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1257 S King Street, Seattle, WA 98144 | t: 206.953.1305 | www.jwaseattle.com
6116 35TH AVE SOUTH, SEATTLE, WA 98118 Streamlined Design Review #309108
6116 35th Ave S: Streamlined Design Review
2 6116 35th Ave S: Streamlined Design Review
PROJECT INFORMATION
6116 35TH AVE SOUTHSEATTLE, WA 98118
941840-0090 / 941840-0095
SDR: 3029108
BUILDING: 6617142
8,313 SF
JULIAN WEBER ARCHITECTS, LTD.1257 S KING STREETSEATTLE, WA 98144
JONATHAN COOPER16616 SE 161ST STCOVINGTON, WA 98042
PROJECT INFORMATION
TABLE OF CONTENTS
PROJECT INFORMATION | p.2SITE ANALYSIS | p.3VICINITY ANALYSIS | p.4ZONING ANALYSIS | p.5EXISTING CONDITIONS| p.6LBA| p.7STREET LEVEL | p.8-10
CONCEPT | p.12COLOR SCHEME| p.13DESIGN GUIDELINES | p.14
SITE PLAN | p.16COMBINED SITE PLAN| p.17TREE DIAGRAMS| p.18-21LANDSCAPE PLAN | p.22BUILDING SECTION| p.23FLOOR PLANS| p.24-27BUILDING ELEVATIONS | p.28-30RENDERINGS| p.31-33
CONTEXT
APPROACH
DESIGN
ADDRESS
TAX ID NUMBER
SDCI PROJECT #
LOT SIZE
ARCHITECT/PROJECT CONTACT
OWNER/APPLICANT
PROJECT INFORMATIONTABLE OF CONTENTS PROJECT INFORMATIONTABLE OF CONTENTS PROJECT INFORMATIONTABLE OF CONTENTS
36116 35th Ave S: Streamlined Design Review
SITE ANALYSIS
Construct 3-story townhouse (6 Units)
Zone: LR3 Lot size: 8,313 SF
FAR: 8,313 sf x 1.4 = 11,638 sf allowed (th/s+built green+paved alley) 7,414 proposed
Structure Height: 30’ + 3’ shed and 10’ penthouse bonus
Units: 6 units proposed
Parking: 1 open parking space per dwelling proposed
The site is located on the southern-most edge of Beacon Hill along 35th Ave South, a new residential street stemming from South Spencer Street. It is 2 blocks west of Martin Luther King Jr Way South and will be the new residential edge for neighborhoods to the west and to the south. The site is located directly adjacent to an existing wetland, which provides strong vegetative buffering on the south side of the project.
A drawing of existing site conditions indicating topography, location of adjacent structures, and other physical features can be found on page 6.
A preliminary site plan including proposed structures and open spaces can be found on page 16. A combined site plan showing the relationship of the project to adjacent developments can be found on page 17. A preliminary landscape plan can be found on page 23.
See page 12 for concept statement, diagrams, and images.
See page 14 for Design Guideline Responses.
Project site looking northwest
PROPOSAL
KEY METRICS
ANALYSIS OF CONTEXT
EXISTING SITE CONDITIONS
SITE PLAN
ARCHITECTURAL CONCEPT
DESIGN GUIDELINES
Project site looking southeast
4 6116 35th Ave S: Streamlined Design Review
VICINITY ANALYSIS
S I T E
Dearborn ParkInternational School
Chief Sealth Trail Martin Luther King Jr. Way S.
(frequent transit corridor)
BoeingField
I5 accessfrom
S Graham
Lake Washington
Aki KuroseMiddle School
Rainier Ave.business district
ColamPagoda
1/4 mi. radius
1/2 mi. radius
56116 35th Ave S: Streamlined Design Review
B. Southern termination of 35th Ave SouthA. Homes lining east side of 35th Ave SouthPhotograph Location Key C. Single Family Home across from site
ZONING ANALYSIS
SITE/CONTEXT PHOTOGRAPHS
A
C
B
LR3
Martin Luther King Jr. Way S & Graham St, 106
Rainier Ave S & Kenny St, 7
Rainier Ave S & Graham St, 7, 9
Martin Luther King Jr. Way S & S Raymond St, 106
ZONE:
ADJACENT ZONES:
BUS ROUTES:SITE
LR3
SF 5000 SF 5000
LR3
C1-40
C1-40
C1-65
SF 5000
LR3
C1-65
C1-40
S JUNEAU STS JUNEAU ST
35TH AVE S
35TH AVE S
MARTIN LUTHER KING
JR. WAY S
MARTIN LUTHER KING
JR. WAY S
S GRAHAM STS GRAHAM ST
S SPENCER STS SPENCER ST
6 6116 35th Ave S: Streamlined Design Review
AERIAL SITE VIEW, LOOKING NORTH-NORTHWESTEXISTING CONDITIONS SITE SURVEY
76116 35th Ave S: Streamlined Design Review
OLD LEGAL DESCRIPTION
LOT 12 AND 13 IN BLOCK OF O. L. WILLETTS ADDITION, AS PER PLAT RECORDED IN VOLUME 17 OF PLATS, PAGE 10, RECORDS OF KING COUNTY AUDITOR;
SITUATE IN THE CITY OF SEATTLE, COUNTY OF KING, STATE OF WASHINGTON
NEW LEGAL DESCRIPTION
PARCEL C:THAT PORTION OF LOTS 12 AND 13 IN BLOCK 2 OF O.L. WILLETTS ADDITION, AS PER PAT RECORDED IN VOLUME 17 OF PLATS, PAGE 10, RECORDS OF KING COUNTY, WASHINGTON, IF ANY, LYING SOUTHERLY OF THE FOLLOWING DESCRIBED LINE;
COMMENCING AT THE NORTHWEST CORNER OF SAID BLOCK 2;
THENCE SOUTH 01°10’02” WEST, ALONG THE WEST LINE OF SAID BLOCK, 100.89 FEET TO A POINT OF TANGENCY;
THENCE SOUTHERLY, ALONG SAID WEST LINE AND ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 360.3 FEET, THROUGH A CENTRAL ANGLE OF 09°59’31”, AND AN ARC LENGTH OF 62.82 FEET OT THE TRUE POINT OF BEGINNING;
THENCE SOUTH 87°44’06” EAST, 82.89 FEET;
THENCE NORTH 78°05’03” EAST, 38.22 FEET TO WEST LINE OF THE ALLY OF SAID BLOCK 2 AND THE TERMINUS OF SAID LINE.
TAX PARCEL NUMBERS
9418400090 & 941800095
ALBA
8 6116 35th Ave S: Streamlined Design Review
S SPENCER ST ELEVATIONS, LOOKING SOUTH
S SPENCER ST ELEVATIONS, LOOKING NORTH
PROJECT SITE (BEYOND VEGETATION)
ACROSS FROM SITE
36TH AVE S
36TH AVE S
35TH AVE S
35TH AVE S
STREET LEVEL
S GRAHAM STS GRAHAM ST
S SPENCER STS SPENCER ST
36TH
AVE
S36
TH A
VE S
35TH
AVE
S35
TH A
VE S
96116 35th Ave S: Streamlined Design Review
35TH AVENUE SOUTH, LOOKING WEST
35TH AVENUE SOUTH, LOOKING EAST
S SPENCER ST6004 35TH AVE S
35TH AVE SDEAD END
35TH AVE SDEAD END
SITE
ACROSS FROM SITE
STREET LEVEL
10 6116 35th Ave S: Streamlined Design Review
B. 36TH AVE SOUTH, PHOTOGRAPH LOOKING SOUTH
S GRAHAM STS GRAHAM ST
S SPENCER STS SPENCER ST
36TH
AVE
S36
TH A
VE S
35TH
AVE
S35
TH A
VE S
BA
A. 36TH AVE SOUTH, LOOKING WEST
SITE (BEYOND TREES)
STREET LEVEL
116116 35th Ave S: Streamlined Design Review
PAGE INTENTIONALLY LEFT BLANK
12 6116 35th Ave S: Streamlined Design Review
CONCEPT
CONCEPT:
This project was inspired by the natural context and future built context of the area. The uniqueness of existing and future conditions provides an opportunity to create a precedent of medium density with sensitive scale and massing in an evolving area. Project cues were inspired by adjacent projects.
The project emphasizes functional form through the utilization of wood screen elements. This articulates massing throughout the project, identifi es individual units, and creates an organizational strategy. This strategy is enhanced by providing links between units with the use of decks, patios, and balconies at multiple levels, promoting interactions between neighbors as well as indoor to outdoor connections.
CONCEPT
6106 35th Avenue South 6110 35th Avenue South
ADJACENT PROJECTS
136116 35th Ave S: Streamlined Design Review
COLOR SCHEME AND PROPOSED MATERIAL
CEMENTITIOUS PANELSW 7551 - GREEK VILLA
VERTICAL SIDING CEMENTITIOUS PANEL
PERMEABLE PAVERS HORIZONTAL CEMENTITIOUSROSEWOOD
CAST-IN-PLACE CONCRETE
PRECEDENT 1 2 3 4 5
14 6116 35th Ave S: Streamlined Design Review
A neutral material pallet was purposefully utilized in consideration of the unique natural context, and fi ts with the character of the adjacent project developments. Wood as highlighting material can be seen throughout the project., and is utilized at the pedestrian level. Pattern is brought through the project through a series of wooden screens and metal railing. Lighting will be provided at the main entries and along the common walkway. Vegetative buffering will be incorporated into the project to enhance circulation throughout the site.
DESIGN GUIDELINES
DESIGN GUIDELINES
CS1. Natural Systems and Site Features Work to maximize retention of mature trees on site.
Plants and Habitatd.
DESIGN RESPONSE
This project orients towards the wetland, creating a relationship between the built and natural environment. A 50’ wetland buffer is provided.
PL1. Open Space and Connectivity
The evolving character of the area provides the opportunity for the project to establish a precedent for new development. Because parking is accessed from the alley, a strong residential edge is able to be established to the south and west as a visual gateways for the area.
PL3. Street Level InteractionOrient entries of units with street frontage to the street.
DC4. Exterior Elements and FinishesUse appropriate and high quality elements and fi nishes for the building and its open spaces.
Outdoor Uses and Activities
c.
a. The existing topography along 35th Ave SW makes full street improvements diffi cult. Furthermore, the visibility of the facade along 35th Ave South is minimal. The relationship to the wetland was the priority for the project.
Entries
a.
c.
d.
Exterior Elements and Finishes
Lighting
Trees, Landscape and Hardscape Material
CS3. Architectural Context and CharacterThe neighborhood is evolving, the project should establish a positive and desirable context.
Emphasis Positive Neighborhood Attributesa.
a.
b.
c.
d.
DC2. Architectural Concept Strive for articulation on all facades. Provide scale and texture through secondary architectural features and materials
All units provide a clear rhythm through the use of wood screen elements and outdoor decks. This main architectural move helps create rhythm, clearly identify individual entries, and creates sensitive massing. These features add detail and reduce the scale of the building.
Massing
Architectural and Facade composition
Secondary Architectural Features
Scale and Texture
The unique natural context inspired a series of patios and decks at each level along the south facade. This helps create an indoor and outdoor connection to the wetland on multiple levels of the project.
CS2. Urban Pattern and Form Relationship to Block c. Because the project prioritizes the relationship and orientation with the existing wetland, the main entrances of the 6 units are accessed off of a shared walkway to the north, allowing for private yards and decks to face southward towards the buffer.
c.DC1. Project Uses and Activities Site planning should consider trash storage locations.
Individual trash will be located on the east side of TH6, with easy access to the alley. Parking and Service Uses
DC3. Open Space Concept a.
b.
Open Spaces Uses and Activities
Design
The project provides private yards for each of the units that face the wetland. All units have a continuous strong visual connection to this unique site feature along the south facade.
156116 35th Ave S: Streamlined Design Review
PAGE INTENTIONALLY LEFT BLANK
16 6116 35th Ave S: Streamlined Design Review
Required Provided % Difference
Front: 7’ average, 5’ minimum 5’ min. Compliant
Side (north): 5’ minimum, 7’ average 5’ min. Compliant
Side (south): 5’ minimum, 7’ average 20’-1.75” min. Compliant
Rear: 7’ average, 5’ minimum 24’-9.25” min. Compliant
DW
137
138
139
141
142
142
14314
3
135 14
0
135
140
140
TH 1 TH 2 TH 3 TH 4 TH 5 TH 6
11' - 2 1/2" 16' - 0" 11' - 6" 14' - 4" 14' - 4" 14' - 4" 16' - 6" 21' - 9"
90' -
6"
119' - 11 1/4"
trash, 359 sf
LIN
E O
F FL
OO
R A
BOVE
142.5142.5142.5141.5139.7
139.7
55' EXCAVATION BUFFER
50' WETLAND BUFFER
31' -
0"
15' -
0"
30' -
7"
5' -
0"9'
- 4
1/4"
1
2
3
4
5
6
5' MIN
. FRO
NT
SETBACK
(7' AVERAG
E)
7' AVERAGE
REAR
SETBACK
(5' MIN
IMU
M)
5' MIN. SIDE SETBACK
(7' AVERAGE, FACADES >40')
5' MIN. SIDE SETBACK
(7' AVERAGE, FACADES >40')
119' - 1 1/4"
BACKING23' - 4 1/2"
35THAVE
S
ALLEY
2' -
1 1/
2"
50' - 2"
44' -
6"
20' - 13/4"
16' - 0"
8' - 0"
24' - 9 1/4"
176116 35th Ave S: Streamlined Design Review
COC MBMM INI EDED SSSSSSSSSSSITE E PLP ANA
Projects are not functionally related due to the following conditions outlined in Director’s Rule 18-2017:
a. No features physically span property lines b. There are no shared driveway accesses or parking areas c. No structures are joined d. Structures are not dependent on grading
The following features are not to be taken into consideration in determining whether two or more development proposals are to be evaluated:
a. Physical connections to a common public right- of-way b. Common developer and property owner c. Similar design d. Simultaneous construction e. A common architectural and landscaping design
18 6116 35th Ave S: Streamlined Design Review
TREE DIAGRAM- MAINTAINING GROVE
OPTION A: MAINTAIN GROVE.Per 25.11.070 A.2, exceptional may be removed only if the total fl oor area that could be achieved with the maximum permitted FAR and height limits of the applicable zone cannot be achieved even with development standard adjustments and an increase in the permitted height. A grove per defi nition shown in Director’s Rule 16-2008 is located on the project site and takes up a majority of the development. This and the following page diagram the development potential maintaining this grove. Development potential is limited to approximately 1,600 sf, which is about 8,000 sf under FAR of the lot’s development potential.
196116 35th Ave S: Streamlined Design Review
TREE DIAGRAM- MAINTAINING GROVE
20 6116 35th Ave S: Streamlined Design Review
TREE DIAGRAM- REMOVING GROVE
OPTION B: REMOVE GROVEThis and the following page diagram the development potential removing the grove located on site.
216116 35th Ave S: Streamlined Design Review
TREE DIAGRAM
22 6116 35th Ave S: Streamlined Design Review
LANDSCAPE PLAN
35TH
AV
E. S
ALL
EY
LANDSCAPE PLAN
236116 35th Ave S: Streamlined Design Review
BUILDING SECTION
24 6116 35th Ave S: Streamlined Design Review
REF.
DW
UP
UP
DN
UP
UP UP UP
10' - 3" x 9' - 6"bed 3
9' - 10" x 9' - 6"bed 2
10' - 10" x 21' - 1"living/dining
9' - 10" x 8' - 6"bed 3
10' - 10" x 12' - 1"kitchen
11' - 9" x 9' - 0"bed 2
7' - 2" x 6' - 0"bath 2
6' - 7" x 7' - 6"bath 2
TH 1 TH 2
TH 3 TH 4 TH 5 TH 6
mech
mech
55' EXCAVATION BUFFER
mech
14' - 2" x 7' - 0"back yard
9' - 8" x 6' - 9"back yard
14' - 2" x 7' - 0"back yard
1
TRASH
50' WETLAND BUFFER
LINE OF AWNING ABOVE
14' - 4" x 7' - 0"back yard
14' - 4" x 7' - 0"back yard
139.7 141.5 142.5 142.5 142.5
139.7
10' - 3" x 9' - 6"bed 3
10' - 3" x 9' - 6"bed 3
10' - 3" x 9' - 6"bed 3
9' - 9" x 9' - 6"bed 2
9' - 10" x 9' - 6"bed 2
9' - 10" x 9' - 6"bed 2
6' - 7" x 7' - 6"bath 2
6' - 7" x 7' - 6"bath 2
6' - 7" x 7' - 6"bath 2
mech mech mech
LINE OF AWNING ABOVE LINE OF AWNING ABOVE LINE OF AWNING ABOVE LINE OF AWNING ABOVE
LIN
E O
F A
WN
ING
AB
OV
E
LINE
OF
AWN
ING
ABOVE
LEVEL 1
256116 35th Ave S: Streamlined Design Review
LEVEL 2
RE
F.
