EARLY DESIGN GUIDANCE PACET 2222 SW BARTON STREET, … · 2016-08-31 · early design guidance pacet 2222 sw barton street seattle wa sdci 024 spetember 1 2016 2 table of contents

EARLY DESIGN GUIDANCE PACKET2222 SW BARTON STREET, SEATTLE WA

SDCI # 3024558| SEPTEMBER 15, 2016

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EARLY DESIGN GUIDANCE PACKET2222 SW BARTON STREET, SEATTLE WASDCI # 3024558| SPETEMBER 15, 2016

2TA

BLE

OF

CON

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COVER SHEET PROJECT INFORMATION

SITE CONTEXT

EXISTING SITE

DESIGN GUIDELINES

ALTERNATE ONE

ALTERNATE TWO

ALTERNATE THREE: PREFERRED

ALTERNATE COMPARISON

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PROJECT DESCRIPTION

The proposed project will demolish the existing structure and construct (1) 70-80 unit apartment with a mix of efficiency, studio, one and two bedroom apartments with a rooftop deck.

PROJECT INFORMATION

SDCI #: 3024558OWNER: Barton Terrace LLCARCHITECT: Justin Kliewer Playhouse Design GroupSURVEYOR: Dobbs Fox & AssociatesCONTACT: Justin Kliewer [email protected]

SITE INFORMATION

ADDRESS: 2222 SW Barton Street Seattle WA 98106APN: 436570-0600LEGAL: Little City Farms Div #5 Less Street Plat Block 35, Plat Lots 20

ADDRESS: 2221 SW Barton Place Seattle WA 98106APN: 436570-0575LEGAL: Little City Farms Div #5 Portion Southeasterly of Barton Place Plat Block 35, Plat Lots 13-16-17

PROJECT PROGRAM

LOT SIZE: 15,506.5 sfBUILDING TYPE: ApartmentFAR: 31,000 sf (approximate) (2.0 far = 31,013 sf allowable)UNIT COUNT: 70-80 TBDUNIT SIZES: 260 - 515 sfABOVE-GROUND STORIES: 4 PARKING STALLS: 0 provided / 0 required (Westwood-Highland Park Residential Urban Village)

SHEET INDEX


SDCI # 3024558| SEPTEMBER 15, 2016

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PRO

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INFO

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Google Maps https://www.google.com/maps/@47.5241629,-122.3733587,2392m/data=!3m1!1e3

1 of 1 6/7/2016 4:32 PM

F A U N T L E R O Y F E R R Y

W H I T EC E N T E R

W E S TS E AT T L E

L I N C O L NPA R K

S I T E

S O U T H W E S T P O O LT E E N L I F E C E N T E R

E . C . H U G H E SP L AY G R O U N D

Y M C A W E S T S I D E S C H O O L

C H I E F S E A LT H I N T.H I G H S C H O O L

W E S T W O O D V I L L A G ES H O P P I N G C E N T E R

L I B R A R Y

R O X H I L L E L E M .S C H O O L

F A U N T L E R O Y PA R KR O X H I L L PA R K

VICINITYThe project is located in the Westwood - Highland Park neighborhood at the south end of West Seattle, just north of White Center. It is close to Roxhill Elementary and Chief Sealth High School, as well as the Westwood Village Shopping Center and the retail corridor at Delridge and Roxbury.


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Google Maps https://www.google.com/maps/@47.5222273,-122.3648738,16z

1 of 1 6/7/2016 12:22 PM

SITE

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XT ZONINGThe site is located in an LR-3 zone, in the Westwood-Highland Park Res-idential Urban Village. The area is a mix of LR-3, C1-40, SF 5000 and SF 7200 zones.

ARCHITECTURAL CONTEXTThe neighborhood is primarily single family with a mix of homes dat-ing from the 1940’s to contemporary townhouses. Apartment build-ings are dispersed along Delridge, SW Barton, 16th, 25th, and 27th. The neighborhood does not have a unifying architectural style.

PUBLIC TRANSPORTATIONThe project is located in an area with access to several public transit routes within a 1/2 mile radius.

Delridge Way SW and SW Roxbury Street are principle arterials, SW Barton Street is a minor arterial, and 25th Avenue SW and SW Trenton street are collector arterials. The site is mapped as a frequent transit corridor and is within 1000 feet of the RapidRide C Line .

Bicycle infrastructure is limited in the area. 21st Ave SW is an unmarked, unsigned connector, 16th Ave SW and SW Thistle have sharrows.

1/2 MILE RADIUS

22 60

125

21

C22 113 12021

C

22

12060

60

128120

560

128

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125

120

22

60

125

6/7/2016 Department of Construction & Inspections SDCI GIS

http://web6.seattle.gov/dpd/maps/dpdgis.aspx 1/1

SEARCH: Go

SDCI GIS Print | SDCI Maps

No warranties of any sort, including accuracy, fitness, or merchantability accompany this product.Copyright 2007, All Rights Reserved, City of Seattle

© 2016 Microsoft Corporation © 2010 NAVTEQ © AND

100 yds

SITE

SITE125


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Delridge Way SW - Google Maps https://www.google.com/maps/@47.518515,-122.3561938,3a,75y,33.71h,85.5t/data=!3m6!1e1!3m4!1sQp4QEHhuMUuosCclOMjM1g!2e0!7i13312...

1 of 2 7/12/2016 11:07 AM

SW Cambridge St - Google Maps https://www.google.com/maps/@47.5191953,-122.3580882,3a,64.1y,199.18h,103.06t/data=!3m6!1e1!3m4!1skyc_gN1sod1AHqhih4S17Q!2e0!7i13...

1 of 2 7/12/2016 11:20 AM

SW Roxbury St - Google Maps https://www.google.com/maps/@47.5174114,-122.3701366,3a,43.9y,319.77h,91.48t/data=!3m6!1e1!3m4!1sTplgZ-ClI9zk-PdmUdNNOw!2e0!7i133...

1 of 2 7/12/2016 11:16 AM

SINGLE FAMILY / TOWNHOUSE

APARTMENT / CONDO

COMMERCIAL

SITE

INSTITUTIONAL / EDUCATIONAL / RELIGIOUS

CONTEMPORARY TOWNHOUSE

CONTEMPORARY APARTMENT

ST JAMES LUTHERAN

WESTWOOD SHOPPING CENTER

TRADITIONAL SINGLE FAMILY

APARTMENT / CONDOMINIUM

ROXHILL ELEMENTARY

STREET-FRONT RETAIL


6EX

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SITE

PLA

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2221

S.W

. BAR

TON

PLA

CE

LBA

3021

940

KC#2

0151

2119

0000

4

S.W. B

ARTON PLA

CE

N19

°20'

43"E

14.1

3'

S.W. BARTON STREET

L=11.47R=430.00

Δ=1°31'42"

S89°50'34"W

N 1

4°29

'06"

E 1

47.9

9'

N 1

4°29

'06"

E 7

0.08

'

S 89°53'59" W 149.92'

N43°0

2'03"E

185

.06'

300'

299'

301'

302'

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304'

305'

306'

307'

308' 309'

310'

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1'

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PUBL

IC A

LLEY

(ASP

HAL

T)

10.33'

N 1

4°29

'06"

E 7

0.07

'

TREE #317" JUNIPER

TREE #219.2" JUNIPER

TREE #114.2" JUNIPER

CONC. WALKWAY

CO

NC

. WA

LKW

AY

CONC. WALKWAY

CONC. PARKING

TREE #13 & 14CHERRY CLUSTER

(2) @ 6" - 8"RMVD

TREE #416" BIRCH

TREE #518" BIRCH

32'-3"32'-4"

