCONSTR CONSTRUCTIONCP CEMENT BOARD PANELCPT CARPETCTR CENTERDEMO DEMOLISHDIAM DIAMETERDIM DIMENSIONSDN DOWNDS DOWNSPOUTDW DISHWASHERDWG DRAWINGE EAST(E) EXISTINGEA EACHEFS EXTERIOR FINISH SYSTEMEL ELEVATIONELEC ELECTRICALEQ EQUALEXIST EXISTINGEXP EXCEPTIONEXT EXTERIORFAC FACTORYFD FLOOR DRAINFE FIRE EXTINGUISHERFIN FINISHEDFIXT FIXTUREFF FINISHED FLOORFO FACE OFFT FOOT/FEETGA GAUGEGA GYPSUM ASSOCIATIONGALV GALVANIZEDGC GENERAL CONTRACTORGEN GENERALGL GLASSGSF GROSS SQUARE FEETGWB GYPSUM WALL BOARDHB HOSE BIBBHDR HEADERHT HEIGHTHVAC HEATING VENTILATION AIR
CONDITIONING
HW WATER HEATERIN INCHESINCL INLUDE(ING)INFO INFORMATIONINSUL INSULATIONINT INTERIORLAM LAMINATELT LIGHTLVL LEVELMATL MATERIALMAX MAXIMUMMECH MECHANICALMFR MANUFACTURERMIN MINIMUMMTL METALMW MICROWAVE(N) NEWNTS NOT TO SCALEO/ OVEROC ON CENTEROCC OCCUPANT / OCCUPANCYOD OUTSIDE DIAMETER(P) PROPOSEDP PAINTPERF PERFORATEDPLAM PLASTIC LAMINATEPLYWD PLYWOODPT POST TENSIONPT PRESSURE TREATEDRB RUBBER BASERCP REFLECTED CEILING PLANREF REFERENCEREQ'D REQUIREDRM ROOMRO ROUGH OPENINGSA SELF ADHEREDSEP SEPARATESG SAFETY GLASSSHT SHEETSIM SIMILARSQ SQUARESS STAINLESS STEELSS SOLID SURFACESTL STEELSTRUCT STRUCTURE, STRUCTURALT TEMPEREDT TILET+G TONGUE + GROOVET.O. TOP OFTOW TOP OF WALLTYP TYPICALUNO UNLESS NOTED OTHERWISEVB VAPOR BARRIERVCT VINYL COMPOSITE TILEVERT VERTICALVIF VERIFY IN FIELDW/ WITHWC WATER CLOSETWD WOODW/D WASHER/DRYERWIN WINDOWW/O WITHOUTWP WATERPROOFINGWRB WEATHER RESISTANT BARRIER
STREET ADDRESS2328 - 2334 FRANKLIN AVE ESEATTLE, WA, 98102
PROJECT NUMBER(S)3029350 (MUP)
LEGAL DESCRIPTIONTHE NORTH 45 FEET OF LOT 21, BLOCK 11, GREENE'S ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 2 OF PLATS, PAGE 73, RECORDS OF KING COUNTY, WA.
THE SOUTH 15 FT. OF LOT 21 AND THE NORTH HALF OF LOT 22, BLOCK 11, GREENE'S ADDITION TO THE CITY OF SEATTLE, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 2 OF PLATS, PAGE 73, RECORDS OF KING COUNTY, WA.
TAX PARCEL NUMBER290220-0830290220-0831
PROJECT DESCRIPTIONTO ALLOW A 3 STORY APARTMENT WITH 56 UNITS. EXISTING STRUCTURE TO BE DEMOLISHED
NET LOT AREA9,891 SF
ZONINGLR3
OVERLAYSEAST LAKE RESIDENTIAL URBAN VILLAGEPARKING FLEXIBILITY AREAFREQUENT TRANSIT
EXISTING USETWO SINGLE FAMILY HOUSES
BUILDING CODES:2015 SEATTLE BUILDING CODE W/ SEATTLE AMENDMENTS ('SBC')ICC-ANSI A117.1-2009: ACCESSIBLE AND USABLE BUILDINGS AND FACILITIES
PROPOSED USE:56 APARTMENT UNITS
CONSTRUCTION:3 STORIES + BASEMENT TYPE V-B(EQUIPPED WITH AUTOMATIC TYPE 13 SPRINKLER SYSTEM)
OCCUPANCY:R-2 APARTMENT
PROJECT SITE
DRAWING TITLEDRAWING SCALE
1
1A1.0
F1
SECTION REFERENCE
FLOOR OR ROOF TAG
F1 WALL TAG
1 GRID LINE
DATUM OR LEVELFLOOR LEVELELEV. 100'-0"
BREAK LINE
CENTERLINELC
REVISION CLOUD AND TAG1
DETAIL REFERENCE
1A1.0
NNORTH ARROW
ELEV. 100'-0" SPOT ELEVATION
X100 DOOR TAG
01 WINDOW TAG
A1001 ELEVATION TAG
RAMP OR ROOF SLOPE
1/4" / 1'-0"
2:12
2%
OR
OR
ROOF PITCHRISE : RUN
12
2
1421 34th Avenue, Suite 100Seattle, WA 98122www.neimantaber.com206.760.5550
Sheet Number
Date
Sheet Title
No. Date Revision
7236REGISTEREDARCHITECT
DAVID NEIMANSTATE OF WASHINGTON
