DENSE CORE DENSE CORE...SW CHARLESTOWN ST SW BRADFORD ST SITE AREA: 31,050 sf (approximately 115’ deep x 270’ wide) ZONING: Neighborhood Commercial 1 (NC1-30) PROJECT DESCRIPTION:

3824 CALIFORNIA AVE SWEarly Design Guidance No.3DPD Project #301537110 July 2014

S I T E

D E N S E C O R E D E N S E C O R E

F I N E - G R A I N

diversity of use

INTIMATE

CONTEXTUALSW

Cha

rlest

own

CALIFORNIA AVE SWSW

Ad

mira

l

SW A

lask

a

DEVELOPMENT OBJECTIVES

PROJECT SITE

CA

LIFO

RNIA

AVE

SW

ALL

EY

42N

D A

VE S

W

SW CHARLESTOWN ST

SW BRADFORD ST

SITE AREA: 31,050 sf (approximately 115’ deep x 270’ wide) ZONING: Neighborhood Commercial 1 (NC1-30)

PROJECT DESCRIPTION: Proposal for new 3-story live-work and multifamily residential, with demolition of existing structure. Current development objectives include: - 14 live-work units + 14 townhome units - On-grade, exterior parking for 26 vehicles - Shared, at-grade amenity space - Design that draws from existing neighborhood scale and character

SUMMARY OF DEVELOPMENT STANDARDS:

Height limit: 30’ + 4’ bonus (with 13’ ground floor) for mixed-use 30’ for single-use residential use (SMC 23.47A.012)

Parking: Residential: 1 space per dwelling unit (SMC 23.54.015)

Commercial: under 1,500 sf exempt from parking (SMC 23.54.015)

Parking Access: Alley access preferred, but allowable off side street > any non-required parking off alley must be screened from neighboring residential zone (to the east)

FAR: 2.5 (mixed-use) (SMC 23.47A.013) 31,050 sf site x 2.5 = 77,625 sf allowable FAR Setbacks: 15’ above 13’ bordering residential zone (east) > half the width of the 16’ alley can be counted as part of the required setback (SMC 23.47A.014)

Solid Waste: 9-15 dwelling units: 150 sf 5,001-15,000sf commercial: 50% of 125 sf (mixed-use) 212.5 sf req’d total (SMC 23.54.040)

Amenities: 5% of gross floor area (SMC 23.47A.024)

Landscaping: Green Factor score of 0.30 or greater (SMC 23.47A.016)

2

site

3

Site within West Seattle neighborhood context

SITE ANALYSIS | Urban and Environmental Context

solar exposure

S I T E

S I T

E

traffic noise/activity along California Ave

annual wind approach

NC1-30 | Neighborhood Commercial

LR3 RC | Low-rise w/ Retail Commercial

SF5000 | Single Family

ZONING KEY

3

Ca

lifo

rnia

Ave

SW

4

3

1 2

4

3

2

1

44

CONTEXT| Neighboring Streetscapes

California Ave, looking W from site

C H

A R

L E

S T

O W

N

A L

L E

Y

A L

L E

YC

A L

I F

O R

N I

A

C A

L I

F O

R N

I A

Bradford, looking S from site

Charlestown, looking N from site Alley, looking N

2 storyretail 1 story

office(dentist)

3 story mixed-use

S I N

G L

E

F A

M I

L Y

S I N

G L

E

F A

M I

L Y

S I N

G L

E

F A

M I

L Y

1 story commercial (7 Eleven)

1 story multifamily

3 story multifamily

3 story multifamily

3 story multifamily

1 story multifamily

2 story office

2 story commercial

PROJECTSITE

CA

LIFO

RNIA

AVE

SW

ALL

EY

42N

D A

VE S

W

SW CHARLESTOWN ST

SW BRADFORD ST

1 2 3

654

8 9 107

54

9

8

10

6

1

7

2

3

5

Alley, looking NSingle-family Residence (SFR) 2-story commercial in former SFR 3-story multifamily

3-story SFR1-story dentist2-story retail

1-story multifamily 1-story 7 Eleven 2-story offices in former SFRSFR detached garages

CONTEXT| Site Neighbors


office(dentist)

3 story mixed-use

S I N

G L

E

F A

M I

L Y

S I N

G L

E

F A

M I

L Y

S I N

G L

E

F A

M I

L Y


1 story multifamily

3 story multifamily

3 story multifamily

3 story multifamily

1 story multifamily

2 story office

2 story commercial

PROJECTSITE

CA

LIFO

RNIA

AVE

SW

ALL

EY

42N

D A

VE S

W

SW CHARLESTOWN ST

SW BRADFORD ST

6

LOCAL CHARACTER ANAYLSIS | Existing features

SUCCESSFUL:Large storefronts, differentiated base, well-defined entry, use of warm accent materials

PROJECT GOAL:Create new, contextually-appropriate NODE along California Ave with fine-grain SMALL BUSINESS establishments and CHARACTER distinct from established nodes to the north and south

SUCCESSFUL:Small street-oriented business with housing above/behind

UNSUCCESSFUL:Undefined retail set back from sidewalk, insufficient fenestration at sidewalk

UNSUCCESSFUL:Massing set back from California, no visible landscaping, privacy requirements of use inconsistent with arterial street

UNSUCCESSFUL:Open space out of sync with user/under-utilized

SUCCESSFUL:Landscaping buffer from street, overhead weather protection

SUCCESSFUL:Proximity to transit and bicycle lanes

SUCCESSFUL:Mature street trees

SUCCESSFUL:Mix of historic and newer development, use of traditional building materials

UNSUCCESSFUL:Incompatible development with surrounding use/massing, not engaged with sidewalk, weak corner

Cal

iforn

ia A

ve

S I T

E

NE

WN

OD

E

SW Charlestown

SW Admiral

SW Alaska

7

DESIGN GUIDELINES MOST APPLICABLE TO PROJECT

CS

DC

PL

CONTEXT & SITE

> CS2-B 2: Connection to the Street Carefully consider the qualities and character of the streetscape in siting and

designing the building

> CS2-C 3: Full Block Sites Break up long facades to avoid a monolithic presence. Consider designing

the project as an assemblage of buildings and spaces

> CS2-D 1: Existing Development and Zoning Complement scale and development of both existing and anticipated site

neighbors

> CS2-D 3: Zone Transitions Provide an appropriate transition to complement the adjacent zone

> CS2-D 5: Respect for Adjacent Sites Respect adjacent properties with design and site planning to minimize

disrupting the privacy of residents in adjacent buildings

PUBLIC LIFE

> PL2-B 3: Street-Level Transparency Ensure transparency of street-level uses and include views into open spaces

beyond where appropriate

> PL3-A 3: Individual Entries Ground-related housing should be scaled and detailed appropriately to

provide for a more intimate type of entry

> PL3-B 4: Interaction Provide opportunities for interaction among residents and neighbors

DESIGN CONCEPT

> DC1-B 1: Vehicular Access Location and Design Choose locations for service and vehicle access to minimize conflict with the

public realm

> DC2-C 1: Visual Depth and Interest Add depth to facades by incorporating secondary elements (canopies,

decks, etc) and add detail at the street level to engage the pedestrian

Successful Live-Work on California Ave SW

Common, unsuccessful Live-Work model in Seattle

Retail/Commercial

Residential

USE KEY

- VS -

SIDEWALK

SIDEWALK

13’ h

igh

13’ h

igh

30’ avg depth

30’ avg depth

Proposed Live-Work model for this project

separateresidentialentry

Large retail storefront windows at “true”

work space

Differentiated base

Separate entrance to “live”

spaces above

Well-defined, recessed entrance

Open space adjacent to sidewalk allowing for

spill-out activity

PROJECT GOAL:Provide SEPARATION between LIVE and WORK functions, creating more SUCCESSFUL settings for each

