LAKE PORTAGE UNION BAY - Seattle.gov Home 2616 2608 2722 2626 2726 220 2352 901 2808 2726 2729 2716 2833 2811 912 2821 2712 826 2378 220 2820 2715 812 926 2514 2832 2408 920 2365 817

DPD PROJECT# 302578012.21.2016STREAMLINED DESIGN REVIEW 2708 FRANKLIN AVENUE EAST, SEATTLE, WA

H+dlTcollaborative, llc

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SITE

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STL

AK

E A

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E E

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UE

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PORTAGE BAY

LAKEUNION

EAST ROANOKE STREET

BO

YLS

TON

AV

EN

UE

EA

ST

HA

RVA

RD

AVE

NUE EAST

10TH

AV

EN

UE

EA

ST

BO

YE

R A

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E E

AS

T

HA

RVA

RD

AV

EN

UE

EA

ST

EAST

LAK

E AV

ENU

E EA

ST

BR

OA

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AY

EA

ST

10TH

AV

EN

UE

EA

ST

11TH

AV

EN

UE

EA

ST

EAST SHELBY STREET

EAST GWINN PLACE

EAST ALLISON ST

FRA

NK

LIN

AVE

NU

E E

FAIR

VIEW

AVE

NU

E EA

ST

EAST HAMLIN STREET

YALE

AV

EN

UE

EA

ST

MIN

OR

AV

EN

UE

EA

ST

FAIR

VIE

W A

VE

NU

E E

AS

T E LOUISA ST

FRA

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LIN

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EN

UE

E

E LYNN STREET

E BOSTON STREET

E LYNN STREET

E BOSTON STREET

BR

OA

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AY

EA

ST

FED

ER

AL

AV

EN

UE

EA

ST

11TH

AV

EN

UE

EA

ST

12TH

AV

E E

13TH

AV

E E

E MILLER ST

E LYNN STREET

E EDGAR ST

SH

IP C

AN

AL

BR

IDG

E

5

5

5

520

EA

ST

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KE

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EN

UE

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ST

FRA

NK

LIN

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EN

UE

EA

ST

BO

YLSTON

AVEN

UE E

AST

YA

LE

TE

RR

AC

E E

AS

T

E E D G A R S T R E E T

E A S T RO A N O K E S T R E E T

E H A M L I N S T R E E T

FAI R

VI E

W A

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NU

E E

AS

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PORTAGE BAY

LAKEUNION

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5

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PROJECT SUMMARY

PROJECT ADDRESS2708 FRANKLIN AVE EAST, SEATTLE WA 98102

DPD PROJECT NUMBER3025780, 6555198

OWNER’S NAMEROBERT STUMBERGER

ZONING INFORMATIONLR2EASTLAKE RESIDENTIAL URBAN VILLAGEFREQUENT TRANSIT CORRIDOR

PARCEL NUMBER1959701115

LOT AREA4,400 SF

LEGAL DESCRIPTIONDENNY FUHRMAN ADD N 40 FTPLAT BLOCK: 17; PLAT LOT: 6

# OF UNITSTOWNHOUSE: 4

FAR SQUARE FOOTAGE5277 FAR SF

PARKING STALLS0 PARKING STALLS REQUIRED, 4 PROVIDED

9-BLOCK AERIAL



1 PROJECT SUMMARY

DEVELOPMENT OBJECTIVES

THE OWNER PROPOSES THE CONSTRUCTION OF FOUR TOWNHOUSE UNITS. THE EXISTING SINGLE-FAMILY RESIDENCE AND DETACHED GARAGE ON THE PARCEL WILL BE DEMOLISHED. THE PARCEL IS IDEAL FOR A TOWNHOUSE DEVELOPMENT DUE TO ITS PROXIMITY TO THE I-5 AND THE COMMERCIAL CORRIDOR ON EASTLAKE AVENUE E, AS WELL AS ITS LOCATION IN A FREQUENT TRANSIT CORRIDOR, SURROUNDED BY APARTMENT BUILDINGS AND OTHER RESIDENTIAL CONTEXT.

EXISTING SITE

THE PROJECT SITE IS LOCATED ON FRANKLIN AVENUE E, BETWEEN E HAMLIN STREET TO THE NORTH AND EAST EDGAR STREET TO THE SOUTH. OPPOSITE THE PROJECT PARCEL ON FRANKLIN AVENUE EAST ARE APARTMENT BUILDINGS, AS WELL AS A TOWNHOUSE DEVELOPMENT. TO THE EAST OF THE SITE IS AN ALLEY, ACROSS FROM WHICH ARE CONDOMINIUM DEVELOPMENTS AND A FOUR-PLEX. AN APARTMENT BUILDING IS IMMEDIATELY TO THE NORTH OF THE PROJECT SITE, WHILE SEVERAL SINGLE-FAMILY DWELLINGS LIE TO THE SOUTH. SEVERAL BLOCKS OVER TO THE WEST IS THE COMMERCIAL CORRIDOR ON EASTLAKE AVENUE E.

ZONING AND OVERLAY DESIGNATION

THE PROJECT PARCEL IS ZONED LR2 IN THE EASTLAKE RESIDENTIAL URBAN VILLAGE. RESIDENTIAL, MULTIFAMILY, LOWRISE 2 CONTINUES TO SURROUND THE IMMEDIATE ADJACENT PARCELS OF THE SITE. NEIGHBORHOOD COMMERCIAL ENCOMPASSES EASTLAKE AVENUE E, WHICH IS A MAJOR ARTERIAL IN THE NEIGHBORHOOD, BEFORE STEPPING DOWN BACK DOWN TO LR2. THE I-5 LIES TO THE EAST OF THE SITE AND THE PARCELS BEYOND THAT ARE ZONED SF 5000. THE SITE IS LOCATED WITHIN A FREQUENT TRANSIT CORRIDOR SO NO PARKING IS REQUIRED, BUT FOUR STALLS WILL BE PROVIDED AT THE REAR OF THE SITE ALONG THE EXISTING ALLEY.



2PROJECT PROPOSAL

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ON

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E E



FR

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IN A

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E

5

S I T E

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STREET VIEW ALONG FRANKLIN AVENUE E, LOOKING EAST TOWARDS PROJECT SITETHE PROJECT SITE ON FRANKLIN AVENUE E IS ADJACENT TO MULTI-FAMILY AND SINGLE FAMILY RESIDENTIAL USES ON BOTH SIDES, CONSISTING MOSTLY OF APARTMENTS.

A

STREET VIEW ALONG FRANKLIN AVENUE E, LOOKING WEST OPPOSITE PROJECT SITEOPPOSITE THE PROJECT SITE ON FRANKLIN AVENUE E ARE MULTI-FAMILY USES, CONSISTING OF APARTMENTS, CONDOMINIUMS, AND A TOWNHOUSE PLAT.

B AB

PROJECT SITE

OPPOSITE PROJECT SITE

FRANKLIN AVENUE E

FRANKLIN AVENUE E

DUPLEXE HAMLIN STREET

DUPLEXTOWNHOUSEE HAMLIN STREET

APARTMENTSINGLE-FAMILY RESIDENTIAL APARTMENT SINGLE-FAMILY RESIDENTIAL

E EDGAR STREET

E EDGAR STREET APARTMENT CONDOMINIUM



3 SITE CONTEXT - FRANKLIN AVENUE EAST

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E

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STREET VIEW ALONG E EDGAR STREET, LOOKING NORTH TOWARDS PROJECT SITE BEYONDTHE NORTHERN SIDE OF E EDGAR STREET IS A SHORT BLOCK OF SINGLE-FAMILY RESIDENTIAL USES AND A CONDOMINIUM DEVELOPMENT.

C

STREET VIEW ALONG E HAMLIN STREET, LOOKING SOUTHTHE SOUTHERN SIDE OF E HAMLIN STREET CONSISTS OF VARYING MULTI-FAMILY USES.

D

C

D

PROJECT SITE (BEYOND)

ALLEY E EDGAR STREET

ALLEY

FRANKLIN AVE E

CONDOMINIUMALLEY BOYLSTON AVENUE E

BOYLSTON AVENUE E

DUPLEX

CONDOMINIUM

ALLEY FRANKLIN AVENUE E

SINGLE-FAMILY RESIDENTIAL

E EDGAR STREET

E HAMLIN STREET

OPPOSITE PROJECT SITE (BEYOND)

E HAMLIN STREET



4SITE CONTEXT - SIDE STREETS

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E E

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ON

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E E



FR

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IN A

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5

S I T E

N

A

STREET VIEW ALONG ALLEY, LOOKING WEST TOWARDS PROJECT SITEALONG THE ALLEY AT THE REAR OF THE PROJECT SITE, THE SITE IS ADJACENT TO MULTIFAMILY AND SINGLE FAMILY RESI-DENTIAL USES ON BOTH SIDES. THE ALLEY IS MAINLY USED FOR VEHICLE PARKING AND WASTE STORAGE.

B

A

B

ALLEY

ALLEY

PROJECT SITE

SINGLE-FAMILY RESIDENTIALE EDGAR STREET APARTMENT

MAT

CH

LIN

E

APARTMENT SINGLE-FAMILY RESIDENTIAL APARTMENT DUPLEX

E HAMLIN

ST.

MAT

CH

LIN

E



5 SITE CONTEXT - ALLEY

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ON

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IN A

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E

5

S I T E

N

C

STREET VIEW ALONG ALLEY, LOOKING EAST OPPOSITE PROJECT SITEALONG THE ALLEY OPPOSITE THE PROJECT SITE IS MOSTLY MULTI-FAMILY, CONSISTING OF CONDOMINIUMS, A 4-PLEX, AND ONE SINGLE-FAMILY USE.

D

D

C

ALLEY

ALLEY

OPPOSITE PROJECT SITE

CONDOMINIUME HAMLIN STREET 4-PLEX

MAT

CH

LIN

E

4-PLEX CONDOMINIUM E EDGAR STREET

MAT

CH

LIN

E

DUPLEX SINGLE-FAMILY RESIDENTIAL



6SITE CONTEXT - ALLEY

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IN A

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VIEW FROM FRANKLIN AVENUE E & E EDGAR STREET, LOOKING TOWARDS PROJECT SITE

A PROJECT SITEB PROJECT SITE FROM FRANKLIN AVE EC

SOUTHEAST VIEW FROM ALLEYE PROJECT SITE FROM ALLEYF

VIEW FROM E EDGAR STREET

D

AD

EBC F

N 74TH STREET



SITE CONTEXT7

NOTE: SURVEY HAS BEEN SCALED BY 50%.


8EXISTING SITE CONDITIONS

C B

A

DE

F

G

H

I

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M

N

PO

FR

AN

KL

IN A

VE

E

EA

ST

LA

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AV

EN

UE

E BO

YL

ST

ON

AV

E E

E R O A N O K E S T R E E T

E L O U I S A S T


FRA

NK

L IN

AV

E E


FAI R

VI E

W A

VE

NU

E E

YA

LE

AV

EN

UE

E

EA

ST

LA

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EN

UE

E

R O G E R SP L AY G R O U N D

L A K EU N I O N

5SITE

NSURROUNDING USES OTHER THAN SINGLE FAMILY

RETAIL USE MULTI-FAMILY

MIXED-USE RESIDENTIAL

COMMERCIAL / OFFICE

SCHOOL

INDUSTRIAL

NEIGHBORING BUILDINGS

CORONADO APARTMENTS

EASTLAKE FLATSMICRO-UNIT APARTMENTS EASTLAKE CENTER OFFICE BUILDING THE SHELBY APARTMENTS OFFICE BUILDINGMETRO PROPERTY SERVICES NWCREI

OFFICE BUILDINGEASTLAKE CHIROPRACTIC & MAS-SAGE CENTER

HAMLIN PLACE APARTMENT

MIXED USE APARTMENT & RETAILREMI APARTMENTSAESTHETICA CONTEMPORARY DEN-TISTRYHAMLIN MARKETMARGI & DAVID SALON MIXED USE APARTMENT & RETAILAPT UNITS 2718PATTERSON WHITTAKER ARCHITEC-TURAL PROFILESSPLASH SKIN CARE AND EXTEN-SIONSUNION PILATESEASTLAKE TATTOO

EDGAR COURT APARTMENTS

SEACREST CONDOMINIUM

OFFICE BUILDINGLAW OFFICES

RETAILANNIE’S HAIR SHOP

MARA BELLA CONDOMINIUM

TOPS K-8 SCHOOL

RETAILEASTLAKE NAILS & SPAJ’S SALONMAMMOTH

AB

C

DE

F

GH

I

JKL

M

NOP



9 SITE ANALYSIS

8370

49988

WALLINGFORD UNIVERSITYDISTRICT

PORTAGEBAY

CAPITOLHILL

SOUTH LAKE UNION

WESTLAKE

FREMONT

FR

AN

KL

I N A

VE

E

EA

ST

LA

KE

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EN

UE

E

BO

YL

ST

ON

AV

E E


YA

LE

AV

E E

MI N

OR

AV

E E

FAI R

VI E

W A

VE

E

E L O U I S A S T E L O U I S A S T

EA

ST

LA

KE

AV

EN

UE

E


FRA

NK

L IN

AV

E E


FAI R

VI E

W A

VE

E

E MI L L E R S T

HA

RV

AR

D A

VE

NU

E E E E D G A R S T

BR

OA

DW

AY

E

E H A M L I N S T

E S H E L B Y S T

E G W I N N P L

E A L L I S O N S T

L A K EU N I O N

R O G E R SP L AY

G R O U N D

5

5

5

S I T E

N

FR

AN

KL

I N A

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E

EA

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LA

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EN

UE

E

BO

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ST

ON

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E E


YA

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AV

E E

EA

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LA

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AV

EN

UE

E


FRA

NK

L IN

AV

E E


FAI R

VI E

W A

VE

E

L A K EU N I O N

R O G E R SP L AY

G R O U N D

5

WATE

R, TER

RIT

OR

IAL

LAKE UNIO

N, WES

TLA

KE,

QU

EEN

AN

NE

WATER, TERRITORIAL

LAKE UNION, FREMONT, WALLINGFORD

EX

ISTI

NG

SU

RR

OU

ND

ING

BU

ILD

ING

SS I T E

N

BUS LINE49, 988, 70, 83

BICYCLE LANEDEDICATED LANESBICYCLE-FRIENDLY

ROADS

MAJOR ARTERIAL

NOTE: PHOTOS TAKEN FROM ADJACENT APARTMENT BUILD-ING FOR AN IDEA OF VIEWS.



10SITE ANALYSIS

2920

2825

2517

2525

2811

2815

2900

88

2611

2501

3008

2728

2714

2501

2722

2940

2600

100

2727

2364

2800

2355

2717

2348

2605

2707

2621

27132716

2601

2836

2354

2829

2413

817

2725

900

904

2731

2906

2533

2625

2706

2716

2609

822

2706

27272721

216

906

3002

804

2633

2356

2812

2827

2711

2701

2712

2356

2627

2717

2600

2637

2828

2813

2800

2635

2817

2826

2360

2837

2822

830

23622365

2801

2731

2827

2836

2631

2606

2826

2372

2812

2722

2349

2368

2621

2359

29232919

2359

2616

2365

2626

2707

2736

2501

2829

2626

2838

2632

2408

2726

2623 2622

2823

2371

2363

2847

1004

2822

2731

2817

2356

2807

2728

816

2510

2823

908

2818

2832

1000

2837

2809

2816

2625

2822

2403

2603

222

2722

833

2529

2707

2711

2803 918

2717

2632

2532

2508

2355

853

2608

2612

2606

852

2357

2616

2608

2722

2626

2726

220

2352

901

2808

2726 2729

2716

2833

2811

912

2821

2712

826

2378

220

2820

2715

926812

2514

2832

2408

920

2365

817

2612

856

2730

2351

921

818

2611

214

857

822

2370

2632

2528

2727

817

2409

838

2813

808

2611

2712

2808

2706

2369

2419

2411

2502

2374

825

807

829

2366

2730

2833

2854

2921844

2617

2412

123

2816

2612

811

2802

2922

2511

2832

2622

842

2858

863

2359

2378

2819

2373

2624

931911

104

847

2613

821

2723

2346

2510

2364

2727

2364

2731

813

2600

2355

207

2722

2600121

2507

2357

927

2371

2715

848

2636

2816

111

2509

2539

109

2411

905

2339

2351

2916

2412

2600108

2600

910

816

2362

2339

2501

24052407

2600

839

2600

265

2708

2616

258

2600

2727

2514

2401

2350

2818

124

917

2727

2612

23522349

2369Slip 3

823

2727

2500

2348

2600

2702

2617

843

2369Slip 8

2822

2407

2339

111 1/2

118

2600

2364

2608

2600

862

2830

120

2727

2920

85

120

2727

2731

2370

2350

2727

2364

116

2364

2727

2339

2727

2727

2812

2627

2927

2613

110

109

102

2352A

2727

2731

1242727

2820

23392349

2500

25062504

2510

27272727

2727

2727

2727

2618

2808

2731

2727

2822

2727

80808080

26222624

80808080

2626

2633

916

2417

2354

23551/2

24012403

2358

1008

2353

2407

24132415 2410

23672369

2373

23662370

215 221

2354

25231/2 2523

111

2525

1152529

112 1/2 120

2618

27042708

2042705

2500

2515

2602

2607

261526192617

A

215

27012703

2731

2718

813

2700

2717

2815

2713

2826

28322834

28362838

2821

28332835

2845

2828

2851

2843

29012905290729092911

2915

2900

29252646

2900

30163020

2930

801

812

817

804

825

2710

2349

2347

2358

23622353

A

2370

2368

25002502

2355

2359

2354B

2354C

2351A

2363

236523672371237323752377

2505

2352

250325072511251525192523

2525

2527

25042506

2501

10

25112513

25192518

2507

25172522 2519

2521

47 5359 63

808080

2516B

2518B

2526B

2524B

808080808080

FR

AN

KL

I N A

VE

E

EA

ST

LA

KE

AV

EN

UE

E

BO

YL

ST

ON

AV

E E


YA

LE

AV

E E

MI N

OR

AV

E E

FAI R

VI E

W A

VE

E


10

TH

AV

EN

UE

E

EA

ST

LA

KE

AV

EN

UE

E


FRA

NK

L IN

AV

E E

E H A M L I N S T R E E TFA

I RV

I EW

AV

E E

E MI L L E R S T R E E T

HA

RV

AR

D A

VE

NU

E E E E D G A R S T R E E T

BR

OA

DW

AY

E


E S H E L B Y S T R E E T

E G W I N N P L A C E

E A L L I S O N S T R E E T

L A K EU N I O N

R O A N O K EPA R K

R O G E R SP L AY

G R O U N D

5

5

5

SF 5000

NC1-40

LR3NC2-40

LR2

LR2

LR3 RCNC2-30

NC2-40

LR3RC

LR3

NC3-40

C2-40LR2RC

SF 5000

LR2

C1-40

SF 5000

LR2 RC

C1-40

NC3P-40

NC2P-40

NC2P-40

S I T E

SF 5000

LOWRISE 2 (LR2)

LOWRISE 3 (LR3)

NEIGHBORHOOD COMMERCIAL 1 (NC1)



COMMERCIAL 1 (C1)

COMMERCIAL 2 (C2)

N

2920

2825

2517

2525

2811

2815

2900

88

2611

2501

3008

2728

2714

2501

2722

2940

2600

100

2727

2364

2800

2355

2717

2348

2605

2707

2621

27132716

2601

2836

2354

2829

2413

817

2725

900

904

2731

2906

2533

2625

2706

2716

2609

822

2706

27272721

216

906

3002

804

2633

2356

2812

2827

2711

2701

2712

2356

2627

2717

2600

2637

2828

2813

2800

2635

2817

2826

2360

2837

2822

830

23622365

2801

2731

2827

2836

2631

2606

2826

2372

2812

2722

2349

2368

2621

2359

29232919

2359

2616

2365

2626

2707

2736

2501

2829

2626

2838

2632

2408

2726

2623 2622

2823

2371

2363

2847

1004

2822

2731

2817

2356

2807

2728

816

2510

2823

908

2818

2832

1000

2837

2809

2816

2625

2822

2403

2603

222

2722

833

2529

2707

2711

2803 918

2717

2632

2532

2508

2355

853

2608

2612

2606

852

2357

2616

2608

2722

2626

2726

220

2352

901

2808

2726 2729

2716

2833

2811

912

2821

2712

826

2378

220

2820

2715

926812

2514

2832

2408

920

2365

817

2612

856

2730

2351

921

818

2611

214

857

822

2370

2632

2528

2727

817

2409

838

2813

808

2611

2712

2808

2706

2369

2419

2411

2502

2374

825

807

829

2366

2730

2833

2854

2921844

2617

2412

123

2816

2612

811

2802

2922

2511

2832

2622

842

2858

863

2359

2378

2819

2373

2624

931911

104

847

2613

821

2723

2346

2510

2364

2727

2364

2731

813

2600

2355

207

2722

2600121

2507

2357

927

2371

2715

848

2636

2816

111

2509

2539

109

2411

905

2339

2351

2916

2412

2600108

2600

910

816

2362

2339

2501

24052407

2600

839

2600

265

2708

2616

258

2600

2727

2514

2401

2350

2818

124

917

2727

2612

23522349

2369Slip 3

823

2727

2500

2348

2600

2702

2617

843

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E S H E L B Y S T R E E T

E G W I N N P L A C E

E A L L I S O N S T R E E T

R O A N O K EPA R K

R O G E R SP L AY

G R O U N D

L A K EU N I O N

5

5

5

EASTLAKE RESIDENTIAL URBAN VILLAGE

FREQUENT TRANSIT

CORRIDOR

EASTLAKE RESIDENTIAL URBAN VILLAGE

FREQUENT TRANSIT CORRIDORNO MINIMUM PARKING

FREQUENT TRANSIT CORRIDOR50% REDUCTION PARKING

S I T E

N



11 ZONING ANALYSIS

23.45.502 SCOPE OF PROVISIONSLOWRISE 2 (LR2).

23.45.504 PERMITTED AND PROHIBITED USESTABLE A. RESIDENTIAL USES ARE PERMITTED OUTRIGHT SUB-JECT TO PROVISIONS OF THIS TITLE.THE PROPOSAL COMPLIES WITH THIS SECTION OF THE LAND USE CODE.

23.45.510 FLOOR AREA RATIOA.1. ALL GROSS FLOOR AREA NOT EXEMPT, INCLUDING THE AREA OF STAIR PENTHOUSE WITH ENCLOSED FLOOR SPACE, COUNTS TOWARD THE MAXIMUM GROSS FLOOR AREA ALLOWED UNDER THE FAR LIMITS.TABLE A. TOTAL FAR PERMITTED ON LR2 TOWNHOUSE DEVEL-OPMENTS = 1.0 OR 1.2C. HIGHER FLOOR AREA RATIO HIGHER FAR LIMIT APPLIES IF PROJECT MEETS THE STANDARDS OF: 1. GREEN BUILDING PERFORMANCE STANDARDS, 2. ALLEY IMPROVEMENTS, 3. PARKING LOCATION IN PARKING AREA AT REAR OF LOT, 4. AC-CESS TO PARKING FROM ALLEY.

23.45.512 DENSITY LIMITS - LR ZONESTABLE A. NO DENSITY LIMIT WHEN STANDARDS OF SUBSEC-TION 23.45.510.C ARE MET.THE PROPOSAL COMPLIES WITH THIS SECTION OF THE LAND USE CODE.

23.45.514 STRUCTURE HEIGHTA. DESIGNATED ZONE ALLOWS FOR A HEIGHT OF THIRTY (30) FEET.J. ROOFTOP FEATURES 2. OPEN RAILINGS AND PARAPETS MAY EXTEND UP TO 4 FEET ABOVE THE APPLICABLE HEIGHT LIMIT. 4. STAIR PENTHOUSES MAY EXTEND ABOVE THE APPLI-CABLE HEIGHT LIMIT UP TO 10 FEET IF COMBINED COVERED AREA DOES NOT EXCEED 15% OF ROOF AREA. 8. ROOFTOP FEATURES LOCATED 10 FEET AWAY FROM NORTH EDGE OF ROOF TO PROTECT SOLAR ACCESS FOR PROPERTY TO THE NORTH.THE PROPOSAL COMPLIES WITH THIS SECTION OF THE LAND USE CODE.

23.45.518 SETBACK AND SEPARATIONS: TOWNHOUSE DEVELOPMENTS, LRFRONT: 7’-0” AVERAGE, 5’-0” MINIMUM.REAR: 7’-0” AVERAGE, 5’-0” MINIMUM.SIDE (FAÇADES 40 FEET OR LESS IN LENGTH): 5’-0”F.1. MINIMUM SEPARATION OF 10 FEET BETWEEN PRINCIPAL STRUCTURES. H.1. EAVES, ROOFS AND OTHER WEATHER PROTECTION MAY PROJECT A MAX 4 FEET INTO SETBACKS, IF NO CLOSER THAN 3 FEET TO LOT LINE. 2. FEATURES THAT DO NOT PRO-VIDE FLOOR AREA MAY PROJECT 18 INCHES MAX IF THEY ARE A MINIMUM OF 30 INCHES ABOVE FINISHED FLOOR, A MAX OF 6 FEET HIGH AND 8 FEET WIDE, AND IF THEY MAKE UP NO MORE THAN 30% OF THE FAÇADE AREA WHEN COM-BINED WITH OTHER FEATURES WITH FLOOR AREA. 3. FEA-

TURES THAT PROVIDE FLOOR AREA MAY PROJECT A MAX 2 FEET INTO SETBACKS IF THEY ARE NO CLOSER THAN 5 FEET TO ANY LOT LINE, NO MORE THAN 10 FEET WIDE, AND IF THEY MAKE UP NO MORE THAN 30% OF THE FAÇADE AREA WHEN COMBINED WITH OTHER FEATURES. 4. UNENCLOSED DECKS MAY PROJECT A MAX 18 INCHES ABOVE FINISHED GRADE INTO REQUIRED SETBACKS. I. UNENCLOSED DECKS MAY PROJECT A MAX 4 FEET INTO SETBACKS IF LESS THAN 5 FEET TO LOT LINES, ARE A MAX 20 FEET WIDE, AND SEPARATED FROM OTHER DECKS ON SAME FAÇADE BY A DISTANCE OF AT LEAST HALF THE WIDTH OF PROJECTION.J.7. FENCES NO GREATER THAN 6 FEET IN HEIGHT ARE PER-MITTED, EXCEPT THAT FENCES IN THE REQUIRED FRONT SETBACK EXTENDED TO SIDE LOT LINES OR IN STREET SIDE SETBACKS EXTENDED TO FRONT AND REAR LOT LINES MAY NOT EXCEED 4 FEET IN HEIGHT.THE PROPOSAL COMPLIES WITH THIS SECTION OF THE LAND USE CODE.

23.45.522 AMENITY AREA.A. AMENITY AREA FOR TOWNHOUSE DEVELOPMENTS - LR. 1. RE-QUIRED AMOUNT IS 25% OF LOT AREA. 2. MINIMUM OF 50% OF REQUIRED AMENITY TO BE PROVIDED AT GROUND LEVEL, EXCEPT THAT AMENITY AREA ON THE ROOF THAT MEETS SUBSECTION 23.45.510.E.5 MAY BE COUNTED. 3. AMENITY AREA AT GROUND LEVEL CAN BE EITHER PRIVATE OR COMMON SPACE. D. GENERAL REQUIREMENTS. 1. ALL UNITS HAVE ACCESS TO A COMMON OR PRIVATE AMENITY AREA. 2.a. AMENITY AREA SHALL NOT BE ENCLOSED WITHIN A STRUCTURE. 3. PROJEC-TIONS THAT DO NOT PROVIDE FLOOR AREA MAY EXTEND UP TO 2 FEET INTO AMENITY AREA, IF THEY ARE AT LEAST 8 FEET ABOVE FINISHED GRADE. 4.a. PRIVATE AMENITY AREAS THAT ABUT A SIDE LOT LINE THAT IS NOT A SIDE STREET LOT LINE TO HAVE A MINIMUM HORIZONTAL DIMENSION MEA-SURED FROM THE SIDE LOT LINE OF 10 FEET. 5.a. COMMON AMENITY AREAS TO HAVE MINIMUM AREA OF 250 SF AND HORIZONTAL DIMENSION OF 10 FEET. b.1. 50% MINIMUM OF COMMON AMENITY AT GROUND LEVEL TO BE LANDSCAPED. b.2. ELEMENTS THAT ENHANCE THE USABILITY AND LIVABILI-TY OF THE SPACE SHALL BE PROVIDED (SEATING, OUTDOOR LIGHTING, WEATHER PROTECTION).THE PROPOSAL COMPLIES WITH THIS SECTION OF THE LAND USE CODE.

23.45.524 LANDSCAPING STANDARDSA.2.a. GREEN FACTOR. LANDSCAPING THAT ACHIEVES A GREEN FACTOR SCORE OF 0.6 OR GREATER IS REQUIRED. B.1. STREET TREES ARE REQUIRED.THE PROPOSAL COMPLIES WITH THIS SECTION OF THE LAND USE CODE.

23.45.527 STRUCTURE WIDTH AND FAÇADE LIMITSTABLE A. MAX STRUCTURE WIDTH OF 90 FEET. B. MAX COM-

BINED LENGTH OF ALL FAÇADES WITHIN 15 FEET OF A LOT LINE IS 65% OF LENGTH OF THE LOT WHEN LOT IS NOT ADJA-CENT TO STREET OR ALLEY. THE PROPOSAL COMPLIES WITH THIS SECTION OF THE LAND USE CODE.

23.45.529 DESIGN STANDARDSC. STREET FACING FAÇADES. 1.a. MINIMUM OF 20% OF AREA SHALL BE WINDOWS OR DOORS. 2.b. IF FAÇADE AREA IS OVER 750 SF, DIVISION INTO SEPARATE PLANES IS RE-QUIRED. c. PLANES TO HAVE A MINIMUM AREA OF 150 SF AND MAX AREA OF 500 SF WITH MINIMUM OF 18 INCHES DEPTH DIFFERENCE.F. DESIGN STANDARDS FOR TOWNHOUSE DEVELOPMENTS. 1.a. MINIMUM OF 50% OF UNITS LOCATED FACING STREET WITH NO INTERVENING STRUCTURE. b. ALL UNITS SHALL HAVE DIRECT ACCESS TO COMMON AMENITY AREA ABUTTING STREET OR VISIBLE AND ACCESSIBLE FROM STREET BY PEDESTRIAN PATHWAY. 2. CLEAR PEDESTRIAN PATHWAY FROM THE STREET TO ENTRANCE OF EACH UNIT SHALL BE PROVIDED. 3. STREET FACING UNITS TO HAVE A PEDESTRIAN ENTRY ON STREET FACING FAÇADE DESIGNED TO BE VISU-ALLY PROMINENT. 4. ARCHITECTURAL EXPRESSION TO VISU-ALLY IDENTIFY EACH UNIT.THE PROPOSAL COMPLIES WITH THIS SECTION OF THE LAND USE CODE.

23.45.534 LIGHT AND GLARE STANDARDSA. EXTERIOR LIGHTING SHIELDED AND DIRECTED AWAY FROM ADJACENT PROPERTIES.C. PARKING AREAS FOR MORE THAN 2 VEHICLES SHALL BE SCREENED FROM ABUTTING PROPERTIES BY A FENCE OR WALL 5’-6” HIGH, OR SOLID HEDGE AT LEAST 5 FEET HIGH.THE PROPOSAL COMPLIES WITH THIS SECTION OF THE LAND USE CODE.

23.45.536 PARKING LOCATION, ACCESSB. PARKING LOCATION IN PARKING AREA OR STRUCTURE AT THE REAR OF THE LOT.C. ACCESS TO PARKING FROM ALLEY.THE PROPOSAL COMPLIES WITH THIS SECTION OF THE LAND USE CODE.

23.54.015 REQUIRED PARKINGTABLE B. RESIDENTIAL USES WITHIN URBAN CENTERS: NO MINIMUM REQUIREMENT.TABLE D.2. 2 BICYCLE PARKING: 1 PER 4 DWELLING UNITSTHE PROPOSAL COMPLIES WITH THIS SECTION OF THE LAND USE CODE.

23.54.030 PARKING SPACE STANDARDSE.1. PARKING AISLE OF 22’ REQUIRED FOR 8’X16’ STALLS. 3. ALLEYS MAY BE CREDITED AS AISLE. THE PROPOSAL COMPLIES WITH THIS SECTION OF THE LAND USE CODE.

23.54.040 SOLID WASTE AND RECYCLABLE MATERIALS STORAGEA.2. RESIDENTIAL USES LOCATED ON SEPARATE PLATTED LOTS, SHALL PROVIDE ONE STORAGE AREA PER DWELLING UNIT WITH MINIMUM DIMENSIONS OF 2’ X 6’.



12ZONING ANALYSIS - LAND USE CODE SUMMARY

CS. CONTEXT AND SITE

CS1 NATURAL SYSTEMS AND SITE FEATURES

C TOPOGRAPHY C.2. ELEVATION CHANGES

THE PLACEMENT OF STRUCTURES TAKES INTO CONSIDERATION THE TOPOGRAPHY CHANGES OF THE SITE BY GRADUALLY STEPPING UP FROM STREET LEVEL ALL THE WAY BACK TO THE ALLEY.

CS2 URBAN PATTERN AND FORM

B ADJACENT SITES, STREETS, AND OPEN SPACES B.2. CONNECTION TO THE STREET

THE PROJECT INCORPORATES FEATURES OF THE EXISTING ROCKERY WALL BETWEEN THE SITE AND THE SIDEWALK. THIS ALLOWS FOR A LANDSCAPED TRANSITION SPACE FITTING OF THE STREETSCAPE ALONG THAT SIDE OF FRANKLIN AVENUE.

C RELATIONSHIP TO THE BLOCK C.2. MID-BLOCK SITES

THE SITE IS LOCATED BETWEEN TWO DIFFERENT SCALES. AT ONE SIDE A SINGLE FAMILY RESIDENCE WITH TWO STORIES AND AT THE OTHER SIDE A MULTI RESIDENCE BUILDING WITH FOUR LEVELS PROVIDING TWENTY SIX UNITS. THE PROPOSED PROJ-ECT OF FOUR TOWNHOME UNITS WITH THREE STORIES FITS RIGHT IN BETWEEN OF THE ADJACENT SCALES.

CS3 ARCHITECTURAL CONTEXT AND CHARACTER

A EMPHASIZING POSITIVE NEIGHBORHOOD ATTRIBUTES A.3. ESTABLISHED NEIGHBORHOODS

THE PROPOSED DESIGN INCORPORATES THE USE OF BRICK AT THE BASE AND WARMER COLORS ON THE TOP, COMPAT-IBLE WITH THE THEME SEEN THROUGHOUT THE NEIGHBORING STRUCTURES.

PL. PUBLIC LIFE

PL1 CONNECTIVITY

B WALKWAYS AND CONNECTIONS B.3. PEDESTRIAN AMENITIES

ACCESS TO THE BUILDING’S ENTRY IS PROVIDED VIA A SINGLE ENTRY POINT WITH STAIRWAYS AT BOTH SIDES FOR EASY AND DIRECT ACCESS TO EACH UNIT. THE DESIGN PROPOSES AN EAVE AT THE GROUND LEVEL THAT TURNS TO THE GROUND BE-COMING AN ENTRY DATUM WITH EACH UNIT’S NUMBER VISIBLE FROM COMMON WALKWAYS.

PL2 WALKABILITY

B SAFETY AND SECURITY B.1. EYES ON THE STREET

PROPOSING ALL UNIT ENTRIES TO BE ACCESSIBLE FROM THE SIDE YARDS PROVIDES TWO SINGLE LINES OF SIGHT THAT EN-COURAGE NATURAL SURVEILLANCE.

PL3 STREET-LEVEL INTERACTION

A ENTRIES A.2. ENSEMBLE OF ELEMENTS

EACH UNIT ENTRY DOOR AND SIDELIGHT WILL HAVE AN EAVE DIRECTLY ABOVE FOR WEATHER PROTECTION AND A DISTINCT ACCESS POINT FROM WALKWAY WITH A LANDSCAPE AREA NEXT TO IT.

B RESIDENTIAL EDGES B.1. SECURITY AND PRIVACY

THE PROPOSED BUILDINGS ARE ELEVATED FROM THE STREET LEVEL AND WILL HAVE LANDSCAPING AND ENTRY STAIRWAYS THAT WILL SERVE AS A BUFFER FOR SECURITY AND PRIVACY.

DC. DESIGN CONCEPT

DC1 PROJECT USES AND ACTIVITIES

B VEHICULAR ACCESS AND CIRCULATION B.1. ACCESS LOCATION AND DESIGN

THE PROJECT PROPOSES FOUR (8’-0” X 16’-0”) PARKING SPACES, ONE FOR EACH UNIT. THEY WILL BE LOCATED AT THE REAR OF THE LOT AND ACCESSED THROUGH THE EXISTING ALLEY.

C PARKING AND SERVICE USES C.2. VISUAL IMPACTS

LOCATING THE PARKING AT THE REAR OF THE LOT PROVIDES NO VISUAL IMPACT IN THE NEIGHBORHOOD BECAUSE IT CAN ONLY BE SEEN THROUGH THE ALLEY.

DC2 ARCHITECTURAL CONCEPT

A MASSING A.2. REDUCED PERCEIVED MASS

RAILINGS, BALCONIES AND CHANGES IN DEPTHS ARE INCORPO-RATED WITHIN THE DESIGN WITH THE PURPOSE OF VISUALLY BREAKING UP THE MASSING.

B ARCHITECTURAL AND FAÇADE COMPOSITION B.1. FAÇADE COMPOSITION

DIFFERENT MATERIALS HAVE BEEN PROPOSED IN THE FRONT FACADES TO CREATE VISUALLY DISTINCTIVE AREAS. BRICK PAT-TERN AS BASE, WIDE HARDIE PANELS AS A VERTICAL ELEMENT BETWEEN THE UNITS, AND WOOD TO INCORPORATE A SOFTER AND ORGANIC MATERIAL INTO THE OVERALL AESTHETIC. ON THE OTHER FACADES THE USE OF DIFFERENT COLOR LAP SIDING ALSO HELPS TO IDENTIFY THE DIFFERENCE BETWEEN BASE, BUILDING AND TOP PARAPETS.



13 PERTINENT DESIGN GUIDELINES

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CONCRETE OR ASPHALT PAVING, OR PAVING UNDER OVERHANG, NOT COUNTED TOWARD GREEN FACTOR

EXISTING JAPANESE MAPLE STREET TREES2

PAVERS OVER A TOTAL OF 24" OF GRAVEL AND SOIL

PLANTING AREA, TYPICAL

QUANT BOTANICAL NAME COMMON NAME SIZE SPACING

LANDSCAPE PLANTINGS

GREEN SCREEN METAL LATTICE

BIORETENTION PLANTER, TYPICAL

6' WOOD FENCE

PREMIUM RYE GRASS SOD

STATE OFWASHINGTONREGISTERED

LANDSCAPE ARCHITECT

- - - - - - - - - - - - - - - -NEIL BUCHANAN

CERTIFICATE No. 513

GHA Landscape Architects

C GHA Landscape Architects 2016

TELE 206.522.2334 FAX 206.526.5667

1417 NE 80th St.SEATTLE, WA 98115

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DATE: 12-19-2016ON PLAN

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6' WOOD FENCE



LANDSCAPE ARCHITECT

- - - - - - - - - - - - - - - -NEIL BUCHANAN

CERTIFICATE No. 513



TELE 206.522.2334 FAX 206.526.5667


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6' WOOD FENCE



LANDSCAPE ARCHITECT

- - - - - - - - - - - - - - - -NEIL BUCHANAN

CERTIFICATE No. 513



TELE 206.522.2334 FAX 206.526.5667


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LANDSCAPE PLANTINGS



6' WOOD FENCE



LANDSCAPE ARCHITECT

- - - - - - - - - - - - - - - -NEIL BUCHANAN

CERTIFICATE No. 513



TELE 206.522.2334 FAX 206.526.5667


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14LANDSCAPE PLAN



15 SITE PLAN - LEVEL 1



16FLOOR PLAN - LEVEL 2



17 FLOOR PLAN - LEVEL 3



18ROOF PLAN - LEVEL 4

WEST ELEVATION FRANKLIN AVENUE E, FRONT UNITS

EAST ELEVATION FRONT UNITS



19 ELEVATION - WEST (FRANKLIN AVENUE E) & EAST - FRONT UNITS



20ELEVATION - NORTH



21 ELEVATIONS - SOUTH

WEST ELEVATION BACK UNITS

EAST ELEVATION ALLEY, BACK UNITS



22ELEVATIONS - EAST (ALLEY) - BACK UNITS

THE WINDOWS ON THE PROPOSED TOWNHOMES HAVE BEEN DESIGNED TO MAXIMIZE PRIVACY BETWEEN UNITS AND EXISTING NEIGHBORING STRUCTURES. BASED ON THE OVERLAY STUDY ALONG THE NORTH SIDE, THE WINDOWS OF THE EXISTING APARTMENT BUILDING HAVE LITTLE TO NO VISIBILITY INTO THE PROPOSED UNITS.



WINDOW PRIVACY STUDY - NORTH BUILDING OVERLAY23

THE EXISTING SINGLE FAMILY RESIDENCE ALONG THE SOUTH PROPERTY LINE HAS ONLY TWO WINDOWS FACING THE PROPOSED TOWNHOUSES. THOSE WINDOWS DO NOT FULLY OVERLAP ANY OF THE PROPOSED ONES.



24WINDOW PRIVACY STUDY - SOUTH BUILDING OVERLAY

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PERSPECTIVE OF SOUTHWEST CORNER FROM FRANKLIN AVE E & E EDGAR STREET



25 3D VIEW - SOUTHWEST CORNER

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PERSPECTIVE OF NORTHWEST CORNER



263D VIEW - NORTHWEST CORNER

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PERSPECTIVE OF SOUTHEAST CORNER LOOKING DOWN ALLEY



27 3D VIEW - SOUTHEAST CORNER FROM ALLEY

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