40'-6

1 2"14

'-10"

12'-4

"

315'310'

320'

325'

STEEP SLOPE FROMPREVIOUS LEGAL GRADING



CONCRETE S

IDEW

ALK

TOP OF SLO

PE

TOP

OF SL

OPE

TOP OF SLOPE

UTILITY POLE

UTILITY POLE

STOP SIGNUTILITY POLE

32'-0"

42'-6"

ROCKERY

EXISTINGAPARTMENT

BUILDING#2222

2222 S.W. BARTON STREETTAX PARCEL NUMBER

436570-0600

2221 S.W. BARTON PLACETAX PARCEL NUMBER

436570-0575

ASPHALT DRIVEWAY

CODE REFERENCESMC 23.45.510 - FAR

2.0 Apartment FAR inside growth area (Urban Village)15,506.5 sf x 2 = 31,103 sf allowed, +/-31,000 sf proposed

SMC 23.45.512 - Density limitsNo limit for buildings using higher FAR

SMC 23.45.514 - Structure Height40’-0” maximum, +4’ parapet, +10’ stair penthouseSeparated from adjacent SF zones by a street

SMC 23.45.518 - Setbacks and Separations5’-0” minimum front15’-0” minimum rear5’-0” minimum / 7’-0” average side

SMC 23.45.522 - Amenity Space15,506.5 sf x .25 = 3876.625 sf (1938.3 at ground level) required

SMC 23.45.524 - LandscapingProposed Landscape design will achieve .6 Green Factor Score

SMC 23.45.527A - Facade Width and LengthFacade width - 150’ max inside Urban Village Facade length - up to 65% within 15’ of lot line

SMC 23.54.015 - Parking (Table B)0 parking spaces required- Residential Urban Center w/ frequent transit

SMC 23.54.040 - Solid Waste and Recyclables StorageA screened solid waste and recycling storage and pick-up area will be located at the north end of the site adjacent to the alley.


SDCI # 3024558| SEPTEMBER 15, 2016

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EXIS

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SITE FROM NORTH

SITE FROM SOUTH WEST SITE FROM SOUTH EAST

SITE FROM WEST


8SW

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STR

EET

PAN

ORA

MA

SITE

SW BARTON STREET LOOKING NORTH

SW BARTON STREET LOOKING SOUTH


SDCI # 3024558| SEPTEMBER 15, 2016

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SITE

SW BARTON PLACE LOOKING NORTHWEST

SW BARTON PLACE LOOKING SOUTHEAST

SW B

ARTO

N P

LACE

PAN

ORA

MA


10DE

SIGN

GU

IDEL

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CS1 C2: ELEVATION CHANGESThe site slopes 25’ along SW Barton Street, with the lowest grade at the southwest parcel corner at the intersection of SW Barton Street and SW Barton Place. The building is designed to sit into the grade and step up one floor to the west as grade rises.

CS2 B1: SITE CHARACTERISTICS C1: CORNER SITESThe triangular parcel created by the intersection of SW Barton Street and SW Barton Place will drive the overall massing of the building. While the site topography does not lend itself to placing a primary entry at the building corner, the massing will build out towards the corner to provide a focal point. CS3 A4: EVOLVING NEIGHBORHOODSThe neighborhood has a variety of architectural styles, and continues to evolve with increased redevelopment, creating the opportunity for a contemporary design.

PL1 B: PEDESTRIAN AMENITIESImprovements to SW Barton Street will include the installation of a sidewalk, planting strip and street trees. The building will be set back 10’-12’ from the SW Barton Street property line.

PL2 A: ACCESSIBILITYThe primary building entrance is designed to work with existing grades in combination with wheelchair ramps that serve as architectural elements and create an entry courtyard.

PL3 A: ENTRIESThe recessed primary building entry located slightly below street level signals a break from the public sidewalk and creates a semi-private entry courtyard.