DPD Approval Stamp
Date Plotted 7/24/2018 2:48:57 PM
A000JULY 25, 2018
COVER
MASTER U
SE PERM
IT
BUILD URBAN2328-2334 FRANKLIN
AVE E
PROJECT TEAM
ABBREVIATIONS
PROJECT INFORMATION
BUILDING INFORMATION
VICINITY MAP GENERAL DRAWING SYMBOLS
SHEET INDEX MUP
A000 COVER MUPA0.01 SURVEY MUPA0.02 CIVIL - DRAINAGE AND UTILITY PLAN MUPA0.03 CIVIL - GRADING AND PAVING PLAN MUPA0.04 LANDSCAPE PLAN MUPA0.05 LANDSCAPE DETAILS MUPA1.00 SITE PLAN MUPA1.01 CODE COMPLIANCE - F.A.R. MUPA1.02 CODE COMPLIANCE - AMENITY AREA AND
SETBACKSMUP
A1.03 CODE COMPLIANCE - UPPER LEVELSETBACK
MUP
A1.04 CODE COMPLIANCE - FACADE LENGTH ANDPENTHOUSE AREA
MUP
A1.05 CODE COMPLIANCE - HEIGHT BONUSCALCULATION
MUP
A1.06 CODE COMPLIANCE - PRIVACY STUDYNORTH ELEVATION
MUP
A1.07 CODE COMPLIANCE - PRIVACY STUDYSOUTH ELEVATION
MUP
A1.08 CODE COMPLIANCE - ELECTRICAL LINECLEARANCE
MUP
A1.09 CODE COMPLIANCE - SEDU DIAGRAMS MUPA1.10 CODE COMPLIANCE - SEDU DIAGRAMS -
BASEMENTMUP
A1.11 ADR RESPONSE MUPA3.01 LEVEL 0 MUPA3.03 LEVEL 1 MUPA3.05 LEVEL 2 MUPA3.07 LEVEL 3 MUPA3.50 ROOF MUPA5.00 W-E LONGITUDINAL SECTION MUPA5.01 W-E LONGITUDINAL SECTION @ STAIRS MUPA5.02 N-S TRANSVERSE SECTION @ COURTYARD MUPA6.00 WEST ELEVATION MUPA6.01 WEST ELEVATION - STREETFRONT MUPA6.02 EAST ELEVATION MUPA6.03 NORTH ELEVATION MUPA6.04 SOUTH ELEVATION MUPA6.05 COURTYARD ELEVATION MUPA6.10 RENDERED WEST ELEVATION MUPA6.11 RENDERED EAST ELEVATION MUPA6.12 RENDERED NORTH ELEVATION MUPA6.13 RENDERED SOUTH ELEVATION MUPA6.14 RENDERED COURTYARD ELEVATION MUP
LOOKING NORTH
LOOKING NORTHEASTLOOKING SOUTHWEST
LOOKING WEST
ARCHITECTURAL MASSING CONCEPT: OPTION C (PREFERRED) [8.7]
31
1818 Fairview Ave E (Perkins + Will) 1903 Yale Pl E 1916 Eastlake Ave E 2334 Franklin Ave E
3101 Eastlake Ave E (Clarke I Barnes)
(Neiman Taber Architect)
2201 Eastlake Ave E 2227 Yale Ave E 2303 Franklin Ave E
(Ankrom Moisan Architects)
(Neiman Taber Architect)
52031 Eastlake Avenue E / #3034459-EG / EDG / DATE 11/25/201947 North Development + SHW
NINE BLOCK 3D VIEW
6 2031 Eastlake Avenue E / #3034459-EG / EDG / 11/25/201947 North Development + SHW
2. Eastlake Avenue Looking East
1. Eastlake Avenue Looking West
E Newton St
E Newton St
Multi-Family Commercial
Mixed Use
2031
2031(Across From)
STREETSCAPE
Multi-FamilyE Boston St
Multi-Family Multi-Family Multi-Family Multi-Family Multi-FamilyE Boston St
Multi-FamilyMulti-FamilyMulti-Family
Multi-Family
72031 Eastlake Avenue E / #3034459-EG / EDG / DATE 11/25/201947 North Development + SHW
2. Alley West of Property Looking West
1. Alley West of Property Looking East
E Boston St
E Boston St
Multi-FamilyCommercial 2031
2031(Across From)
STREETSCAPE
Multi-FamilyE Newton St
Multi-Family Multi-Family Multi-Family Multi-Family Multi-FamilyE Newton St
Multi-FamilyMulti-Family Multi-Family
Multi-Family
Multi-Family
New Multi-Family(2014 Yale Ave E)
Multi-Family
8 2031 Eastlake Avenue E / #3034459-EG / EDG / 11/22/201947 North Development + SHW
Surveyor: TerraneDate:06/06/2019
Exceptional Trees: Per arborist report prepared 06/08/2019, no exceptional trees were identified on or adjacent to the site.
Legal DescriptionTax Parcel No. 290220-0186The North 6 feet of Lot 5, and the South 27 feet of Lot 6, Block 3, Greene’s Addition to the City of Seattle, according to the plat thereof recorded in Volume 2 of Plats, page 73, Records of King County, Washington;Except the East 7-1/2 feet thereof condemned for street,And except that portion of the North 6 of said Lot 5, described as follows:Beginning at the southeast corner of said North 6 feet; thence west along the south line thereof, to the southwest corner of said North 6 feet; thence north along the west line thereof, 9-1/2 inches; thence easterly in a straight line to the place of beginning.
Property Line
102.51” Lot Depth
Non-exceptional tree to be removed - Prunus persica
Per SDOT,Ex. Street tree to be retained or replaced - Acer platanoides
1’-6” SDOTSETBACK
32.2
1” L
ot W
idth
6’ Sidewalk
85.6’
85’92.5’
94’
NC2-65(M1)
EXISTING CONDITIONS - SURVEY
92031 Eastlake Avenue E / #3034459-EG / EDG / DATE 11/25/201947 North Development + SHW
EXISTING CONDITIONS - PHOTOS
On site - view of northeast corner
On site - view of northwest corner
View from Eastlake looking westView from Eastlake looking northwestView from Eastlake looking southwest
View from alley looking northeast View from alley looking southeast View from alley looking east
10 2031 Eastlake Avenue E / #3034459-EG / EDG / 11/25/201947 North Development + SHW
SITE PLAN - SCHEME A: COMPLIANT
SCALE: 1/32” = 1’-0”
COMMERCIAL
UN
ITU
NIT
UN
IT
LOBBY
LOT DEPTH
102'-6"
LOT
WID
TH
32'-1
1 1/
2"
ALLE
Y
ROW
20'-0"
2'-4"
BUILDING DEPTH
93'-8" 6'-6"
6'-0
"24
'-0"
2'-4"
BUILDING DEPTH
93'-8" 6'-6"
BUIL
DIN
G W
I DTH
30'-0
"10
"1'
-6"
LOT
WID
TH
32'-4
"
LOT DEPTH
102'-6"
1'-6
"
EAST
LAKE
AVE
NU
E E
BLD
G W
IDTH
30'-0
"1'
-6"
EL. 94.50'
EL. 92.17'EL. 85.00'
EL. 85.50'
RES. ENTRY
COMM. ENTRY
RAMPUPSTAIR
STAIR
ELV.
ALLEY ACCESS
2027 Eastlake Avenue EApt. / 3-Story + Bsmt
2035 Eastlake Avenue ECondo / 3-Story + Bsmt
2032
Yal
e Av
e E
Gar
age
/ 1 s
tory
ROW
37'-6"
1'-6"
6"
BIKES
TRASH ROOM -PER SPU,DIRECT ACCESSFROM ALLEY
EL. 85.50'8'-0" 5'-6"
EL. 92.50'
LEVEL 1BSMNT
1'-6" SDOTSETBACK
PER SDOT, USE REQ'D 1.5' SETBACK TO INCREASE WIDTH OF SIDEWALK TO 8'
EL. 94.00'
PER SDOT, STREET TREE TO REMAIN OR BE REPLACED
Units: 30FAR: 15,020GFA: 17,633 SF (FAR + Exempt Basement)GSF: 18,629 SF
Pros:• Front setback provides greater at grade space• Large Upper level setback at Level 6 along west
facade. Reduces scale along the alley where grade drops off
• All units oriented east and west, facing towards views and eliminating privacy conflicts
• Common amenity area facing west towards views
Cons:• No side setbacks, creating unbroken zero lot line
