# 301 6671 - 825 14th ave - sdr set - seattle · 825 14th ave central district, seattle, wa early...
TRANSCRIPT
825 14TH AVE Central District, Seattle, WA EARLY DESIGN GUIDANCE PACKET
PLAYHOUSE DESIGN GROUPApril 1, 2014 | DPD# 301 6671
Playhouse Design GroupDPD # 301 6671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
PROPOSAL DESCRIPTION CONTEXT ANALYSIS & ZONING INFORMATION TRANSPORTATION
NEIGHBORING BUILDINGS STREET VIEW PANORAMAS
SURVEYPROPOSED DESIGN - SITE PLAN PROPOSED DESIGN - BLDG A FLOOR PLANS PROPOSED DESIGN - BLDG A FLOOR PLANS
PROPOSED DESIGN - BLDG A FLOOR PLANSPROPOSED DESIGN - BLDG A FLOOR PLANS
PROPOSED DESIGN - BLDG B FLOOR PLANS PROPOSED DESIGN - BLDG B FLOOR PLANS
PROPOSED DESIGN - BLDG A ELEVATIONS PROPOSED DESIGN - BLDG A ELEVATIONS
PROPOSED DESIGN - BLDG B ELEVATIONSPROPOSED DESIGN - BLDG B ELEVATIONS
NORTH NEIGHBORS - WINDOW STUDY SOUTH NEIGHBORS - WINOW STUDY
CAR BACKING MANEUVERS AMENITY AREAS + FRONT & REAR PRIVATE YARDS RENDERED ELEVATIONS - MATERIAL STUDY RENDERED ELEVATIONS - MATERIAL STUDY
LANDSCAPE PLANSRENDERED - SHADOW STUDY
PROJECT VIEWSPROJECT VIEWS
PROJECT VIEWS
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DESIGN GUIDELINESPRESUBMITTAL MEETING NOTES
2930
14 th AVE
NO
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NO
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E CHERRY ST.12 th AVE
E MADISSON ST
SEATTLE U
DOW
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CAPITOL HILL-RESTAURANTS
Playhouse Design GroupDPD # 3016671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
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Seattle Vicinity Map
PROJECT PROGRAM
BUILDING TYPE: 4 Townhouses (2 structures)ZONING : LR-2UNIT COUNT: 4 (2 in each structure)UNIT SIZES: Approximately 1400 sfABV.-GROUND STORIES: 3 + Penthouse PARKING STALLS: 3 + Guest (12th Avenue(Urban Center Village))APPROX FAR: 6142 sf (FAR of 1.2 used), Priority GreenLOT SIZE: 5 119 sf
PROJECT OBJECTIVES
The proposed site’s current use is a 1 story SFR with raised basement proposed for demo. The Lot is approximately 5119 square feet in LR2 zone, urban center village. The property is located between E Columbia St. and E Marion St on 14th Avenue. The project proposed will demolish the existing single family structure and construct 2 structures, each with 2 town-houses (total 4 units). The proposed structures will be three stories tall with three one car garages and one open guest parking spot . The proposed project is to achieve a minimum of 4-Star Build Green certifi cation to maximize building sustainability perfor-mance. 12th Avenue(Urban Center Village) areas are in a higher dense living with many neighborhood shopping, dining and services within walking distance. We are proposing a pedestrian friendly design to accommodate the sense of community with a modern architectural solution.
Neighborhood Vicinity Map
12th AVE & E MADISSON ST.
PROJECT INFORMATION
ADDRESS: 825 14th Ave, Seattle, WA 98122DPD #: 3016671 \ 6394770OWNER: Jarrett Johnson (LLJ Ventures, LLC)APPLICANT: Playhouse Design Group, LLCCONTACT: A. Buttrey
VIEWS TO DOWNTOWN FROM PROPOSED SITE
12th AVE & BROADWAY
DPD GIS Map showing Detailed Zoning Site
SITE
14 th AVE NW
E COLUMBIA ST.
DOW
NTO
WN
E MARION ST.
Playhouse Design GroupDPD # 301 6671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
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ZONING INFORMATION
ZONE: LR2OVERLAY: 12th Avenue(Urban Center Village)TRANSIT: -STREETS: 14th Ave (Arterial) The site faces 14th Ave to the East and is located in lowrise LR2 zone. The neighbour’s lot to the North is a Single Family Home in LR2 zone, the lot to the South being a Parking Lot in LR3 Zone. Across the street from our site is LR1 zone, fi lled with single family homes. The site is located in the vicinity of 12th Ave (Urban Center Village).
SITESITE
SEATTLE CITY BUS MAPBus 2, 12
2
SITEto d
ownt
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NORTH
12
Playhouse Design GroupDPD # 3016671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
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BIKE ROUTES MAP
The proposed project is located in an area with access to sever-al public transit routes within 1/2 mile radius. Seattle is building a network of neighborhood greenways, a safer pedestrian walk or bike street, which helps the growth of local shopping and services. Central District is also the main focus that will provide the future Seattle Greenways.