3

2

1

2

1

3

8

SITE ANALYSIS | Site Photos


office(dentist)

3 story mixed-use

S I N

G L

E

F A

M I

L Y

S I N

G L

E

F A

M I

L Y

S I N

G L

E

F A

M I

L Y


1 story multifamily

3 story multifamily

3 story multifamily

3 story multifamily

1 story multifamily

2 story office

2 story commercial

PROJECTSITE

CA

LIFO

RNIA

AVE

SW

ALL

EY

42N

D A

VE S

W

SW CHARLESTOWN ST

SW BRADFORD ST

Bradford, looking N at site

Charlestown, looking S at site

California, looking W at site

C A

L I

F O

R N

I A

C A

L I

F O

R N

I A

B R

A D

F O

R D

C H

A R

L E

S T

O W

N

A L

L E

Y

A L

L E

Y

north

9

SITE ANALYSIS | Constraints and Opportunities

ALLEY (16’ wide, unimproved)

fence and/or landscape buffer

S T E E P S T E E P

10’ grade change

1.5 storySFR

1 storymultifamily

3 storymultifamily

1 storymulti-family

1 story 7 Eleven

2 storyretail

1 storyoffice

3 storySFR

1 storySFR

1.5 storySFR

1.5 storySFR

1.5 storySFR

1.5 storySFR

1.5 storySFR

2 storycommercialexisting

1-storyrestaurant existing

asphalt parking

existing asphalt parking

CALIFORNIA AVE SW

CALIFORNIA AVE SW

ALLEY

270 FT11

5 FT

BIKE LANE

Site from W (Alley looking NW)

Site from SW (California-Bradford Intersection)

Site from W (Alley looking S)

BUS LINE

SOLAR ACCESS

SW B

RAD

FORD

ST

SW B

RAD

FORD

ST

SW C

HARL

ESTO

WN

ST

SW C

HARL

ESTO

WN

ST

A

B

C

ALLEY PARKING w/ COURT

10 townhomes

20 live-works

19 parking stalls

CENTRAL DRIVE w/ DUAL ACCESS

13 townhomes

17 live-works

13 parking stalls

ALLEY PARKING w/ THROUGH-SITE COURT

17 townhomes

13 live-works

30 parking stalls

P R E F E R R E D

10

SUMMARY OF PREVIOUS EDG CONCEPTS: EDG #1

PREVIOUS EDG CRITIQUE:

> not enough variation along streetscapes

> requires departure for parking facing alley

> similar treatment of California Ave and side streets despite different character

> all existing on-site trees eliminated


> not enough variation along CA Ave

> requires departure for 2 curbcuts

> car-dominated site interior


> limited parking




> primary entrance to project less defined


SUMMARY OF PREVIOUS EDG CONCEPTS: EDG #2

A

B

C

CENTRAL DRIVE w/ SINGLE ACCESS

9 townhouses

21 live-works

30 parking stalls

ALLEY PARKING w/ CENTRAL COURT

10 townhomes

21 live-works

30 parking stalls

ALLEY PARKING w/ THROUGH-SITE COURT

12 townhomes

18 live-works

30 parking stalls

P R E F E R R E D

11


> not enough variation along streetscapes

> inadequate/unuseable open space



> no setbacks along side streets






> large entrance gap along CA is a positive



> primary entrance to project less defined

with many small gaps



12

RESPONSE TO PREVIOUS BOARD FEEDBACK

A

D

B

E

C

F

USE EXISTING TREES TO INFORM MASSING:Unit count reduced by 2 to allow setbacks at north and south to retain several existing trees; massing broken up along California Ave, reflecting rhythm of existing street trees

EMPHASIZE CORNERS:Proposed building modulation along California Ave occupies the corners to hold the streetwall of this full-block site, but set back from sidewalk a few feet to encourage commercial uses to spill out to sidewalk. Massing is pulled back from the sidewalk along side streets. Siding and facade treatments will vary along California Ave to reflect a finer-grain, more organic development style, which will provide opportunity to differentiate corner units subtly from mid-block units

RESPECT TRANSITION TO SINGLE FAMILY ZONE:Commercial/live-work uses front California Ave only with residential uses bordering the SF5000 zone to the east. Massing is held back from alley/east property line in preferred development scheme

REDUCE VISUAL IMPACT OF PARKING AND TRASH:Non-required parking has been oriented parallel to alley with added landscape buffers. Trash enclosures have been reduced in size, are nestled into the existing topograpic change, and screened with overhead timber trellises and existing trees to be retained

MORE VARIATION AND VARIABILITY:Massing modulates along California, allowing pockets of sidewalk-oriented open space; massing along California Ave is no longer symmetrical, and highlights primary courtyard entry; townhouses are 4’ lower in height than the live-work units

PROMOTE INTERACTION AT OPEN SPACE:The width of the interior court varies along its length to provide interest and a variety of activity settings. A focal element is proposed at the center where traffic axes cross to create a gathering space. ‘Living’ activities are inwardly-focused to provide eyes on the street and enliven the central open space with a common residential character. Upper-floor setbacks will preserve sunlight and solar access at the site interior

L I V E - W O R K S

T O W N H O M E S

S I N G L E - F A M I L Y H O M E S

T O W N H O M E S T O W N H O M E S

L I V E - W O R K S L I V E - W O R K S

SW C

HARL

ESTO

WN

ST

CALIFORNIA AVE SW

PREFERRED SCHEME C SHOWN

SW B

RAD

FORD

ST

existing tree to remain, typical indication

existing tree to remain if feasible, or replaced with new tree(s)

landscaped buffer

A

1 2

B

C

( -)

( +)

13

SUMMARY OF CURRENT DEVELOPMENT ALTERNATIVES

CORNER OPEN SPACE

14 townhomes

14 live-works

26 parking stalls

> side street setbacks to preserve existing trees

> prominent entrance to interior open space

> massing pulled to the west (away from SF5000 zone)

> some window orientation drawbacks @ east units

WOONERF

9 townhomes

19 live-works

26 parking stalls

> no departures required

> prominent mid-block entry

> side street setbacks to preserve existing trees


> massing pushed towards site edges (including

towards east SF5000 zone)

COURTYARD

14 townhomes

14 live-works

26 parking stalls

> side street setback to preserve existing trees

> prominent mid-block entry to courtyard aligned with

existing street tree rhythm

> massing pulled to west (away from SF5000 zone)

> orientation of townhome units allows optimal

window placement for neighbor privacy and

activiation of interior court

SITE ORGANIZATION

PARKING TO SIDE OF SITE - keeps massing away from single- family neighbors

CORNER OPEN SPACE

MID-BLOCK OPEN SPACE - breaks up long block - provides mid-site gathering space

PARKING IN CENTER OF SITE

OPEN SPACE

P R E F E R R E D

CALIFORNIA AVE SW

CALIFORNIA AVE SW

CALIFORNIA AVE SW

CALIFORNIA AVE SW

CALIFORNIA AVE SW

ALLEYALLEY

ALLEY

ALLEY

CALIFORNIA AVE SW

CALIFORNIA AVE SW

Overview- 3-story massing; 34’ height limit

- 14 townhome units + 14 live-work units

- 26 parking stalls provided

- FAR shown: 42,399 sf (limit is 77,610 sf)

1: 14,133 sf

2: 14,133 sf

3: 14,133 sf

Aerial View

Opportunities- Interior walkable open space (no vehicular traffic)

- 3-story live-work units

- Saves several on-site trees

- Massing pulled west (away from SF5000 neighbors)

- Character at Charlestown corner and Bradford

corner differentiated

- massing pulled back from sidewalk at side streets

Challenges- Under development potential

- Requires departure for residential use frontage

- Living rooms don’t front interior courtyard, so

open space is less activated

- more windows face SF5000 neighbors due to

N-S oriention of rear units

- penthouses of rear units oriented N-S, increasing

height/view obstruction at SF5000 neighbors

RESIDENTIAL

COMMERCIAL

USE KEY

14

SCHEME A | Corner Open Space

CALIFORNIA AVE SWSW

BRA

DFO

RD ST

SW C

HARL

ESTO

WN ST

34’ HIGH

34’ HIGH

30’ HIGH

30’ HIGH

30’ HIGH

30’ HIGH

OPEN SPACE

ENTRY

ENTRY

NW Corner, at California Ave SW and SW Charlestown St

Interior court looking North

Bradford St looking NE

= departure request for residential use frontage

*

* *

GarageSF

avg grade

ht limit

existing grade

PRO

PERT

Y LI

NE

PRO

PERT

Y LI

NE

ALL

EY

CA

LIFO

RNIA

AV

E

REQ

’D S

ETBA

CK

FLOOR 2/3 PLAN

EAST-WEST SITE SECTION

15

SCHEME A | Corner Open Space




Improved alley, looking North (w/ SF 5000 to east)

RESIDENTIALCOMMERCIAL

USE KEY

TH#9

TH#12TH

#10

TH#7 TH

#11

TH#13

TH#8 TH

#14

7’ setback

TH#1

TH#5

TH#2

TH#6

TH#3

TH#4

LW#6

LW#7

LW#8

LW#9

LW#10

LW#11

LW#12

LW#13

LW#14

LW#5

LW#4

LW#3

LW#2

LW#1

Primary Resident Entry

Open Space

SW B

RAD

FORD

ST

CALIFORNIA AVE SW

Primary Resident

Entry

SW C

HARL

ESTO

WN

ST

4 Parking Stalls

5 Parking Stalls

5 Parking Stalls 6 Parking

Stalls6 Parking

Stalls

ALLEY (improved)

SITE PLAN

TH#1

TH#5

TH#9

TH#12TH

#2

TH#6

TH#10

TH#3

TH#7 TH

#11

TH#13

TH#4

TH#8 TH

#14

LW#6

LW#7

LW#8

LW#9

LW#10

LW#11

LW#12

LW#13

LW#14

LW#5

LW#4

LW#3

LW#2

LW#1

Trash Trash

16

SCHEME B | WOONERF




- FAR shown: 45,660sf (limit is 77,610 sf)

1: 14,870 sf

2: 15,395 sf

3: 15,395 sf

Aerial View NW Corner, at California Ave SW and SW Charlestown St

Interior street looking North


CALIFORNIA AVE SWSW

BRA

DFO

RD ST

SW C

HARL

ESTO

WN ST

Opportunities- no departures required

- 3-story live-work units

- Alley does not have to be

improved


- Site access crosses vehicle circulation

- Vehicle access from side street (not zoning- preferred alley)

- Massing pushed towards east/alley, affecting privacy/solar access of SF5000

- Site interior is car-centric

- L-Ws @ Charlestown set back from sidewalk to save trees, incompatible w/ use

- harder to divide residential/commercial entries @ L-Ws due to 30’ commercial

depth requirement

RESIDENTIAL

COMMERCIAL

USE KEY

30’ HIGH

34’ HIGH

OPEN SPACE

TRAS

H

34’ HIGH

34’ HIGH

ENTRY

17

SCHEME B | WOONERF

GarageSF

avg grade

ht limit

existing grade

PRO

PERT

Y LI

NE

PRO

PERT

Y LI

NE

REQ

’D S

ETBA

CK

ALL

EY

CA

LIFO

RNIA

AV

E

FLOOR 2/3 PLAN

LW#1

LW#1

TH#1

TH#1

Tras

h

Interior Drive/Parking

10 Parking Stalls11 Parking

Stalls5 Parking Stalls

Open Space

LW#2

LW#2

TH#2

TH#2

LW#3

LW#3

TH#3

TH#3

LW#4

LW#4

TH#4

TH#4

LW#5

LW#5

TH#5

TH#5

LW#6

LW#6

TH#6

TH#6

LW#7

LW#7

TH#7

TH#7

LW#8

LW#8

TH#8

TH#8

LW#9

LW#9

TH#9

TH#9

LW#10

LW#10

LW#19

LW#19

LW#11

LW#11

LW#12

LW#12

LW#13

LW#13

LW#14

LW#14

LW#15

LW#15

LW#16

LW#16

LW#17

LW#17

LW#18

LW#18

SITE PLAN

SW C

HARL

ESTO

WN

ST

SW B

RAD

FORD

ST

ALLEY(unimproved)

CALIFORNIA AVE SW

7’ setback


residence entry

work entry


Unimproved alley, looking North (w/ SF 5000 to east)

RESIDENTIALUSE KEY

COMMERCIAL

18

SCHEME C [PREFERRED] | COURTYARD




- FAR shown: 44,335 sf (limit is 77,610 sf)

1: 14,625 sf

2: 14,805 sf

3: 14,905 sf

Aerial View

CALIFORNIA AVE SWSW

BRA

DFO

RD ST

SW C

HARL

ESTO

WN ST

Opportunities- Interior walkable open space (no vehicular traffic)

- rear units’ living space fronts interior court

- Massing broken-up/variable setbacks along California

- Saves several trees, massing set back from side streets

- Massing pulled west (away from SF5000 neighbors)

- Large area of courtyard, differentiated along length

- Views into/through site from sidewalk

- modulation of massing facing SF5000 neighbors


- Requires departure for residential use

frontage

= departure request for residential use frontage

*

**

30’ HIGH

30’ HIGH

30’ HIGH

34’ HIGH

34’ HIGH

34’ HIGH

ENTRY




REQ

’D S

ETBA

CK

GarageSF

avg grade

ht limit

existing grade

PRO

PERT

Y LI

NE

PRO

PERT

Y LI

NE

ALL

EY

CA

LIFO

RNIA

AV

E

19

FLOOR 2/3 PLAN


Trash

residence entry

work entry

Trash

LW#1

LW#1LW

#2

LW#2LW

#3

LW#3LW

#4

LW#4LW

#5

LW#5LW

#6

LW#6LW

#7

LW#7LW

#8

LW#8LW

#9

LW#9LW

#10

LW#10LW

#11

LW#11LW

#12

LW#12LW

#13

LW#13LW

#14

LW#14

TH#14

LW#15

TH#2

LW#17

TH#13

LW#16

TH#1

LW#18TH

#3TH#1

TH#4

TH#2

TH#5

TH#3

TH#6

TH#4

TH#7

TH#5

TH#8

TH#6

TH#9

TH#7

TH#10

TH#8

TH#11

TH#9

TH#12

TH#10

SCHEME C [PREFERRED] | COURTYARD

SITE PLAN

SW C

HARL

ESTO

WN

ST

SW B

RAD

FORD

ST

ALLEY

CALIFORNIA AVE SW

4 Parking Stalls

5 Parking Stalls

5 Parking Stalls 6 Parking

Stalls6 Parking

Stalls


7’ setback

Improved alley, looking North (w/ SF 5000 to east)

RESIDENTIALUSE KEY

COMMERCIAL

CHARACTER STUDIES | Preferred Scheme C

20

21

CHARACTER STUDIES | Preferred Scheme C

22

CHARACTER STUDIES | Preferred Scheme C: Alley Character

Proposed screened trash enclosure @ alley(looking NW from SW Bradford)SCHEME C (PREFERRED) Alleyscape

SCHEME B Alleyscape

SCHEME A Alleyscape

A L L E Y

Existing unimproved alley has utilitarian/service character; existing homes at east side are well-screened by landscaping, fences, and detached garages

Alley entrance at Bradford (looking NE)Alley entrance at Charlestown (looking SE)

Existing single-family neighbor

fully-screened 6’ tall cedar enclosure

Overhead trellis for screening from

above

Stairs allow additional side entry off alley

Landscaped buffer @ sidewalk

Grade rises rapidly to partially bury

enclosure

side entrance (ADA Accessible)

Landscaped buffer @ alley

Units oriented N-S create more windows/less privacy

Massing pushed against alley due to parking @ site interior

Units oriented E-W, allowing modulation and majority of windows to face interior court

Existing single-family neighbor

Existing landscape buffer

Existing landscape buffer

Steep grade

Steep grade

Proposed trash enclosure

Proposed trash enclosure

23

SHADOW STUDIES | Preferred Scheme C Sun/Shadow Analysis (Scheme A similar)

SPRI

NG

/FA

LL(M

arch

21

show

n)

SUM

MER

(Jun

e 21

show

n)

WIN

TER

(Dec

embe

r 21

show

n)

3 PM

CALIFORNIA AVE SW

CALIFORNIA AVE SW

CALIFORNIA AVE SW

CALIFORNIA AVE SW

CALIFORNIA AVE SW

3 PM

3 PM

5 PM

5 PM

5 PM (SUN HAS SET)

DEVELOPMENT DEPARTURES | 1 + 2 Residential Frontage @ Side Streets

DEPARTURE

Use frontage along street-level, street-facing facade

DEPARTURE REQUESTS FOR SCHEME A & PREFERRED SCHEME C

CALIFORNIA AVE SW

L I V E - W O R K S

T O W N H O M E S




SW C

HARL

ESTO

WN

ST

SW B

RAD

FORD

ST

BRADFORD & CHARLESTOWN - residential side streets w/ transition to SF5000 zoning

CALIFORNIA AVE SW -active arterial street with commercial character


existing tree to remain if feasible, or replaced with

new tree(s)

SITE

CALIFORNIA AVE SW

U S

E I

N T

E N

S I

T Y

U S

E I

N T

E N

S I

T Y

A C TT

Y

IIV

CODE REQUIREMENT

SMC 23.47A.005 C 1 e

In an NC1 zone, residential uses may occupy, in the aggregate, no more than 20% of the street-level, street-facing facade

PROPOSED DESIGN

Departure 1: 49.6% of the aggregate street-level facade facing Charlestown is occupied by townhouses set back a minimum of 10’ from the sidewalk.

Departure 2: 49.6% of the aggregate street-level facade facing Bradford is occupied by townhouses set back a minimum of 10’ from the sidewalk.

JUSTIFICATION

The project fronts bustling California Ave--a street with a strong retail and live-work precedent--and two quieter, smaller, narrower residential side streets to the north and south. Existing street-level activity declines dramatically with movement away from California Ave, reflecting the change to SF5000 zoning to the east and west. The proposed allocation of live-work spaces along California and townhouses to the east mirrors the transition of use in the larger neighborhood, from small business-oriented NC1-30 to the west to SF5000 to the east (GUIDELINE CS2.D.1: Existing Development and Zoning).

The proposed dwelling units facing the side streets are set back more than 10’ from the sidewalk in order to preserve existing trees (GUIDELINE CS2.D.2: Existing Site Features). This orientation back from the sidewalk enhances the appropriate existing residential feel of Charlestown and Bradford streets with a residential use (GUIDELINE CS2.B.2: Connection to the Street). Such a setback from the sidewalk for a live-work use (greater than 10’) would be less likely to support a commercial use at the ground floor.

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SHADOW STUDIES | Scheme B Sun/Shadow Analysis

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CALIFORNIA AVE SW

CALIFORNIA AVE SW

CALIFORNIA AVE SW

CALIFORNIA AVE SW

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3 PM

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5 PM

5 PM (SUN HAS SET)


DEPARTURE

Use frontage along street-level, street-facing facade

DEPARTURE REQUESTS FOR SCHEME A & PREFERRED SCHEME C

CALIFORNIA AVE SW

L I V E - W O R K S

T O W N H O M E S




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BRADFORD & CHARLESTOWN - residential side streets w/ transition to SF5000 zoning

CALIFORNIA AVE SW -active arterial street with commercial character


existing tree to remain if feasible, or replaced with

new tree(s)

SITE

CALIFORNIA AVE SW

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CODE REQUIREMENT

SMC 23.47A.005 C 1 e

In an NC1 zone, residential uses may occupy, in the aggregate, no more than 20% of the street-level, street-facing facade

PROPOSED DESIGN

Departure 1: 49.6% of the aggregate street-level facade facing Charlestown is occupied by townhouses set back a minimum of 10’ from the sidewalk.

Departure 2: 49.6% of the aggregate street-level facade facing Bradford is occupied by townhouses set back a minimum of 10’ from the sidewalk.

JUSTIFICATION

The project fronts bustling California Ave--a street with a strong retail and live-work precedent--and two quieter, smaller, narrower residential side streets to the north and south. Existing street-level activity declines dramatically with movement away from California Ave, reflecting the change to SF5000 zoning to the east and west. The proposed allocation of live-work spaces along California and townhouses to the east mirrors the transition of use in the larger neighborhood, from small business-oriented NC1-30 to the west to SF5000 to the east (GUIDELINE CS2.D.1: Existing Development and Zoning).

The proposed dwelling units facing the side streets are set back more than 10’ from the sidewalk in order to preserve existing trees (GUIDELINE CS2.D.2: Existing Site Features). This orientation back from the sidewalk enhances the appropriate existing residential feel of Charlestown and Bradford streets with a residential use (GUIDELINE CS2.B.2: Connection to the Street). Such a setback from the sidewalk for a live-work use (greater than 10’) would be less likely to support a commercial use at the ground floor.

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CALIFORNIA+CHARLESTOWN Karen Kiest | Landscape Architects p l a n

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CHARACTER STUDIES | Conceptual Landscape Plan

OPEN SPACE CONCEPT

Building-Open Space Relationship> DC3-A 1: Interior-Exterior Fit - “active” residential uses (living rooms) designed adjacent to open space to spill out into central court, providing eyes on the interior street and promoting interaction

Open Space Uses and Activities> DC3-B 1: Meeting User Needs - units have small private space physically and visually connected to larger common/community open space. Pockets of gathering and activities (tables, BBQs) are provided in wider portions of the courtyard

> DC3-B 2: Matching Uses to Conditions - court is oriented north-south for consistent southern light. A central activity/gathering area is aligned with the large gap at the west, which will provide additional afternoon/evening sun. The court narrows at each end to provide a more intimate sense of entry along the side streets and smaller, more intimate gathering spaces for a variety of users and uses. Setbacks from side streets allow retention of existing trees

> DC3-B 4: Multifamily Open Space - semi-private and communal gathering spaces share the central open space to encourage social interaction among a variety of users/uses. A continuous network of pathways through the site encourage walking and offer several connections to the neighborhood sidewalk network

Design> DC3-C 1: Reinforce Existing Open Space - strong through-site open space concept visually connects to the sidewalks

> DC3-C 2: Amenities/Features - strong interior- exterior connection between residential units creates safe, attractive, and activated outdoor spaces. Mixture of common and semi-private spaces ensure spaces for every desired activity. Meandering nature of central court and varying widths reduces the perception of extreme length

27

CHARACTER STUDIES | Conceptual Landscape Plan

CALIFORNIA+CHARLESTOWN Karen Kiest | Landscape Architects i d e a s

s i d e w a l k s p i l l o v e r c o m m e r c i a l c o l o r p a v e m e n t a n d p l a n t i n g s

p i a z z a i n s i d e o u t s i d e a l l e y e d g ec o m m u n i t y c o u r t y a r d m e w s

JOHNSTON ARCHITECTS | Past Projects

28

Documents

DENSE CORE DENSE CORE...SW CHARLESTOWN ST SW BRADFORD ST SITE AREA: 31,050 sf (approximately 115’ deep x 270’ wide) ZONING: Neighborhood Commercial 1 (NC1-30) PROJECT DESCRIPTION: