PROPOSAL CONTEXT - Seattle...residences & apartment buildings. A neighborhood park and a YMCA lie one block south on 24th Ave with a Safeway one block to the West. CONTEXT Address:

The proposal of this project at 1831 24th Ave consists of two townhouse duplexes with roof decks. Eachduplex is only connected at a portion of the first floor in order to maintain a greater level of privacy.Parking is provided off the alley, although it's not required since the site is in an urban village andwithin a frequent transit area.

PROPOSAL

The 4800 sf lot is situated within the Madison-Miller Residential Urban Village on the East slope ofCapitol Hill. It's is flanked by two duplex townhouses to the North, a four story SFR to the South, analley to the West, and 24th Ave along the East. Madison Ave East lies a block and a half to the North.

The grade at the site slopes down approximately 20' from the alley to the street, towards a spectacularview of Lake Washington, Bellevue, and the Cascade Mountains in the distance.

Other buildings along this block consist of many newer town houses and a few older single familyresidences & apartment buildings. A neighborhood park and a YMCA lie one block south on 24th Avewith a Safeway one block to the West.

CONTEXT

Address: 1831 24th Ave / Seattle, WA 98122Zone: LR-2DPD #s: 3014492 / 6339111APN: 982870-2780DPD Staff: Bradley Wilburn

PROJECT

Streamlined Design Review

January 9, 2013

1831 24th Avenue / Seattle, WA 98122


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DUPLEX #1835

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HOUSE #1827

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DUPLEX #1833

1831 24th Avenue / Seattle, WA 98122 Streamlined Design Review

January 9, 2013


[2] aerial looking east

[5] street panorama looking west

[6] street panorama looking east

[1] aerial looking west [3] rear yard [4] alley

existing house

#1831


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DUPLEX 1B

PEDESTRIAN CIRCULATION

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GARBAGE / RECYCLE

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1' ALLEY DEDICATION

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16'-0"22'-0" MIN BACKUP

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PERMEABLE PAVERS

5'-9" 5'-10" 8'-4"


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EXISITNG DUPLEX #1833

EXISITNG HOUSE #1827

PROPOSED BLDG 2B

ENCLOSED SOLID

WASTE & RECYCLING

OFF ALLEY

PARKING @ ALLEY 314'

GREEN SCREEN

FIBER CEMENT PANEL SIDING


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face of building at alley

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SOLID WASTE/

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South faces of buildings

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North faces of buildings

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BEDROOM

14'-1" x 11'-1"

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MASTER BEDROOM

14'-1" x 11'-1"

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6'-8" x 4'-6"

SHOWER

3'-5" x 4'-6"

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ROOF DECK

14'-3" x 20'-10"

ROOF DECK

14'-3" x 20'-10"

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ROOF DECK

14'-3" x 20'-10"

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Window Study

The windows of the proposed duplexes have been thoughtfully designed to minimize the views into and from the neighboring buildings, as

well as from unit to unit, in order to protect privacy of all occupants.

Along the South property line, the proposed windows are offset from the majority of those on the neighboring house [1,4]. In addition, there is

tall, mature bamboo along the neighbor's property line as well as a chicken coop that obscure the windows from the subject property [2,5].

Along the North property line, the existing duplexes have very minimal windows, which are across from the stairwells of the proposed

buildings [3,6,7]. There is also a 6' fence that obscures a window on the ground floor (not shown).

window alignment at north property line

proposed buildings

exist duplex # 1833

exist duplex # 1835

existing window placement (typ)

window alignment at south property lineexisting bamboo at south prop line

exist house # 1827

proposed buildings

existing window placement (typ)

face of exist duplex #1833bird's eye view at south property line

exist bamboo & chicken coop

at south prop

face of exist duplex #1835

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Shadow Study

Because the duplexes to the North only have a couple minor windows facing the proposed project, their interior environments will be minimally affected by

shadows. Direct sunlight will still enter the courtyard between the two existing buildings because of its alignment with the courtyard of the proposed

duplexes.

House #1827, being situated to the South, is not affected by shadows cast by the proposed project.There is nothing built directly across the alley, and

shadows will not project across 24th Avenue.

8am in september 10am in september 12pm in september

2pm in september 4pm in september

exist duplex # 1833 exist duplex # 1835

existing conditions


January 9, 2013

A-1 RESPONDING TO SITE CHARACTERISTICSThe buildings step up with the slope of the existing grade in order to maximize views for the individual units. Because there is no building directlybehind the lot, the project will not be blocking views from across the alley. The neighbors to the North and South have few windows along theproperty lines that aren't already blocked by existing vegetation or structures.

A-2 STREETSCAPE COMPATIBILITYThe proposed terraced planters along the sidewalk will be of the same height and scale as those found all along the street as a way to continue theflow of the pedestrian experience.

A-5 RESPECT FOR ADJACENT SITESThis project doesn't maximize square footage or height of the stair tower as a way of respecting neighboring properties. The two buildings contain 6'separations between units, which allow more light and air to pass thru the site. Because the interior separation of the proposed duplexes aligns withthat of the North property, direct sunlight will penetrate thru to their courtyard.

A-7 RESIDENTIAL OPEN SPACEEach of the 4 units will have their own private amenity area at ground level that is protected from their neighbors' views, as well as a large roof deck.There is also a landscaped pedestrian path along the North property line.

B-1 HEIGHT, BULK, AND SCALE COMPATIBILITYThis project fits with the scale of the neighborhood's existing buildings. The majority of the buildings along this street, like the subject property, aretown houses with a 30' height limit. We are not using the higher Floor Area Ratio even though the project qualifies, and we have used an exterior stairto access the roof to limit the overall height and bulk. In addition, the massing is broken up to further decrease the perceived scale of the buildings.

C-2 ARCHITECTURAL CONCEPT AND CONSISTENCYTwo duplexes are designed to appear as four smaller, distinct units instead of a single large mass. This is done by only joining duplex units at a portionof the first floor and setting back the rest of the units 6' from each other, creating a private patio within a light well.

D-6 SCREENING OF DUMPSTERS, UTILITIES AND SERVICE AREASSolid waste and recycling will be stored off the alley in a screened enclosure that will not be visible from 24th Avenue.

D-8 TREATMENT OF ALLEYThe wall at the alley, in addition to a few windows, is proposed to have a 6' wide green screen that will extend up two stories. This will soften theappearance of the building facade and be more inviting for the residents who park behind the units.

DESIGN GUIDELINES


January 9, 2013

Documents

PROPOSAL CONTEXT - Seattle...residences & apartment buildings. A neighborhood park and a YMCA lie one block south on 24th Ave with a Safeway one block to the West. CONTEXT Address: