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310 First Avenue S, Suite 4S Seattle, WA 98104 | 206.933.1150 | www.nkarch.com July 21st, 2017
nkNICHOLSON KOVALCHICK ARCHITECTS
2412 10TH AVENUE E.Streamlined Design Review
2412 Tenth Avenue E., Seattle WA 98102SDCI #3026149
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 2
Index
ContextProject Introduction Neighborhood Analysis Neighborhood Character Site AnalysisSite Vicinity Zoning Summary Existing Site PlanAdjacencies and Access Architectural ConceptInspiration & Concept Project Rendering Ground Level Plan Building Plans Building Elevations Site Plan
AppendixDevelopable Area SectionRelationship to Residential NeighborTree Preservation AnalysisArborist Report
345
6 7 89
10 11-13 14 15 16 17
18192021
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 3
Project Introduction
Downtown
Capitol Hill/Volunteer Park
Lake Union
Portage Bay
Proposal InformationOwner: DEP HomesApplicant: Nicholson Kovalchick ArchitectsContact: Steve FischerAddress: 2412 10th Ave E. Seattle WA 98102Zoning: NC1- 40Lot Area: 4,492 SF Per Survey
Proposal DescriptionFour (4) townhouse units over a shared garage with seven (7) stalls and two (2) live/work units at grade fronting the street.
Location & NeighborhoodThe property is located in North Capitol Hill, on the 10th Avenue E. arterial. It is east of Interstate-5 and Lake Union, north of Volunteer Park and the Bertschi School, south of Roanoke Park and 520/Portage Bay Viaduct, and west of the Seattle Preparatory School and Lake Washington. Most buildings are single family homes with mid-rise buildings along major arterials, like 10th Avenue E. The property is a 15 minute drive and a 30 minute bus ride to Downtown Seattle.
Urban Analysis Key
Project Site
Node
Point of Interest
Primary Street
5 Min. Walk Radius
Commercial
Parks
Bus Stop
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 4
Context AnalysisNeighborhood Analysis
E. MILLER ST.
INTERLAKEN PARK
SEATTLE PREPARATORY
SCHOOL
QUEEN CITY YACHT CLUB
PAGLIACCI PIZZA
ROANOKE PARK PLACE TAVERN
BERTSCHI SCHOOL
ST. PATRICK’S CHURCH
ROANOKE PARK
ROGER’S PLAYFEILD
E.. MILLER ST.
E.. INTERLAKEN BLVD.
BOYER AVE. E..
BOYE
R AV
E. E
..
DELMAR DR. E..
11TH
AVE
. E..
11TH
AVE
. E..
12TH
AVE
. E..
13TH
AVE
. E..
FED
ERA
L AV
E. E
..
BRO
AD
WAY
E..
HA
RVA
RD A
VE. E
..
E.. EDGAR ST.
10TH AVE. E..
E.. EDGAR ST.
E. LOUISA ST.
E. LYNN ST.
PORTAGE BAY
E. LYNN ST.
10
TH A
VE.
E.
E.. ROANOKE ST.
EAST
LAK
E AV
E.
E..
I-5
520
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 5
Context AnalysisNeighborhood Character
PAGLIACCI PIZZA INTERLAKEN PARK
SALEE THAITERRITORIAL VIEWS
HISTORIC HOMES
BERTSCHI SCHOOL
ROANOKE PARK PLACE TAVERN
VOLUNTEER PARK
PORTAGE BAY HOUSE BOAT CULTURE 9
1
24
6
3 5
8
7
Photo Credits:1. Google Place Reviews2. Google Maps3. https://www.seattle.gov/parks/find/parks/interlaken-park4. http://www.520history.org/1851-1915/CommunityDevelopment/NCapHIll.htm5. Google Maps6. http://www.motifseattle.com/assets/images/signature-touchpoints/VolunteerParkConservatory.jpg7. Google Maps8. Benjamin Benschneider9. http://cascadiadaily.com/2013/04/kayaking-in-portage-bay/kayaking-in-portage-bay/
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 6
Site AnalysisSite Location
10TH AVENUE E.
NORTH
MONTLAKE NEIGHBORHOOD
UNIVERSITY OF WASHINGTON
SEATTLEPREP.
NC1-40
SITE
SF 5000
SF 5000
LR3
PORTAGE BAY
LAKE WASHINGTON
520 BRIDGE
E. MILLE
R ST.
E. ROANOKE ST.
49
NC1-40
LR3
LR2
SF 5000SF 5000LR3
SF 5000
10 M
IN. B
US
TO L
IGH
T RA
IL ST
ATIO
N
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 7
Site AnalysisZoning Summary
CODE REFERENCE REQUIREMENT PROPOSAL
23.47A.005 Street-Level Uses
Residential use on street-level facade not to exceed 20% of street-facing facade; driveways exempt from calculation
Non-Residential Livework Units = 30.58’ / 34.17’ = 89.5%Stair up to residential egress plaza = 10.5%
23.47A.013Floor Area Ratio
3.00 Maximum for Residential or Non-Residential Use3.25 Maximum for Mixed Use
4,492 SF x 3 = 13,476 SF4,492 SF x 3.25 = 14,599 SF
Total Residential Floor Area: 6,085 SFTotal Non-Residential Floor Area: 2,969 SFTotal Floor Area: 9,055 SF
FAR = 2.02
23.47A.012 Structure Height
Base Maximum Height Limit: 40’-0”13’-0” Commercial Height: + 4’-0”Total Allowable Height: 44’-0”
Livework Structure Height: 44.46’ above average gradeTownhome Structure Height: 40.29’above average grade
23.47A.014Setback Requirements
15’-0” Rear setback abutting residential lot; Setback begins above 13’-0” and above 40’-0” increases at a rate of 2’ feet of setback per every 10’ of height.
Street setback: 3’-0” at ground level for sidewalk easement; 2’-5” setback above 13’-0” South side setback: 3’-0” Rear setback above 13’-0”: 9’-9” Rear setback below 13’-0”: 9’-10”
23.47A.024 Amenity Area
Required: 5% of the total gross floor area in residential useAll residents shall have access to at least one common or private amenity area.
Total Residential Area: 8542 SFRequired Amenity Area: 427 SFPrivate roof decks provided at all units. Total Residential Roof Deck = 1,660 SF
23.47A.012Rooftop Features
Rooftop features that include stairs or screen mechanical equipment may extend 15’-0” above the base height limit but must cover less than 25% of the roof area.
LW 1 Stair Penthouse = 20% coverageLW 2 Stair Penthouse = 20% coverageTH 1-4 Stair Penthouse = 23% coverage
23.47A.016 Landscaping
Green Factor: 0.3Street Trees RequiredGarbage cans to be screened by 3’-0” screening5’ Deep Landscaped Area and 6’ high screening at unenclosed parking garage abutting residential zone
Green Factor: 0.3Street trees to be provided and coordinated with SDOTRear landscape buffer to be +/- 9’-6” Parking is setback 9’-10 from rear residential zone and screened by building facade
23.54.015Required Parking
Livework Units: 0 spaces required for units less than 1500 SFResidential Units: 1 space per dwelling unit Residential Parking is reduced to .5 spaces per dwelling unit due to proximity frequent transit stop.
4 Residential Units; Total Required Spaces = 2 Spaces7 Total Spaces (1.75 Spaces per Dwelling Unit)
23.54.015Bicycle Parking
Table D(D.2) Long Term: 1 per 4 Dwelling UnitsTable D(D.2) Short Term: NA
Long Term: 2 Total Spaces
23.54.040Solid Waste & Recyclable
Materials Storage
Residential uses will be billed separately for utilities, storage area provided to be minimum 2’ x 6’ per unit.
(4) Waste/Recycling storage spaces for Residential Use provided at rear of garage(2) Waste/Recycling storage spaces for Non-Residential Use provided outside of garage
Address: 2412 10th Ave E Seattle WA 98102
Zoning: NC1-40
Principal Pedestrian Street: 10 Ave E
Overlay: None
ECA: None
Lot Area: 4,492 SF Per Survey
WW
WW
SS
SS
SS
SS
SS
SS
10"PS
12"PS
EXISTING BUILDING(TO BE DEMOLISHED)
10TH
AVE
NUE
E.
LOT 26
LOT 25
LOT 24
LOT 23
ASPHALT DRIVEWAY
S 88°53'40" E 99.83'
N 01
°08'4
2" E
45.
00'
S 88°53'40" E 99.83'
45.0
0'
CONCRETE RETAINING WALL
GRAVEL DRIVEWAY(TO BE DEMOLISHED)
CONCRETE DRIVEWAY(TO BE DEMOLISHED)
CONC
RETE
WAL
K
(TO BE
DEM
OLISHE
D)
CONC
RETE
POR
CH(T
O BE
DEM
OLIS
HED)
RIP-RAP RETAINING WALL ON ADJACENT PROPERTY
EXISTING APARTMENT BUILDING2408 10TH AVE. E.
24.8
'
CONC
RETE
SID
EWAL
K
CONC
RETE
GUT
TER,
TYP
.
CONC
RETE
STR
EET
CONC
RETE
CUR
BCUT
WOOD FENCE ON ADJACENT PROPERTY
ROCK WALL ON ADJACENT PROPERTY
FENCE ON ADJACENT PROPERTY
202
201.2
202
206
206.9
204
206.7
60' R.O.W.200204
202
+208.9
206
208
204
206.5 FENCE ON ADJACENT PROPERTY
LOT 15
LOT 14
LOT 17
LOT 18
EXISTING SINGLE FAMILY HOME2411 FEDERAL AVE. E.
EXISTING SINGLE FAMILY HOME2419 FEDERAL AVE. E.
EXISTING TREE TO BE DEMOLISHED
EXIS
TING
BUS
INES
SRO
ANOK
E PA
RK P
LACE
2409
10T
H AV
E. E
.
FREEWAY RIGHT OF WAY
EXIS
TING
DUP
LEX
2414
/241
5 10
TH A
VE. E
.
EXISTING CURB CUT TO BE DEMOLISHED
EXISTING SINGLE FAMILY HOME2407 FEDERAL AVE. E.
EXISTING POWER POLE
SWR LATL
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 8
Site AnalysisExisting Site Plan
N
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 9
Site AnalysisAdjacencies and Access
Legal DescriptionLot 25 and the north half of Lot 24 in Block 3 of the Davis Addition to Seattle in King County, Washington.
Project Description(2) 1500 SF Livework Units on 10th Ave. E.. (4) Townhouse Units above a Shared Garage(7) Parking Stalls in Shared GarageRamp down to garage on 10th Ave. E.. Stair up to townhouse units on 10th Ave. E.. Landscaped Rear Yard
VEH
ICLE
ACCES
S
10TH
AV
E E.
(60’
R.O
.W.
)BRID
GE
MILLER AVE E..
ROANOKE PARK PLACE
KRISTI’S GROOMING
ROANOKE PARK WATCH REPAIR
CJ LEE SALON
PAGLIACCI PIZZA
BRANFORD BIKE
COPPER TREE CAFE
SFH
SFH
SFH
SFH
MIXED USE APARTMENT BUILDING
APARTMENT BUILDING
15’-0” REQ. RESIDENTIAL
SETBACK
3’-0” REQ. SIDEWALK EASEMENT
APARTMENT BUILDING
PED
ESTR
IAN
AC
CES
S
N
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 10
Proposed DesignInspiration & Concept
2343 10th Ave. E. - New TownhousesRoanoke Park Place Tavern
Galer 8 by NK Architects
Bertschi School Science Wing Addition
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 11
Proposed DesignBuilding Rendering
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 12
Proposed DesignBuilding Rendering
CS1 Natural Systems and Site FeaturesCS3 Architectural Context and CharacterThe design concept includes “planted edges” that are reminiscent of the neighboring Roanoke Park Place Tavern’s ivy clad front facade.