walls facing neighbors to the north and south• Stair penthouse located along zero lot line, adding
significant height along north property line• No variation in unit type
BUILDING SERVICES / COMMON
CORE / MECH
RESIDENTIAL
COMMERCIAL
PRIMARY ENTRY
112031 Eastlake Avenue E / #3034459-EG / EDG / DATE 11/25/201947 North Development + SHW
PLANS + SECTIONS - SCHEME A: COMPLIANT
2'-4" 93'-8"
93'-7"
1'-6"
30'-0"
30'-0"
6'-6"
1'-6"
10"
2'-4" 6'-7" 1'-5"
LOBBY
2'-4" 93'-8" 6'-6"
30'-0"
1'-6"
1'-5"
2'-4" 93'-8" 6'-6"
10"
30'-0"
1'-6"
30'-0
"
2'-8" 93'-5" 6'-6"
1'-6
"1'
-5"
2'-8" 93'-5" 6'-6"
10"
30'-0
"1'
-6"
COMMONROOF DECK
2'-4" 91'-8" 8'-6"
30'-0
"
1'-6
"30
'-0"
10"
2'-4" 91'-8" 8'-6"
1'-6
"1'
-5"
TRASH BIKES
STORAGE
EAST
LAKE
ALLE
Y
9'-0
"10
'-0"
10'-0
"10
'-0"
10'-0
"10
'-6"
10'-0
"
T.O. Plate
Level 6
Level 5
Level 4
Level 3
Level 2
Level 1
Bsmt
10'-0
"10
'-0"
10'-0
"10
'-0"
10'-6
"9'
-0"
10'-0
"
T.O. Plate
Level 6
Level 5
Level 4
Level 3
Level 2
Level 1
Bsmt2027
Eas
tlake
Ave
nue
E
2035
Eas
tlake
Ave
nue
E
Basement
Level 1
Level 6
Level 2 - 5
Roof
Section - B
Section - A
East
lake
Ave
nue
EEa
stla
ke A
venu
e E
East
lake
Ave
nue
E
East
lake
Ave
nue
E
East
lake
Ave
nue
E
Alle
yAl
ley
Alle
y
Alle
y
Alle
y
SCALE: 1/32” = 1’-0”
BUILDING SERVICES / COMMON
CORE / MECH
RESIDENTIAL
COMMERCIAL
BELOW
1'-0" 95'-0" 6'-6"
1'-6"
30'-0"
1'-5"
1'-0" 95'-0" 6'-6"
10"
30'-0"
1'-6"
UNOCCUPIEDROOF
B
B
B
B
A
A
A
A
B
B
A A
B
B
A A
B
B
A A
12 2031 Eastlake Avenue E / #3034459-EG / EDG / 11/25/201947 North Development + SHW
PERSPECTIVES - SCHEME A: COMPLIANT
View from Eastlake Ave E of East facade
View from Eastlake Ave E of Northeast Corner
View from Alley of Northwest Corner Birdseye View from Southwest corner
View from Eastlake Ave E of Southeast Corner
132031 Eastlake Avenue E / #3034459-EG / EDG / DATE 11/25/201947 North Development + SHW
SUN STUDY - SCHEME A: COMPLIANTNO DEPARTURES - SCHEME A: COMPLIANT
Sprin
g / F
all
Sum
mer
W
inte
r
10 am 12 pm 2 pm
East
lake
Ave
nue
EEa
stla
ke A
venu
e E
East
lake
Ave
nue
E
East
lake
Ave
nue
EEa
stla
ke A
venu
e E
East
lake
Ave
nue
E
East
lake
Ave
nue
EEa
stla
ke A
venu
e E
East
lake
Ave
nue
E
Alle
yAl
ley
Alle
y
Alle
yAl
ley
Alle
y
Alle
yAl
ley
Alle
y
14 2031 Eastlake Avenue E / #3034459-EG / EDG / 11/25/201947 North Development + SHW
SITE PLAN - SCHEME B: COMPLIANT
SCALE: 1/32” = 1’-0”
LOT DEPTH
102'-6"
LOT
WID
TH
32'-1
1 1/
2"
EAST
LAKE
AVE
NU
E E
ROW
20'-0"
COMMERCIAL
UN
ITU
NIT
UN
IT
LOBBY
BUILDING DEPTH
96'-5"
BUIL
DIN
G W
I DTH
30'-0
"
32'-7" 29'-7" 34'-4"
BUIL
DIN
G W
I DTH
30'-0
"
1'-6
"
1'-6
"10
"LO
T W
IDTH
32'-4
"
1'-0"
BUILDING DEPTH
96'-6" 5'-0"
LOT DEPTH
102'-6"
5'-1"1'-0"
ALLE
Y
EL. 94.50'
EL. 92.17'EL. 85.00'
EL. 85.50'
MAIL RES. ENTRY
ALLEY ACCESS
ELV.