3
bike routes
SITE
4
5
2
3
OURSITE
Playhouse Design GroupDPD # 301 6671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
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VICINITY MAP
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TOWNHOMES , CRAFTSMEN STYLE
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SIMILAR TOWNHOMES COUPLE BLOCKS NORTH 14TH AVE
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BB
BB VIEW
VIEW VIEWVIEW
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5
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TOWNHOMES ONE BLOCK NORTH
SOUTH NEIGHBOURS (PARKING LOT)
NORTH NEIGHBOURS (SFR)
7
8
9
6 7 8 9
1
NORTH
NORTH
OURSITE
1
14 TH AVE
PARKING LOT SFR
# 831
14 TH AVE
OURSITE
1
PARKING LOT
14 TH AVE
SINGLE FAMILY HOMES ACCROSS STREET
1
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Playhouse Design GroupDPD # 3016671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
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5VIEW A - A : LOOKING WEST
OURSITE
VIEW B - B : LOOKING EAST
VIEW C - C : SOUTH NEIGHBOURS(PARKING LOT)
VIEW D - D : LOOKING WEST(DOWNTOWN VIEWS)
OURSITE
Playhouse Design GroupDPD # 301 6671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
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6 SURVEY
Playhouse Design GroupDPD # 3016671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
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PROPOSED SITE PLAN
7
14th
Ave
nue
PP.FACILITY
PROPOSEDRESIDENCE
LEGEND
PERMEABLEPAVING
ASPHALT/CONCRETE
VEHICLE ENTRANCE
10'-0
"D
RIV
EW
AY
RE
MO
VE
EX
ISTI
NG
CU
RB
CU
T
NEW CURB CUT
EN
TR.
UN
IT A
EN
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UN
IT B
SIGHTTRIANGLE
TREETO BEREMOVED
TREETO BEREMOVED
EXISTINGHOUSETO BEREMOVEDEXISTING
GARAGETO BEREMOVED
PEDESTRIAN ENTRANCE
SIGHTTRIANGLE
5'-0" SY
30'-0
"
5'-0" SY
6'HFENCE
40'-0" BLDG A LENGTH40'-0" BLDG B LENGTH
3'-0" BALCONY
11'-0" RY
2'-6" EAVE 4'-0" BALCONY 4'-0" BALCONY
7'-0" FY
5'-0" SY
10'-0
"
8'-0
"
5'-0" SY
2'X6'GARBAGE
GUEST PARKING9' X 16'
512"
2'-612"
22'-0
"
5'-0
"
DNDN
W/ 36" H
R
RAMP
2'X6'GARBAGE
2'X6'GARBAGE
2'X6'GARBAGE
3'-6"
16'-6"
26'-6" BACKING
40'-0" BLDG A LENGTH40'-0" BLDG B LENGTH
3'-0" BALCONY
10'-11" RY
2'-6" EAVE 4'-0" BALCONY7'-01
2" FY
3'-6"
16'-6"
14'-0" 16'-712" 9'-41
2"
4'-712"10'-61
2"
15'-2"
3'-0
"
3'-0
"
5'-0
"
9'-0
"
16'-0"
24'-6" BACKING
ENTR. A
5'-0
"5'
-0"
15'-6" P.P.F
VEHICLE ENTRANCE
VEHICLE ENTRANCE
VEHICLE ENTRANCE
GATE
GATE
5'-5
"
2'-0" 2'-0" ( 4' BALCONY)
1'-0"
ENTR. B
TREETO BEREMOVED
LUM
BE
R R
ET.
WA
LLLU
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ALL
LUMBER RET. WALL
BLDG - BUNIT A
1ST FLOOR = 297 SF HEATED GARAGE = 191 SF UNHEATED2ND FLOOR = 551 SF HEATED (27 SF BALCONY)3RD FLOOR = 551 SF HEATED (27 SF BALCONY)ROOF TOP TERRACE = 508 SFBALCONY = 54 SF
TOTAL HEATED = 1 400 SFTOTAL EXT. WALLS = 1 740 SF
UNIT B
1ST FLOOR = 297 SF HEATED GARAGE = 191 SF UNHEATED2ND FLOOR = 551 SF HEATED (27 SF BALCONY)3RD FLOOR = 551 SF HEATED (27 SF BALCONY)ROOF TOP TERRACE = 508 SFBALCONY = 54 SF
TOTAL HEATED = 1 400 SFTOTAL EXT. WALLS = 1 740 SF
BLDG B - TOTAL HEATED = 2 800 SF - TOTAL EXT.WALLS = 3, 480 SF - TOTAL ROOF TOP TERRACES + BALCONY = 1026 SF - TOTAL GARAGE (UNHEATED) = 382 SF
BLDG - AUNIT A1ST FLOOR = 296 SF HEATED2ND FLOOR = 452 SF HEATED (68 SF BALCONY)3RD FLOOR = 452 SF HEATED (67 SF BALCONY)PENT. = 46 SF HEATEDROOF TOP TERRACES = 634 SFBALCONY = 135 SF
TOTAL HEATED = 1 246 SFTOTAL EXT. WALLS = 1 340 SF
UNIT B1ST FLOOR = 65 SF HEATED GARAGE = 210 SF UNHEATED2ND FLOOR = 649 SF HEATED (45 SF BALCONY)3RD FLOOR = 649 SF HEATED (53 SF BALCONY)PENT. = 46 SF HEATEDROOF TOP TERRACES = 370 SFBALCONY = 98 SF
TOTAL HEATED = 1 409 SFTOTAL EXT. WALLS = 1 734 SF
BLDG A - TOTAL HEATED = 2 655 SF - TOTAL EXT.WALLS = 3, 078 SF - TOTAL ROOF TOP TERRACES + BALCONY = 1237 SF - TOTAL GARAGE (UNHEATED) = 210 SF
OWNER'S NAME: JARRETT JOHNSON / LLJ VENTURES LLC. & BRIAN BALLINGER / TAHQUITZ LLC.
OWNER'S ADDRESS: 1916 23rd Ave S, Seattle, WA 98144
ADDRESS: 825 14TH AVE, Seattle, WA 98122
PROJECT DESCRIPTION
LEGAL DESCRIPTION
ASSESSOR'S PARCEL NUMBER
PROJECT ADDRESS:
SITE STATISTICS
ZONE: LR-2LOT SIZE 5,119 S.F.DESIGN PROPOSAL: 4 TOWNHOMES (2 STRUCTURES) PER S.R.C
23.45.510 FARALLOWED: 5,119 SF x 1.2 ( PRIORITY GREEN) = 6,142.8 SFPROPOSED: 6, 135 SF ( SEE SHEET A1.1) (A= 2,930 SF + B= 3,205 SF)
23.45.512 DENSITY ALLOWED - NO LIMIT PROPOSED : 4 UNITS ( 2 BLDGS)
23.45.514 HEIGHT - ALLOWED: 30 FT AVG GRADE - BLDG "A" - 234.9 '
MAX H. ALLOWED - 234.9' - BLDG "B" - 203.14' MAX H. - 233.14'23.45.518 SETBACKS
- FRONT REQ'D: 7 FT MIN PROPOSED: 7 FT- REAR REQ'D: 7 FT MIN PROPOSED: 11 FT- SIDE REQ'D: 5 FT MIN PROPOSED: 5' (NORTH)
5' (SOUTH)
DISTANCE BETWEEN BUILDINGS - 10' MIN REQUIRED - 16'-6" PROPOSED
BACKING DISTANCE - 24'-6" (FROM THE GUEST PARKING) (3'-6" MAX OVERHANG OF HEATED SP.)
23.45.522 AMENITY SPACEREQUIRED: 25% x 5 119 SF = 1, 280 SF
(50% @GROUND PRIVATE = 640 SF )
D.4 PROVIDED: GROUND = 649 SF / SEE A1.1 TOTAL ROOF DECKS = 2 020 SF/ SEE A1.1
TOTAL AMENITY PROVIDED: SEE A1.1
23.45.524 LANDSCAPING
A1. SEE LANDSCAPING PLAN - SHEET L1 & L22. GREEN FACTOR REQ'D 0.6 PROVIDED 0.6
23.45.527 WIDTH & DEPTH IN LR2 ZONE
A WIDTH ALLOWED: 90' PROVIDED: 30'
B1 DEPTH / FACADE LENGTH: ALLOWED 83.2' (128' LOT DEPTH X 65% = 83.2' MAX)
PROVIDED: BLDG A - 40' (+ 4' max uncovered balcony) BLDG B - 40' (+ 4' max uncovered balcony) -------------------- TOTAL A+B : 80'
23.45.529 DESIGN STANDARDS A-G ADDRESSED; SEE PLANS AND ELEVATIONS,
ALL STANDARDS HAVE BEEN MET
23.45.534 LIGHT & GLARE STANDARDS A EXTERIOR LIGHTING SHALL BE SHIELDED AND
DIRECTED AWAY FROM ADJACENT PROPERTIES
23.54.015 PARKING J REQUIRED: 12th Avenue(Urban Center Village)
FREQUENT TRANSIT - NO 50% CARS/ UNIT = MIN 2 CARS REQ.
PROVIDED: 3 PARKING GARAGES + 1 GUEST PARKING23.54.040 SHARED STORAGE SPACE FOR SOLID WASTE
PROVIDED: 2'x6' (4) INDIVIDUAL PADS / UNIT @ GROUND LEVEL (SCREENED) SITE PLAN
SCALE: 18" = 1'-0"
GRAPHIC SCALE
18" = 1'-0"
8' 16'8'4'6' 2'
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UP
14R
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75":1
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/ 36"
HR
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14R
@7.
75":1
0W
/ 36"
HR
W.H.
MAINENTRANCE
UNIT A
MAINENTRANCE
UNIT B
1 CAR GARAGE10'-0" x 19'-0"
192 SF
RECYCLE X 2 UNITS
BEDROOM12'-0" x 11'-0"
E CD
CDE
E1
5
3
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4
5
0
6
4
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BUILDING LN. ABOVE
BUILDING LN. ABOVE
BALC
ON
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BOVE
BALC
ON
Y. L
N. A
BOVE
BATH9'-8" x 5'-9"
D2
W/D
CLOSET
SHEL
VES
AB
B A
GUEST PARKING9' X 16'
OPENPARAPET
DN
DN
[email protected]":10W/ 36" HR
W/ 36" H
R
RAMP
PROPERTY LINE
BIO PLANTER
METAL SCREEN - VERTICAL PLANTS
EAVE
LN
. ABO
VE
20'-2" 3'-0"
8"
3'-0" 13'-2"
19'-512" 3'-81
2" 16'-2"
40'-0"
1'-0
"9'
-01 2"
111 2"
5'-6
1 2"5'
-0"
512"
512"
2'-6"
1'-0"
9'-0
"4'
-1"
2'-0" 14'-0"
11'-0
"11
'-0"
2'-6
1 2"
25'-0
"
2'-0"
3'-512"
7'-3" 7'-512" 51
2" 4'-612"
8"
6'-912" 4'-5" 4'-111
2"
15'-2" 12'-0" 9'-412"
23'-2" 16'-2"
40'-0"
5'-0
"
1'-0
"4'
-51 2"
3'-2
"
512"
2'-0
"
512"
5'-0
"
512"
3'-0
"
17'-0
"
2'-6
1 2"
512"
22'-0
"
25'-0
"
4'-0"
4'-0"
BUILDING A - 1ST FLOOR PLAN
Playhouse Design GroupDPD # 301 6671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
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DINING
LIVING10'-0" x 12'-0"
PWDR7'-6" x 3'-0"
PWDR7'-6" x 3'-0"
BALCONY15'-7" x
3'-6"
45 SF
R
DW
DINING
LIVIN
G15'-2" x 19'-0"
KITCHEN13'-9" x 13'-0"
UP
16R
@7.
5":1
0W
/ 36"
HR
14R
@7.