PRIORITY DESIGN GUIDELINES

PL4 B: PLANNING AHEAD FOR BICYCLISTSThe site grade will allow secure bicycle storage located in the building basement to be accessible without the use of stairs of elevators.

DC1 A: ARRANGEMENT OF INTERIOR USESBuilding amenities will include a tenant lounge area with access to a roof deck providing views across West Seattle towards the Olympic Mountain Range. C: PARKING AND SERVICE USESThe waste and recycling storage and pickup location will be located in a screened area adjacent to the existing alley between SW Barton Street and SW Barton Place, away from pedestrian sidewalks.

DC2 A: MASSINGThe building massing will respond to the site topography and unique triangular parcel shape. Alternate schemes either engage the street planes directly or step away from the angled street.

DC3 C.2: AMENITIES AND FEATURESPlanting and features at grade in combination with on-site street trees will provide a landscaped project edge. The rooftop deck will feature planting and seating areas for tenant gatherings.


SDCI # 3024558| SEPTEMBER 15, 2016

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DESI

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BUILDING CORNER EMPHASIZED THROUGH MATERIAL TRANSITION AND ARCHITECTURAL PROJECTION

LARGE GLAZING SECTIONS BETWEEN CONTRASTING MATERIAL PLANES

PROJECTING VOLUMES EMPHASIZED WITH MATERIAL SELECTION CREATE A DYNAMIC FACADE.

WARM, RICH MATERIAL PALATE WITH WOOD ACCENTS


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SW BARTO

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AMENITY

ENTRY

UNIT

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APARTMENT BUILDING4 STORIES - 41 UNITS

ALTERNATE ONE

76 UNITS35,865 GSF , ⁺/- 31,000 SF FAR

DESIGN SUMMARY:ALTERNATE ONE IS ORIENTED PARALLEL TO SW BARTON STREET AND THE ALLEY, AND FEATURES A LARGE ENTRY WITH A SEMI-PUBLIC COURTYARD. APARTMENTS WILL BE SMALL EFFICIENCY DWELLING UNITS. PROS:

• FACADE MODULATION BREAKS DOWN THE BUILDING MASS ALONG SW BARTON

• COURTYARD PROVIDES OPEN SPACE AT SW BARTON STREET ADJACENT TO THE RESIDENTIAL ZONE

CONS:• MINIMAL VARIATION IN UNIT SIZE• NO RELATION BETWEEN PRIMARY ENTRY AND STREET

DEPARTURES: NONE

UNITS

TENANT AMENITY

CIRCULATION

BUILDING SERVICES


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SOUTH ELEVATION (SW BARTON STREET)SOUTH-WEST ELEVATION

WEST ELEVATION (SW BARTON PLACE)NORTH ELEVATION


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ROOFDECK

ENTRY

UNIT UNIT UNIT

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UNIT UNIT UNIT

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UNIT UNIT UNIT

UNIT UNIT UNIT

UNIT UNIT UNIT

UNIT UNIT UNIT

UNIT UNIT UNIT

UNIT UNIT UNIT

UNIT UNIT UNIT

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UNIT

AA A A

BBBB

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BASEMENT FIRST FLOOR (ENTRY) SECOND AND THIRD FLOORS FOURTH FLOOR / ROOF DECK

LAUNDRY

BIKE

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STO

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UNITS

TENANT AMENITY

CIRCULATION

BUILDING SERVICES

BUILDING SECTION BBUILDING SECTION A

UNIT UNIT

RES. RES.

RES. RES.

RES. RES.

RES. RES.