STAIR
STAIRMECH
RAMPUP
L2 ABOVE
2027 Eastlake Avenue EApt. / 3-Story + Bsmt
2035 Eastlake Avenue ECondo / 3-Story + Bsmt
2032
Yal
e Av
e E
Gar
age
/ 1 s
tory
ROW
37'-6"
1'-6
"
TRASH ROOM -PER SPU,DIRECT ACCESSFROM ALLEY
LEVEL 1BSMNT
1'-6" SDOTSETBACK
COMM. ENTRYEL. 92.50'
6"8'-0" 5'-6"
EL. 94.00'
EL. 85.50'
1'-6"
PER SDOT, USE REQ'D 1.5' SETBACK TO INCREASE WIDTH OF SIDEWALK TO 8'
PER SDOT, STREET TREE TO REMAIN OR BE REPLACED
Units: 30FAR: 15,017GFA: 17,621 SF (FAR + Exempt Basement)GSF: 18,652 SF
Pros:• Side setback notched into south facade, breaks up
zero lot line wall where adjacent building is closest• Variation in unit type at L6, allows for modulation
and private decks• All units oriented east and west, facing towards
views and eliminating privacy conflicts with neighbors to the north and south
• Common amenity area facing south west towards views of Lake Union and Downtown
Cons:• Upper level setback along Eastlake Avenue E
reduces the street presence and creates a wedding cake style building
• Smaller side setback notched into north façade, not far enough from property line to allow openings
BUILDING SERVICES / COMMON
CORE / MECH
RESIDENTIAL
COMMERCIAL
PRIMARY ENTRY
152031 Eastlake Avenue E / #3034459-EG / EDG / DATE 11/25/201947 North Development + SHW
PLANS + SECTIONS - SCHEME B: COMPLIANT
1'-0" 96'-6" 5'-0"
30'-0"
5'-0"96'-6"1'-0" 1'-5"
1'-6"
10"
30'-0"
1'-6"
LOBBY
6'-7"
30'-0"
1'-0" 100'-0" 1'-6"
1'-6"
1'-5"
1'-0" 100'-0" 1'-6"6'-7"
2'-9"
10"
30'-0"
1'-6"
6'-0" 95'-0" 1'-6"
1'-6"
30'-0"
1'-5"
1'-6"
1'-6"
30'-0"
10"
1'-4" 99'-9"
COMMONDECK
DEC
KDEC
K
2'-9"
6'-7"
6'-0" 91'-6" 5'-0"
30'-0
"1'
-6"
1'-5
"
91'-6"6'-0" 5'-0"
30'-0
"10
"1'
-6"
TRASH BIKESSTORAGE
10'-0
"10
'-0"
10'-0
"10
'-0"
10'-6
"10
'-0"
EAST
LAKE
ALLE
Y
9'-0
"
T.O. Plate
Level 6
Level 5
Level 4
Level 3
Level 2
Level 1
Bsmt
10'-0
"10
'-0"
10'-0
"10
'-0"
10'-6
"9'
-0"
10'-0
"
T.O. Plate
Level 6
Level 5
Level 4
Level 3
Level 2
Level 1
Bsmt2027
Eas
tlake
Ave
nue
E
2035
Eas
tlake
Ave
nue
E
Basement
Level 1
Level 6
Level 2 - 5
Roof
Section - B
Section - A
East
lake
Ave
nue
EEa
stla
ke A
venu
e E
East
lake
Ave
nue
E
East
lake
Ave
nue
E
East
lake
Ave
nue
E
Alle
yAl
ley
Alle
y
Alle
y
Alle
y
SCALE: 1/32” = 1’-0”
BELOW
1'-0"
10"
30'-0"
1'-6"
90'-8" 10'-10"
1'-6"
30'-0"
1'-5"
1'-0" 90'-8" 10'-10"
UNOCCUPIEDROOF
UNOCCUPIEDROOF
BUILDING SERVICES / COMMON
CORE / MECH
RESIDENTIAL
COMMERCIAL
B
B
B
B
A
A
A
A
B
B
A A
B
B
A A
B
B
A A
16 2031 Eastlake Avenue E / #3034459-EG / EDG / 11/25/201947 North Development + SHW
PERSPECTIVES - SCHEME B: COMPLIANT
View from Eastlake Ave E of East facade
View from Eastlake Ave E of Northeast Corner
View from Alley of Northwest Corner Birdseye View from Southwest corner
View from Eastlake Ave E of Southeast Corner
172031 Eastlake Avenue E / #3034459-EG / EDG / DATE 11/25/201947 North Development + SHW
SUN STUDY - SCHEME B: COMPLIANT
Sum
mer
Sp
ring
/ Fal
lW
inte
r
10 am 12 pm 2 pm
East
lake
Ave
nue
EEa
stla
ke A
venu
e E
East
lake
Ave
nue
E
East
lake
Ave
nue
EEa
stla
ke A
venu
e E
East
lake
Ave
nue
E
East
lake
Ave
nue
EEa
stla
ke A
venu
e E
East
lake
Ave
nue
E
Alle
yAl
ley
Alle
y
Alle
yAl
ley
Alle
y
Alle
yAl
ley
Alle
y
NO DEPARTURES - SCHEME B: COMPLIANT
18 2031 Eastlake Avenue E / #3034459-EG / EDG / 11/25/201947 North Development + SHW
SITE PLAN - SCHEME C: COMPLIANT / PREFERRED
SCALE: 1/32” = 1’-0”
LOT DEPTH
102'-6"
BLDG DEPTH
98'-0"
LOT
WID
TH
32'-1
1 1/
2"
BLD
G W
IDTH
30'-0
"
EXT. WALKWAY
EL. 94.50'
EL. 92.17'
ROW
20'-0"
1'-6
"
BUIL
DIN
G W
IDTH
30'-0
"10
"
COMMERCIAL
LOBBYMAIL
MECH
STAIR #1 STAI
R #2ELV.
UN
IT
2027 Eastlake Avenue EApt. / 3-Story + Bsmt
2035 Eastlake Avenue ECondo / 3-Story + Bsmt
EAST
LAKE
AVE
NU
E E
1'-0" 3'-6"
24'-0
"6'
-0"
1'-6
"1'
-6"
LOT
WID
TH
32'-4
"
1'-0"
BUILDING DEPTH
98'-0" 3'-6"
32'-7" 29'-7" 35'-10"
LOT DEPTH
102'-6"
ALLE
Y
EL. 85.00'
EL. 85.50'
RES. ENTRY
RAMPUP
L2 ABOVE
2032
Yal
e Av
e E
Gar
age
/ 1 s
tory
ROW
37'-6"
TRASH ROOM -PER SPU,DIRECT ACCESSFROM ALLEY
UN
ITU
NIT
6'-0"
LEVEL 1BSMNT
LEVEL 1ABV
EL. 95.50'MECH
ALLEY ACCESS
COMM. ENTRYEL. 92.50'
6"8'-0" 5'-6"EL. 85.50'
EL. 94.00'
1'-6"
PER SDOT, USE REQ'D 1.5' SETBACK TO INCREASE WIDTH OF SIDEWALK TO 8'
PER SDOT, STREET TREE TO REMAIN OR BE REPLACED
Units: 30FAR: 14,926 SFGFA: 17,512 SF (FAR + Exempt Basement)GSF: 18,586 SF
Pros:• Upper level setback on West facade on Level 4-6,
reduces scale of massing along alley where grade drops off
• Large side setbacks notched into north and south facades, breaks up zero lot line walls that face neighbors. Setback on both sides allows for fenestration along hallway and core
• Residential entry setback with exterior breezeway. Commercial and residential entries are clearly separated and differentiated
• Variation in unit type at L4-L6, allows for modulation in west façade and private decks
• All Units oriented east and west, facing towards views and eliminating privacy conflicts with neighbors to the north and south
• Large rooftop common amenity area facing views• Can vent out side setbacks
Cons:• None in comparison to Schemes A & B
BUILDING SERVICES / COMMON
CORE / MECH
RESIDENTIAL
COMMERCIAL
PRIMARY ENTRY
1’6” SDOT setback
192031 Eastlake Avenue E / #3034459-EG / EDG / DATE 11/25/201947 North Development + SHW
98'-0"
30'-0"
1'-0" 3'-6"
1'-5"
1'-0" 98'-0" 3'-6"
10"
1'-6"
LOBBY30'-0"
1'-6"
30'-0"
1'-0" 100'-0" 1'-6"
1'-6"
1'-5"
1'-0" 100'-0" 1'-6"
1'-6"
30'-0"
10"
L5 ABV.L5 UNITS FLIPPED.
L6 SIM TO L4.
101'-0" 1'-6"
1'-6
"30
'-0"
1'-5
"
1'-4" 99'-9" 1'-6"
10"
30'-0
"1'
-6" 5'
-5"
DEC
K
4'-7
"
6'-0" 93'-0"
30'-0
"
3'-6"
1'-6
"1'
-5"
3'-6"6'-0"
10"
30'-0
"1'
-6"
TRASH BIKES STORAGE
93'-0"
BELOW
1'-0" 100'-0" 1'-6"
1'-6
"30
'-0"
1'-5
"
101'-0" 1'-6"
10"
30'-0
"1'
-6"
COMMONROOF DECK
UNOCCUPIEDROOF
5'-5
"4'
-7"
Basement
Level 1
Level 4-6
Level 2 - 3
Roof
10'-0
"10
'-0"
10'-0
"10
'-0"
10'-6
"10
'-0"
EAST
LAKE
ALLE
Y
9'-0
"
T.O. Plate
Level 6
Level 5
Level 4
Level 3
Level 2
Level 1
Bsmt
10'-0
"10
'-0"
10'-0
"10
'-0"
10'-6
"9'
-0"
10'-0
"
T.O. Plate
Level 6
Level 5
Level 4
Level 3
Level 2
Level 1
Bsmt2027
Eas
tlake
Ave
nue
E
2035
Eas
tlake
Ave
nue
E
Section - B
Section - A
East
lake
Ave
nue
EEa
stla
ke A
venu
e E
East
lake
Ave
nue
E
East
lake
Ave
nue
E
East
lake
Ave
nue
E
Alle
yAl
ley
Alle
y
Alle
y
Alle
y
SCALE: 1/32” = 1’-0”
BUILDING SERVICES / COMMON
CORE / MECH
RESIDENTIAL
COMMERCIAL
PLANS + SECTIONS - SCHEME C: COMPLIANT / PREFERRED
B
B
B
B
A
A
A
A
B
B
A A
B
B
A A
B
B
A A
20 2031 Eastlake Avenue E / #3034459-EG / EDG / 11/25/201947 North Development + SHW
PERSPECTIVES - SCHEME C: COMPLIANT / PREFERRED
View from Eastlake Ave E of East facade
View from Eastlake Ave E of Northeast Corner
View from Alley of Northwest Corner Birdseye View from Southwest corner
View from Eastlake Ave E of Southeast Corner
212031 Eastlake Avenue E / #3034459-EG / EDG / DATE 11/25/201947 North Development + SHW
SUN STUDY - SCHEME C: COMPLIANT / PREFERRED
Sum
mer
Sp
ring
/ Fal
lW
inte
r
10 am 12 pm 2 pm
East
lake
Ave
nue
EEa
stla
ke A
venu
e E
East
lake
Ave
nue
E
East
lake
Ave
nue
EEa
stla
ke A
venu
e E
East
lake
Ave
nue
E
East
lake
Ave
nue
EEa
stla
ke A
venu
e E
East
lake
Ave
nue
E
Alle
yAl
ley
Alle
y
Alle
yAl
ley
Alle
y
Alle
yAl
ley
Alle
y
NO DEPARTURES - SCHEME C: COMPLIANT / PREFERRED
22 2031 Eastlake Avenue E / #3034459-EG / EDG / 11/25/201947 North Development + SHW
• Upper level setback on West facade on Level 4 – 6, reduces scale of massing along alley where grade drops off the edge
• Large side setbacks notched into north and south facades, breaks up zero lot line walls that face neighbors. Setback on both sides allows for fenestration along hallway and core
• Residential entry setback with exterior breezeway. Commercial and residential entries are clearly separated and differentiated
• Variation in unit type at L4-L6, allows for modulation in west façade and private decks
• All Units oriented east and west, facing towards views and eliminating privacy conflicts with neighbors to the north and south
• Large rooftop common amenity area facing views
Scheme A: Compliant
Scheme B: Compliant
Scheme C: Compliant / Preferred
SCHEME COMPARISON - MASSING
• Side setback notched into south facades, breaks up zero lot line wall where adjacent building is closest
• Variation in unit type at L6, allows for modulation and private decks
• All units oriented east and west, facing towards views and eliminating privacy conflicts with neighbors to the north and south
• Common amenity area facing south west towards views of Lake Union and Downtown
• Front setback provides greater at grade space• Large Upper level setback at Level 6 along west
facade. Reduces scale along the alley where grade drops off
• All units oriented east and west, facing towards views and eliminating privacy conflicts
• Common amenity area facing west towards views
View from Eastlake Ave E of Northeast Corner
View from Eastlake Ave E of Northeast Corner
View from Eastlake Ave E of Northeast Corner
View from Alley of Northwest Corner
View from Alley of Northwest Corner
View from Alley of Northwest Corner
Scheme A: Primary Massing
Scheme B: Primary Massing
Scheme C: Primary Massing
232031 Eastlake Avenue E / #3034459-EG / EDG / DATE 11/25/201947 North Development + SHW
SCHEME COMPARISON - ZERO LOT LINE NORTH & SOUTH NEIGHBORS
Scheme A: North Elevation
Scheme B: North Elevation
Scheme C: North Elevation
Scheme A: Plan
Scheme B: Plan
Scheme C: Plan
Setback
East
lake
Ave
nue
E
East
lake
Ave
nue
EEa
stla
ke A
venu
e E
East
lake
Ave
nue
E
East
lake
Ave
nue
EEa
stla
ke A
venu
e E
Alle
y
Alle
yAl
ley
Alle
y
Alle
yAl
ley
Scheme A: South Elevation
Scheme B: South Elevation
Scheme C: South Elevation
East
lake
Ave
nue
EEa
stla
ke A
venu
e E
East
lake
Ave
nue
E
Alle
yAl
ley
Alle
y
1.5’ - 3’
0’ - 1.5’
3’ - 6’
24 2031 Eastlake Avenue E / #3034459-EG / EDG / 11/25/201947 North Development + SHW
CONCEPT DEVELOPMENT: EAST EDGESTREET WALL ALONG EASTLAKE
View from Eastlake Ave E of East facade
Facade CompositionDC2.B.1: use fenestration and panel breaks to create dynamic composition
Window BoxesDC2. C.1: Visual depth and interest with secondary architectural features
Street EntriesPL3.A.1.c: Differentiate Residential and Commercial entries using recessed breezeway.PL3.C.1 Porous commercial edge uses glazing and transparency to engage passersby.
Accent Material at Recessed EntryDC2.D.2: thoughtful application of texture at street level
Street EdgeCS2.A.2 Street Edge & CS3.A.4 Evolving Neighborhoods: Eastlake neighborhood is evolving with updated zoning & height limits. By creating a strong street edge, the proposal meets development potential and establishes a positive context for others to build upon in future.
SIDEWALK
PLANTING
EASTLAKE AVE E
COMMERCIALSPACE
BREE
ZEW
AY
COMM. ENTRY
L2 ABV.
RESIDENTIALENTRY
ADJ BLDG
ADJ BLDG
Partial Level 1 Plan: 1/16” = 1’-0”
252031 Eastlake Avenue E / #3034459-EG / EDG / DATE 11/25/201947 North Development + SHW
CONCEPT DEVELOPMENT: WEST EDGECAPTURING VIEWS & STEPPING BACK
View from Alley of Northwest Corner
Recessed BalconiesDC2. C.1: Visual depth and interest with secondary architectural features
Upper Level SetbackDC2.A.2 Reduce perceived mass, on alley side where grade drops off, with setback at upper stories and recessed decks.
Accent Material at BalconiesDC2.D.2: Use accent material to highlight architectural feature
Service Uses / Alley AccessDC1.C.4 C: Trash room and mechanical services are located inside the basement and accessed from the Alley, away from primary pedestrian view
Material CS2.A.2 Accentuate architectural massing with change in material & texture
ALLEY
TRASH
MEC
H
BSM
T EN
TRY
BSM
T EN
TRY
BIKES
L1 ABV 8'-6
"3'
-6"L4-6 ABV
ADJBLDG
ADJBLDG
6'-0
"
Partial Basement Plan: 1/16” = 1’-0”
26 2031 Eastlake Avenue E / #3034459-EG / EDG / 11/25/201947 North Development + SHW
CONCEPT DEVELOPMENT: NORTH AND SOUTH EDGESZERO LOT LINE CONDITIONS
North Facade from Eastlake AveSouth Facade from Alley
Pattern CS2.C.2 Mid-Block Sites: Design the party walls to provide visual interest through materials & color
Raised Planter at Bldg EdgeDC2.B.2 Blank walls - design treatments that have human scale like raised planters
Articulation at Zero Lot LineDC2.A.2 Reduce perceived mass with indentation / light well at zero lot line wall
Playful Fenestration:CS2.D.5: Minimize privacy conflicts with staggered windows, which only occur along core/hallway. Unit windows face ROW.
272031 Eastlake Avenue E / #3034459-EG / EDG / DATE 11/25/201947 North Development + SHW
SCHEME C: FAR DIAGRAMS
2,586 SFEXEMPT AREA
28'-1
1"
36'-8" 20'-8" 34'-7"
28'-1
1"
25'-5
"
2,484 SFLEVEL 1 AREA
31'-6" 30'-10" 34'-7"
28'-1
1"
25'-5
"
22'-1
1"
EXTERIOR WALKWAY L2 ABV.
2,612 SFLEVEL 2 AREA
28'-1
1"
21'-6
"
31'-6" 30'-10" 5'-1" 31'-6"
3'-6
"
2,323 SFLEVEL 4 AREA
3'-8" 20'-4" 35'-11" 31'-6"
28'-1
1"
21'-6
"
14'-2
"14
'-9"
DEC
KD
ECK
2,323 SFLEVEL 5 AREA
20'-4" 35'-11" 31'-6"
28'-1
1"
21'-6
"
14'-9
"14
'-3"
3'-8"
DEC
K
249 SFROOF AREA
7'-4" 8'-11"
13'-9
"7'
-9" 2,612 SF
LEVEL 3 AREA
28'-1
1"
21'-6
"
31'-6" 30'-10" 5'-1" 31'-6"
3'-6
"
2,324 SFLEVEL 6 AREA
31'-6"
28'-1
1"
21'-6
"
20'-5" 35'-11"
14'-2
"14
'-9"
DEC
K
3'-8"
SCALE:
© 2018 SHW , LLCSHW#: SHWLLC
p 206-329-1802 e [email protected] w s-hw.com 1101 East Pike St. #200 Seattle WA 98122
1/32" = 1'-0"EASTLAKE APT Unnamed
2031 EASTLAKE AVE ESEATTLE, WA
19-0072019.10.0147 NORTH
EDG FAR
BASEMENT (BELOW GRADE EXEMPT)
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
ROOF
FAR1
TYPE Area FARLEVEL 1LEVEL 1 AREA 2,484 SF 0.744LEVEL 2LEVEL 2 AREA 2,612 SF 0.782LEVEL 3LEVEL 3 AREA 2,612 SF 0.782LEVEL 4LEVEL 4 AREA 2,323 SF 0.696LEVEL 5LEVEL 5 AREA 2,323 SF 0.696LEVEL 6LEVEL 6 AREA 2,324 SF 0.696T.O. PLATEROOF AREA 249 SF 0.075Total 14,926 SF 4.470
Lot Size: 3,339 sfAllowable FAR: 15,025.5 SF (4.5)Provided FAR: 14,926 SF (4.47)
Basement: 2,586 sf (Below Grade Exempt):Level 1: 2,484 sfLevel 2: 2,612 sfLevel 3: 2,612 sfLevel 4: 2,323 sfLevel 5: 2,323 sfLevel 6: 2,324 sfRoof: 249 sf
SCALE: 1/32” = 1’-0”
28 2031 Eastlake Avenue E / #3034459-EG / EDG / 11/25/201947 North Development + SHW
RECENT WORK
4710 20th Ave NE (Under Construction) 5902 22nd Ave NW
5201 Rainier Ave S 600 E Howell St (Under Construction) 1806 23rd Ave 420 Boylston Ave E
292031 Eastlake Avenue E / #3034459-EG / EDG / DATE 11/25/201947 North Development + SHW
RECENT WORK
800 5th Ave N (Under Construction)
6301 15th Ave NW (Under Construction)
1728 12th Ave E 2418 NW 58th St
1404 Boylston Ave 1715 12th Ave E