75":1
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/ 36"
HR
DN
tvtv
W/DKITCHEN10'-0" x 12'-0"
BALCONY 18'-6" x
3'-6"
68 SF
3'-0
"
BCDEF
ABEF CD
5
3
1
4
5
1
6
4
FULL WALL
36" PA
RA
PE
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D2
1' CU
RB
+ RA
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EAVE 43 SF
A
36" PARAPET
FULL WALL
2
FULL W
ALL
OPEN TOBELOW
1' CU
RB
36" PARAPET/ OVERFRAMING FULL WALL
FULL W
ALL 36"
PARAPET
7'- 6" OVERFRAMING from F.F.1' CURB
FULL WALL / wood siding
FULL WALL / wood siding 36" OVERFRAMING/ WOOD SIDING
36" O
VE
RFR
AM
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/ W
OO
D S
IDIN
G
512"
4'-0" 7'-4" 4'-8" 3'-0" 3'-812" 3'-0" 4'-81
2" 8'-0" 512"
23'-2" 16'-2"
512"
8"4'-0" 4'-0"
40'-0"
512"
3'-0" 7'-3" 3'-6"
512"
3'-6" 5'-0"
3"
3'-0" 7'-1112" 4'-6"
512"
3'-612"
4'-0"
18'-2" 5'-0"
8"
16'-2"
4'-0"
40'-0"
23'-2" 16'-2"
512"
8'-2
"4'
-51 2"
3'-6
1 2"
2'-0
"
2'-0
"3'
-0"
6'-0
"
512"
2'-0
"
612"
512"
512"
13'-1
"14
'-0"
30'-0
"
512"
612"
4'-0
"
512"
4'-0
"
612"
5'-5
1 2"3'
-2"
512"
2'-0
"
512"
5'-0
"
512"
2'-0
" 612"
512"
2'-6
1 2"
17'-0
"9'
-61 2"
20'-0
"10
'-0"
30'-0
"
BUILDING A - 2ND FLOOR PLAN
Playhouse Design GroupDPD # 3016671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
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BUILDING A - 3RD FLOOR PLAN
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Playhouse Design GroupDPD # 301 6671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
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BCDEF A
MASTERBEDROOM13'-11" x 11'-5"
16R
@7.
5":1
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/ 36"
HR
DN
UP
14R
@7.
75":1
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/ 36"
HR
BEDROOM13'-2" x 11'-3"
16R
@7.
5":1
0W
/ 36"
HR
DN
UP
14R
@7.
75":1
0W
/ 36"
HRBATH
10'-0" x 5'-0"
BALCONY14'-7" x
3'-6"
53 SF
WIC5'-3" x 5'-2"
MASTER BATH8'-6" x 7'-8"
MASTERBEDROOM15'-8" x 10'-0"
WIC5'-0" x 8'-3"
SHOWER 5'-0" x 3'-9"
BATH 9'-0" x 8'-3"
BALCONY19'-0" x
3'-6"
67 SF
BEF CD
5
3
1
4
5
1
6
4
6
0 0
FULL WALLS
36" RA
ILING
DE
SK
D2
36" RA
ILING
BALCONY13'-6" x
3'-6"
42 SF
2
FULL WALL / wood siding
512" 3'-61
2"
512"
4'-0" 7'-4" 4'-8" 3'-0" 3'-812" 3'-0" 4'-81
2" 8'-0"51
2"
23'-2" 16'-2"8" 4'-0"
40'-0"
512"
512"
8'-2
"4'
-51 2"
3'-6
1 2"
2'-0
"2'
-10"
6'-2
"
512"
2'-0
"61
2"512"
2'-6
1 2"11
'-0"
2'-5
1 2"8'
-61 2"
4'-6
1 2"
10'-0
"
30'-0
"
14'-0
"2'
-0"
13'-1
"
512"
3'-612"
512"
3'-0" 7'-3" 3'-6"
512"
3'-6" 5'-0" 11'-212" 4'-6"
512"
512"
18'-2" 5'-0" 8" 16'-2"
16'-1012"
40'-0"
4'-0" 3'-612"
612"
4'-0
"
512"
4'-0
"
612"
5'-5
1 2"3'
-2"
512"
2'-0
"
512"
5'-0
"
512"
2'-0
"
612"
512"
4'-6
1 2"5'
-0"
17'-0
"2'
-61 2"
512"
30'-0
"
ROOF TOP TERRACE26'-1" x 19'-0"
UNIT A370 SF
DN
14R
@7.
75":1
0W
/ 36"
HR
DN
14R
@7.
75":1
0W
/ 36"
HR
ROOF TOP TERRACE29'-0" x 23'-0"
UNIT B634 SF
EAVE + 1' CURB
CDF
5
1
4
5
1
2
4
D3 C1
6
42" P
AR
AP
ET
42" PA
RA
PE
T
42" PA
RA
PE
T
42" PARAPET42" PARAPET
42" RA
ILING
42" RAILING 42" PARAPET
42" PARAPET
B A
3
EA
VE
+ 1
' CU
RB
2
42" P
AR
AP
ET
1' C
UR
B
EA
VE
+ 1
' CU
RB
wood siding
woo
d si
ding
woo
d si
ding
wood siding
woo
d si
ding
23'-512" 3'-81
2"
8"
3'-812" 12'-51
2" 512" 3'-61
2"
27'-2" 16'-2" 4'-0"
13'-6
1 2"
512"
2'-0
"51
2"11
'-0"
2'-6
1 2"51
2"
30'-0
"
4'-0"
4'-0"
3'-512" 15'-2" 4'-61
2"
8"
16'-712" 3'-61
2"
23'-2" 20'-2"
40'-0" 4'-0"
512"
3'-0
"12
'-81 2"
4'-3
1 2"
10'-0
"20
'-0"
512"
30'-0
"
BUILDING A - ROOF TOP PLAN
NO
RTH
Playhouse Design GroupDPD # 3016671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
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HR
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[email protected]":10W/ 36" HR
W.H
.C
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" x 1
9'-0
"
191
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BE
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'-7" x
10'
-0"
BA
TH11
'-9" x
3'-3
"
ME
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EAVE LN. ABOVE
BALCONY LN. ABOVE
MA
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NTR
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UN
IT B
EX
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6" GAP
CE
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1 32
32
19'-0
"
UP
14R
@7.
75":1
0W
/ 36"
HR
1 STEP UP
[email protected]":10W/ 36" HR
W.H
.
1 C
AR
GA
RA
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10'-0
" x 1
9'-0
"
191
SF
BE
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'-7" x
10'
-0"
ME
TAL
STA
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EAVE LN. ABOVE
BALCONY LN. ABOVE
MA
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NTR
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UN
IT A
EX
ITU
NIT
B
6" GAP
CE
FD
123
123
CLO
SE
T
BA
TH11
'-9" x
3'-3
"
1'-5
1 2"4'
-0"
19'-1
1"11
'-11 2"
32'-5
"4'
-1"
36'-6
"
1'-5
1 2"
4'-0
"19
'-11"
11'-1
1 2"
32'-5
"4'
-1"
36'-6
"
512"
3'-0"6"6'-6"6"3'-0"
3"
10'-1112"3'-3"
512"
15'-0"
4"
512"
3'-0" 6" 6'-6" 6" 3'-0"
3"
10'-1112" 3'-3"
512"
15'-0"
4"
30'-0"
9" 9'-6"
812"
3'-3"
512"
4"
14'-612"
9"9'-6"
812"
3'-3"
512"
4"
14'-612"
29'-1"
[email protected]":10W/ 36" HR
DN
DN
DN
DN
TO
MA
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NTR
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CE
14R
@7.
75":1
0W
/ 36"
HR
R
UP [email protected]":10W/ 36" HR
14R
@7.
75":1
0W
/ 36"
HR
DN
LIV
ING
10'-0
" x 1
3'-0
"
W/D
ME
TAL
STA
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BA
LCO
NY
3'-0
" x 1
0'-6
"
KIT
CH
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9'-0
" x 6
'-6"
PW
DR
8'-7
" x 3
'-3"
EAVE + 1' CURB
6" GAP
27 S
F
AB
EF
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1 2 3
2 31
3
FULL
WA
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36" P
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/ OV
ER
FRA
MIN
G
DN
TO
MA
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NTR
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14R
@7.
75":1
0W
/ 36"
HR
[email protected]":10W/ 36" HR
14R
@7.
75":1
0W
/ 36"
HR
DN
LIV
ING
10'-0
" x 1
3'-0
"
W/D
ME
TAL
STA
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PW
DR
8'-7
" x 3
'-3"
6" GAP
2'-6
"
BE
AF
D
12
123
FULL
WA
LL
36" RAILING + 8" CURB
EAVE + 1' CURB
36" RAILING + 8" CURB
36" P
AR
AP
ET
/ OV
ER
FRA
MIN
G
KIT
CH
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9'-0
" x 6
'-6"
BA
LCO
NY
3'-0
" x 1
0'-6
"
27 S
F 1'-5
1 2"4'
-0"
6'-1
112"
6'-0
"6'
-111
2"3'
-6"
3'-6
1 2"3'
-51 2"
32'-5
"7'
-7"
40'-0
"
4'-1
1 2"
2'-6
"3'
-0"1'
-51 2"
4'-0
"6'
-111
2"6'
-0"
6'-1
112"
3'-6
"3'
-61 2"
3'-5
1 2"
32'-5
"7'
-7"
40'-0
"
4'-1
1 2"
2'-6
"3'
-0"
512"
3'-0" 6" 6'-6" 6" 3'-0" 3"
4"51
2" 10'-1112" 3'-3"
15'-0"
512"
3'-0"6"6'-6"6"3'-0"3"
4"51
2"10'-1112"3'-3"
15'-0"
30'-0"
11" 3'-0" 6'-7" 11" 3'-0"
4"
3"3'-3"10'-111
2"
512"
15'-0"
11"3'-0"6'-7"11"3'-0"
4"
3"3'-3" 10'-111
2"
512"
15'-0"
30'-0"
BUILDING B- 1ST FLOOR PLAN BUILDING B- 2ND FLOOR PLAN
Playhouse Design GroupDPD # 301 6671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
PR
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FLO
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PLA
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12
DN
UP
[email protected]":10W/ 36" HR
[email protected]":10W/ 36" HR
BA
TH10
'-0" x
8'-3
"
MA
STE
RB
ED
RO
OM
13'-9
" x 1
1'-1
"
OFF
ICE
13'-9
" x 7
'-0"
BE
FA
D
1 32