REF.
DW
UP
DN
DW
REF.
DW
UP
DN
REF.
DW
REF.
DW
DNDN
UP UP
UP
UP
DN
DN
8' - 5" x 9' - 9"bed 2
10' - 10" x 9' - 10"bed 3
5' - 0" x 8' - 4"bath2
11' - 9" x 10' - 9"kitchen
11' - 9" x 9' - 8"kitchen 11' - 9" x 18' - 10"
living/dining
12' - 5" x 20' - 9"living/dining
TH 1
TH 3 TH 5 TH6
10' - 3" x 18' - 10"living/dining
10' - 3" x 10' - 9"kitchen
13' - 11" x 4' - 6"deck 15' - 4" x 2' - 8"
deck
10' - 3" x 18' - 10"living/dining
10' - 3" x 10' - 9"kitchen
10' - 3" x 18' - 10"living/dining
10' - 3" x 10' - 9"kitchen
TH 2
TH 4
13' - 10" x 2' - 3"deck
13' - 11" x 4' - 3"deck
26 6116 35th Ave S: Streamlined Design Review
W
W
UP
DN
W
UP
WWW
UPUPUP
DN DN DN
UP
DN
DN
15' - 3" x 10' - 2"m. bath
10' - 10" x 12' - 6"m. bed
10' - 4" x 12' - 0"m. bed
10' - 10" x 9' - 9"m.bath
7' - 5" x 8' - 2"w.i.c.
8' - 2" x 12' - 10"m. bath
7' - 6" x 8' - 4"m. bath
8' - 2" x 6' - 0"w.t.c
TH 1 TH 2
TH 3 TH 4 TH 5 TH 6
6' - 10" x 12' - 10"m. bath
6' - 9" x 6' - 0"w.t.c
13' - 8" x 10' - 2"m. bath
13' - 11" x 4' - 6"deck 15' - 4" x 2' - 8"
deck
3' - 4"
3' - 0"
11' - 10" x 10' - 11"m. bed
13' - 8" x 10' - 2"m. bath
6' - 9" x 6' - 0"w.t.c
6' - 9" x 6' - 0"w.t.c
6' - 10" x 12' - 10"m. bath
6' - 10" x 12' - 10"m. bath
3' - 2"
13' - 10" x 2' - 6"deck
13' - 11" x 4' - 3"deck
LEVEL 3
276116 35th Ave S: Streamlined Design Review
ROOF DECK
DN
DN
DN DN DN DN
TH 1 TH 2 TH 3 TH 4 TH 5 TH 6
12' - 6" x 23' - 7"roof deck
10' - 10" x 20' - 10"roof deck
13' - 8" x 18' - 8"roof deck
13' - 8" x 18' - 8"roof deck
13' - 8" x 18' - 8"roof deck
15' - 3" x 18' - 8"roof deck
28 6116 35th Ave S: Streamlined Design Review
NORTH ELEVATION
296116 35th Ave S: Streamlined Design Review
SOUTH ELEVATION
30 6116 35th Ave S: Streamlined Design Review
35TH AVE S. ALLEY
EAST AND WEST ELEVATIONS
316116 35th Ave S: Streamlined Design Review
Back patio view
LOOKING SOUTH-WEST TOWARDS MAIN WALKWAY RENDERINGS
32 6116 35th Ave S: Streamlined Design Review
VIEW FROM 35TH AVENUE SOUTHRENDERINGS
6106 35TH AVE S 6110 35TH AVE S 6116 35TH AVE S
336116 35th Ave S: Streamlined Design Review
RENDERINGSLOOKING NORTH FROM WETLAND AND SOUTH FACADE