1
CS3 Architectural Context and CharacterD2 Architectural ConceptThe design of the stair penthouses was inspired by the Bertschi School’s award winning addition that can be seen down the street. They are also setback from the building edge and clad in a contrasting but complimentary siding material. This makes them feel more like objects on top of the building and less like a continuation of the mass.
2
CS2 Relationship to Block - Corner SiteBecause the building is adjacent to a site that is likely to never be developed it’s north side acts as a gateway to the Capitol Hill neighborhood. Windows wrapping it’s corner on this side as well as the building’s circulation being on this side provide attention to the corner.
3
2
3
3
PL3 Street Level InteractionThe live-work includes two distinct entries, whose locations are made clear by a recess, lighting, and signage. The storefront along the street declares these as livework units with a true commercial program and the inset creates distinction from the residential unit above while also creating a generous public sidewalk.
4
4
PL2 WalkabilityRecessed entries with lighting soffits provide clearly defined entries and overhead weather protection. Signing with integrated lighting aids in wayfinding for the livework units.
5
5
1
1
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 13
Proposed DesignBuilding Rendering
CS2 Urban Pattern and FormThe livework unit is setback to provide a generous sidewalk for the public and to provide a small scale commercial feel similar to the neighboring commercial buildings. Two distinct enteries are provided, one for primarily public use and one that access a stair leading to the residential use of the unit.
1
1
1
DC4 Exterior Elements and MaterialsThe livework units are highlighted with the use of masonry, storefront glazing system, and cedar soffits with lighting. Signage with integrated lighting is provided on the street facing wall above pedestrian head height.
2
2
2
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 14
Proposed DesignGround Level Plan
DC1 Project Uses & ActivitiesThe parking garage serves the 4 townhouses above it and provides 7 stalls, therefore traffic will be light. The exit out of the garage leads to residential trash/recycling storage and a stair that goes directly to the unit enteries.
DC2 Architectural ConceptThe livework units are distinguished from the residential townhouses through ground level access, an entire level dedicated to the work program, recessed entries, separate entries for the public and for the resident provide privacy and flexibility, and aluminum storefront along the street denotes the non-residential use.
CS1 Natural Systems and Site FeaturesStreet trees are provided within the right-of-way and are coordinated with the building enteries while providing enough space for the trees to grow.
PL4 Active TransitA stair leading directly from the residential walkway down to 10th Avenue is located along the west facade of the building, creating direct access to the sidewalk and nearby public transit. Bike storage is provided within the covered garage and is located near the stair that leads to the residential units above.
Trash/Recyc.
Tras
h/Re
cyc.
LW 1
LW 2
Garage
(7) Stalls
Driveway
3’-0” Sidewalk Easement
10TH
AVE
. E..
Bike Storage
1
2
22
33
1
4
4
4
N
Landscaped Edge
New Street Trees
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 15
Proposed DesignBuilding Plans
Level 1 (Unit Access Level) Level 2
Roof Deck Level 3
LW 1
LW 1 LW 1
LW 1
LW 2
LW 2 LW 2
LW 2
TH 1 TH 1
TH 1 TH 1
TH 3 TH 3
TH 3 TH 3
TH 4 TH 4
TH 4 TH 4
TH 2 TH 2
TH 2 TH 2
N
Decks
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 16
Proposed DesignBuilding Elevations
1
1
2
45
3
West Elevation (10th Ave. E..)
7
6
3
6
East Elevation
Material Key
Fiber Cement Lap
Siding - Charcoal
Fiber Cement Panel
Siding - White
Fiber Cement Lap
Siding - Woodtones
Masonry Veneer
Storefront
Slat Screen / Railing
Concrete Masonry Unit
1
1
22
2
4
4
6
North Elevation
3
3
1
7
7
6
6
South Elevation
1
2
3
4
5
6
7
WW
WW
SS
SS
SS
SS
SS
SS
NEW BUILDING(2 LIVEWORK UNITS + 4 TOWNHOUSES OVER
SHARED GARAGE)
LOT 25
OUTLINE OF BUILDING AT PODIUM LEVEL
10TH
AVE
NUE
E.
LOT 26
LOT 24
LOT 23
ASPHALT DRIVEWAY
RIP-RAP RETAINING WALL ON ADJACENT PROPERTY
EXISTING APARTMENT BUILDING2408 10TH AVE. E.
24.8
'
CONC
RETE
GUT
TER,
TYP
.
CONC
RETE
STR
EET
CONC
RETE
CUR
BCUT
WOOD FENCE ON ADJACENT PROPERTY
ROCK WALL ON ADJACENT PROPERTY
FENCE ON ADJACENT PROPERTY
202
60' R.O.W.
FENCE ON ADJACENT PROPERTY
200204202
+208.9
206
208
204
206.5
LOT 15
LOT 14
LOT 17
LOT 18
LANDSCAPING
UP
UP
EXISTING SINGLE FAMILY HOME2411 FEDERAL AVE. E.
EXISTING SINGLE FAMILY HOME2419 FEDERAL AVE. E.
NEW STREET TREE IN 4'X6' TREE WELL;COORDINATED WITH SDOT PRIOR TO CONSTRUCTION
NEW STREET TREE IN 4'X6' TREE WELL;COORDINATED WITH SDOT PRIOR TO CONSTRUCTION
VEGETATION AND STOOP
EXIS
TING
BUS
INES
SRO
ANOK
E PA
RK P
LACE
2409
10T
H AV
E. E
.
FREEWAY RIGHT OF WAY
EXIS
TING
DUP
LEX
2414
/241
5 10
TH A
VE. E
.
NEW CURB CUT
EXISTING CURB CUT TO BE DEMOLISHED
SIDEWALK11' - 4"
CURB6"
4' - 1"
SIDEWALK7' - 4" REQ. LIVEWORK DEPTH PER SMC
30' - 1"
EXISTING SINGLE FAMILY HOME2407 FEDERAL AVE. E.
OUTLINE OF TOWNHOMES ABOVE GARAGE
DRIVEWAYSI
DEW
ALK
5' - 0
"
SIDE
WAL
K6'
- 0"
DIST
. B/T
TRE
ES17
' - 3"
FACE OF BLDG. ABOVE
LW1
LW2
TH1 TH2 TH3 TH4
EXISTING POWER POLE
SWR LATL
FIRE
SEP
. DIS
T.5'
- 1"
FIRE
SEP
. DIS
T.3'
- 0"
5' - 3"SETBACK
9' - 9"
SETBACK UP TO 13'-0" 3' - 1"SIDEWALK EASEMENT
3' - 0"
SIGHT TRIANGLE PER SMC 23.54.030
15' - 0"
LINE
OF R
ESID
ENTI
AL S
ETBA
CK
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 17
Proposed DesignSite Plan
N
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 18
AppendixDevelopable Area Section
Setbacks: A SDOT required 3’-0” sidewalk easement is provided at the ground level commercial. This easement and the move to rotate the eastern units away from the adjacent residential neighbor (explained on the next page) causes the building to require a 35% reduction of the 15’-0” rear setback, which would be below the allowable 50% reduction.
(E)(W)
PROJECT SITE RESIDENTIAL LOT
TO NEIGHBORING BUILDING35' - 6" +/-15' - 0"
EXISTING FENCE ON NEIGHBOR'S PROPERTY
LARGE EXISTING TREE ON NEIGHBOR'S PROPERTY
EXISTING SIDEWALK
SETBACK2' - 5"
10TH
AVE
. E.
CODE COMPLIANT ENVELOPE
3' - 0"REQUIRED LIVE WORK DEPTH
30' - 1"
13' -
0"
GARAGE
LIVEWORK
TH1 TH2 TH3 TH4
9' - 9"5' - 3"
REAR TOWNHOMES FACE AWAY FROM NEIGHBOR
LANDSCAPED SETBACK
2' - 3" 7' - 6"
SDOT REQUIRED SIDEWALK EASEMENT
NEW STREET TREES
PROPOSED SETBACK
MAX. ALLOWABLE SETBACK REDUCTION AREA
REQUIRED SETBACK
50% OF REQUIRED SETBACK
9' - 10"
9’-9
”Set
back
Proposed DesignOriginal Design
15’-0
”Set
back
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 19
AppendixRelationship to Residential Neighbor
Original Design Proposed Design
N
Changes to Design
SDOT required 3’-0” sidewalk setback pushes building back on the site.
Eastern units are turned 90 degrees to face north. In order to maintain liveability the units have a minimum workable width. This causes the units to encroach on the setback.
A corner unit, with opportunities to light and air from two sides, is lost when the units were rotated.
Premium views to the east are given up for these units that now face north.
The entry plaza and patio for these units was removed.
An original design of the project included two units at the rear of the site that faced east and were entered from a large plaza with room for those units to have a patio outside of their entry. Preliminary communication with the city encouraged the design team to move to a scheme that faced these rear units north.
1
1
1
2
3
4
44
5
2
3
5
2
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 20
AppendixExceptional Tree Analysis
Opt. 1: Tree Removed
Opt 2: Tree Preserved,
Code Complaint
Opt 3: Tree Preserved,
with Departures
Unit Count 6 Units 3 Units 5 Units
Floor Area 9,073 SF 7,965 SF 8,950 SF
Floor Area Ratio (FAR) 3.25 Max.
2.00 / 3.2562% FAR Utilized
1.77 / 3.25 54% FAR Utilized
2.00 / 3.25 62% FAR Utilized
Rear Setback(15’- 0” per Zoning)
9’ - 9” 15’-0” 9’ - 9”
Live/Work Average Depth(30’- 0” Minimum) Compliant Non-Compliant Non-Compliant
Tree Protection AreaN/A Outside of Dripline Inside of Dripline, Per
SMC 25.11.050.B
N3' - 1
"
20' - 0"
FIRE
SEP
. DIS
TANC
E5'
- 1"
BEGINS 13'-0" ABOVE GRADE9' - 9" REQ. RES. SETBACK11'
- 0"
6' - 9"
12' -
1"
30' - 1"
GARAGE
34' -
5"
13' -
0"
LW1 TH1 TH2 TH3 TH4
DRIVEWAY
EXTERIOR WALKWAY TO TOWNHOMES ABOVE GARAGE
STAIR10TH
AV
E E.
SS
3' - 1
"
5' - 1
"
BEGINS 13'-0" ABOVE GRADE15' - 0" REQ. RES. SETBACK
DRIPLIN
E RADIUS
11'- 0"
3' - 0"
6' - 9"
12' -
1"
GARAGE
EXTERIOR WALKWAY TOTOWNHOMES ABOVE GARAGE
31' -
5"LW1
TH1 TH2 TH3
DRIVEWAY
STAIR
10
TH A
VE
E.
OPT
1O
PT
2O
PT
3
SS
SS
UP
UP
REQ. LIVEWORK DEPTH PER SMC30' - 1"
LW1
LW2
TH1 TH2 TH3 TH4
5' - 1
"
3' - 1
" SETBACK9' - 9"
SETBACK UP TO 13'-0" 3' - 1"
10' -
0"
3' - 0"
GARAGE
EXTERIOR WALKWAY TO TOWNHOMES ABOVE GARAGE
NEW STREETTREES
DRIVEWAY
10TH
AV
E E.