UNIT UNITUNIT

UNIT UNITUNIT

UNIT UNIT

STORAGE STORAGE

UNIT

350’

HEIGHT LIMIT 362’

350’360’

360’

+/- 370’ +/- 370’

340’ 340’

331’ 331’

322’ 322’AVG GRADE 322’ AVG GRADE 322’

313’ 313’

UNIT

UNIT

UNIT

HEIGHT LIMIT 362’


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TRASH

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CIRCULATION

BUILDING SERVICES

ALTERNATE TWO

80 UNITS34,940 GSF, ⁺/- 31,000 SF FAR

DESIGN SUMMARY:ALTERNATE TWO HAS BUILDING FACADES PARALLEL WITH ALL THREE PROPERTY LINES, CREATING AN INTERIOR GROUND LEVEL COURTYARD. APARTMENT UNITS INCLUDE SMALL EFFICIENCY AND STUDIO+ PROS:

• INTERIOR COURTYARD PROVIDES PRIVATE GROUND LEVEL TENANT AMENITY SPACE

• PRIMARY BUILDING ENTRY HAS A CLEAR CONNECTION TO SW BARTON STREET

CONS:• MINIMAL VARIATION IN UNIT SIZE• HIGHEST UNIT COUNT• LARGEST PERIMETER VOLUME

DEPARTURES: NONE


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UNIT UNITUNIT

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UNIT UNIT UNIT

UNIT UNIT UNIT

UNIT UNIT UNIT

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UNIT UNIT UNIT

UNIT UNIT UNIT

UNIT UNIT UNIT

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UNIT UNIT UNIT

BASEMENT FIRST FLOOR (ENTRY) SECOND AND THIRD FLOORS FOURTH FLOOR / ROOF DECK

UNITS

TENANT AMENITY

CIRCULATION

BUILDING SERVICES


A

B

A A A

BBB

BIKE

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UNIT UNIT

RES. RES.

RES. RES.

RES. RES.

RES. RES.

UNIT UNITUNIT

UNIT

UNIT UNITUNIT

UNIT

UNIT UNIT

MECH STORAGE

UNIT UNIT UNIT

350’ 350’360’

360’

+/- 370’ +/- 370’

340’ 340’

331’ 331’


313’ 313’

UNIT UNIT UNIT

UNIT UNIT UNIT

UNIT UNIT UNIT

HEIGHT LIMIT 362’ HEIGHT LIMIT 362’


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ENTRYUNIT

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UNIT

UNIT


UNITS

TENANT AMENITY

CIRCULATION

BUILDING SERVICES

ALTERNATE THREE : PREFERRED

73 UNITS36,017 GSF, ⁺/- 31,000 SF FAR

DESIGN SUMMARY:ALTERNATE THREE HAS FACADES PARALLEL TO SW BARTON STREET AND THE ALLEY, WITH A STEPPED FACADE AND LARGE OPEN SPACE ADJACENT TO SW BARTON STREET. APARTMENT UNITS INCLUDE SMALL EFFICIENCY, STUDIO+, ONE AND TWO BEDROOMS.

PROS:• DYNAMIC SW BARTON PLACE FACADE PROVIDES VISUAL

INTEREST AND REDUCED MASSING• MULTIPLE UNIT TYPES• PRIMARY BUILDING ENTRY HAS A CLEAR CONNECTION TO SW

BARTON STREET

CONS:• SMALLER / SEPARATE OPEN SPACE AREAS• LARGEST FOOTPRINT• PROMINENT STAIR TOWERS AT BUILDING CORNERS

DEPARTURES: NONE


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FIRST FLOOR (ENTRY) SECOND AND THIRD FLOORS FOURTH FLOOR / ROOF DECK


ROOFDECK

LOUNGEENTRYLAUNDRYUNIT UNIT UNIT UNITUNIT UNIT UNIT

UNIT UNIT UNITUNIT UNIT UNIT

UNIT UNIT UNIT

UNIT UNIT UNIT UNIT

UNIT UNIT UNIT

UNIT UNIT UNIT

UNIT UNIT UNIT

UNIT UNIT UNIT

UNIT UNIT UNIT

UNIT UNIT UNIT

UNIT UNIT UNIT UNIT

UNIT UNIT UNIT UNIT

UNIT UNIT UNIT UNIT

MECH

UNIT UNIT UNITUNIT UNIT UNITBI

KE

STO

RAGE

STO

RAGE

UNITS

TENANT AMENITY

CIRCULATION

BUILDING SERVICES

BASEMENT

A

B

A A A

BBB

UNIT UNITUNIT

RES. RES.

RES. RES.

RES. RES.

RES. RES.

UNIT UNITUNIT

UNIT UNITUNIT

UNIT UNITUNIT

UNITSTORAGE STORAGE

UNIT UNIT UNIT UNIT

350’ 350’360’

360’

+/- 370’ +/- 370’

340’ 340’

331’ 331’


313’ 313’

UNIT UNIT UNIT UNIT

UNIT UNIT UNIT UNIT

UNIT UNIT UNIT UNIT

HEIGHT LIMIT 362’ HEIGHT LIMIT 362’


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ALTERNATE THREE : PREFERRED

73 UNITS36,017 GSF, ⁺/- 31,000 SF FAR

DESIGN SUMMARY:ALTERNATE THREE HAS FACADES PARALLEL TO SW BARTON STREET AND THE ALLEY, WITH A STEPPED FACADE AND LARGE OPEN SPACE ADJACENT TO SW BARTON STREET. APARTMENT UNITS INCLUDE SMALL EFFICIENCY, STUDIO+, ONE AND TWO BEDROOMS.

PROS:• DYNAMIC SW BARTON PLACE FACADE PROVIDES VISUAL

INTEREST AND REDUCED MASSING• MULTIPLE UNIT TYPES• PRIMARY BUILDING ENTRY HAS A CLEAR CONNECTION TO

SW BARTON STREET

CONS:• SMALLER / SEPARATE OPEN SPACE AREAS• LARGEST FOOTPRINT

ALTERNATE TWO

80 UNITS34,940 GSF, ⁺/- 31,000 SF FAR

DESIGN SUMMARY:ALTERNATE TWO HAS BUILDING FACADES PARALLEL WITH ALL THREE PROPERTY LINES, CREATING AN INTERIOR GROUND LEVEL COURTYARD. APARTMENT UNITS INCLUDE SMALL EFFICIENCY AND STUDIO+

PROS:• INTERIOR COURTYARD PROVIDES PRIVATE GROUND LEVEL

TENANT AMENITY SPACE• PRIMARY BUILDING ENTRY HAS A CLEAR CONNECTION TO

SW BARTON STREET

CONS:• MINIMAL VARIATION IN UNIT SIZE• HIGHEST UNIT COUNT• LARGEST PERIMETER VOLUME

ALTERNATE ONE

76 UNITS35,865 GSF , ⁺/- 31,000 SF FAR

DESIGN SUMMARY:ALTERNATE ONE IS ORIENTED PARALLEL TO SW BARTON STREET AND THE ALLEY, AND FEATURES A LARGE ENTRY WITH A SEMI-PUBLIC COURTYARD. APARTMENTS WILL BE SMALL EFFICIENCY DWELLING UNITS.

PROS:• FACADE MODULATION BREAKS DOWN THE BUILDING

MASS ALONG SW BARTON• COURTYARD PROVIDES OPEN SPACE AT SW BARTON

ADJACENT TO RESIDENTIAL ZONE

CONS:• MINIMAL VARIATION IN UNIT SIZE• NO RELATION BETWEEN PRIMARY ENTRY AND STREET

SW BARTON PLACE

SW BARTON PLACE

SW BARTON PLACE

SW BARTON STREET

SW BARTON STREET

SW BARTON STREET


SDCI # 3024558| SEPTEMBER 15, 2016

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Documents

EARLY DESIGN GUIDANCE PACET 2222 SW BARTON STREET, … · 2016-08-31 · early design guidance pacet 2222 sw barton street seattle wa sdci 024 spetember 1 2016 2 table of contents