321
42" R
AIL
ING
FULL
WA
LLFU
LL W
ALL
W/ 36" HR
W/ 36" HR
MA
STE
RB
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RO
OM
13'-9
" x 1
1'-1
"
OFF
ICE
13'-9
" x 7
'-0"
13'-9"
3'-0
"
BE
AF
D
123
12342
" RA
ILIN
G
FULL
WA
LLFU
LL W
ALL
BA
TH10
'-2" x
7'-1
1"
2'-6
" WIC
10'-2
" x 7
'-11"
BA
LCO
NY
3'-0
" x 1
0'-6
"
27 S
F
BA
LCO
NY
3'-0
" x 1
0'-6
"
27 S
F
1'-5
1 2"
4'-0
"
512"
5'-0
"
7"
8'-0
"
7"
5'-0
"
312"
3'-6
"4'
-0"
3'-0
"4'
-11 2"
512"
19'-1
1"5'
-51 2"
7'-0
1 2"7'
-7"
2'-6
"3'
-0"
40'-0
"
32'-5
"
1'-5
1 2"4'
-0"
512"
5'-0
"7"
8'-0
"7"
5'-0
"31
2"3'
-6"
4'-0
"3'
-0"
4'-1
1 2"
512"
19'-1
1"5'
-51 2"
7'-0
1 2"7'
-7"
2'-6
"3'
-0"
40'-0
"
32'-5
"
512"
3'-0"6"3'-0"6"3'-0"6"3'-0"3"
10'-1112"3'-3"4"
15'-0"
512"
512"
3'-0" 6" 3'-0" 6" 3'-0" 6" 3'-0" 3"
10'-1112" 3'-3" 4"
15'-0"
30'-0"
11" 3'-0" 6'-7" 11" 3'-0" 3"
4"3'-3"10'-1112"
512"
15'-0"
11"3'-0"6'-7"11"3'-0"3"
4" 3'-3" 10'-1112"
512"
15'-0"
30'-0"
W/ 36" HR
W/ 36" HR
RO
OF
TOP
TE
RR
AC
E14
'-2" x
33'
-0"
UN
IT B
508
SF
3'-1"
7'-7
"32
'-5"
34'-1
112"
3'-2"
14'-212"
3'-7
1 2"
6'-2"
3'-0
1 2"
11'-7"
EAVE LINE ABOVE
3'-1"
11 S
F
CB
AE
FD
21 3
2
D
1 33
42" RAILING 42" RAILING42" RAILING
42" R
AIL
ING
42" P
AR
AP
ET
42" P
AR
AP
ET
42" RAILING
42" PARAPET
42" H
WA
LL
42" H WALL
UP [email protected]":10
W/ 36" HR
DN [email protected]":10
W/ 36" HR
RO
OF
TOP
TE
RR
AC
E14
'-2" x
33'
-0"
UN
IT A
508
SF
3'-1"
14'-212"
7'-7
"32
'-5"
34'-1
112"
3'-2"
3'-7
1 2"
6'-2"
11'-7" 3'-1"
EAVE LINE ABOVE
11 S
F
CB
EF
A
12
1
3
2
42" RAILING
42" R
AIL
ING
42" P
AR
AP
ET
42" P
AR
AP
ET
42" H
WA
LL
42" RAILING
42" PARAPET
42" H WALL
28'-4
1 2"3'
-6"
4'-0
"3'
-0"
4'-1
1 2"
2'-6
"3'
-0"
32'-5
"4'
-1"
3'-6
"
40'-0
"
28'-4
1 2"3'
-6"
4'-0
"3'
-0"
4'-1
1 2"
2'-6
"3'
-0"
32'-5
"4'
-1"
3'-6
"
40'-0
"
11'-5" 3'-0" 3"
4"3'-3"10'-1112"51
2"
15'-0"
11'-5"3'-0"3"
4" 3'-3" 10'-1112" 51
2"
15'-0"
30'-0"
11" 3'-0" 6'-7" 11" 3'-0" 3"
4"3'-3"10'-1112"
512"
15'-0"
11"3'-0"6'-7"11"3'-0"3"
4" 3'-3" 10'-1112"
512"
15'-0"
30'-0"BUILDING B- ROOF TOP PLANBUILDING B- 3RD FLOOR PLAN
Playhouse Design GroupDPD # 3016671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
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BUILDING A- NORTH ELEVATION
BUILDING A- SOUTH ELEVATIONPlayhouse Design GroupDPD # 301 6671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
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8'-0
"1'
-0"
T.O.R.EL - x
1st FLOOREL - x
8'-0
"1'
-0"
1'-0
"9'
-0"
3rd FLOOREL - x
28'-0
"
2nd FLOOREL - x
1'-0
"
T.O.R.EL - x
3'-6
"
8'-0
"
DRIVEWAY
2'-0
"
GARAGE LEVEL ENTR.
1st FLOOREL - x
8'-0
"1'
-0"
9'-0
"1'
-0"
8'-0
"1'
-0"
28'-0
"
2nd FLOOREL - x
3rd FLOOREL - x
T.O.R.EL - x
3'-6
"
8'-0
"1'
-0"
T.O.R.EL - x
open
2'-0
"
BIOPLANTER
BUILDING A- EAST ELEVATION BUILDING A- WEST ELEVATION
Playhouse Design GroupDPD # 3016671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
PR
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8'-0
"8'
-0"
9'-0
"
28'-0
"
1st FLOOREL - x
3rd FLOOREL - x
1'-0
"
3'-6
"1'
-0"
T.O.R.EL - x
1'-0
"
T.O.R.EL - x
1'-0
"
7'-0
"
2nd FLOOREL - x
10' DRIVEWAY
PR
. LN
.
E.G.
F.G. BIOPLANTER 1st FLOOR
EL - x
1'-0
"
3rd FLOOREL - x
8'-0
"1'
-0"
28'-0
"
8'-0
"9'
-0"
1'-0
"
T.O.R.EL - x
T.O.R.EL - x
3'-6
"
2nd FLOOREL - x
7'-0
"2'
-0"
OPENSPACE
MAIN ENTRANCE LEVEL
RAMPSTAIRS
Playhouse Design GroupDPD # 301 6671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
PR
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1'-6
"1'
-0"
1st FLOOREL - x
2'-0
"8'
-0"
3'-9
1 2"
1'-0
"
2nd FLOOREL - x
T/O INTERMEDIATE FL.EL - x
T/O INTERMEDIATE FL.EL - x
8'-9
1 2"6'
-5"
TOP OF DECORATIVEFRAME
T.O.REL - x
28'-0
"
1'-0
"
3'-1
1 2"
1st FLOOREL - x
8'-0
"
1'-0
"
2nd FLOOREL - x
2'-0
"
9'-5
1 2"
T/O INTERMEDIATE FL.EL - x
T/O INTERMEDIATE FL.EL - x
6'-5
"
1'-6
"
TOP OF DECORATIVEFRAME
28'-0
"
T.O.REL - x
UNIT AUNIT B
WALK WALK
8'-0
"
T.O.R.EL - x
1st FLOOREL - x
3rd FLOOREL - x
UNIT A
1st FLOOREL - x
1'-0
" 8"
8'-0
"9'
-0"
1'-0
"1'
-0"
2'-4
"
3'-6
"
28'-0
"
T.O.R.EL - x
2nd FLOOREL - x
8'-0
"
1'-0
"
2'-4
"8"
1'-0
"
9'-0
"
1'-0
"
8'-0
"
3rd FLOOREL - x
2nd FLOOREL - x
3'-6
"
28'-0
"
UNIT B
WALK WALK
GRAPHIC SCALE
14" = 1'-0"
4' 8'4'2'BLDG B - WEST ELEVATIONSGRAPHIC SCALE
14" = 1'-0"
4' 8'4'2'BLDG B - EAST ELEVATIONS
Playhouse Design GroupDPD # 3016671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
PR
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19'-11"
2'-7
"
9'-0
"8'
-0"
1st FLOOREL - x
1'-0
"1'
-0"
1'-0
"28
'-0"
8'-0
"
3rd FLOOREL - x
3'-6
"
1st FLOOREL - x
3'-0
"
2nd FLOOREL - x
3'-0
"21
'-0"
3'-9
1 2"
T.O.R.EL - x
1'-0
"8'
-0"
8'-9
1 2"
2nd FLOOREL - x 1'
-0"
T/O INTERMEDIATE FL.EL - x
T.O.REL - x
T/O INTERMEDIATE FL.EL - x
28'-0
"
6'-5
"
T/O RAISED STAIRS/PENTHOUSE - EL - x 2'
-0"11"
UNIT A
28'-0
"
1'-0
"
8'-0
"
1st FLOOREL - x
1'-0
"1'
-0"
9'-0
"
3'-6
"
8'-0
"1'
-0"
3'-0
"
19'-11"
3'-0
"
2nd FLOOREL - x
3rd FLOOREL - x
T.O.R.EL - x
1'-0
"
21'-0
"
1st FLOOREL - x
8'-0
"3'
-91 2"
8'-9
1 2"
T.O.REL - x
2nd FLOOREL - x
T/O INTERMEDIATE FL.EL - x
28'-0
"
T/O INTERMEDIATE FL.EL - x
6'-5
"2'
-7"
T/O RAISED STAIRS/PENTHOUSE - EL - x
11"
2'-0
"
UNIT B
BLDG B - SOUTH ELEVATIONS
BLDG B - NORTH ELEVATIONS
Playhouse Design GroupDPD # 301 6671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
18
NORTH NEIGHBOURS PRIVACY WINDOWS STUDY (SINGLE FAMILY HOUSE)
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Playhouse Design GroupDPD # 3016671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
19
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SOUTH NEIGHBOURS PRIVACY WINDOWS STUDY (PARKING LOT )
Playhouse Design GroupDPD # 3016671 | April 1st, 2014
EARLY DESIGN GUIDANCE825 14th Ave , Central District, Seattle, WA
BA
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VEHICULAR ACCESS:
The access to the two structures is made through a 10’ driveway
located at the North side of the lot, with access from 14th Ave.
The distance between Buildings is 26’-6” with a minimum of 24’-6”
for backing maneuvers.
The backing diagram shows how all cars can safely back-up,
wheel stoppers will be installed at the edge of all walkways.
Playhouse Design GroupDPD # 3016671 | April 1st, 2014
EARLY DESIGN GUIDANCE825 14th Ave, Central District, Seattle, WA
21
AM
EN
ITY
PRIVATE AMENITY AREA (BLDG A)- FRONT YARD- 4’ privagy green fence to be planted along the street line and the driveway- a tall sight triangle to be installed to mark driveway(decorative plants to be planted on the sight triangle)
PRIVATE AMENITY AREA (BLDG B)- REAR YARD - tall trees to be planted along property lines - privacy fence to be installed between the two units and at property lines
RE
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22PROPOSED MATERIALS - BUILDING A
Playhouse Design GroupDPD # 3016671 | April 1st, 2014
EARLY DESIGN GUIDANCE825 14th Ave, Central District, Seattle, WA
CEDAR SIDING
4” x 8” WHITE HARDIE PANELS
4” x 8” DARK HARDIE PANELSSCREENED RECYCLE
PLANTERS
WOOD SIDING
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METAL RAILING INSERTSPlayhouse Design Group
DPD # 3016671 | April 1st, 2014
EARLY DESIGN GUIDANCE825 14th Ave, Central District, Seattle, WA
GRASSCRETE DRIVEWAY PROPOSED MATERIALS - BUILDING A
LAN
DSCA
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LANDSCAPE
MAGNOLIA
Maiden Hair Grass Boston Ivy CHEYENNE PRIVEYPlayhouse Design Group
DPD # 3016671 | April 1st, 2014
EARLY DESIGN GUIDANCE825 14th Ave,Central District, Seattle, WA
Notes:-See soil amendment detail for soil specifications.-See biorentention planter detail for bioretention specifications.-All planting beds to receive minimum 3-4" of mulch.
REN
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25
SPRING EQUINOX: MARCH 20
8 AM
NOON
4 PM
SUMMER SOLSTICE: JUNE 21
8 AM
NOON
4 PM
FALL EQUINOX: SEPTEMBER 23
8 AM
NOON
4 PM
WINTER SOLSTICE: DECEMBER 21
8 AM
NOON
4 PM
Playhouse Design GroupDPD # 3016671 | April 1st, 2014
EARLY DESIGN GUIDANCE825 14th Ave, Central District, Seattle, WA
Street level pedestrian entrances1
23
1
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6
78
9
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Playhouse Design GroupDPD # 3016671 | April 1st, 2014
EARLY DESIGN GUIDANCE825 14th Ave, Central District, Seattle, WA
SHARED MAILBOXES COVERED LARGE ENTRY BUILDING A
GUEST PARKING AT LOWER PARKING LEVEL
HOUSE NUMBERS & ATTRACTIVE WALKWAYS(LANDSCAPE LIGHTING)
BUILDING B - ENTRANCES6
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Playhouse Design GroupDPD # 3016671 | April 1st, 2014
EARLY DESIGN GUIDANCE825 14th Ave, Central District, Seattle, WA
23
1
4 5
6
77777888888
999
9
BUILDING A - VERTICAL PLANTS ON METAL SCREEN AT NORTH PARKING WALL
BUILDING B - EAST MAIN ENTRANCES ARE COVERED - A STEP IS MARKING THE ENTRANCES - SIDE YARD GATES ARE PROVIDED
CEDAR SIDING
METAL RAILING 4’x8’ WHITE HARDIE PANELS
4’x8’ DARK HARDIE PANELS
Playhouse Design GroupDPD # 301 6671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
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BUILDING B BUILDING A
BUILDING A+B SOUTH RENDERINGS
Playhouse Design GroupDPD # 3016671 | April 1, 2014
EARLY DESIGN GUIDANCE825 14th Ave / Central District / Seattle, WA
DE
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29 DESIGN GUIDELINES
CS2 URBAN PATTERN AND FORM : A. LOCATION IN THE CITY & NEIGHBIRHOOD: The project is located in the heart of First Hill on 14th Avebetween E Columbia St. & E Marion St. B. ADJACENT SITES, STREETS, AND OPEN SPACES: In a short walking distance you can reach (North) the heart of Capitol Hill shops & restaurants and (West) Seattle Univer-sity and shortly Downtown. The lot has great views to downtown from the upper levels. 14th Ave is a busy street used to get to Madisson Street.
PL2 WALKABILITY : A. ACCESSIBILITY : The site is accessible from the East (14th Ave) through a shared driveway betwen the two proposed units & pedestrian walkways on the side yards.
PL3 STREET LEVEL INTERACTION : C. RESIDENTIAL EDGES : The site is located next to a vacant parking lot to the south and a single family residence at the North. Accross the street there are single family residences, in the back of the lot and adjacent streets or North 14th Ave multifamily townhomes.
DC2 ARCHITECTURAL CONCEPT: B. ARCHITECTURAL & FACADE COMPOSITION : The proposed contemporary design is a great addition for the neighborhood that is becoming more and more cosmopolitain. The South side of both buildings is well thought so that when you turn on 14th Ave you see the building presence in an har-monious way of interconnecting volumes, shapes and materials. A cube is delineating from the main structure on Bldg A and a painting shaped overframing, enclosing a window gives shape to Bldg B. The North of both buildings are designed to respect the privacy of adjacent neighbors. Building A has 2nd and 3rd fl oor overhanging above the driveway and the East side large balconies and metal railing inserts ,inspired from industrial archi-tecture found in the neighborhood.
D. SCALE & TEXTURE: The treatment of the proposed facades is made of no more than 2 non-colors (black/white) + 1 accent color (wood siding) that gives texture to the buildings. The proposed development is in the scale of the neighborhood and zone building codes. Bldg. A has 3 storyes, a roof top terrace with a penthouse, a raised access to garages while Building B does not have a penthouse level so that the view to downtown is unobstructed.
DC3 OPEN SPACE CONCEPT : A. BUILDING OPEN SPACE RELATIONSHIP: Building A has a private patio proposed in the front yard that is screened by a 4’ tall green fence and accessible to the lower bedroom. Private balcony and roof top decks are created for the better quality of living and connection with the outdoors. The en-trance to Building A is inset, a large overhang above makes the common entry patio created a generous welcoming entry space connecting to all accesses. Building B has private gates on both sides that lead to private rear yards enclosed by trees, vegetation & privacy fence. Roof top terraces are also provided along with balconies that offer views towards downtown.
DC4 EXTERIOR ELEMENTS AND MATERIALS : A. TREES, LANDSCAPE AND HARDSCAPE MAT.: A professional landscape architect is contracted for this proj-ect. Privacy fence is proposed along 14th Ave made of living plants along with tall magnolia trees and shrubs on the South side. At the North blank garage wall, a crawling vine is proposed on a metal mesh wall. Driveways and all pavements will be made of Grasscrete permeable material that leaves grass grow over while the private rear yards of building B are enclosed in native vegetation and tall magnolias. ...................................................................................................1 ROW IMPROVEMENTS (PAR) : At the end of construction work, the public right of way will be restored as it initially was with added elements that will increase the streetscape treatment. The existing curb cut will be fi lled and slightly moved 3’ north so that the anouncing sight triangles can be installed. A variety of plants will be planted on the new created sight triangles while grass and low shrubs will be planted on the 2’ line of the row green space. There will be a 3’min. concrete walkway.
2 TREES: Please see attached arborist report. We are saving 3 trees on the site and removing 3.