Options Compared
There is an existing tree on the southwest corner of the site that has been designated as exceptional. An arborst report (see next page) describes the tree as in poor condition and presenting a high risk of falling limbs. The design team pursued a development impact study if the tree were perseved. A nearly code-compliant option loses 2 potential units, only uses 50% FAR, and makes an unworkable live-work unit. Another option that encroaches into the tree’s dripline loses 1 unit, requires a rear setback reduction, and make
NICHOLSON KOVALCHICK ARCHITECTSnk2412 10TH AVENUE E.| #3026149 | STREAMLINED DESIGN REVIEW 21
AppendixArborist Report on Existing Tree Health
Shoffner Consulting
21529 4TH AVE. W #C31 BOTHELL, WA 98021 MOBILE:(206)755-2871 EMAIL: [email protected]
March 22, 2017
Cao Huynh DEP Real Estate VIII 800 23rd Ave. S Seattle, WA 98144
RE: Tree Condition and Risk Assessment - 2412 10th Ave. E. Seattle.
Cao:
This report is provided to address the tree of concern located on the property at the address of 2412 10th Ave. E. in the City of Seattle, WA. I visited the site recently to assess the tree and gather information on it, including a photo provided in this report. Please see the accompanying Basic Tree Risk Assessment Form for reference to this report. The City of Seattle provides criteria and size thresholds for classifying trees as exceptional in DPD Director’s Rule 16-2008.
1. Site Conditions The property upon which the tree is located is in the north Capital Hill area, just east of I-5. The property is developed with a single family residence that is currently vacant. The property is in a neighborhood of properties developed for multiple uses including residences, restaurants and other businesses.
2. Tree Condition The tree of concern is a western red cedar measuring 44” dbh, large enough to meet the minimum size threshold to be classified as exceptional. This tree is in poor condition and presents a high risk because of its condition.
The tree has been topped more than once, the first episode resulting in the production of multiple trunks at a height of six feet and the subsequent cuts resulting in the production of many more tops just above the first cuts. As a result, this tree (which should have a single leader from the base to the top) has developed a crown that it is clustered with so many leaders and crossing limbs.
The crotches between most of the leaders are very tight, v-shaped and as a result included bark has formed at many of these connections. As the leaders increase in size, so does the included bark which puts pressure on the connections, eventually causing failure of one or more of the trunks. The largest of the new co-dominant leaders are as large as 24” in diameter and most of the co-dominant leader, both from the original cuts and the subsequent ones, are as
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large as 16” in diameter. The failure of any of these could result in damage to a future structure or other target below it, such as a car parked along the street.
In addition to the tight crotches andincludedbark, there are a few pockets of decay at and just below the crotches. I did not take a core sample because just the presence of the decay at these locations further weakens the connections.
As the Basic Tree Risk Assessment Form shows, the risk rating of this tree, associated to the damage caused as a result of failure of one or more of the large co-dominant stems is high, warranting mitigation of the risk. There are so many stems in this tree that are affected by the conditions of concern, to remove every other one would eliminate nearly half of the tree’s crown affecting its health significantly as well leav ing more exposed cu ts to the
development of decay.
3. Conclusions and RecommendationsAlthough this tree is exceptional and required to be retained, the circumstances surrounding it in terms of its very poor condition and high risk rating, I recommend that this tree is removed prior to beginning removal of the existing structure.
4. Use of This Report and Limitations This report is provided to DEP Homes as a means of providing a condition and risk assessment of the single tree of concern located on the property at the address of 2412 10th Ave. E in Seattle, WA. Trees are dynamic and their conditions can change drastically and quickly, particularly following changes to the surrounding environment, such as in the case of development, therefore, the evalautions provided in this report only apply to the tree at the time of the assessments. Shoffner Consulting and Tony Shoffner is not responsible for damage resulting from the failure of this tree or its parts. There is no guarantee the City of Seattle will agree with my findings.
Cordially,
!Tony Shoffner ISA Certified Arborist #PN-0909A, CTRA #1759
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